CRA20170077 Critical Area Determination.pdfr/)e. 189.,
CITY OF EDMONDS
1215 1h Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www'.edmondswa.go'v
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
Critical Area Determination (CRA20170077)
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 7011 Lake Ballinger Way
Tax Account Number 00488800801100
Property Owner Paul Trieu
Applicant Same as Owner
Critical Area(s) Present 0 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
Site Description
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, Frequently Flooded Areas and Erosion
Hazard 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); at approximately a 16% slope which qualifies 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.
Michele Q. Szafran, Planner
Name, Title
June 26, 2017
Sign a Date
Cited sections of the Edmonds Community Development Code (ECDC) can be found at
http://www. codepublishing. com/WA/Edmonds
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://maps. edmondswa. gov
Page 12
Critical Area Map
C RA20170077
7011 Lake Ballinger Way Scale
1 inch = 60 feet