CRA20170062 Wetland-FreqFlooded.pdff -0C. 189"
CITY OF EDMONDS
1215 1h Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 . Web: ! ww.edmons swa, ov
DEVELOPMENT SERVICES DEPARTMENT* PLANNING DIVISION
Critical Area Determination (CRA20170062)
Based on a review and inspection of the subject site, staff has determined that one or more
critical areas are located on or near the site. Critical areas are ecologically sensitive or
hazardous areas that are protected in order to maintain their functions and values.
Site Location 7219 Lake Ballinger Way
Tax Account Number 00488800800101
Property Owner James Rose
Applicant Same as Owner
Critical Area(s) Present ® Wetlands (ECDC 23.50)
® Frequently Flooded Areas (ECDC 23.70)
❑ Geologically Hazardous Areas (ECDC 23.80)
❑ Erosion Hazard Areas
❑ Landslide Hazard Areas
❑ Seismic Hazard Areas
❑ Fish & Wildlife Habitat Conservation Areas (ECDC 23.90)
❑ Streams
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During review and inspection of the subject site, it was found that the subject site contains
and/or is adjacent to critical areas, including Wetlands and Frequently Flooded Areas. The
northern portion of the site abuts Lake Ballinger. The lake itself is considered a wetland and the
immediate area landward of the lake is suspected wetland. Additionally, this potential wetland
extends onto the adjacent properties to the east and west. Buffers from the potential wetlands
could impact the subject site.
According to the FEMA Flood Insurance Rate Map Panel 1315, the northern portion of the site
is located within the 100 -year flood plain, which qualifies the site as a Frequently Flooded Area.
Soils on the site are identified as Alderwood urban land complex (2% - 8% slope), Mukilteo
muck, and Xerorthents. The southern portion of the site slopes down from Lake Ballinger Way
(SR -104); however, there is less than a 10 -foot change in elevation, so it does not qualify as an
Erosion Hazard Area. The central and northern portions of the site are relatively level.
What does this mean?
The critical area regulations are only triggered when an alteration is proposed to a critical
area or its buffer. However, once an alteration in or near critical area is proposed, critical
area studies and City review and approval may be required.
What is an 'Alteration'?
According to Section 23.40.005 of the Edmonds Community Development Code (ECDC):
"Alteration" means any human -induced action which
changes the existing conditions of a critical area or its
buffer. Alterations include, but are not limited to:
grading, filling; dredging; draining; channelizing;
cutting, pruning, limbing or topping, clearing,
relocating or removing vegetation; applying herbicides
or pesticides or any hazardous or toxic substance;
discharging pollutants; paving, construction,
application of gravel; modifying for surface water
management purposes; or any other human activity
that changes the existing landforms, vegetation,
hydrology, wildlife or wildlife habitat value of critical
areas.
Jen Machuga, Associate Planner
Name, Title
Signatu
May 19, 2017
Date
Cited sections of the Edmonds Community Development Code (ECDC) can be found at
http.-Ilwww.codepublishing.comlWAIEdmonds
Environmentally Critical Areas General Provisions (ECDC 23.40)
Wetlands (ECDC 23.50)
Frequently Flooded Areas (ECDC 23.70)
Geologically Hazardous Areas (ECDC 23.80)
Fish and Wildlife Habitat Conservation Areas (ECDC 23.90)
City of Edmonds GIS map tool with approximate location of critical areas:
http.,Ilmaps.edmondswa.gov
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