ECDC Supp 68SUPPLEMENT DIRECTIONS
EDMONDS COMMUNITY Updated by:
DEVELOPMENT CODE
Dated:
Supplement No. 68 — December 2018
New, reprinted pages included with this supplement are listed by title and page number in the
right-hand column below. The left-hand column lists obsolete material that should be removed from
the code. Follow the instruction columns in sequence: remove and replace pages as necessary.
When completed, insert these directions in a convenient place near the front of the code book. For
future reference, the person making these changes may also date and initial this page.
This supplement includes ordinances from Ordinance 4113 through 4135, passed November 27,
2018. Reference the disclaimer on the following webpage to determine whether the online code is
more current than the print version: https://www.codepublishing.com/WA/edmonds/
Remove these pages Insert these pages
Table of Revised Pages
1 — 5................................................................ 1 — 5
Title 23
65 — 76..................................................... 65 — 76.2
Ordinance Table
9............................................................................ 9
Interim and Moratorium Ordinance Table
1............................................................................ 1
Please call Code Publishing Company (206-527-6831) should questions
arise while removing and replacing supplement pages.
(Revised 12/18)
Edmonds Community Development Code Table of Revised Pages
TABLE OF REVISED PAGES
The following table is included in this code as a guide for determining whether the code volume properly
reflects the latest printing of each page. This table will be updated with the printing of each supplement.
Through usage and supplementation, pages in looseleaf publications can be inserted and removed in error
when pages are replaced on a page -for -page substitution basis.
The "Page" column lists all page numbers in sequence. The "Revised Date" column reflects the latest
revision date (e.g., "(Revised 8/96)") and printing of pages in the up-to-date volume. A "-'indicates that the
page has not been revised since the 1996 republication. This table reflects all changes to the code through
Ordinance 4135, passed November 27, 2018.
Page Revised Date
Preface................................................................... 1 /08
Table of Contents
1,2 ......................................................................... 5/18
3,4 ....................................................................... 11/17
5........................................................................... 11/17
Title 15
1...........................................................................
11/00
3, 4/6....................................................................
12/96
7,8 .......................................................................
10115
9,10 .....................................................................
11/00
Title 16
1...........................................................................
11/17
3,4 .........................................................................
3/15
5,6 .........................................................................
3/15
7,8 .........................................................................
8/11
9,10 .......................................................................
7/09
11,12 .....................................................................
3/15
13,14 .....................................................................
2/14
15,16 .....................................................................
2/14
16a, 16b.................................................................
2/14
16c, 16d.................................................................
2/14
16.1, 16.2...............................................................
7/13
16.3, 16.4...............................................................
7/13
16.5, 16.6.............................................................
10/13
16.7, 16.8.............................................................
10/13
16.9, 16.10.............................................................
2/14
16.11, 16.12...........................................................
2/14
16.13, 16.14...........................................................
2/14
16.15, 16.16...........................................................
7/13
17,18 ...................................................................
11/17
18.1, 18.2.............................................................
11/17
18.3, 18.4.............................................................
11/17
18.5, 18.6.............................................................
11/17
18.7, 18.8.............................................................
11/17
18.9, 18.10...........................................................
11/17
19,20 .....................................................................
8/03
21,22 .....................................................................
1/97
22.1, 22.2...............................................................
8/02
22.3, 22.4...............................................................
7/09
Page Revised Date
22.5, 22.6...............................................................
3/07
23,24 ...................................................................
11/08
25,26 .....................................................................
1/10
27,28 .....................................................................
1/10
29,30 .....................................................................
1/10
31,32 .....................................................................
1/10
33,34 .....................................................................
5115
35,36 .....................................................................
5115
Title 17
1.............................................................................
4/17
3,4 ............................................................................
-
5, 6.........................................................................
3/06
7,8 .........................................................................
1/11
8.1, 8.2...................................................................
1/11
8.3, 8.4...................................................................
1/11
8.5, 8.6...................................................................
1/11
9,10 .......................................................................
3/15
10.1, 10.2...............................................................
3/15
10.3, 10.4...............................................................
6/14
10.4a, 10.4b...........................................................
6/14
10.5, 10.6...............................................................
1/10
1,12 ................................................................... 11/08
3,14 .....................................................................
7/09
15,16 .....................................................................
2/16
17,18 .....................................................................
2/16
18a, 18b.................................................................
1/11
18c, 18d.................................................................
7/12
18e, 18f..................................................................
7/12
18.1, 18.2...............................................................
8/00
19,20 .....................................................................
4/17
21,22 .....................................................................
4/17
23,24 .....................................................................
4/17
25,26 .....................................................................
4/17
27,28 .....................................................................
4/17
29,30 .....................................................................
4/17
31,32 .....................................................................
1/11
33, 34.....................................................................
5101
35, 36.....................................................................
1/11
37,38 .....................................................................
6/14
39...........................................................................
6/14
Revisions-1 (Revised 12/18)
Table of Revised Pages
Page Revised Date
Title 18
1............................................................................
4/17
3,4 ........................................................................
5/18
4.1, 4.2.................................................................
11/17
4.2a, 4.2b..............................................................
11/17
4.3, 4.4..................................................................
1/12
5,6 .........................................................................
8/11
7,8 .........................................................................
8/11
8.1, 8.2..................................................................
5110
9,10 ..........................................................................
-
11, 12....................................................................
4/17
13,14 ....................................................................
4/17
15,16 ....................................................................
4/17
17,18 ....................................................................
4/17
19,20 ....................................................................
4/17
21,22 ....................................................................
4/17
23,24 ....................................................................
4/17
24a, 24b.................................................................
4/17
24c, 24d.................................................................
4/17
24e, 24f.................................................................
4/17
24g, 24h................................................................
4/17
24i, 24j..................................................................
4/17
24.1, 24.2..............................................................
5110
24.3, 24.4..............................................................
5110
25,26 ....................................................................
7/07
27,28 ....................................................................
7/09
29,30 ....................................................................
5/18
30.1, 30.2...............................................................
1/11
31,32 ....................................................................
7/09
32.1, 32.2..............................................................
5110
32.3, 32.4..............................................................
5110
33,34 ....................................................................
5110
34.1, 34.2...............................................................
8/11
34.3, 34.4..............................................................
5/18
35,36 ....................................................................
5110
36.1, 36.2.............................................................
11/16
37,38 ....................................................................
5110
39,40 ....................................................................
5110
41,42 ....................................................................
5/18
42.1, 42.2..............................................................
5/18
43,44 ....................................................................
6/06
Title 19
1............................................................................
5/18
3,4 ........................................................................
5/18
5,6 ........................................................................
5/18
7,8 ........................................................................
5/18
9,10 ......................................................................
5/18
11,12 ....................................................................
5/18
12.1, 12.2..............................................................
5/18
13,14 ...................................................................
11/16
15,16 ...................................................................
11/16
17,18 ...................................................................
11/16
19,20 ...................................................................
11/16
Page Revised Date
21,22 ...................................................................
11/16
23,24 ...................................................................
11/16
25,26 ...................................................................
11/16
27,28 ...................................................................
11/16
29,30 ...................................................................
11/16
31,32 ...................................................................
11/16
33,34 .....................................................................
5/18
35,36 .....................................................................
5/18
37,38 .....................................................................
5/18
39,40 .....................................................................
5/18
40.1, 40.2...............................................................
5/18
41,42 ...................................................................
11/16
43,44 ...................................................................
11/16
45,46 ...................................................................
11/16
47,48 ...................................................................
11/16
49,50 ...................................................................
11/16
51,52 ...................................................................
11/16
53,54 ...................................................................
11/16
55,56 ...................................................................
11/16
57,58 ...................................................................
11/16
Title 20
1,2 ....................................................................... 11/17
3,4 .........................................................................
1/11
5,6 .........................................................................
6/16
7,8 ....................................................................... 11/17
8.1, 8.2...................................................................
6/16
9,10 ..................................................................... 10115
10.1, 10.2............................................................. 10115
11,12 .....................................................................
4/17
12a, 12b.................................................................
6/16
12.1, 12.2...............................................................
1/11
12.3, 12.4...............................................................
1/11
12.4a, 12.4b...........................................................
1/11
12.4c, 12.4d...........................................................
1/11
12.4e, 12.4f............................................................
1/11
12.4g, 12.4h...........................................................
5115
12.4i, 12.4j.............................................................
1/11
12.4k, 12.41............................................................
5115
12.41(1), 12.41(2)...................................................
1/11
12.4m, 12.4n..........................................................
7/09
12.4o, 12.4p...........................................................
5/18
12.4q, 12.4r............................................................
1/11
12.4s, 12.4t............................................................
1/11
12.4u, 12.4v...........................................................
7/09
12.5, 12.6...............................................................
5/18
12.7, 12.8...............................................................
5/18
13,14 .....................................................................
1/11
15, 16.....................................................................
1/11
17, 18.....................................................................
1/11
19,20 .....................................................................
1/11
21,22 .....................................................................
1/11
23, 24/42................................................................
1/11
43,44 .....................................................................
3/06
(Revised 12/18) Revisions-2
Edmonds Community Development Code
Table of Revised Pages
Page Revised Date
45,46 ..................................................................... 3/06
47,48 .....................................................................
7/09
49,50 .....................................................................
1/11
51,52 .....................................................................
7/12
52.1, 52.2...............................................................
7/12
53,54 .....................................................................
2/13
54.1, 54.2...............................................................
2/13
55,56 .....................................................................
7/09
57,58 ...................................................................
12/03
59,60 .....................................................................
5/18
60.1, 60.2...............................................................
1/11
61,62 ...................................................................
12/03
62.1, 62.2...............................................................
5/18
62.3, 62.4.............................................................
12/03
62.5, 62.6...............................................................
1/11
62.7, 62.8...............................................................
9/06
62.9, 62.10.............................................................
9/06
62.1Oa, 62.1Ob.......................................................
9/06
62.11, 62.12...........................................................
5/02
63,64 .....................................................................
6/14
65,66 .....................................................................
6/14
67,68 .....................................................................
6/14
68.1, 68.2...............................................................
6/14
68.3, 68.4...............................................................
6/14
68.5, 68.6...............................................................
6/14
68.7, 68.8...............................................................
6/14
68.9, 68.10.............................................................
6/14
69,70 ...................................................................
11/17
71,72 .....................................................................
4/17
72.1, 72.2...............................................................
4/17
72.3, 72.4...............................................................
4/17
72.5, 72.6...............................................................
4/17
72.7, 72.8...............................................................
4/17
72.9, 72.10...........................................................
11/17
72.11, 72.12.........................................................
11/17
72.13, 72.14...........................................................
4/17
72.15, 72.16...........................................................
4/17
73,74 .....................................................................
7/13
75,76 ...................................................................
11/17
77,78 .....................................................................
5/18
78.1, 78.2...............................................................
5/18
79,80 ...................................................................
11/17
81,82 ...................................................................
11/17
83,84 ...................................................................
11/17
85,86 ...................................................................
11/17
86a, 86b...............................................................
11/17
86c, 86d...............................................................
11/17
86.1, 86.2...............................................................
3/15
87,88 .....................................................................
1/11
89,90 .....................................................................
1/11
91, 92/100..............................................................
7/09
101,102 .................................................................
1/11
103.........................................................................
1/11
Page Revised Date
Title 21
1.............................................................................
3/15
3,4 .........................................................................
6/14
5,6 .........................................................................
2/13
7,8 .........................................................................
2/16
8.1, 8.2...................................................................
8/03
9,10 .....................................................................
11/17
10.1, 10.2.............................................................
11/17
11,12 .....................................................................
8/11
12.1, 12.2...............................................................
6/16
13,14 .....................................................................
5/18
14.1, 14.2...............................................................
5/18
15,16 .....................................................................
8/11
17,18 ...................................................................
10/13
19,20 ...................................................................
10/13
20.1, 20.2...............................................................
7/13
20.3, 20.4...............................................................
2/09
21,22 ...................................................................
11/17
23,24 .....................................................................
8/11
Title 22
1.............................................................................
5115
3,4 .........................................................................
7/13
5,6 .........................................................................
7/13
7,8 .........................................................................
7/13
8.1, 8.2...................................................................
7/13
9,10 .......................................................................
1/10
11,12 .....................................................................
1/10
13,14 .....................................................................
1/10
15, 16.....................................................................
1/10
17, 18.....................................................................
1/10
19,20 .....................................................................
5/18
21,22 .....................................................................
1/10
23,24 .....................................................................
5/18
25,26 .....................................................................
5115
27,28 .....................................................................
5115
29,30 .....................................................................
5115
31,32 .....................................................................
5115
33,34 .....................................................................
5115
35,36 .....................................................................
5115
37,38 .....................................................................
5115
39,40 .....................................................................
5115
41,42 .....................................................................
5115
43,44 .....................................................................
5115
45,46 .....................................................................
5115
47,48 .....................................................................
5115
49,50 .....................................................................
5115
51,52 .....................................................................
5115
53,54 .....................................................................
5115
55...........................................................................
5115
Title 23
1........................................................................... 11/17
3, 4/40.................................................................. 11/17
41,42 ..................................................................... 6/16
Revisions-3 (Revised 12/18)
Table of Revised Pages
Page Revised Date Page Revised Date
43,44 ....................................................................
6/16
45,46 ....................................................................
6/16
47,48 ....................................................................
6/16
49,50 ....................................................................
6/16
51,52 ....................................................................
6/16
53,54 ....................................................................
6/16
55,56 ....................................................................
5/18
57,58 ....................................................................
5/18
59,60 ....................................................................
5/18
60.1, 60.2..............................................................
5/18
61,62 ....................................................................
6/16
63,64 ....................................................................
6/16
65,66 ..................................................................
12/18
67,68 ..................................................................
12/18
69,70 ..................................................................
12/18
71,72 ..................................................................
12/18
73,74 ..................................................................
12/18
75,76 ..................................................................
12/18
76.1, 76.2............................................................
12/18
77,78 ....................................................................
6/16
79,80 ....................................................................
6/16
81,82 ....................................................................
6/16
83,84 ....................................................................
6/16
85, 86....................................................................
6/16
87, 88....................................................................
6/16
89,90 ....................................................................
6/16
91,92 ....................................................................
6/16
93,94 ....................................................................
6/16
95,96 ....................................................................
6/16
97,98 ....................................................................
6/16
99, 100..................................................................
6/16
101, 102................................................................
6/16
103, 104................................................................
6/16
105, 106................................................................
6/16
Title 24
1........................................................................... 11/17
3,4 .......................................................................
11/17
5,6 .......................................................................
11/17
7,8 .......................................................................
11/17
9, 10.....................................................................
11/17
11, 12...................................................................
11/17
13, 14...................................................................
11/17
15, 16...................................................................
11/17
17, 18...................................................................
11/17
19,20 ...................................................................
11/17
21,22 ...................................................................
11/17
23,24 ...................................................................
11/17
25,26 ...................................................................
11/17
27,28 ...................................................................
11/17
29,30 ...................................................................
11/17
31,32 ...................................................................
11/17
33,34 ...................................................................
11/17
35,36 ...................................................................
11/17
37, 38...................................................................
11/17
39,40 ...................................................................
11/17
41,42 ...................................................................
11/17
43,44 ...................................................................
11/17
45,46 ...................................................................
11/17
47,48 ...................................................................
11/17
49,50 ...................................................................
11/17
51,52 ...................................................................
11/17
53,54 ...................................................................
11/17
55, 56...................................................................
11/17
57, 58...................................................................
11/17
59,60 ...................................................................
11/17
61,62 ...................................................................
11/17
63,64 ...................................................................
11/17
65,66 ...................................................................
11/17
67,68 ...................................................................
11/17
69,70 ...................................................................
11/17
71,72 ...................................................................
11/17
73,74 ...................................................................
11/17
75,76 ...................................................................
11/17
77,78 ...................................................................
11/17
79, 80...................................................................
11/17
81,82 ...................................................................
11/17
83,84 ...................................................................
11/17
85, 86...................................................................
11/17
87, 88...................................................................
11/17
89,90 ...................................................................
11/17
91,92 ...................................................................
11/17
93,94 ...................................................................
11/17
95,96 ...................................................................
11/17
97,98 ...................................................................
11/17
99, 100.................................................................
11/17
101, 102...............................................................
11/17
103, 104...............................................................
11/17
105, 106...............................................................
11/17
107, 108...............................................................
11/17
109.......................................................................
11/17
Ordinance Table
1,2 .......................................................................
11/17
3,4 .......................................................................
11/17
4.1, 4.2.................................................................
11/17
5,6 .......................................................................
11/16
7,8 .......................................................................
11/17
9...........................................................................
12/18
Interim and Moratorium Ordinance Table
1........................................................................... 12/18
Index
1,2 ......................................................................... 2/16
3,4 ......................................................................... 5/18
5,6 ......................................................................... 5/18
6.1, 6.2................................................................... 6/16
7,8 ....................................................................... 11 / 16
(Revised 12/18) Revisions-4
Edmonds Community Development Code Table of Revised Pages
Page Revised Date
9,10 .......................................................................
4/ 17
1 l , 12.....................................................................
4/ 17
13,14 ...................................................................
11/17
15,16 ...................................................................
11/17
17,18 ...................................................................
11/17
19,20 ...................................................................
11/17
21,22 ...................................................................
11/17
23,24 ...................................................................
11/17
25,26 ...................................................................
11/17
27.........................................................................
11/17
Revisions-5 (Revised 12/18)
Edmonds Community Development Code
23.50.010
permitting an alteration of or impact to the crit-
ical area, the director shall:
1. Take a "precautionary or a no -risk
approach" that strictly limits development and
land use activities until the uncertainty is suffi-
ciently resolved; and
2. Require application of an effective
adaptive management program that relies on
scientific methods to evaluate how well regu-
latory and nonregulatory actions protect the
critical area. An adaptive management pro-
gram is a formal and deliberate scientific
approach to taking action and obtaining infor-
mation in the face of uncertainty. An adaptive
management program shall:
a. Address funding for the research
component of the adaptive management pro-
gram;
b. Change course based on the results
and interpretation of new information that
resolves uncertainties; and
c. Commit to the appropriate time
frame and scale necessary to reliably evaluate
regulatory and nonregulatory actions affecting
protection of critical areas and anadromous
fisheries. [Ord. 4026 § 1 (Att. A), 2016; Ord.
3527 § 2, 2004].
Chapter 23.50
WETLANDS
Sections:
Part I. Designation, Rating and Mapping
23.50.000 Wetlands compliance
requirements flowchart.
23.50.010 Designation, rating and mapping
— Wetlands.
Part II. Allowed Activities — Wetlands
23.50.020 Allowed activities — Wetlands.
Part III. Additional Report
Requirements — Wetlands
23.50.030 Special study and report
requirements — Wetlands.
Part IV. Development Standards — Wetlands
23.50.040 Development standards —
Wetlands.
23.50.050 Mitigation requirements —
Wetlands.
23.50.060 Performance standards —
Subdivisions.
Part V. City of Edmonds
Wetland Field Data Form
23.50.070 Wetland field data form.
Part I. Designation, Rating and Mapping
23.50.000 Wetlands compliance
requirements flowchart.
See Figure 23.50.000 at the end of this chap-
ter. [Ord. 4026 § 1 (Att. A), 2016; Ord. 3527
§ 2, 2004].
23.50.010 Designation, rating and
mapping — Wetlands.
A. Designating Wetlands. Wetlands are
those areas, designated in accordance with the
approved federal delineation manual and
applicable regional supplements as set forth in
WAC 173-22-035, that are inundated or satu-
23-65 (Revised 12/18)
23.50.010
rated by surface or ground water at a frequency
and duration sufficient to support, and that
under normal circumstances do support, a
prevalence of vegetation adapted for life in sat-
urated soil conditions. All areas within the city
of Edmonds meeting the wetland designation
criteria, regardless of any formal identifica-
tion, are hereby designated critical areas and
are subject to the provisions of this title.
B. Wetland Ratings. Wetlands shall be
rated according to the Washington Department
of Ecology wetland rating system, as set forth
in the Washington State Wetland Rating Sys-
tem for Western Washington: 2014 Update
(Ecology Publication No. 14-06-029, or as
revised and approved by Ecology), which con-
tains the definitions and methods for determin-
ing whether the criteria below are met.
1. Category I. Category I wetlands are:
(a) relatively undisturbed estuarine wetlands
larger than one acre; (b) wetlands of high con-
servation value that are identified by scientists
of the Washington Natural Heritage Pro-
gram/DNR; (c) bogs; (d) mature and old -
growth forested wetlands larger than one acre;
(e) wetlands in coastal lagoons; (f) interdunal
wetlands that score eight or nine habitat points
and are larger than one acre; and (g) wetlands
that perform many functions well (scoring 23
points or more). These wetlands: (a) represent
unique or rare wetland types; (b) are more sen-
sitive to disturbance than most wetlands; (c)
are relatively undisturbed and contain ecologi-
cal attributes that are impossible to replace
within a human lifetime; or (d) provide a high
level of functions.
2. Category II. Category II wetlands are:
(a) estuarine wetlands smaller than one acre, or
disturbed estuarine wetlands larger than one
acre; (b) interdunal wetlands larger than one
acre or those found in a mosaic of wetlands; or
(c) wetlands with a moderately high level of
functions (scoring between 20 and 22 points).
3. Category III. Category III wetlands
are: (a) wetlands with a moderate level of func-
tions (scoring between 16 and 19 points); (b)
can often be adequately replaced with a well -
planned mitigation project; and (c) interdunal
wetlands between one -tenth and one acre.
Wetlands scoring between 16 and 19 points
generally have been disturbed in some ways
and are often less diverse or more isolated
from other natural resources in the landscape
than Category II wetlands.
4. Category IV. Category IV wetlands
have the lowest levels of functions (scoring
fewer than 16 points) and are often heavily dis-
turbed. These are wetlands that we should be
able to replace, or in some cases to improve.
However, experience has shown that replace-
ment cannot be guaranteed in any specific
case. These wetlands may provide some
important functions, and should be protected
to some degree.
5. Illegal Modifications. Wetland rating
categories shall not change due to illegal mod-
ifications made by the applicant or with the
applicant's knowledge.
C. Date of Wetland Rating. Wetland rating
categories shall be applied as the wetland
exists on the date of adoption of the rating sys-
tem by the local government, as the wetland
naturally changes thereafter, or as the wetland
changes in accordance with permitted activi-
ties. Wetland rating categories shall not
change due to illegal modifications.
D. Mapping. The approximate location and
extent of wetlands are shown on the city of
Edmonds critical areas inventory. In addition,
the National Wetlands Inventory and Soil
Maps produced by the U.S. Department of
Agriculture, Natural Resources Conservation
Service may be useful in helping to identify
potential wetland areas. The inventory and
cited resources are to be used as a guide for the
city of Edmonds, project applicants, and/or
property owners, and may be continuously
updated as new critical areas are identified.
They are a reference and do not provide a final
critical area designation.
E. Delineation. The exact location of a wet-
land's boundary shall be determined through
the performance of a field investigation by a
qualified professional wetland scientist apply -
(Revised 12/18) 23-66
Edmonds Community Development Code
23.50.030
ing the approved federal wetland delineation
manual and applicable regional supplements.
Wetland delineations are valid for five years;
after such date the city shall determine whether
a revision or additional assessment is neces-
sary.
F. Lake Ballinger. Lake Ballinger is desig-
nated on the U.S. National Wetlands Inventory
as a lacustrine (lake) environment and should
not be delineated as a wetland in its entirety.
Lake fringe wetlands existing along the
periphery of Lake Ballinger shall be identified
according to specific criteria provided in this
section. Consistent with guidance for delineat-
ing lake fringe wetlands provided in these
resources, the existence of jurisdictional wet-
lands along Lake Ballinger shorelines shall be
largely based upon the presence of persistent
emergent vegetation in shoreline areas less
than 6.6 feet in depth. Provisions for protection
of Lake Ballinger shorelines not meeting crite-
ria for jurisdictional wetlands are provided in
the city of Edmonds shoreline master program.
G. Edmonds Marsh. The city has a 23-acre
Edmonds marsh wetland which in addition to
a wildlife habitat and natural resource sanctu-
ary is also classified by the state as a priority
habitat.
H. Other Significant Wetlands.
1. Good Hope Pond.
2. Mouth of Shell Creek. [Ord. 4127 § 1,
2018; Ord. 4026 § 1 (Att. A), 2016; Ord. 3527
§ 2, 2004].
Part II. Allowed Activities — Wetlands
23.50.020 Allowed activities — Wetlands.
The activities listed below are allowed in
wetlands in addition to those activities listed
in, and consistent with, the provisions estab-
lished in ECDC 23.40.220, and do not require
submission of a critical areas report, except
where such activities result in a loss to the
functions and values of a wetland or wetland
buffer. These activities include:
A. Conservation or preservation of soil,
water, vegetation, fish, shellfish, and other
wildlife that does not entail changing the struc-
ture or functions of the existing wetland.
B. The harvesting of wild crops in a manner
that is not injurious to natural reproduction of
such crops and provided the harvesting does
not require tilling of soil, planting of crops,
chemical applications, or alteration of the wet-
land by changing existing topography, water
conditions, or water sources.
C. Drilling for utilities under a wetland;
provided, that the drilling does not interrupt
the ground water connection to the wetland or
percolation of surface water down through the
soil column. Specific studies by a hydrologist
are necessary to determine whether the ground
water connection to the wetland or percolation
of surface water down through the soil column
could be disturbed.
D. Enhancement of a wetland through the
removal of nonnative invasive species. Weed-
ing shall be restricted to hand removal and
weed material shall be removed from the site.
Bare areas that remain after weed removal
shall be revegetated with native shrubs and
trees at natural densities. Some hand seeding
may also be done over the bare areas with
native herbs. Noxious weeds listed on the
Washington State Noxious Weed Control
Board list must be handled and disposed of
according to a noxious weed control plan
appropriate to that species. [Ord. 4127 § 2,
2018; Ord. 4026 § 1 (Att. A), 2016; Ord. 3527
§ 2, 2004].
Part III. Additional Report
Requirements — Wetlands
23.50.030 Special study and report
requirements — Wetlands.
A. Additional Requirements for Wetlands.
In addition to the general critical areas report
requirements of ECDC 23.40.090, critical
areas reports for wetlands must meet the
requirements of this section. Critical areas
reports for two or more types of critical areas
must meet the report requirements for each rel-
evant type of critical area.
23-67 (Revised 12/18)
23.50.030
B. Critical areas report requirements for
wetlands may be met in "stages" or through
multiple reports. The typical sequence of
potentially required reports that may in part or
in combination fulfill the requirements of this
section include:
1. Wetland reconnaissance report docu-
menting the existence and general location of
wetlands in the vicinity of a project area;
2. Wetland delineation report docu-
menting the extent and boundary of a jurisdic-
tional wetland per RCW 36.70A.175; and
3. Wetland mitigation report document-
ing potential wetland impacts and mitigation
measures designed to retain or increase the
functions and values of a wetland in accor-
dance with ECDC 23.50.050 and the general
provisions of this title.
C. A wetland critical areas report may
include one or more of the above three report
types, depending on the information required
by the director and the extent of potential wet-
land impacts. The Edmonds development ser-
vices director maintains the authority and
discretion to determine which report(s) alone
or combined are sufficient to meet the require-
ments outlined below and to waive report
requirements based upon site conditions and
the potential for project impacts.
D. Preparation by a Qualified Professional.
A critical area report for wetlands shall be pre-
pared by a qualified professional who is a cer-
tified professional wetland scientist or a
noncertified professional wetland scientist
with a minimum of five years of experience in
the field of wetland science and with experi-
ence preparing wetland reports. Pursuant to
ECDC 23.40.090(A), applicants may choose
one of the qualified technical consultants on
the city's approved list in preparing critical
areas reports for wetlands, or may utilize an
alternative consultant. Critical areas studies
and reports developed by an alternative con-
sultant shall be subject to independent review
pursuant to ECDC 23.40.090(B).
E. Area Addressed in Critical Area Report.
The following areas shall be addressed in a
critical area report for wetlands:
1. The project area of the proposed
activity;
2. All wetlands and recommended buf-
fers within 200 feet of the project area; and
3. All shoreline areas, water features,
floodplains, and other critical areas, and
related buffers within 200 feet of the project
area. The location and extent of wetlands and
other critical areas existing outside of the proj-
ect area or subject parcel boundary may be
shown in approximation as practical and nec-
essary to provide an assessment of potential
project effects.
F. Wetland Analysis. In addition to the
minimum required contents of ECDC
23.40.090, Critical areas report — Require-
ments, a critical areas report for wetlands shall
contain an analysis of the wetlands, including
the following site- and proposal -related infor-
mation at a minimum:
1. A written assessment and accompa-
nying maps of the wetlands and buffers within
200 feet of the project area, including the fol-
lowing information at a minimum:
a. Wetland delineation and required
buffers;
b. Existing wetland acreage;
c. Wetland category;
d. Vegetative, faunal, and hydrologic
characteristics;
e. Soil and substrate conditions;
f. Topographic elevations, at two -
foot contours; and
g. A discussion of the water sources
supplying the wetland and documentation of
hydrologic regime (locations of inlet and out-
let features, water depths throughout the wet-
land, and evidence of recharge or discharge,
evidence of water depths throughout the year:
drift lines, algal layers, moss lines, and sedi-
ment deposits).
The location, extent and analyses of wet-
lands not contiguous with the subject parcel
existing outside of the immediate project area
(Revised 12/18) 23-68
Edmonds Community Development Code
23.50.040
may be described in approximation as practi-
cal and necessary to provide an assessment of
potential project effects and hydrologic/eco-
logical connectivity to on -site wetlands and
other critical areas.
2. A discussion of measures, including
avoidance, minimization, and mitigation, pro-
posed to preserve existing wetlands and
restore any wetlands that were degraded prior
to the current proposed land use activity.
3. A habitat and native vegetation con-
servation strategy that addresses methods to
protect and enhance on -site habitat and wet-
land functions.
4. Functional evaluation for the wetland
and adjacent buffer using a local or state
agency staff -recognized method and including
the reference of the method and all data sheets.
5. Proposed mitigation, if needed,
including a written assessment and accompa-
nying maps of the mitigation area, including
the following information at a minimum:
a. Existing and proposed wetland
acreage;
b. Vegetative and faunal conditions;
c. Surface and subsurface hydrologic
conditions including an analysis of existing
and future hydrologic regime and proposed
hydrologic regime for enhanced, created, or
restored mitigation areas;
d. Relationship to the watershed and
existing waterbodies;
e. Soil and substrate conditions, topo-
graphic elevations;
f. Existing and proposed adjacent site
conditions;
g. Required wetland buffers; and
h. Property ownership.
6. A scale map of the development pro-
posal site and adjacent area. A discussion of
ongoing management practices that will pro-
tect wetlands after the project site has been
developed, including proposed monitoring and
maintenance programs.
7. A bond estimate for the installation
(including site preparation, plant materials and
installation, fertilizers, mulch, and stakes) and
the proposed monitoring and maintenance
work for the required number of years. [Ord.
4026 § 1 (Att. A), 2016; Ord. 3527 § 2, 2004].
Part IV. Development
Standards — Wetlands
23.50.040 Development standards —
Wetlands.
A. Activities may only be permitted in a
wetland buffer if the applicant can show that
the proposed activity will not degrade the
functions and functional performance of the
wetland and other critical areas.
B. Activities and uses shall be prohibited in
wetlands and wetland buffers, except as pro-
vided for in this title.
C. Category I Wetlands. Activities and uses
shall be prohibited from Category I wetlands,
except as provided for in the public agency and
utility exception, reasonable use exception,
and variance sections of this title.
D. Category II Wetlands. With respect to
activities proposed in Category II wetlands,
the following standards shall apply:
1. Water -dependent activities may be
allowed where there are no practicable alterna-
tives that would have a less adverse impact on
the wetland, its buffers and other critical areas.
2. Where non -water -dependent activi-
ties are proposed, it shall be presumed that
alternative locations are available, and activi-
ties and uses shall be prohibited, unless the
applicant demonstrates that:
a. The basic project purpose cannot
be accomplished as proposed and successfully
avoid, or result in less adverse impact on, a
wetland on another site or sites in the general
region; and
b. All alternative designs of the proj-
ect as proposed, such as a reduction in the size,
scope, configuration, or density of the project,
would not avoid or result in less of an adverse
impact on a wetland or its buffer.
E. Category III and IV Wetlands. Activities
and uses that result in unavoidable and neces-
sary impacts may be permitted in Category III
23-69 (Revised 12/18)
23.50.040
and IV wetlands and associated buffers in
accordance with an approved critical areas
report and mitigation plan.
F. Wetland Buffers.
1. Buffer Requirements. The following
buffer widths have been established in accor-
dance with the best available science. They are
based on the category of wetland and the hab-
itat score as determined by a qualified wetland
professional using the Washington State Wet-
land Rating System for Western Washington:
2014 Update (Ecology Publication No. 14-06-
029, or as revised and approved by Ecology).
The adjacent land use intensity is assumed to
be high.
a. For wetlands that score six points
or more for habitat function, the buffers in sub-
section (F)(1)(e) of this section can be used if
both of the following criteria are met:
i. A relatively undisturbed, vege-
tated corridor at least 100 feet wide is pro-
tected between the wetland and any other
priority habitats as defined by the Washington
State Department of Fish and Wildlife.
The corridor must be protected for
the entire distance between the wetland and the
priority habitat by some type of legal protec-
tion such as a conservation easement.
Presence or absence of a nearby
habitat must be confirmed by a qualified biol-
ogist. If no option for providing a corridor is
available, subsection (F)(1)(e) of this section
may be used with the required measures in
subsection (F)(1)(f) of this section alone.
ii. The measures in subsection
(F)(1)(f) of this section are implemented,
where applicable, to minimize the impacts of
the adjacent land uses.
b. For wetlands that score three to
five habitat points, only the measures in sub-
section (F)(1)(f) of this section are required for
the use of subsection (17)(1)(e) of this section.
c. If an applicant chooses not to apply
the mitigation measures in subsection (F)(1)(f)
of this section, or is unable to provide a pro-
tected corridor where available, then subsec-
tion (F)(1)(g) of this section must be used.
d. The buffer widths in subsections
(F)(1)(e) and (F)(1)(g) of this section assume
that the buffer is vegetated with a native plant
community appropriate for the ecoregion. If
the existing buffer is unvegetated, sparsely
vegetated, or vegetated with invasive species
that do not perform needed functions, the buf-
fer should either be planted to create the appro-
priate plant community or the buffer should be
widened to ensure that adequate functions of
the buffer are provided.
e. Wetland Buffer Requirements for
Western Washington If Subsection (17)(1)(f) of
This Section Is Implemented and Corridor
Provided.
Buffer Width (in Feet) Based on Habitat Score
Wetland Category
Habitat Score:
Habitat Score:
Habitat Score:
3-5
6-7
8-9
Category I:
75
110
225
Based on total score
Category I:
190
225
Bogs and wetlands of high
conservation value
Category I:
75
110
225
Forested
Category 1;•
225
Interdunal
(buffer width not based on habitat scores)
(Revised 12/18) 23-70
Edmonds Community Development Code
23.50.040
Buffer Width (in Feet) Based on Habitat Score
Wetland Category
Habitat Score:
Habitat Score:
Habitat Score:
3-5
6-7
8-9
Category L•
150
Estuarine and coastal
(buffer width not based on habitat scores)
lagoons
Category II:
75
110
225
Based on score
Category II:
110
Interdunal wetlands
(buffer width not based on habitat scores)
Category II:
110
Estuarine and coastal
(buffer width not based on habitat scores)
lagoons
Category III (all)
60
110
225
Category IV (all)
40
f. Required Measures to Minimize Impacts to Wetlands (All Measures Are Required If
Applicable to a Specific Proposal).
Disturbance
Required Measures to Minimize Impacts
Lights
• Direct lights away from wetland
Noise
• Locate activity that generates noise away from wetland
• If warranted, enhance existing buffer with native vegetation planting
adjacent to noise source
• For activities that generate relatively continuous, potentially disruptive
noise, such as certain heavy industry or mining, establish an additional 10-
foot heavily vegetated buffer strip immediately adjacent to the outer
wetland buffer
Toxic runoff
• Route all new, untreated runoff away from wetland while ensuring wetland
is not dewatered
• Establish covenants limiting use of pesticides within 150 feet of wetland
• Apply integrated pest management
Storm water runoff
• Retrofit storm water detention and treatment for roads and existing adjacent
development
• Prevent channelized flow from lawns that directly enters the buffer
• Use low -intensity development techniques (for more information see storm
water ordinance and manual)
Change in water
• Infiltrate or treat, detain, and disperse into buffer new runoff from
regime
impervious surfaces and new lawns
23-71 (Revised 12/18)
23.50.040
Disturbance
Required Measures to Minimize Impacts
Pets and human
• Use privacy fencing or plant dense vegetation to delineate buffer edge and
disturbance
to discourage disturbance using vegetation appropriate for the ecoregion
• Place wetland and its buffer in a separate tract or protect with a conservation
easement
Dust
• Use best management practices to control dust
g. Wetland Buffer Requirements for Western Washington If Subsection (17)(1)(f) of This
Section Is Not Implemented or Corridor Not Provided.
Buffer Width (in Feet) Based on Habitat Score
Wetland Category
Habitat Score:
Habitat Score:
Habitat Score:
3-5
6-7
8-9
Category L•
100
150
300
Based on total score
Category I:
250
300
Bogs and wetlands of high
conservation value
Category I:
100
150
300
Forested
Category I:
300
Interdunal
(buffer width not based on habitat scores)
Category I:
200
Estuarine and coastal
(buffer width not based on habitat scores)
lagoons
Category II:
100
150
300
Based on score
Category II:
150
Interdunal wetlands
(buffer width not based on habitat scores)
Category II:
150
Estuarine and coastal
(buffer width not based on habitat scores)
lagoons
Category III (all)
80
150
300
Category IV (all)
50
2. Increased Wetland Buffer Widths.
The director shall require increased buffer
widths in accordance with the recommenda-
tions of an experienced, qualified professional
wetland scientist and the best available science
on a case -by -case basis when a larger buffer is
necessary to protect wetland functions and val-
ues based on site -specific characteristics. This
determination shall be based on one or more of
the following criteria:
a. A larger buffer is needed to protect
other critical areas;
(Revised 12/18) 23-72
Edmonds Community Development Code
23.50.040
b. The buffer or adjacent uplands has
a slope greater than 15 percent or is susceptible
to erosion and standard erosion control mea-
sures will not prevent adverse impacts to the
wetland;
c. The buffer area has minimal vege-
tative cover. In lieu of increasing the buffer
width where existing buffer vegetation is inad-
equate to protect the wetland functions and
values, development and implementation of a
wetland buffer enhancement plan in accor-
dance with this subsection (F)(3) may substi-
tute; or
d. The wetland and/or buffer is occu-
pied by a federally listed threatened or endan-
gered species, a bald eagle nest, a great blue
heron rookery, or a species of local impor-
tance; and it is determined by the director that
an increased buffer width is necessary to pro-
tect the species.
3. Measurement of Wetland Buffers. All
buffers shall be measured from the wetland
boundary as surveyed in the field. The buffer
for a wetland created, restored, or enhanced as
compensation for approved wetland alter-
ations shall be the same as the buffer required
for the category of the created, restored, or
enhanced wetland.
4. Buffer Consistency. All mitigation
sites shall have buffers consistent with the buf-
fer requirements of this chapter.
5. Buffer Maintenance. Except as other-
wise specified or allowed in accordance with
this title, wetland buffers shall be retained in
an undisturbed or enhanced condition.
Removal of invasive nonnative weeds is
required for the duration of the mitigation
bond.
G. Wetland Buffer Modifications and Uses.
1. Where wetland or buffer alterations
are permitted by the city of Edmonds, the
applicant shall mitigate impacts to achieve no
net loss of wetland acreage and functions con-
sistent with ECDC 23.50.050 and other appli-
cable provisions of this title.
2. At the discretion of the director, stan-
dard wetland buffers may be averaged or
reduced when consistent with all criteria in this
subsection (G). Wetland buffer averaging with
enhancement shall be preferred over wetland
buffer reduction with enhancement. Wetland
buffer reduction shall only be approved by the
director when buffer averaging cannot be
accomplished on site.
3. Wetland Buffer Width Averaging
with Buffer Enhancement. The director may
allow modification of a standard wetland buf-
fer width in accordance with an approved crit-
ical areas report and the best available science
on a case -by -case basis by averaging buffer
widths. Any allowance for averaging buffer
widths shall only be granted concomitant to
the development and implementation of a wet-
land buffer enhancement plan for areas of buf-
fer degradation. Only those portions of a
wetland buffer existing within the project area
or subject parcel shall be considered the total
standard buffer for buffer averaging. Averag-
ing of buffer widths may only be allowed
where a qualified professional wetland scien-
tist demonstrates that:
a. The buffer averaging and enhance-
ment plan provides evidence that wetland
functions and values will be:
i. Increased or retained through
plan implementation for those wetlands where
existing buffer vegetation is generally intact;
or
ii. Increased through plan imple-
mentation for those wetlands where existing
buffer vegetation is inadequate to protect the
functions and values of the wetland;
b. The wetland contains variations in
sensitivity due to existing physical characteris-
tics or the character of the buffer varies in
slope, soils, or vegetation, and the wetland
would benefit from a wider buffer in places
and would not be adversely impacted by a nar-
rower buffer in other places;
c. The total area contained in the buf-
fer area, or the total buffer area existing on a
subject parcel for wetlands extending off site,
23-73 (Revised 12/18)
23.50.040
after averaging is no less than that which
would be contained within a standard buffer;
and
d. The buffer width at any single
location is not reduced by more than 25 per-
cent of the standard buffer width.
4. Buffer Width Reductions through
Buffer Enhancement. At the discretion of the
director, and only when buffer averaging can-
not be accomplished on site, wetland buffer
width reductions (or approval of standard buf-
fer widths for wetlands where existing buffer
conditions require increased buffer widths)
may be granted concomitant to the develop-
ment and implementation of a wetland buffer
enhancement plan for Category III and IV wet-
lands only. Approval of a wetland buffer
enhancement plan shall, at the discretion of the
director, allow for wetland buffer width reduc-
tions by no more than 25 percent of the stan-
dard width; provided, that:
a. The plan provides evidence that
wetland functions and values will be:
i. Increased or retained through
plan implementation for those wetlands where
existing buffer vegetation is generally intact;
or
ii. Increased through plan imple-
mentation for those wetlands where existing
buffer vegetation is inadequate to protect the
functions and values of the wetland;
b. The plan documents existing
native plant densities and provides for
increases in buffer native plant densities to no
less than three feet on center for shrubs and
eight feet on center for trees;
c. The plan requires monitoring and
maintenance to ensure success in accordance
with ECDC 23.40.130(D); and
d. The plan specifically documents
methodology and provides performance stan-
dards including but not limited to:
i. Percent vegetative cover;
ii. Percent invasive species cover;
iii. Species richness; and
iv. Amount of large woody debris.
5. Buffer Uses. The following uses may
be permitted within a wetland buffer in accor-
dance with the review procedures of this title;
provided, they are not prohibited by any other
applicable law and they are conducted in a
manner so as to minimize impacts to the buffer
and adjacent wetland:
a. All activities allowed by ECDC
23.50.020, Allowed activities — Wetlands.
b. Conservation and Restoration
Activities. Conservation or restoration activi-
ties aimed at protecting the soil, water, vegeta-
tion, or wildlife.
c. Passive Recreation. Passive recre-
ation facilities designed and in accordance
with an approved critical area report, includ-
ing:
i. Walkways and trails; provided,
that those pathways are generally constructed
with a surface that does not interfere with sub-
strate permeability, are generally located only
in the outer 25 percent of wetland buffers, and
are located to avoid removal of significant
trees. Where existing legally established
development has reduced the width of the wet-
land buffer, trails may be placed in the outer 25
percent of the remaining wetland buffer. The
trail shall be no more than five feet in width
and for pedestrian use only. Raised board-
walks utilizing nontreated pilings may be
acceptable. The director may allow trails
within the inner 25 percent of wetland buffers
when required to provide access to wildlife
viewing structures, fishing access areas, or
connections to other trail facilities;
ii. Wildlife viewing structures;
and
iii. Fishing access areas down to
the water's edge that shall be no larger than six
feet.
d. Storm Water Management Facili-
ties. Storm water management facilities, lim-
ited to outfalls, pipes and conveyance systems,
storm water dispersion outfalls and bioswales,
(Revised 12/18) 23-74
Edmonds Community Development Code
23.50.040
may be allowed within the outer 25 percent of
a standard or modified buffer for Category III
or IV wetlands only; provided, that:
i. No other location is feasible;
and
ii. The location and function of
such facilities will not degrade the functions or
values of the wetland.
iii. Storm water management
facilities are not allowed in buffers of Cate-
gory I or II wetlands.
iv. Projects shall also comply with
all applicable requirements in Chapter 18.30
ECDC, Storm Water Management, including
Minimum Requirement No. 8, Wetland Pro-
tection.
H. Signs and Fencing of Wetlands.
1. Temporary Markers. The outer
perimeter of the wetland or buffer and the lim-
its of those areas to be disturbed pursuant to an
approved permit or authorization shall be
marked in the field in such a way as to ensure
that no unauthorized intrusion will occur and
are subject to inspection by the director prior to
the commencement of permitted activities.
The director may require the use of fencing to
protect wetlands from disturbance and intru-
sion. Temporary marking shall be maintained
throughout construction and shall not be
removed until permanent signs, if required, are
in place.
2. Permanent Signs. As a condition of
any permit or authorization issued pursuant to
this chapter, the director may require the appli-
cant to install permanent signs along the
boundary of a wetland or buffer.
a. Permanent signs shall be made of
an enamel -coated metal face and attached to a
metal post or another nontreated material of
equal durability. Signs must be posted at an
interval of one per lot or every 50 feet, which-
ever is less, and must be maintained by the
property owner in perpetuity. The sign shall be
worded as follows or with alternative language
approved by the director:
Protected Wetland Area
Do Not Disturb
Contact the City of Edmonds
Regarding Uses and Restrictions
b. The provisions of subsection
(H)(2)(a) of this section may be modified as
necessary to assure protection of sensitive fea-
tures or wildlife.
3. Permanent Fencing. Permanent fenc-
ing shall be required at the outer edge of the
critical area buffer under the following circum-
stances; provided, that the director may waive
this requirement:
a. As part of any development pro-
posal for single-family plats, single-family
short plats, multifamily, mixed use, and com-
mercial development where the director deter-
mines that such fencing is necessary to protect
the functions of the critical area; provided, that
breaks in permanent fencing may be allowed
for access to permitted buffer uses (subsection
(G)(5) of this section);
b. As part of development proposals
for parks where the adjacent proposed use is
active recreation and the director determines
that such fencing is necessary to protect the
functions of the critical area;
c. When buffer averaging is
employed as part of a development proposal;
d. When buffer reductions are
employed as part of a development proposal;
or
e. At the director's discretion to pro-
tect the values and functions of a critical area.
I. Additions to Structures Existing within
Wetlands and/or Wetland Buffers.
1. Additions to legally constructed
structures existing within wetlands or wetland
buffers that increase the footprint of develop-
ment or impervious surfacing shall be permit-
ted consistent with the development standards
of this section; provided, that a wetland and/or
23-75 (Revised 12/18)
23.50.040
buffer enhancement plan is provided to miti-
gate for impacts consistent with this title; and
provided, that all impacts from temporary dis-
turbances within the critical area buffer shall
be addressed through use of best management
plans and buffer enhancement plantings during
and following construction of the allowed
alteration. Provisions for standard wetland
buffers, wetland buffer averaging with
enhancement, and buffer reductions with
enhancement require applicants to locate such
additions in accordance with the following
sequencing:
a. Outside of the standard wetland
buffer;
b. Outside of a wetland buffer aver-
aged (with enhancement) per subsection
(G)(3) of this section;
c. Outside of a wetland buffer
reduced (with enhancement) per subsection
(G)(4) of this section;
d. Outside of the inner 25 percent of
the standard wetland buffer width with no
more than 300 square feet of structure addition
footprint within the inner 50 percent of the
standard wetland buffer width; provided, that
enhancement is provided at a minimum three -
to -one (3:1) ratio (enhancement -to -impact);
e. Outside of the inner 25 percent of
the standard wetland buffer width with no
more than 500 square feet of new footprint
within the inner 50 percent of the standard wet-
land buffer width; provided, that enhancement
is provided at a minimum five -to -one (5:1)
ratio (enhancement -to -impact), and that storm
water low impact development (LID) tech-
niques and other measures are included as part
of the wetland/buffer enhancement plan.
2. Where meeting wetland buffer
enhancement requirements required by sub-
section (I)(1) of this section would result in
enhancement that is separated from the critical
area due to uncommon property ownership,
alternative enhancement approaches may be
approved by the director. Alternative
approaches could include a vegetated rain gar-
den that receives storm runoff, replacement of
existing impervious surfaces with pervious
materials, or other approaches that provide
ecological benefits to the adjacent critical area.
3. Additions to legally constructed
structures existing within wetlands or wetland
buffers that cannot be accommodated in accor-
dance with the sequencing in subsection (I)(1)
of this section (e.g., additions proposed within
a wetland or the inner 25 percent of a standard
buffer width) may be permitted at the direc-
tor's discretion as a variance subject to review
by the city hearing examiner and the provi-
sions of ECDC 23.40.210.
J. Development Proposals within the Foot-
print of Existing Development. New develop-
ment shall be allowed within the footprint of
existing development occurring within a wet-
land buffer; provided, that the following con-
ditions are met:
1. The footprint of existing development
was legally established, and is consistent with
the definition provided in ECDC 23.40.005;
2. The proposed development within the
footprint of existing development is sited as far
away from the wetland edge as is feasible;
3. As part of the development proposal,
opportunities to reduce the footprint of exist-
ing development are implemented where such
reduction would increase the buffer width
adjacent to the wetland and not represent an
undue burden given the scale of the proposed
development;
4. The proposed development includes
enhancement to the adjacent wetland and asso-
ciated buffer in order to improve functions
degraded by previous development;
5. Enhancement is provided as wetland
or buffer enhancement for an equivalent area
of the footprint of the newly proposed devel-
opment within the footprint of existing devel-
opment occurring in a wetland buffer, or
through an alternative approach approved by
the director that restores degraded functions of
the wetland and remaining buffer; and
(Revised 12/18) 23-76
Edmonds Community Development Code
23.50.050
6. Impacts from temporary disturbances
within the wetland buffer shall be addressed
through use of best management plans and
buffer enhancement plantings during and fol-
lowing construction of the allowed alteration.
K. Exemptions and Allowed Uses in Wet-
lands. The following wetlands may be exempt
from the requirement to avoid impacts (ECDC
23.40.120(B)(1)), and they may be filled if the
impacts are fully mitigated based on the
remaining actions in ECDC 23.40.120(B)(2)
through (6). If available, impacts should be
mitigated through the purchase of credits from
an in -lieu fee program or mitigation bank, con-
sistent with the terms and conditions of the
program or bank. In order to verify the follow-
ing conditions, a critical area report for wet-
lands meeting the requirements in ECDC
23.50.030 must be submitted:
1. All isolated Category IV wetlands
less than 4,000 square feet that:
a. Are not associated with riparian
areas or their buffers;
b. Are not associated with shorelines
of the state or their associated buffers;
c. Are not part of a wetland mosaic;
d. Do not score six or more points for
habitat function based on the 2014 update to
the Washington State Wetland Rating System
for Western Washington: 2014 Update (Ecol-
ogy Publication No. 14-06-029, or as revised
and approved by Ecology); and
e. Do not contain a priority habitat or
a priority area for a priority species identified
by the Washington Department of Fish and
Wildlife, do not contain federally listed spe-
cies or their critical habitat, or species of local
importance identified in Chapter 23.90 ECDC.
2. Wetlands less than 1,000 square feet
that meet the above criteria and do not contain
federally listed species or their critical habitat
are exempt from the buffer provisions con-
tained in this chapter. [Ord. 4127 § 3, 2018;
Ord. 4026 § 1 (Att. A), 2016; Ord. 3527 § 2,
2004].
23.50.050 Mitigation requirements —
Wetlands.
Compensatory mitigation for alterations to
wetlands shall achieve equivalent or greater
biologic functions. Wetland mitigation plans
shall be consistent with guidelines in Wetland
Mitigation in Washington State — Part 2:
Developing Mitigation Plans (Ecology, 2006)
and Selecting Wetland Mitigation Sites Using
a Watershed Approach (Ecology, 2009), as
revised.
A. Mitigation for Lost or Affected Func-
tions. Compensatory mitigation actions shall
address functions affected by the alteration to
achieve functional equivalency or improve-
ment and shall provide similar wetland func-
tions as those lost, except when:
1. The lost wetland provides minimal
functions as determined by a site -specific
function assessment, and the proposed com-
pensatory mitigation action(s) will provide
equal or greater functions or will provide func-
tions shown to be limiting within a watershed
through a formal Washington State watershed
assessment plan or protocol; or
2. Out -of -kind replacement will best
meet formally identified watershed goals, such
as replacement of historically diminished wet-
land types.
B. Preference of Mitigation Actions. Miti-
gation actions that require compensation by
replacing, enhancing, or substitution shall
occur in the following order of preference:
1. Implementing compensatory resto-
ration through purchase of credits at an
approved mitigation bank or through payment
into an approved in -lieu fee program.
2. Restoring (reestablishing) wetlands
on upland sites that were formerly wetlands.
3. Creating wetlands on disturbed
upland sites such as those with vegetative
cover consisting primarily of nonnative, intro-
duced species. This should only be attempted
when there is a consistent source of hydrology
and it can be shown that the surface and sub-
surface hydrologic regime is conducive for the
wetland community that is being designed.
23-76.1 (Revised 12/18)
23.50.050
4. Enhancing significantly degraded
wetlands in combination with restoration or
creation. Such enhancement should be part of
a mitigation package that includes replacing
the impacted area meeting appropriate ratio
requirements.
C. Type and Location of Mitigation. Unless
it is demonstrated that a higher level of ecolog-
ical functioning would result from an alternate
approach, compensatory mitigation for eco-
logical functions shall be in kind and con-
ducted on the site or in the vicinity of the
alteration except when all of the following
apply:
1. On -site opportunities do not have a
high likelihood of success, after a determina-
tion of the natural capacity of the site to miti-
gate for the impacts. Consideration should
include: anticipated wetland mitigation
replacement ratios, buffer conditions and pro-
posed widths, hydrogeomorphic classes of on -
site wetlands when restored, proposed flood
storage capacity, and potential to mitigate
riparian fish and wildlife impacts (such as con-
nectivity);
2. Off -site mitigation has a greater like-
lihood of providing equal or improved wetland
functions than the impacted wetland;
3. Off -site mitigation incorporates guid-
ance from Calculating Credits and Debits for
Compensatory Mitigation in Wetlands of
Western Washington (Ecology Publication
No. 10-06-011, Hruby 2012); and
(Revised 12/18) 23-76.2
Edmonds Community Development Code
Ordinance Table
4037 7/5/16
Amends Ch. 3.36; repeals Ch. 18.82,
impact fees (3.36)
4039 8/2/16
Amends Ch. 20.60, sign code (20.60)
4044 10/4/16
Amends Ch. 18.30, stormwater
management (18.30)
4058 2/21/17
Amends Ch. 17.95, commute trip reduction
(17.95)
4064 4/4/17
Amends Ch. 20.60, sign code (20.60)
4068 5/2/17
Amends § 18.00.050, apprentice
requirements for public works construction
projects (18.00)
4070 6/6/17
Adds Ch. 20.75 and § 21.30.032; amends
§ 21.100.040, unit lot subdivision and
definitions (20.75, 21.30, 21.100)
4072 6/ 13/ 17
Adds Title 24; amends § 20.01.003; repeals
Chs. 20.55 and 23.10, shoreline master
program (20.01, 24.10, 24.20, 24.30, 24.40,
24.50, 24.60, 24.70, 24.80, 24.90, 24.100)
4078 8/15/17
Amends Ch. 16.60 and § 20.60.045, zoning
(16.60, 20.60)
4085 11/6/17
Adds § 21.55.070; amends §§ 9.20.020,
9.20.060, 9.20.070, 18.00.010(B),
18.45.050(H), 18.80.020(B), 18.95.020(C),
20.11.030(B), 20.13.010(H), 20.13.020,
20.13.030(E), 20.35.050(A), 20.35.090(C),
20.75.020, 22.100.050(B) and
22.100.090(B), low impact development
(9.20, 18.00, 18.45, 18.80, 18.95, 20.11,
20.13, 20.35, 20.75, 21.55, 22.100)
4106 4/17/18
Amends § 23.40.220, environmentally
critical areas (23.40)
4111 4/24/18
Amends § 19.00.025 and Ch. 19.25,
building and fire codes (19.00, 19.25)
4127 10/16/18
Amends §§ 23.50.010, 23.50.020 and
23.50.040, wetlands (23.50)
Tables - 9 (Revised 12/18)
Edmonds Community Development Code Interim and Moratorium Ordinance Table
Ord. Effective Expiration
No. Date Date Description
4124 8/21 / 18 2/21 /19 Establishes a moratorium on permitting, siting, establishment and construction of new residential
units within BD zones that do not provide at least one parking space per dwelling unit (Special)
4125 8/21/18 2/21/19 Extends prohibition on installation of styrene-butadiene rubber on publicly owned athletic fields
(Not codified)
UM - 1 (Revised 12/18)