HomeMy WebLinkAboutWetland Mitigation 9546001171
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VOIGT TAX LOT'S 26 & 27 SFR'S
BUFFER RELOCATION
AND
MITIGATION PLAN
2751 Thorndyke Road, Port Ludlow, Washi
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Project No. ACL07W601
August 6, 2007
Prepared for:
John Voigt
4150 SW Southern Street
Seattle, WA 98.136
Prepared by:
ALKAI Consultants, LLC
9465 Provost Road NW, Suite 202
Silverdale, Washington 98383
(360) 613-2407
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ALKAI CONSULTANTS, LLC.
Environmental Engineering • Geotechnical Engineering • Wetland Consulting
August 6, 2007 ACL07W601
Page No. 1 of 9
VOIGT LOT'S 26 & 27
Conceptual Mitigation and Buffer Averaging Plan
Thorndyke Road
Port Ludlow, Washington
PROJECT DESCRIPTION
This report covers two separate tax parcels for preparation of single-family residence building
sites for future construction. Both tax lots are located off of Thorndyke Road in Port Ludlow,
Washington. Tax Lot 26, parcel # 954600124 is rectangular in shape and 2.24-acres in size.
Tax Lot 27, parcel # 954600117 is rectangular in shape and 1.98-acres in size. The two
parcels consist of moderately sloped topography descending to the southeast until they reach
the shoreline of the Hood Canal. Small terraces exist near the lower half of each lot. A
shallow ravine starts at the northeast corner of Lot 27 and follows the northern property line
until approximately one third of the distance at which point the ravine runs down the center of
the lot until it reaches an existing gravel driveway and terrace. Critical areas found within Lot
26 include a Type 4 stream buffer, regulated Category III Wetland and its buffer as well as a
landslide hazard area near the shoreline bluff. Two areas on Lot 26 have been identified for
future construction; asingle-family residence and a detached garage/shop. This can be
achieved outside of all regulated buffers. Critical areas found within .Lot 27 include a Category
III Wetland and its buffer, a Type 4 stream and its buffer and a landslide hazard area near the
shoreline bluff. Two areas have been identified for future construction; asingle-family
residence and a detached garage/shop. This can be achieved through buffer averaging for the
Category III Wetland buffer and the relocated buffer which is greater than the area displaced;
will include native planting enhancement. Wetland buffers on Lot 27 will need a reduction
greater than 25 percent to accommodate the two structures and therefore, a formal variance
will be required. Lot 27 has an existing primitive waterfront cabin and both properties are
accessed by an existing gravel easement road. Each parcel is situated along the Hood Canal;
the shoreline setback will remain intact.
' The subject property is located in the NE '/ of the NW '/4 of Section 20, Township 27 North,
and Range 01 East. (Figure 1 Vicinity Map). The following mitigation plan is being. provided as
a conceptual plan to be used by Jefferson County staff, the client, and/or a professional
landscaping firm for planning purposes. The client will ultimately be responsible for the
implementation and the overall success of this plan in conjunction with any additional
comments or suggestions received from Jefferson County staff. The goal of this plan is to
' meet the requirement of a no-net loss of wetland function and value and to prepare both lots
for future construction of single-family dwellings. ~~ ~-~E
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' 9465 Provost Road NW, Suite 202 • Silverdale, Washington 98383 Phone: (360) 613-2407 Fax: ,(360) 613-2408
Voigt Tax Lots 26 & 27
ACL07W601
August 6, 2007
Page 2 of 9
CRITICAL AREA REVIEW BACKGROUND
WETLANDS
' ALKAI delineated two wetlands along the northern boundary of the northern parcel. In general,
the wetlands are hydrologically connected, comprised of a forested community dominated by
red alder and salmonberry. There is a small unnamed stream flowing southeasterly along a
' .drainage area on the northern lot. The delineated wetlands are associated with the small
stream and the northern wetland extends offsite to the .northeast. The property slopes down to
the southeast toward the Hood Canal. The wetland begins near Thorndyke road and ends
' about halfway and exits the property to the north. The second wetland starts approximately
halfway the distance on lot 27 and ends at the gravel road.
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This diagram illustrates the delineated wetland locations.
9465 Provost Road NW, Suite 202 • Silverdale, Washington 98383 Phone: (360) 613-2407 Fax: (360j 613-2408
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Voigt Tax Lots 26 & 27
ACL07W601
August 6, 2007
Page 3 of 9
WATERSHED BACKGROUND
The subject parcels are located along the western side of the Upper Hood Canal Watershed
just north of Thorndyke Bay. Much of the area surrounding Hood Canal is forested.
Approximately 92,000 acres in the West Shore Hood Canal watershed are forested occupying
89 percent of the west shore area. In the Upper Hood Canal watershed there are
approximately 51,000 forested acres covering 88 percent of the watershed and in the lower
Hood Canal watershed approximately 90,000 acres are forested covering 88 percent of the
watershed. Thorndyke Creek as well as many small streams flow into the Hood Canal in this
area. Land use in the immediate area consists mainly of residential tracts.
MITIGATION GOALS
John Voigt is proposing to establish building envelopes on Lots 26 and Lot 27 for the purpose
of selling the individual lots with approved buildable area. Lot 26 can accommodate asingle-
family residence and detached garage without intruding into regulated wetland buffer. Lot 27,
the more buffer encompassed parcel will require a wetland buffer reduction over 25% through
a formal variance. A primary and reserve drainfield will be located on Lot 26 and service both
lots. For the purposes of this report, the remainder of the content will be focused on Lot 27 as
Lot 26 does not require any mitigation. Two designated building envelopes for asingle-family
residence and detached garage are proposed. Total displaced wetland buffer for each area
total 2,423 square feet. Buffer will be relocated and added to a portion of the wetland buffer
near the southern portion of the lot. Total relocated buffer totals 3,800 square feet. This area
was chosen so that the relocated buffer could also be enhanced with native plants that will
increase slope stability, control erosion and improve water quality. No specific house design
has been provided at this time. All proposed development on this parcel can be achieved by
using buffer relocation (averaging) and buffer enhancement. See Figure 2 for Mitigation
Schematic.
The overall approach will be to increase vegetative diversity and .introduce increased function
to habitat for multi-species utilization. High quality, diverse vegetation and mast producing
shrubs provide multiple habitat elements that will increase the potential for wildlife usage. This
mitigation will offset impacts expected from the loss of wetland buffer area for construction of
' the single-family residence, specifically, the plan will provide mitigation as follows to
compensate for building within the standard 50' wetland setback.
' For this parcel to accommodate asingle-family residence, .2,423 square .feet of
Category III wetland buffer will be displaced. This reduction is proposed using a formal
variance as the buffer reduction is more than 25 percent. To meet variance criteria,
3,800 square feet of buffer has been created and will be enhanced with additional native
plantings. Also, 660 square feet of resultant buffer near the garage will be enhanced.
• The enhanced buffer will utilize vegetation specific for wildlife cover and foraging. Plant
species will be selected specifically for the top of slope area to increase slope stability
as well as control erosion and improve water quality. L !'~`~
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9465 Provost Road NW, Suite 202 • Silverdale, Washington 98383 Phone: (360) 613-2407 Fax: (360) 613-2408
Voigt Tax Lots 26 & 27
ACL07W601
August 6, 2007
Paae 4 of 9
• The existing buffer has invasive species, specifically, Himalayan blackberry. Removal
' of invasive species will allow native planted species a higher survival rate. Invasive
species may only be removed by hand.
' • Buffer protection signs shall be permanently installed at the edge of the entire wetland
buffer including the newly created, relocated buffer. No activity unless otherwise
permitted, can occur within the protected buffer.
• The area of relocated buffer and enhancement area is greater than .the area of overall
displaced buffer (4,460 ft2 enhanced/relocated - 2,423 ft2 displaced) - creating a 1.8:1
1 ratio.
• The planting enhancement plan will utilize native vegetation to ensure successful
colonization. A list of recommended native plant species will be included in this report,
however, if selected plants fail due to unexpected site conditions, alternate species may
be substituted with approval from the project biologist.
' A minimum of a three year vegetation monitoring plan should be implemented post-
construction/post-planting.
' Temporary impacts may occur during the construction of the residential. development.
Measures will be taken to minimize. these impacts as well as controlling increased
sediment flow into Hood Canal or the onsite wetland.. All areas of construction adjacent
' to wetland will be fenced with temporary construction mesh fencing, as required by
Jefferson County. Fences will be made of durable protective barrier and will be highly
visible. Silt fences and plastic construction fences should be used to prevent
' sedimentation encroachment to shoreline and wetland buffer. Temporary fencing will
be removed after the site work has been completed and the site is fully stabilized per
county approval
' • A performance bond will be required to guarantee funds for replacement plantings in
case new plants will need to be purchased if mortality rates are high.
DESCRIPTION OF ONSITE HABITAT AND SPECIES
This is a shoreline parcel; normal shorebird species such as raptors, various water fowl and
' multiple avian species can utilize the site at any given time. However, no nesting trees were
observed onsite nor any significant potential perching trees. were observed onsite. No
endangered, threatened, sensitive or priority species reside landward of the shoreline. No
' docks or piers are proposed.
PROTECTION OF VEGETATIVE BUFFERS AND WETLAND
The shoreline buffer will be retained forever in its existing natural condition and any use of this
area that will impair or interfere with. the environmental value will be prevented. With the
' exception of the displaced wetland buffer and the enhancing of relocated wetland buffer, all.
wetland, stream and shoreline buffers will be preserved and protected from secondary impacts
' indicative of normal use of the property. Measures to ensure this level of conservation within
the protective areas include the prohibited and acceptable uses listed below: L~~ I~~~
9465 Provost Road NW, Suite 202 • Silverdale, Washington 98383 Phone: (360) 613-2407 Fax60~t3~2408
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' Voigt Tax Lots 26 & 27
ACL07W601
' August 6, 2007
Page 5 of 9
• Control pets. Domestic animals can serve as predators against wildlife or damage
critical plant species.
' • Limit the use of herbicides or pesticides particularly near the areas of berry, fruit or mast
producing shrubs or trees. This will help ensure the availability of foraging for wildlife.
Even fertilizing lawn can degrade nutrients for grazing animals.
• Limit the use of insecticides. Insect populations are important on many ecological levels
particularly as a food source for insectivores.
• Maintain or add alternate nesting habitat to help mitigate for the loss of protected buffer.
1 Nesting habitat examples include: nesting cavities found in tree stumps, woody debris
and trees; low ground cover vegetation; downed trees and logs and installing nesting
boxes.
• Construction of buildings or creation of any impervious surface area within the protected
buffer area is strictly prohibited.
• Dumping or placing soil or other substance or material as landfill or dumping or placing
of trash, waste or unsightly or offensive materials within the protected area is strictly
prohibited.
• Removing or destroying trees, shrubs or other vegetation, with the exception of danger
trees and invasive species inside the protective areas are restricted.
• Excavating, dredging or removing loam,. peat, gravel, soil, rock or other material
' substances such as wood in such a manner to affect the surface grade within the
protected areas are restricted.
' ANALYSIS OF EFFECTS
The proposed single-family residential building envelope is within a regulated Category III
Wetland buffer, requiring protection through a number of local, state and federal provisions and
ordinances. All aspects of the project have taken mitigation measures to avoid impacts to
resultant buffer and potential wildlife habitat. Implementation of this mitigation plan is aimed to
' maintain and enhance the structural and functional integrity of the habitat from the perspective
of the entire watershed.
The onsite displaced wetland buffer is mitigated onsite to facilitate maintaining this integrity
through provision of relocated buffer, buffer enhancement and mitigation plantings. Direct
' impacts to habitat, rearing, and feeding areas have been minimized to the greatest extent and
more importantly, will be improved. The buffers between the proposed dwelling/garage area
and the onsite relocated and existing wetland buffer will be enhanced to its fullest to
compensate for the loss of buffer adjacent to all development. L ~TE~
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9465 Provost Road NW, Suite 202 • Silverdale, Washington 98383 Phone:. (360) 6~13A~ ~ F _ 1 ~8
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Voigt Tax Lots 26 & 27
ACL07W601
August 6, 2007
Page 6 of 9
Ecological effects of this project .include the loss of 2,423 square feet of regulated wetland
buffer. Buffer near the detached garage will incur the majority of negative ecological effects.
The effects can be offset by enhancing the resultant buffer next. to the garage and increasing
the buffer along the southern wetland buffer edge. Enhanced buffer near the garage totals 660
square feet. The 3,800 square feet of relocated buffer will also be enhanced with native
plants. Enhancing this relocated buffer will offer various wildlife species a more diverse and
natural buffer than currently exists. This will provide increased potential for breeding, nesting
and foraging, and added protection designed for dispersal routes for a variety .birds and other
wildlife found to utilize the Hood Canal Watershed.
MITIGATION MEASURES
Mitigation for the reduction of wetland buffer will be offset with a no net loss via buffer
averaging and enhancement -enhancement is proposed through native plantings that will be
monitored for a minimum of three years post-planting. Failed vegetation will. be replanted
accordingly to ensure 100% survival after the first year and 80% survival after three years.
CONSTRUCTION SCHEDULE
Construction for this project has yet to be determined but most likely will occur as soon as and
subject to development permit approval by Jefferson County Community Development.
PLANTING PLAN
The following is a list of suggested species to be used for planting enhancement. A native
plant list will accompany this plan given that the species chosen will depend on availability and
also any personal preferences by the client and/or landscape professional. Other appropriate
native plant species may be substituted at the discretion of the landscape professional or
landowner with approval from Jefferson County staff. See Figure 2 -Mitigation Schematic -
for plant numbers, spacing and recommended locations.
Trees
No additional tree planting is planned
in the enhancement area.
Shrubs & Groundcovers
Hazelnut (Corylus cornuta) FACU
Evergreen huckleberry (Vaccinium ovatum)
Wood rose (Rosa gymnocarpa) FACU
Oceanspray (Holodiscus discolor) UPL
Sword fern (Polystichum munitum) FACU
Comments
Do not remove existing trees within top
of bank setback.
Plant along with existing vegetation
UPL Plant along with existing vegetation
Plant along with existing vegetation
Plant along top of bank
Plant along top of bank
The planting recommendations are to be distributed along with the existing vegetation
particularly, to fill any voids existing or created after removal of invasive species. Specific
species have been chosen for the top of bank to increase slope stability and prevent erosion.
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9465 Provost Road NW, Suite 202 • Silverdale, Washington 98383 Phone: (360) 613-2407
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' Voigt Tax Lots 26 & 27
ACL07W601
' August 6, 2007
Page 7 of 9
All species may be substituted with any native species of equal function as approved by the
' project biologist, professional landscaper or Jefferson County staff. Existing native plants
shall not be removed within the wetland, stream or shoreline buffer. New plants should be
planted with similar spacing guidelines in the areas with existing native vegetation. Each plant
should be flagged and numbered for monitoring purposes.
NON-NATIVE /INVASIVE SPECIES CONTROL
Currently, the planting area has some Himalayan blackberry. Given the opportunity, invasive
species could dominate the planting area and may reduce the success rate of the native
species. Periodic hand cutting (recommend 2 to 3 times yearly) of the Himalayan blackberry
from the site will be necessary.
MONITORING PLAN
' Jefferson County may request a monitoring plan to be implemented during installation and
over a period of time. We recommend at a minimum that photo points be established so that
you can provide Jefferson County officials photographic evidence of successful survival
1 standards. A project biologist or landscape professional should be onsite during installation to
ensure proper methods are being used. The project biologist can periodically check on the
status of planted vegetation during the three year period and provide letters to the county
addressing project status. If Jefferson County requires a more rigorous monitoring plan, the
plan should be executed as follows:
The enhanced planting areas will be monitored yearly over a length of time determined by
Jefferson County Officials. If monitoring is required, standard monitoring, will be conducted in
Years 1, 2, and 3 of the monitoring period. Monitoring will be conducted using the techniques
' and procedures described below to quantify the survival, relative health, and growth of plant
material. A monitoring report submitted at the end of the year of each monitoring year will
describe and quantify the status of the mitigation at that time.
Vegetation monitoring consists of two (2) tasks. The first is an inspection of planted material to
determine overall health and vigor. Survival of all planted material will be quantified during
each monitoring event. The second task will be the sampling of the plant community to
determine that adequate vegetative coverage is developing..
Photo stations should be set up along different portions of the enhancement area to visually
' document the overall appearance of the mitigated area.
Visual observation of all wildlife species observed during the monitoring should be recorded.
PERFORMANCE STANDARDS
The primary goals of the mitigation are to enhance the existing and relocated wetland buffer,
' preserve hydrology and water quality through the buffer, and enhance the native plant
community with increased diversity. These goals will be met by utilizing best management
practices during the construction period. This is done so that minimal impacts occur in the
critical areas during the planting in the enhanced buffer to help increase the su~c~a~s.rQr~
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' 9465 Provost Road NW, Suite 202 • Silverdale, Washington 98383 Phone: (3b0) 613-2407 x,~.-~36~9}~6~3_~498---
Voigt Tax Lots 26 & 27
ACL07W601
' August 6, 2007
Page 8 of 9
healthy, vigorous vegetation. Ultimately, by the third year following .implementation of the
plantings, the enhanced relocated and existing wetland buffer should meet these performance
standards.
' Minimum of 80 percent average native vegetative cover of trees and shrubs throughout
the mitigation areas by the end of the three year monitoring period.
• One hundred percent survival of planted shrubs at the end of the first year.
' Survival rate is established as a goal and may be adjusted where natural regeneration,
growth, and colonization has resulted in minimum plant cover.
• Less than ten percent cover within the designated mitigation area by invasive species at
the end of each growing season during the three year monitoring period.
CONTINGENCY PLAN
If the monitoring results indicate that any of the performance standards are not being met, it
may be necessary to implement a Contingency Plan. Careful attention to maintenance is
essential to ensure that problems do not arise. Should any part of the site fail to meet the
success criteria, a Contingency Plan will be developed and implemented with the lead
regulatory agency. Such plans are prepared on a case-by-case basis to reflect the failed
mitigation characteristics.
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FINANCIAL GUARANTEES (PERFOMANCE BOND)
Financial guarantees for the .installation and monitoring of the vegetation may be required in
the form of a performance bond. If this is required by Jefferson County, the total bond amount
should be $4,091.33 (150%). The cost is a combination of plant materials, installation and
monitoring. The monitoring estimate assumes a minimum of three visits and reporting at $500
per visit, for a total of no less than $1,500.00. The total bond amount will need to be
deposited prior to permit approval and be released to the depositor on successful completion
of the required planting and monitoring plan.
Cost of Native Species Enhancement based on 4,460 squ are feet moderate -dense cover
Species/Expense Number of
species to be
lanted** *Average
cost per
plant Total cost
Hazelnut Co lus cornuta 24 $7.95/ 2 al $190.80
Evergreen huckleberry (Vaccinium
ovatum 23 $4.25/ 1 gal $97.75
Wood rose Rosa mnocar a 23 $6.00/ 2 al $138.00
Oceans ra Ho%discus discolor 23 $6.00/ 2 al $138.00
Sword fern Po! stichum munitum) 24 $3.25/ 1 al $78'.00
Total $642.55
***Labor based on $5.00/plant Total 117 plants $585.00
"Cost estimates per plant are based on prices listed by Sound Native Plants; a nursery dedicated to restQ of ~~ Arid wetland
mitigation projects in Puget Sound. (www.soundnativeplants.com) ~ ~ ~~
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9465 Provost Road NW, Suite 202 • Silverdale, Washington 98383 Phone: (360) 613-2407 Fax:
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Voigt Tax Lots 26 & 27
ACL07W601
August 6, 2007
Page 9 of 9
SUMMARY
John Voigt requests a formal variance to reduce a wetland buffer greater than 25 percent on
Government Lot 27. The total loss of buffer for this property is .approximately 2,423 square
feet. To mitigate for the loss of buffer, the applicant will enhance the resultant buffer and
create 3,800 square feet of enhanced buffer which will ultimately create elevated habitat value.
The goal of the planting plan is to create a vegetative screen from the development area as
well as create a more complex vegetation structure for wildlife usage. A three year monitoring
plan and performance bond will ensure the success of the goals outlined in this buffer
reduction plan.
Respectfully submitted
Ch y Christens
Senior Biologist
Enclosures:
Figure 1. Site Vicinity Map
Figure 2. Mitigation Schematic
Appendix A. Native Plant List
' RESPONSIBLE PARTIES
Applicant:
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Applicant Representative:
Consulting Engineers:
~~
John Voigt
4150 SW Southern Street
Port Ludlow, Washington 98365
(206) 935-7400
ALKAI Consultants LLC
Christy Christensen (Senior Biologist)
9465 Provost Road NW Suite. 202
Silverdale, WA 98383
(360) 613-2407
D.R. Strong
Paul Keegan
10604 NE 387t" Place, Suite 101
Kirkland, WA 98033
(425) 827-3063
9465 Provost Road NW, Suite 202 • Silverdale, Washington 98383 Phone: (360) 613-2407 Fax: (360) 613-2408
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REFERENCES
Cowardin, L.M., V. Carter, F.C. Golet and E.T. LaRoe, 1979. Classification of
Wetlands and Deepwater Habitats of the United States. U.S. Fish and
Wildlife Service document FWS/OBS-79/31.. 84 pp. Washington, D.C.
Hitchcock, L.C. and A. Cronquist, 1973. Flora of the Pacific Northwest.
University of Washington Press.. 730 pp.
Pojar, J. and A. MacKinnon, 1994. Plants of the Pacific Northwest Coast.. Lone
PinePublishing. 528 pp. Vancouver, British Columbia.
Speare-Cooke, S., 1997. A Field Guide to the Common Wetland Plants of
Western Washington and Northwestern Oregon. Seattle Audubon Society.
417 pp.
US Department of Agriculture, Soil Conservation Service. Soif Survey of Kitsap
County Area, Washington. September, 1980.
US Fish and Wildlife Service. National Wetlands Inventory. 1978.
United States Fish and Wildlife Service, 1993. National List of Plant Species that
Occur in Wetlands Region 9 -Northwest. Resource Management Group
Washington State Department of Ecology, 1997. Washington State Wetland
Identification and Delineation Manual. Ecology Publication #96-94,
various pagination. Olympia, Washington.
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Washington State Department of Ecology, 1999. Methods for Assessing
Wetland Functions for Riverine and Depressional Wetlands in the
Lowlands of Western Washington. Ecology Publication #99-115. Olympia,
Washington.
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FIGURE 1 VICINITY MAP
Project Name: VOIGT LOTS 26 & 27
A LK A l CONSULTANTS, LLC. Location: Port Ludlow, Washington
Project: ACL07-W601
Environmental Engineering • Geotechnicei Engineering • Wetland Consulting
Client: John Voigt
Date: 8/2007
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