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HomeMy WebLinkAboutWetland Mitigation 995600015 Bob Harrington Buffer Reduction Plan Parcel # 995-600-015 ECE VED JAN JEFFERSON COUNTY DCD January 2004 Prepared for: Bob Harrington 6761 38th Ave SW Seattle, WA 98126 856 5~h S~eet Pon %mend, Was~on 98368 360 3as-64~2 di~e~cablespeed.com Bob Harrington Buffer Reduction Plan Parcel # 995-600-015 January 2004 Contents Introduction Jefferson County Unified Development Code Wetland Buffer Definition Standard Buffer Requirements Reducing Buffer Widths Buffer Reduction Plan Revegetation Requirements Stormwater Control Summary Sheet #1 Potential Building Envelope and Findings Map RECS VED JEFFERSO~ COUNTY DCD Bob Harrington Buffer Reduction Plan Parcel # 995-600-015 January 2004 Introduction A wetland delineation conducted on November 2003 identified a stream with an associated Class II wetland on the subject parcel (Lot 15). The stream and the associated wetland are located on the northern boundary the lot and the remainder of the lot falls within the associated 100-foot buffer. The purpose of this report is to define options for potential building envelopes to allow development on this parcel. In order to accommodate a feasible building site, this project will require the reduction of the standard 100-foot buffer by more than the allowable 25% (see 3.6.9 (6) below. Primary goals are to define a building area with the least degradation or impacts to the wetland and buffers. Jefferson County Unified Development Code (January 2001) Section 3.6.9 (2) Wetland Buffer Definition: A designated area adjacent to a wetland thatprotects, and is integral to the wetland ecosystem. Buffers provide shading, input of organic debris, and coarse sediment, room for variation in the stream or wetland boundaries, habitat to wildlife, and protection from harmful intrusion necessary to protect the public from losses suffered when the functions and values of aquatic resources are degraded. 3.6.9 (5 iii) Standard Buffer Requirements Buffers shall remain naturally vegetated except where the vegetation has been disturbed, invaded by highly undesirable species, or would substantially benefit for the increased diversity of introduced (native) species. Where buffer disturbance has occurred during construction, replanting with native vegetation shall be required. Minor pruning of vegetation to enhance views and removal of undesirable species (e.g. alders) may be permitted by the Director on a case-by-case basis. 3.6.9 (6) Reducing Buffer Widths: The Administrawr may reduce the standard wetland buffer width, when the project applicant demonstrates both of the following to the satisfaction of the Administrator: i. Standard wetland buffer width averaging as set forth in this section is unfeasible. Harrington Buffer Reduction Plan January 2004 Olympic Wetland Resources, Inc ii. The project application includes a buffer enhancement plan using native vegetation, which substantiates that an enhanced buffer will improve the functional attributes of the buffer to provide additional protection for the functions and values. Buffer Reduction Plan Buffer reduction will be applied to allow the applicant to build a single-family residence within Lot 15. The property is within an established residential neighborhood. Houses lie to the south and across the street (Argyle Lane and Cameron Drive) and the Port Ludlow Golf Course defines the eastern boundary. Adjacent property to the north is undeveloped. Neighboring houses range from 1700 square feet to 2600 square feet (not including garages which average an additional 500 square feet). Due to the limitations of this building lot and to minimizing the size of the footprint it is recommended that a two-story structure be designed. The wetland and associated stream are contained on the northern boundary of the property. The building envelope and driveways should therefore be restricted to the southern edge of the property to minimize buffer impacts. Buffer reduction required for a house site would be from 50% to 75%. A driveway should be sited near the southern property boundary as far from the wetland a possible. The driveway, calculated at 12 feet wide would remain within the 25% buffer reduction area. Please refer to the enclosed map (Potential Building Envelope). Presently this site consists of a high diversity (22 species) of mature native vegetation. Goals should include the least possible impacts to the site as possible. The building envelope should be clearly marked to minimize vegetation removal while clearing for a building site within the buffer. Vegetation should only be removed in the area specifically required for the building footprint and driveway. Revegetation Requirements Any building permits applications associated with this parcel should be accompanied with a revegetation plan to re-establish native species. The revegetation plan should be designed to re- vegetate areas that were disturbed during the building process. The revegetation plan should include consist of native trees and shrubs. Stormwater Control All storm water from the project will be directed away from the wetland. Sediment or runoff from the project should be minimized with the use of straw bales or sediment fences. This will be required during the entire building process and will continue to be required until the vegetation becomes established and can act as a natural filter. Harrington Buffer Reduction Plan January 2004 Olympic Wetland Resources, Inc Summary The subject parcel (Lot 15) owned by Bob Harrington is completely within buffer boundaries of a Class II wetland. Buffer reduction is necessary to establish a building envelope on the site. The wetland is associated with a drainage easement and is located on the northern boundary. All building should be designed on the southern edge of the property for minimum impact within the buffer. A revegetation plan should accompany any building permits associated with this parcel. Final determination of buffer reduction and building site approval will be determined by the Jefferson County Department of Community Development planning department. If there are any further questions please feel free to call. Dixie Llewellin, Principal Biologist Olympic Wetland Resources, Inc. Certified for Wetland Delineation, 1987 Corps of Engineer Manual Wetland Training Institute, June 1995 Harrington Buffer Reduction Plan January 2004 Olympic Wetland Resources, Inc I I I i i I i .~, r,~: Potential Building Envelope ~o1~: ~. ,:,~-~? · As Indicated ~'-..' 0l~ ~oM ~0ur~, Incand F~d~gs Map : ~ .<- Parcel ~995-6~-015 ,, ~¢;, ~ ~ ~ S~ Janu~ 2004 :?,'~!~? ~nT0wm~, WA 9~8 c~: Bob H~~on "? ~0~4~ 6761 38th Ave SW J0b~: 2~4~24~ . [~' Seaffie, WA 98126 Lot 14 Lot 15 100' Buffer E Delineated Wetland Edge Driveway [12"] Potential Building Lot 16 N Building envelope is approximate and may change according to actually building designs Delineated Wetland Edge 100' Buffer From Wetland Edge All wetland locations and sizes are approximate, to establish exact points a formal survey is required