HomeMy WebLinkAbout42307-50-00011 (2)WHEN RECORDED RETURN TO:
Name:
Address:
1847168
rni! GOLJ il1.11, LE INNS C0lEi lllltill 00 l Ilaao,12Co, eWA
Kenneth F. Recknagel
3909 Larchmont Ave NE
Tacoma, Washington 98422
AFFIDAVIT
No 'x,.34.3cf.
WA 1?. E. EXCISE TAX
AUG 3 1 2005
PAID t94‘1•/U
Escrow Number: 98177
Filed for Record at Request of: Mason County Title Company
Lion rKAL bl2
Treas., Mason County
Document Title
Assignment of Lease
Reference Numbers of Related Documents
335855
Grantors:
Douglas D. Dayton & Lorna J. Dayton
Kenneth F. Recknagel & Michelle L.
Coolidge-Recknagel
Lot 11, Lake Cushman No. 2
Grantees:
Legal Description:
Assessor's Property Tax Parcel No.:
42307 50 00011 & 50 01066
ASSIGNMENT OF LEASE
KNOW ALL MEN BY THESE PRESENTS: That
Douglas D. Dayton and Lorna J. Dayton, husband and wife
assignor, for value received whose address is: 6 Christmas Tree Lane
Shelton, WA 98584
hereby assigns unto, Kenneth F. Recknagel and Michelle L. Coolidge-Recknagel, husband
and wife
whose address is: 3909 Larchmont Ave NE, Tacoma, WA 98422
that certain lease made by Lake Cushman Co., dated the 20`" day of April, 1967, recorded on
the 4m day of May, 1967, in the Office of the Auditor for Mason County, Washington under
instrument (file) number 225855, covering the following described property situated in Mason
County, Washington to wit:
SEE EXHIBIT "A" ATTACHED HERETO, INCORPORATED HEREIN AND MADE A PART
HEREOF
including all of assignor's interest in the premises herein described and the buildings or
equipment thereon, with appurtenances and together with any and all options for renewal and
extension of said lease. To have and to hold the same unto assignee from August 31, 2005 for
all the rest of the term of said lease and or any extensions thereof, subject to the rents,
covenants and provisions therein contained.
And the assignor hereby covenants that said lease is free from encumbrances except those
that may have been placed on the property through anyone other than the assignor, and that
said lease is valid and subsisting according to its terms. The assignor agrees that it will,
subject to acceptances of this assignment by assignee, execute or procure any further
necessary consent or assurance of the right to quiet possession of said premises.
Dated: August 25, 2005
AL/(71
i-✓ t
Dougla Dayton
..�
Lorna J. Day n
STATE OF WASHINGTON
COUNTY OF MASON
NM 11111 1111/1! 41E311 1111 MEI CJI Lod*,
005 04'3 P
HF50N COUNTY TITLC INS CO FSLSE 35. 0 Mason Co, YA
ss.
On this a79' day of August, 2005 before me, the undersigned Notary Public in and for the
State of Washington, personally appeared Douglas D. Dayton and Lorna J. Dayton to me known
to be the individuals described in and who executed the foregoing instrument, and
acknowledged that they signed the same as their free and voluntary act and deed for the uses
and purposes therein mentioned.
GIVEN under my hand and official seal
GEORGINA J. GRIMM
NOTARY PUBLIC
STATE OF WASHINGTON
COMMISSION EXPIRES
DECEMBER 23. 2006
hereto affix,ed the day and year first above written.
Name: C v�G/C�fJ ��2//JJ/rte
Notary Public in and for the State of
Washington,
Residing in: S4/4%2_7-0 /0
My appointment expires: /a-3—
The undersigned, LAKE CUSHMAN CO., the Lessor in the Lease assigned herein, hereby
consents to the Assignment of said Lease together with any and all options for renewal and
extension of said Lease, subject to the acceptance of said assignment by the assignee as
hereinafter set forth.
Dated: August 31, 2005
BY: LAKE.
C SHMAN COMPAN
L/?
D` ID C. BAYLEY, via st-cial po -r o
aft •rney recorded under Auditor'; ile o
504353
BY:
STATE OF WASHINGTON
ss.
COUNTY OF MASON
Yt.
On thisYst day of August, 2005 before me, the undersigned Notary Public in and for the State
of Washington, personally appeared DAVID C. BAYLEY, (proven to me on the basis of
satisfactory evidence or personally known to me) to be the individual who executed the
foregoing instrument as attorney in fact of LAKE CUSHMAN COMPANY and acknowledged to
me that he signed and sealed this instrument as attorney in fact for said corporation, freely and
voluntarily, for the purposes therein mentioned, and on oath stated that the power of attorney
authorizing the execution of this instrument has not been revoked and that LAKE CUSHMAN
COMPANY is fully authorized to conduct business in the state of Washington.
GIVEN under my hand and official seal the day and year as aboveewrittep.
I LL L.c&i,Lc^
Au --SC
Name}\ tii shin,— L. A- _Err-
d t 2 Notary Publi in and,for the State of Washington,
Residing
U®`\` a My appointment expires: i3“ -.r q (
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11111111III111111111111111111111111111III Hill !it 1847106Fl
MASON COUNTY TITLE INS CO RSLSE 36.00 mason Co, WA
EXH BIT "A"
A LEASEHOLD ESTATE INTEREST in and to:
Lot eleven (11), Lake Cushman No. 2, Volume 6 of Plats, pages 85, 86 and 87, records of
Mason County, Washington.
Parcel No. 42307 50 00011.
Subject to:
1. EASEMENT.
Granted to the United States Department of Agriculture for trail and telephone line.
Dated: March 21, 1930 and April 10, 1930
Auditor's File Nos. 63302 and 63389
2. LEASE. City of Tacoma, Lessor, to Lake Cushman Company, Lessee, for a term of 99
years, terminating February 28, 2065; with option for an additional term to be agreed upon
between the parties but not to exceed 99 years; lease amended November 18, 1966,
recorded November23, 1966, Auditor's File No. 222581; lease amended December 14,
1990, recorded December 28, 1990, Auditor's File No. 520415, lease includes other land.
Dated: February 8, 1966.
Recorded: March 29, 1966.
Auditor's File No.: 217662.
3. RESTRICTIONS as shown on the Plat of Lake Cushman No. 2.
PROTECTIVE COVENANTS, Auditor's File No. 221088.
DECLARATION, Auditor's File No. 333901, as to common areas.
ARTICLES/BYLAWS of Lake Cushman Maintenance Company recorded under Auditor's
File Nos. 241176, 407081, 534595, 536188, 610578 and 1760331.
POLICIES AND PROCEDURES recorded under Auditor's File Nos. 1695565, 1734244,
1748302, 1755583, 1761154, 1806322, and 1825184.
RESOLUTIONS recorded under Auditor's File Nos. 1762022, 1779115 and 1793398.
4. Subject to possible assessment by Skokomish River Flood Control District; said district
established under RCW 86.00, or as amended.
5. EASEMENT. Subject to an easement for road access and utility purposes, 15 feet in width,
as set forth in instrument recorded May 4, 1967, Auditor's File No. 225855. Affects the
Easterly 15 feet of the within described land.
I 1 1
/ 1 1
1
/ /
1 /
/ 1
111 I
POTLATCH
DRIVE
0Y
?KS
FILTER 090910 W IE9*L PACE ROLL,
u5E STAPLES FABRi coAIRE N1Rf RIMT09rtACry -yeate t
PA091T TO m90 •]J.`1�`
]'ATI9 dMGE WIRE
RBIC CR E 00104LENT
SXR' WOOD POSTS.. B A FORD OR
BETTER OP EQUAL ALT NATE
STEEL FENCE POSTS
fILTER FABRIC
275011IOAUOE*PE
FABRIC OR EOUIVALEM
000010 SURFACE
P ROVIDE 31'.1 or WASHED
OPAVEL BACKFILL IN TRENCH
• ON BOTH 01001 CF FILTER
FENCE 05501003 THE SURFACE
NY BOTTOM OF FILTER
M AERIAL IN SALT TRENCH
M W000 POSTS
LT: STEEL 5 NCE POSTS
F0.rtR FABRIC FENCE F40110:
1. FILTER FABRIC SHALL BE PURCHASED INA CONTINUOUS ROLL CUT TO
ME IENGTN Of ME BARRIER TO AVOID USE OF JOINS. VAIER JOINTS
RE NECESSARY, FILTER CLOTH SIMLL BE SPLICED TOGETHER ONLY AT
A 5UPpORT P017 WITH A 14111021UM &INCH OVERLAP AN05E01/00L0
FASTENED AT BOM ENDS TO THE POST
2. POSTS SICALL BE SPACED A MAXIMUM CF C FEET APART ARO DRIVEN
SECURELY INTO THE SROINO (MINIMUM CF 3014014055
3. A TRENCH SMALL BE EXCAVATED APPROAIAUTELY B INCHES NICEANO 12
INCHES DEEP ALONG 311E LINE OF POSTS. AND UPSLOPE FROM ME BARRIER.
S. 04.4014 STANDARD STRENGTH FILTER FABRIC is USED, A NIRS MESH
SUPPORT FENCE SMALL BE FASTENED SECURELY 70150 UPSLOPE SIDE
OF THE POSTS USING NEAVIOUTY NSRE STARER AT LEAST 1INCR
Lm0NG.110 MINES OR 400 MNGS. TME V000 SHALL 002E40 Niro THE
• INCHES ABOVE IDE ORIGML 0000X3 suRFACE. ExTENO MgIE THAN 3e
5. ME 5TANOARO s1RENGIH DLTER FAOwc SHALL BE STAPLE°OR PARED
TO ME FENCE ANS. 20 INCHES OF FABRIC SHALL BE EXTENDED
1NTO THE TRENCH. THE FABRIC SHALL NOT EA1END MORE THAN 35
u0HE5 ABOVE THE ORIGINAL GROUND SURFACE. FRIER FABRICSHALL
IRT BE STAPLED TO INE EXISTING TREES.
B. WHEN ElTMSTBENGTN FILTER FABRIC AND CLOSER ROSTSPACIHG IS
USED. ME *100 MESH SUPPORT FENCE MAP BE ELIMINATED, I0 SUCH
A CASE, THE FILTER FABRIC 15 STAPLED OR WIRED DIRECTLY TO THE
P05TSVATH ALL OTHER PROVISIONS OR ABOVE NOTES APPLYING.
7 FILTER FABRIC FENCES S0*LL NOT BE REM05E0 BEFORE THE UPSLOPE
ARCA FNS SEEN PERMANENTLY STABILIZED.
5 FILTER FABRIC FENCES SHALL BE INSPECTED IMMEDIATELY AFTER EACH
RAINFALL AND AT LEAST DAILY WMNO PROLONGED RAINFALL. ANY
REQUIRED REPAIRS SHALL BE MADE IMMEDIATELY.
GENERAL EROSION CONTROL NOTE01
1. EROSION CONTROL MEA50005 SHALL BE IN PLACE PRIOR TO THE
BEGINNING OF CONSINUCMW THE PROJECT ENOINEEP AND THE COUNTY
SHALL INSPECT500 APPROVE ME INSTALLATION OF
0003504 00070CL MEASURES PRIOR TO BEGINNINGCONSTRUCTOR
2 g3
EB05ICONTROL MEASURES ARE 307 LIMITED TOME ITEMS
ONTH15 PLAN THE CONTRACTOR IS 000POH500LE FOR THE
INSTALLATION AND MAINTAINANCE OF ALL EROSION CONTROL MEASURES.
NO SILTATION OF EXISTING OR PROPOSED DRAINAGE 050110TE5
SHALL SE ALLOWED. CARE SHALL BE TAKEN TO PREVENT MIGRATION
OF SILTS TO OFF SITE PBOPE0TE5.
3. THE CONTRACTOR SHALL MANE DAILY SURVEILLANCE OF ALL EROSION
CONTROL MEASURES ANO NAME ANY NECESSARY REPAIRS 0R 000110105
TO THE EROSION CONTROL 400500E5, THE COMPACTOR SHALL PROVIDE
ADDITIONAL EN0510N CONTROL MEASURES AS DETERMINED NECESSARY
BY THE COUNTY INSPECTOR MOOR THE PROJECT ENGINEER. FAILURE
To COMPLY W100 ALL LOCAL ANO STATE EROSION CONTROL
REOLIIREMENTS MAY RESULT IN am PENALTIES BEING LEVIED
AGAINST THE CONTRACTOR ARDOR PROJECT 0N5E0.
A. 050100 THE WET 5EA50N }NOVEMBER TO MARCH}ALL 0511100E0 SOILS
u BE STABILISED NITHIN M HOURS. AFTER STOP OF WORK EROSION
C001001. MEASURES SHALL INC VCE, BUT NOT BE LIMBED TO,
COVERINGTHE EFFECTEDAREA INCLUDING 5091 PILESYAW
!PLASTIC SHEETING STRAW MATTING, JUTE MAm03, STRAW 01100,
OR WOOD CH/PS. SEEDING OF 145E DISTURBED AREAS SHALL TAKE
RACE AS WEATHER PEWITS.
5. ALL 5EECEO OR SODDEDAREAS SHALL BE CHECKED RED0L0010
TO MAKE SU00 VEGETATIVE COVERAGE 13 CCMLETE. AREAS SHALL 0E
REPAIRED. RESEEDED. A020E01110E0 AS REQUIRED
TBACWNG OF SOIL OFFSNE NALL NOT BE ALLOWED. IF ANY 501115
10505000470 A COUNTY 3110571. IT SHALL GE RE310000 BY THE ENO
OF THAT 0005100 DAY. ANY FURTHER TRACKING MUD PALL THEN
BE PREVENTED 051 BV.EEPING OR WASHING OF THE VEHICLES 100E5
BEFORE DROPHO ON A COUNTY STREET
7 NO NOBS THAN 500 LF OF IAENCH ON A DOWNSLOPE OF MORE THAN 5
PERCENT SHALL BE OPENED AT ONE TME.
B. EXCAVATED MATERIAL SHALL BE PLACED ON THE UPHILL SIDE OF TRENCHE5.
O FF SDEERSELYA5FFE HLw+uc STREAMS. wuNALE Foul -Ems on
H^LL
10 ALL SO4/01 IHLETB RECEIVING RUNOFF FROM THE PROJECT DURING
CONSTRUCTION SHALL BE PROTECTED BO THAT 000MEML.DEN WATEO
HALL BE FILTERED BEFORE ENTERING 1100 CONVEYANCE SYSTEM.
01 ALL Of FR1TE CATCH BASINS IMMEEDWELY ADJACENT TO THE 511E
114411 BE PROTECTED 00001 5I1740100.
17 ALL DIB1100E0 AREAS SHALL BE BEEBED OR SODDED 114044 COMPLETION
OF 4005 THE CONTRACTOR SHALL BE RESPONSIBLE TO ENSURE THAT
▪ MPLETE COVEMOE OF THE 081110000 AREAS 15 P00000000 TMT
0NW.M 00 THE VEGETA1701413 ESTABLISHED.
13. 04,7014 N5 SHALL TRAP SEDIMENT OR FILTER FABRIC MUST BE
PLACED UNDER GRATE LWTBVECE7ATCN15557511110400.
Testing
Laboratory.?
Geotechnical Services
QA/QC Services
Testing Services
10011 Blomberg S1. SW
Olympia, WA 98512
Phone: (360) 754-4612
Fax: (360) 754-4848
Date: 09/14/2005
Designed by: LL
Drawn by: LL
Checked by: LL
Dwg#: 09-14-05-072
PROJECT NAME:
RECKNAGEL SITE
441 N. POTLATCH DRIVE N.
HOODSPORT, WASHINGTON
PARCEL 423075000011
Revisions:
SCALE: 1 Inch = 30 foot
FIGURE 2
SITE PLAN
TIGHTLINE ANCHORED WITH TWO,
3 FOOT REBAR LENGTHS OR BOLTS.
FLARE END SECTION
MINIMUM 4 FEET
LEVEL SECTION
QUARRY SPALL
OR ENERGY
DISPERSION DEVICE
GEOTEXTILE FABRIC
tecIiliicaI Testing Labor;Ilfoi;y
sie.,cechniml Services moll enu,rono s. SW
QA/QC Service h. ' S, WA 98512
Services
(20 )154 4 ce
9.aw {390 15 +
Not to scale
1/2 INCH MINIMUM DIAMETER STEEL ROD
(STRAP) CLAMPED SECURELY TO PIPE
CORRUGATED TIGHTLINE 4 INCH
MINIMUM, 6 INCH SUGGESTED
444- 4444 4444
.*glA IS lit
4444 44444 44K%
*V 44444 4444.
AV flWA Wt./
GRASS -LINED SWALE SHOULD BE A
MINIMUM ONE FOOT WIDE AT THE
BOTTOM AND ONE FOOT DEEP WITH
A MAXIMUM SLOPE OF 5 PERCENT.
FIGURE 3
DRAINAGE DETAILS
MASON COUNTY
DEPARTMENT OF COMMUNITY DEVELOPMENT
Planning Division
P 0 Box 279, Shelton, WA 98584
(360)427-9670
Site Inspection
August 24, 2005
KEN RECKNAGEL
3909 LARCHMONTE AVE NE
TACOMA WA 98422
Case No.: SPI2005-00239
Parcel No.: 423075000011
Project Description: Feasibility / Construct SFR
Dear Applicant:
Pursuant to your application, a site pre -inspection (SPI) was performed on your property. Below
you will find comments made regarding the proposed development and its critical values.
In some cases, setbacks for development from shorelines, steep slopes, streams, and wetlands
must be included in your specific proposal; these setbacks are included as part of the comments
listed below.
This information is based on County and State regulations as they exist to date. These
regulations may change and may affect the requirements for development of the subject property.
Please contact me at (360) 427-9670, ext. 295 if you have questions.
Sincerely,
lairyvyt, atiLL
Tammi Clark
Land Use Planner
Mason County Planning Department
/71
8/24/2005 Page 1 of 4 SP12005-00239
8/24/2005
Site Inspection
Case No.: SPI2005-00239
Comments: Pre -inspection for Ken & Michelle Recknagel on August 19, 2005:
The purpose of this inspection was to determine applicability of
county planning regulations to the site. The subject parcel is
somewhat rectangular in shape measuring 258' along the north
property line (west to east), 95' along the east property line (north
to south), 168' along the south property line (east to west), and 54'
along the west property line (south to north). Lake Cushman
borders the west property line and Potlatch Drive cul-de-sac
borders the east. There is an existing septic tank and drainfield
located toward the eastern property line. There is an existing rock
bulkhead along Lake Cushman that runs approximately the length
of the parcel. There is a cleared area near the bulkhead, then a
steep slope (greater than 40%) that rises to a level area with a
gradual slope upwards toward Potlatch Drive where the residence
is proposed. There is a large rock in this area that will need to be
shaved or removed in order to construct. The property to the north
is National Forest and the property to the south has a
single-family residence that was measured to be 44' from the
ordinary high water mark of Lake Cushman.
ZONING: The parcel is located in an area zone as Rural
Residential 5 (RR -5). Standard building setbacks for this
designation are a 25 foot front yard setback (measured from the
road right-of-way), and 20 foot side and rear yard setback (lot line
setbacks). Exception to the side yard standard is allowed on a
parcel with a lot width up to 100 feet at the building site; the
required side yard setback for a residential dwelling and
accessory structures shall be equal to 10 percent of the lot width
but in no case shall be less than 5 feet from the property line.
These setbacks are measured from structures above grade such
as roof overhangs (roof gutters), and other structures /
appurtenances, including balconies, decks, heat pumps, etc. It is
possible to reduce the front and rear setbacks to 10 feet and the
sides to 5 feet through an administrative variance at the time of
building permit review.
SHORELINES: The shoreline designation of the area is Urban.
Lake Cushman is subject to the regulations of both the Mason
County Shoreline Master Program (SMP) and the Mason County
Resource Ordinance (MCRO). Given the high degree of curvature
on the shoreline, the buffer from the lake shoreline is determined
by the average of the set back from OHWM of the existing
residence to the south (44 feet) and the 100 foot setback for the
property to the north without a residence, making the setback 72
feet. See enclosed MCRO 17.01.110 Fish and Wildlife Habitat
Conservation Areas section (D)(2)(a)(4). The first 15 feet
8/24/2005 Page 2 of 4 SPI2005-00239
Site Inspection
8/24/2005 Case No. SPI2005-00239
waterward from this setback can be used for lawn, landscaping,
etc., with the balance of the shoreline buffer to remain
undisturbed in native vegetation.
A retaining wall was discussed at the site visit. It appears this
proposal would be within the shoreline buffer and therefore
regulated under both the Mason County Resource Ordinance
(MCRO) and the Shoreline Master Program (SMP). Per MCRO
17.01.110 (F)(2) landscape walls no more than 2 feet in height
are permitted in the buffer without a Mason Environmental Permit
(MEP). Per MCRO 17.01.110 (G)(1)(c)(2), appurtenant structures
not needing building permits, associated with residential
development and located in the shoreline buffer may be permitted
with a Mason Environmental Permit and a Habitat Management
Plan (HMP). The requirements for a HMP are outlined in Section
J. A Mason Environmental Permit application and a list of wetland
consultants is enclosed for your convenience. Any other new
residential construction or major new development in the buffer is
not permitted unless approved through a variance. This process
would involve a Resource Ordinance Variance Application
($1225), a Habitat Management Plan (County review fee $360),
and a public hearing and decision by a Hearings Examiner ($490).
Application is no guarantee of approval. An application is
enclosed for your convenience.
SLOPES: Due to slopes in excess of 40% adjacent to, or within
300 feet of the proposed project site, a Geotechnical Report is
needed to address slope stability and the other requirements of
the enclosed Landslide Hazard Areas Chapter 17.01.100 section
E. 5. The report must state that the hazards of the landslide area
can be overcome in such a manner as to prevent harm to property
and public health and safety, and must also assure the project will
cause no significant environmental impact. See Mason County
Code 17.01.100, E7.
Per Section E2, the Director may waive the requirement for the
Geotechnical Report for Category c and d sites upon a written
finding in the Geological Assessment that the potential for
landslide activity is low and that the proposed development would
not cause significant adverse impacts, or that there is adequate
geological information available on the area proposed for
development to determine the impacts of the proposed
development and appropriate mitigating measures.
If any additional grading / excavation is proposed in or near slopes
a grading plan will be needed to show any proposed topographical
changes, cuts, retaining walls etc. Any work done regarding the
8/24/2005 Page 3 of 4 SP12005.00239
8/24/2005
Site Inspection
Case No.: SPI2005-00239
shaving or removal of the rock near the building site and/or the
retaining/landscape walls should be addressed in the
geotechnical report.
Please review your Geotechnical report prior to submission to
ensure that it contains the information required in section E. 5. of
the enclosed ordinance. Missing information can result in delays
in the review process.
STREAMS: No streams were identified on site.
WETLANDS: There were no jurisdictional wetlands present.
GENERAL PROCESS: Future site development including a site
plan, showing all setbacks from property lines, slopes, streams,
wetlands, and other improvements, will be needed for building
permit application submittal.
Specific standards for future development contained in County
Codes may be found at the County website address
http://www.co.mason.wa.us. If you have any questions please
feel free to call. Thank you.
8/24/2005 Page 4 of 4 SPI2005-00239
PLEASE PRINT
MASON COUNTY
PLANNING DEPT. PRE -INSPECTION APPLICATION
$205.00 Fee Required
Owner: Ve'R\ 'rho., ,,;At ! I Applicant:
Site Address:if'fI J Pc TLA Lili,iOa- 1L4 00'0 -a ApplicantAddress:
Owner Address: ' ` e s rC L1/4111 ti, a--t^t t. JE tJE . City:
City:17)4 3 St L -L Zip p „? a--:). k.. Phone: ( ) day
Phone:( ) ) 9i i t si day Phone: ( )
Parcel No. g y 4;3"7 - :s(; - Cst~,t; ti
Parcel No. Email Address:
St
Zip
evening
Legal Description: LAW C fkt v tmy Planner:
9
3. Purpose of Pre -Inspection :
SMP Comp. Plan Type of Use
Water Body
i°
LAce--terCbA
4. Use of Building:
5. Do any of the following exist on or adjacent to property?: slope ( ) saltwater ( ) lake ( ) river (
pond ( ) wetland ( ) seasonal runoff ( ) other ( ) stream ( ) seasonal creek (
Directions to Site:
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If the information is incomplete, then Mason County must disclaim any errors resulting from deficiencies in the original
application. Pre -inspection reports remain valid only until development changes occur in the vicinity which affect the lot
evaluated in this inspection, or the laws regulating development of the site change after the time of inspection.
If you would like to be on site during inspection, please check here:
Return application to:
Department of Community Developmen
P.O. Box 279
Shelton, WA 98584
(360) 427-9670
Planning Division
Please include a $205.00 check or money order payable to Mason County Treasurer
When completed, this form becomes part of the parcel file.
FOR OFFICE USE ONLY: Accepted by: Date:
MORE ON BACK SIDE
Please illustrate below the proposed building site in relation to water and property lines:
Departmental Review
(For Office Use Only)
Plannin /Department Findings:
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MASON COUNTY PUBLIC WORKS WORK ORDER
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Permit #:
Date:
Requested by:
Authorized by:
Type of Work:
Public Works
employee in charge:
CHARGE TO:
Name:
Billing Address:
Phone:
Sri
RECEIVED
JUL 2 8 2006
NCOIINTYPIERIPCINORK
R
99C
WORK PERFORMED:
Employee:
Date:
Hours:
Hourly Rate:
Total:
4 4 -
ACCOUNTS RECEIVABLE INFO:
Billed Date:
Invoice #:
Amount Billed:
Receipt #
Date:
Amount Paid:
MASON COUNTY
PUBLIC WORKS DIRECTOR/COUNTY ROAD ENGINEER
Shelton, Washington 98584
DATE: Auqust 31, 2006
INTER -DEPARTMENTAL COMMUNICATIONS
TO: Tammi Clark PARCEL # 42307-50-00011
FROM: John Sliva, Programs Enqineer-PW BUILDING PERMIT NUMBER: BLD2006-01292
SUBJECT: Geo -Tech Report Review NAME: Recknagel Ken & Michele
Tammi,
The Geotechnical Report and addendum prepared for the proposed new garage located at 441
North Potlatch Drive North near Hoodsport has been received and reviewed by Public Works. The
addendum dated 8/28/2006 states that no discernable changes have occurred since the original
site reconnaissance.
The site slopes toward the southwest from the proposed garage. The steepest slope on the site is
in excess of 90 per cent. Slope stability was modeled in both static and dynamic conditions. The
author recommends a building setback of 20 feet from the crest of the western slope. Drawings
indicate the garage will be well back from the setback requirements. The author indicates that if
their recommendations are followed, they do not anticipate any on site or off site impact from the
construction.
Drainage, erosion control, earthwork, vegetation management, and structural recommendations are
addressed by the author and should be followed.
Adequate erosion and sediment control features need to be implemented during land disturbing
activities to protect neighboring properties and State waters from adverse stormwater runoff
impacts. The migration or release of silty water or mud from the applicant's property will be
considered a violation of County and State water quality protection regulations.
The report appears to satisfactorily address County requirements for stability investigation and
Geotechnical Reporting. Recommendations contained in the report should be incorporated into
the site development plans and made conditions for permit issuance.
Please feel free to contact me at 724 if you have any questions regarding these comments, or if
you feel any features need further discussion or attention.
Sincerely,
John Stivk
o
Programs Engineer
TO:
MASON COUNTY
PUBLIC WORKS DIRECTOR/COUNTY ROAD ENGINEER
Shelton, Washington 98584
Tammi Clark
DATE: August 31, 2006
INTER -DEPARTMENTAL COMMUNICATIONS
PARCEL # 42307-50-00011
FROM: John Sliva, Programs Engineer -PW BUILDING PERMIT NUMBER: BLD2006-01295
SUBJECT: Geo -Tech Report Review NAME: Recknagel Ken & Michele
Tammi,
The Geotechnical Report and addendum prepared for the proposed new residence located at 441
North Potlatch Drive North near Hoodsport has been received and reviewed by Public Works. The
addendum dated 8/28/2006 states that no discernable changes have occurred since the original
site reconnaissance.
The site slopes toward the southwest from the proposed garage. The steepest slope on the site is
in excess of 90 per cent. Slope stability was modeled in both static and dynamic conditions. The
author recommends a building setback of 20 feet from the crest of the western slope. The author
indicates that if their recommendations are followed, they do not anticipate any on site or off site
impact from the construction.
Drainage, erosion control, earthwork, vegetation management, and structural recommendations are
addressed by the author and should be followed.
Adequate erosion and sediment control features need to be implemented during land disturbing
activities to protect neighboring properties and State waters from adverse stormwater runoff
impacts. The migration or release of silty water or mud from the applicant's property will be
considered a violation of County and State water quality protection regulations.
The report appears to satisfactorily address County requirements for stability investigation and
Geotechnical Reporting. Recommendations contained in the report should be incorporated into
the site development plans and made conditions for permit issuance.
Please feel free to contact me at 724 if you have any questions regarding these comments, or if
you feel any features need further discussion or attention.
Sincerely,
John Sliva
Programs Engineer
GEOTEC NICAL TESTINGABC A l
KEN & MICHELE RECKNAGEL
3909 LARCHMONT AVENUE NE
TACOMA, WA 98422
08/28/2006
RE: GEOTECHNICAL REPORT ADDENDUM LETTER
441 NORTH POTLATCH DRIVE NORTH.
HOODSPORT, WA 98548
PARCEL 423075000011
N47°29.660' W123°15.154'
As requested by John Sliva at the Mason County Department of Public Works,. we have conducted an additional
site reconnaissance for the above referenced project. The original Geotechnical Report investigation was
performed on September 1, 2005. No discernable changes have occurred since the original site reconnaissance.
We conclude that the site is still suitable for the proposed project.
Often, because of design and construction details that occur on a project, questions arise concerning soil
conditions. We would be pleased to continue our role as geotechnical consultants during the project
implementation. We appreciate this opportunity to be of service to you and we look forward to working with
you in the future. If you have any questions concerning the above items, the procedures used, or if we can be of
any further assistance please call us at the phone number listed below.
HAROLD PARKS
"1-31-0'
Cc: John Sliva, Mason County
Respectfully Submitted,
GEOTECHNICAL TESTING LABORATORY
•
Harold Parks, L.E.G., L.G.
Senior Engineering Geologist
10011 Blomberg Street SW, Olympia, WA 98512
Phone #: (360) 754-4612 Fax #: (360) 754-4848
Geotechnical Report
441 North Potlatch Drive North
Hoodsport, WA
Prepared for:
Ken & Michele Recknagel
Tacoma, WA
by
Geotechnical Testing Laboratory
Olympia, Washington
September 20, 2005
Geotechnical Report
441 North Potlatch Drive North
Hoodsport, WA
Prepared for:
Ken & Michele Recknagel
Tacoma, WA
by
Geotechnical Testing Laboratory
Olympia, Washington
September 20, 2005
GEOTECHNICAL TESTING LABORATORY
KEN & MICHELE RECKNAGEL
3909 LARCHMONT AVENUE NE
TACOMA, WA 98422
RE: GEOTECHNICAL REPORT
441 NORTH POTLATCH DRIVE NORTH
HOODSPORT, WA 98548
PARCEL 423075000011
N47°29.660' W123°15.154'
INTRODUCTION
This report summarizes the results of our geotechnical consulting services for the proposed single-family
residence and garage. The site is located along the northeast shore of Lake Cushman, approximately 8 miles
northwest of Hoodsport, Washington. The location of the site is shown relative to the surrounding area on the
Vicinity Map, Figure 1.
•
Our understanding of the project is based on our discussions with you and our explorations and review of the site.
We understand that the lot is to be developed with a single-family residence, garage, and septic drainfield. A
conventional foundation is proposed. The site is accessed from North Potlatch Drive. In general, grading will
consist of the excavation of the foundation, footings, and a basalt outcrop west of the proposed building location.
The approximate layout of the site is shown on the Site Plan, Figure 2.
The site slopes predominately toward the southwest from the proposed building location. The steepest slope
measured onsite was in excess of 90 percent. Therefore, Mason County requires that a geotechnical report be
prepared in accordance with the Critical Areas Ordinance.
The purpose of our services is to evaluate the surface and subsurface conditions at the site as a basis for providing
geotechnical recommendations and design criteria for the project and to satisfy the requirements of the Mason
County Critical Areas Ordinance. Geotechnical Testing Laboratory is therefore providing geologic and
hydrogeologic services for the project. Specifically, our scope of services for this project will include the
following:
10011 Blomberg Street SW, Olympia, WA 98512
Phone #: (360) 754-4612 Fax #: (360) 754-4848
1
GEOTECHNICAL TESTING LABORATORY
1. Review the available geologic, hydrogeologic, and geotechnical data for the site area.
2. Conduct a geologic reconnaissance of the site area and surrounding vicinity.
3. Investigate shallow subsurface conditions at the site by observing the exposed soil and reviewing
published well logs.
4. Evaluate the landslide and erosion hazards at the site per the Mason County Critical Areas Ordinance
regulations.
5. Provide geotechnical recommendations for site grading including site preparation, subgrade preparation,
fill placement criteria (including hillside grading), temporary and permanent cut and fill slopes, drainage
and erosion control measures.
SURFACE CONDITIONS
SITE CONDITIONS
The site is located in an area of moderate residential development in the Olympic foothills on the northeastern
side of Lake Cushman. The site has mostly western exposure. We conducted a reconnaissance of the site area on
September 1, 2005. Site elevations range from approximately 724 to over 770 feet.
The proposed building location has vegetation common to the Northwest. The vegetation includes fir, alder,
cedar, hemlock, maple, and madrone trees as well as sword fern, Oregon grape, wild rose, salal, rhododendron,
and grasses.
At the time of the site visit, we observed no evidence of active surface erosion at the potential building location.
No evidence of deep-seated slope instability was observed. Sloughing and sliding was not observed onsite.
Surface water flow was not observed onsite. The general topography of the site area indicates that drainage flows
toward the west from the potential building location.
10011 Blomberg Street SW, Olympia, WA 98512
Phone #: (360) 754-4612 Fax #: (360) 754-4848
2
GEOTECi-INICAL TESTING LABORATORY
SITE GEOLOGY
The site is generally situated within the Puget Sound glacial upland. The existing topography, as well as the
surficial and shallow subsurface soils in the area, are the result of the most recent Vashon stade (stage) of the
Fraser glaciation that occurred between about 8,000 and 11,000 years ago, and weathering and erosion that has
occurred since. A description of the surficial soils is included in the "Site Soils" section of this report. In general,
the soils are composed of basaltic rock detritus.
SITE SOILS
The Geologic Map of Washington — Northwest Quadrant (2002) has mapped the site geology as Eocene volcanic
deposits (Eve). The report reads:
Lower -middle Eocene Crescent Formation– Tholeiitic basaltflows, basaltic flow breccia, filled
tubes, and volcaniclastic conglomerate; gabbro dikes and sills; locally contains thin interbeds of
basaltic tuff, chert, red argi/lite, limestone, and siltstone; rare andesite, dacite, and rhyolite;
marine, pillow -dominated lower part grades into flow -dominated, partially non -marine near top
with local columnar jointing; altered to palagonite; chlorite, zeolite, or epidote. Consists of part
of the Crescent Formation.
The Geologic Map of the Shelton 1:100,000 Quadrangle, Washington, by Logan (2003) describes the site as
Tertiary igneous Rock (Ev„). The Tertiary Igneous Rock (EvcP) is described as:
Crescent Formation basalt; pillow dominated (lower to middle Eocene)—Submarine,
plagioclase -pyroxene basalt with local diabase and gabbro; pervasive zeolite and chlorite
alteration in the matrix; commonly amygdaloida/ with zeolite and (or) chlorite amygdules; dark
gray with greenish tint, brown where weathered, reddish and variegated along altered contact
zones; comains flows, pillow basalt, and breccias; refilled lava tubes common in breccias;
columnar joint orientation is commonly highly variable; highly vesiculated and (or) pillowed
units are commonly highly altered and contain abundant clay minerals, whereas thick units with
strong columnar joint formation tend to be less altered; commonly sheared and faulted; contains
rare interbeds of laminar basaltic siltstone or fine sandstone with foraminiferal faunas referable
to the Ulatisian Stage (Rau, 1981).
10011 Blomberg Street SW, Olympia, WA 98512
Phone #: (360) 754-4612 Fax #: (360) 754-4848
3
GEOTECHNICAL TESTING LABORATORY
SUBSURFACE EXPLORATIONS
Subsurface conditions at the site were evaluated by observing the exposed building site soils as well as reviewing
available well logs. In a nearby well, groundwater is deep and at the approximate depth of Lake Cushman. Depth
to competent soil is approximately 12 inches throughout the potential building location.
SUBSURFACE CONDITIONS
In general, undisturbed dense gravelly sandy loam was observed between basalt outcrops. Weathered and
unaltered basalt outcrops were observed throughout the site. Groundwater was not observed or encountered.
Groundwater seepage was not observed onsite. Based on the site topography and the nature of the near surface
soil, seasonally perched groundwater conditions are not expected at the proposed building location during periods
of extended wet weather.
SLOPE STABILITY
Slopes in excess of 90 percent were observed onsite. Since slopes of 40 percent or greater with 10 feet or more of
vertical relief occur on portions of the site, Mason County requires that a geologic hazards report be completed
according to the Critical Areas Ordinance.
The near -surface soils are in a dense to very dense condition except at the ground surface. The surficial soils are
generally in a medium dense condition.
Mai
10011 Blomberg Street SW, Olympia, WA 98512
Phone #: (360) 754-4612 Fax #: (360) 754-4848
4
GEOTECHNICAL TESTING LABORATORY
In general, the undisturbed native soils of the site consist of a mixture of variable amounts of sand, silt, and gravel.
These soil materials are in a dense condition except where they have been disturbed by weathering activity. The
basalt rock is generally stable relative to deep-seated failure. No evidence of deep-seated landslide activity was
observed onsite at the time of our investigation.
Weathering, erosion, and the resultant sloughing and shallow landsliding are natural processes that can affect
steep slope areas. Instability of this nature is typically confined to the upper weathered or disturbed zone, which
has been disturbed and has a lower strength. Raveling, sloughing, and sliding were not observed along the sloping
portions of the site.
Significant weathering typically occurs in the upper 2 to 3 feet and is the result of oxidation, root penetration,
wet/dry cycles, and freeze/thaw cycles. Erosion in steep slope areas such as this can be reduced by encouraging
vegetation and discouraging runoff from the steep slopes. Erosion control recommendations for the sloping areas
are provided in the "Erosion Control" section of this report.
GENERAL
CONCLUSIONS AND RECOMMENDATIONS
Based on the results of our site reconnaissance, subsurface observations, and our experience in the area, it is our
opinion that the site is suitable for the proposed project. The slope is stable relative to deep-seated instability and
will not be affected by the proposed project. The proposed project will not undermine adjacent slopes. Proper
drainage control measures will reduce or eliminate the potential for erosion in this area and improve slope
stability. The hazards of the landslide area can be overcome in such a manner as to prevent harm to property and
public health and safety, and the project will cause no significant environmental impact.
In general, the soils observed at the site maybe suitable for use as structural fill material Saturated soil
conditions are not associated with these soils during or following extended periods of rainfall. However, to
reduce grading time and construction costs, we recommend that earthwork be undertaken during favorable
weather conditions.
Conventional construction equipment may be utilized for work at the site. Conventional spread footings may be
utilized at the site for support of the structure. We do recommend that roof and footing drains be installed for the
structure with conventional spread footings. A vapor barrier is recommended for all slab -on -grades.
Pertinent conclusions and geotechnical recommendations regarding the design and construction of the proposed
single-family residence are presented below.
10011 Blomberg Street SW, Olympia, WA 98512
Phone #: (360) 754-4612 Fax #: (360) 754-4848
5
GEOTECHNICAL TESTING LABORATORY
LANDSLIDE — EROSION HAZARD AREAS
CLASSIFICATION
The Mason County Critical Areas Ordinance (17.01.100) defines a landslide hazard area as one containing slopes
equal to or greater than 40 percent with more than a 10 -foot vertical relief. The western slope is in excess of 90
percent and the vertical relief is in excess of 10 feet. Based on this, this site does meet the technical criteria of a
landslide hazard.
The Mason County Critical Areas Ordinance (17.01.104) defines an erosion hazard area as:
Areas in Mason County underlain by soils which are subject to severe erosion when disturbed.
Such soils include, but are not limited to, those for which potential for erosion is identified in the
Soil Survey of Mason County, USDA Soil Conservation Service, 1960, or any subsequent
revisions or additions to this source. These soils include, but are not limited to, any occurrence of
River Wash ("Ra') or Coastal Beaches ("Cg') and the following when they occur on slopes 15%
or steeper:
a. Alderwood gravelly sandy loam ("Ac" and "Ad')
b. Cloquallum silt loam ("Cd")
c. Harstine gravelly sandy loam ("Hb')
d. Kitsap silt loan ("Ke")
The soils at the site are not mapped by Soil Survey of Mason County, USDA Soil Conservation Service (1960).
Grove gravelly sandy loam is mapped 'A mile to the east. Most likely, this site does not meet the technical criteria
of an erosion hazard area.
SLOPE STABILITY
The Relative Slope Stability of the Southern Hood Canal Area, Washington, (1977) describes the site area as Class
2. Class 2 is described as:
Areas believed to be stable ander normal conditions, but may become unstable if disturbed by
man's activities, if slope is oversteepened by erosion, or if subjected to strong seismic shaking.
Slopes generally sleeper than 15 percent, bin may he less in some areas of weak geologic
materials. Includes areas underlain by: well -drained sand and gravel, mostly on valley sides
that lack known slope failures; glacial till with steep slopes; and bedrock.
10011 Blomberg Street SW, Olympia, WA 98512
Phone 4: (360) 754 4612 Fax 4: (360) 754-4848
6
GEOTECHNICAL TESTING LABORATORY
Based on our field observations, explorations and our experience with the soil types encountered on the property,
we conclude that although portions of the slopes on the lot exceed 90 percent, the proposed building location is
generally stable relative to deep-seated failure in its present configuration.
Excavation and backfilling will occur based on appropriate engineering and earthwork recommendations found in
the following "Earthwork" section. Grading in the building portion of the site should be conducted in accordance
with geotechnical recommendations provided herein.
As previously discussed, weathering, erosion, and the resultant surficial sloughing and landsliding arc natural
processes that affect slope areas. Significant weathering typically occurs in the upper 2 to 3 feet and is the result
of oxidation, root penetration, wet/dry cycles and freeze/thaw cycles. Over excavation may be necessary to ensure
the removal of deleterious material:
These processes can be managed and the risk reduced through proper construction of the residence. Erosion
control recommendations in the slope and buffer areas are provided in the "Building Setback" and "Erosion
Control" sections of this report.
BUILDING SETBACK
A building setback from landslide hazard areas is required unless evaluated and reduced by an engineering
geologist or a licensed professional engineer. Based on our geotechnical evaluation of the site and our experience
in the area, a building setback will be needed for this lot. The building setback may be measured from the bottom
of the footing to the face of the steep slope in accordance with the International Building Code (1805.3.1). The
following figure represents a shear angle for the gravelly sandy loam. Shear angle and cohesion are variables used
to model the site.
Peak Shear Stress vs. Normal Stress
Peak Shear Stress (ps
Cohesion = 300 psf
35°
500 1001) 1500 2000 2500 3000
Normal Stress (psf
+ 1)4 Ion
--IS— 1/2 Ion
Iton
10011 Blomberg Street SW, Olympia, WA 98512
Phone #: (360) 754-4612 Fax #: (360) 754-4848
GEOTECHNICAL TESTING LABORATORY
Slope stability was modeled using the GEO-SLOPE/W program (version 5.20) in both static and extreme dynamic
conditions (ca = 0.3). Factors of safety were determined using Bishop's, Janbu, and the Morgenstern -Price
methods. The site was modeled using a monolithic soil layer of gravelly sandy loam instead of solid basalt rock.
The material was determined to have a unit
weight of 138 pcf, cohesion of 300 psf, and a
shear angle 0) of 35°. Under static conditions,
the slopes remained stable to deep-seated and
shallow failure. Under dynamic loading, the
3,328 computations demonstrated that the slope
is not susceptible to surficial raveling and large
deep-seated failure. The following figure
illustrates the moment factor of safety for slope
"A" under the existing conditions. The figure is
the solution of greatest concern and exhibits the
need for a building setback of 20 feet from the
crest of the western slope. All foundation
elements shall be constructed on native material
or engineered f 11 material.
Setback
Recknagel Site -- Slope A
Analysis Method: Morgenstern -Price
Direction of Slip Movement: Left to Right
P.W.P. Option: Piezometric lines with Ru.r°r7 •.
Seismic Coefficient: Horizontal and Vertical'
770
760
750
D 740
ea 730
N 720
LU
710
700
I
I'S L'
II'
Gravelly Sandy Loam
Unit Weight: 138
Cohesion: 300
Phi: 35
0 10 20 30 40 50 60 70 80 90 100 110 120 130 140 150 160
Distance (ft)
10011 Blomberg Street SW, Olympia, WA 98512
Phone #: (360) 754-4612 Fax #: (360) 754-4848
GEOTECHNICAL TESTING LABORATORY
As previously discussed, weathering, erosion and the resultant surficial sloughing and shallow landsliding are
natural processes that affect slope areas. Surficial raveling or sloughing was not observed onsite. To manage and
reduce the potential for these natural processes, we recommend the following:
1. No drainage of concentrated surface water or significant sheet flow onto the sloped areas.
2. No filling within the setback zone unless retained by retaining walls or constructed as an engineered fill.
3. Trees may be removed on sloped areas as long as the stumps remain.
SEISMIC — LIQUEFACTION HAZARD
According to the Seismic Zone Map of the United States contained in the 2003 International Building Code (IBC),
the project site is located where the maximum spectral response acceleration is 45 percent of gravity (g).
The Liquefaction Susceptibility Map of Mason County, Washington by Palmer, Magsino, Poelstra, Bilderback,
Folger, and Niggemann (September 2004) maps the site area as having a very low to low liquefaction potential.
The Site C/ass Map of Mason County, Washington by Palmer, Magsino, Bilderback, Poelstra, Folger, and
Niggemann (September 2004) maps the site area as site class C to D. Site class C is a very stiff soil or soft rock
and site class D is a stiff soil
Based on the subsurface conditions observed at the site, we interpret the site conditions to correspond to a seismic
Soil Profile Type D, for Stiff Soil, as defined by Table 1615.1.1 (IBC). This is based on the range of SPT
(Standard Penetration Test) blow counts and/or probing with a 1/4 -inch diameter steel probe rod. The shallow soil
conditions were assumed to be representative for the site conditions beyond the depths explored.
Based on our review of the subsurface conditions, we conclude that the site soils are only mildly susceptible to
liquefaction. The near -surface soils are generally in a dense condition and the static water table is located well
below the surface. Shaking of the already dense soil is not apt to produce a denser configuration and subsequently
excess pore water pressures are not likely to be produced.
EROSION CONTROL
It is our opinion that the potential erosion hazard of the site is not a limiting factor for the proposed development.
Removal of natural vegetation should be minimized and limited to the active construction areas. Yard
landscaping around the home is permissible, but understory growth on the slopes should be encouraged as much
as possible as a deterrent to erosion. Hazard trees located on steep slopes may be removed Only if the stumps
remain to deter erosion.
10011 Blomberg Street SW, Olympia, WA 98512
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GEOTECI-INICAL TESTING LABORATORY
Temporary and permanent erosion control measures should be implemented and maintained during construction
and/or as soon as practical thereafter to limit the additional influx of water to exposed areas and protect potential
receiving; waters.
Erosion control measures should include, but not be limited to, silt fences, berms, and swales with ground
cover/protection in exposed areas. A typical silt fence detail is included on Figure 2. Any re -contouring of the
site will create a need for erosion control measures as listed above.
SITE PREPARATION
EARTHWORK
All areas to be excavated should be cleared of deleterious matter including any existing structures, debris, duff,
and vegetation. Based on our observations, we estimate that stripping on the order of 6 to 14 inches will be
necessary to remove the root zone and surficial soils containing organics. Areas with deeper, unsuitable organics
should be expected in the vicinity of depressions or heavy vegetation. Stripping depths of up to 2 feet may occur
in these areas. These materials may be stockpiled and later used for erosion control and landscaping. Materials
that cannot be used for landscaping or erosion control should be removed from the project site.
Where placement of fill material is required, the exposed subgrade areas should be proof -rolled to a firm and
unyielding surface prior to placement of any fill. We recommend that trees be removed with the roots, unless
located on a slope. Excavations for tree stump removal in any building area should be backfilled with structural
fill, compacted to the density requirements described in the "Structural File" section of this report.
If structural fill is needed, we recommend that a member of our staff evaluate the exposed subgrade conditions
after removal of vegetation and topsoil stripping is completed.
Any soft, loose or otherwise unsuitable areas delineated during foundation preparation or probing should be
compacted, if practical, or over -excavated and replaced with structural fill, based on the recommendations of our
report.
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GEOTECHNICAL TESTING LABORATORY
STRUCTURAL FILL
All fill material should be placed as structural fill. The structural fill should be placed in horizontal lifts of
appropriate thickness to allow adequate and uniform compaction of each lift. Fill should be compacted to at least
90 percent of MDD (maximum dry density as determined in accordance with ASTM D-1557) to within 2 feet of
subgrade and 95 percent MDD in the upper 2 feet.
The appropriate lift thickness will depend on the fill characteristics and compaction equipment used. We
recommend that the appropriate lift thickness be evaluated by our field representative during construction.
The suitability of material for use as structural fill will depend on the gradation and moisture content of the soil.
As the amount of fines (material passing No. 200 sieve) increases, soil becomes increasingly sensitive to small
changes in moisture content and adequate compaction becomes more difficult to achieve. During wet weather, we
recommend the use of well -graded sand and gravel with less than 5 percent (by weight) passing the No. 200 sieve
based on that fraction passing the 3/4 -inch sieve.
If prolonged dry weather prevails during the earthwork and foundation installation phase of construction, a
somewhat higher (up to 10 percent) fines content will be acceptable.
Material placed for structural fill should be free of debris, organic matter, trash, and cobbles greater than 6 inches
in diameter. The moisture content of the fill material should be adjusted as necessary for proper compaction.
SUITABILITY OF ONSITE SOILS AS FILL
Onsite soils may be considered for use as structural fill. In general, the native soils (sand, loam, and minor gravel)
encountered on the site must have less than 10 percent fines (material passing the US No. 200 Sieve) to be
suitable for use as structural fill.
CUT AND FILL SLOPES
All job site safety issues and precautions are the responsibility of the contractor providing services and/or work.
The following cut/fill slope guidelines are provided for planning purposes.
Temporary cut slopes will likely be necessary during grading operations. As a general guide, temporary slopes of
1.5 to 1 (horizontal to vertical) or flatter may be used for temporary cuts in the upper 3 to 4 feet of the glacially
consolidated soils that are weathered to a loose/medium-dense condition. Temporary slopes of 1 tot or flan«
may be used in the unweathered dense to very dense sands and gravel
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GEOTECHNICAL TESTING LABORATORY
These guidelines assume that all surface loads are kept at a minimum distance of at least one half the depth of the
cut away from the top of the slope and that significant seepage is not present on the slope face. Flatter cut slopes
will be necessary where significant raveling or seepage occurs.
Surface drainage should be directed away from all slope faces. All slopes should be seeded as soon as practical to
facilitate the development of a protective vegetative cover or otherwise protected.
FOUNDATION SUPPORT
Where foundation elements are located near slopes between 5 and 30 percent, the footings should be located a
minimum of 2 times the footing width from the slope face (horizontally), and founded in medium dense or denser
native soils or properly prepared structural fill.
We recommend a minimum width for isolated and continuous wall footings to meet IBC 2003. Footings founded
as described above can be designed using an allowable soil bearing capacity of 2,000 psf (pounds per square foot)
for combined dead and long-term live loads in areas of medium dense to dense soils.
The weight of the footing and any overlying backfill may be neglected. The allowable bearing value may be
increased by one-third for transient loads such as those induced by seismic events or wind loads.
Lateral loads may be resisted by friction on the bases of footings and floor slabs and as passive pressure on the
sides of footings. We recommend that an allowable coefficient of friction of 0.40 be used to calculate friction
between the concrete and the underlying soil. Active pressure may be determined using an allowable equivalent
fluid density of 150 pcf (pounds per cubic foot).
We estimate that settlements of footings designed and constructed as recommended will be less than I inch, for
the anticipated load conditions, with differential settlements between comparably loaded footings of inch or
less.
Most of the settlements should occur essentially as loads are being applied. However, disturbance of the
foundation subgrade during construction could result in larger settlements than predicted.
FLOOR SLAB SUPPORT
Slabs -on -grade should be supported on medium dense or dense native soils or on structural fill prepared as
described in the "Structural Fill" section of this report. We recommend that floor slabs be directly underlain by a
minimum 6 -inch thickness of coarse sand and/or gravel containing less than 5 percent fines (by weight). The
drainage material should be placed and compacted to an unyielding condition.
A synthetic vapor barrier may be used for the control of moisture migration through the slab, particularly where
adhesives are used to anchor carpet or tile to the slab. A thin layer of sand may be placed over the vapor barrier
and immediately below the slab to protect the liner during steel and/or concrete placement. The lack of a vapor
barrier could result in wet spots on the slab, particularly in storage areas.
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GEOTECHNICAL TESTING LABORATORY
RETAINING WALLS
Retaining walls may be utilized on the sloping portion of the site to retain fill material. The lateral pressures
acting on the subgrade and retaining walls will depend upon the nature and density of the soil behind the wall. It
is also dependent upon the presence or absence of hydrostatic pressure. If the adjacent exterior wall space is
backfilled with clean granular, well -drained soil (washed rock), the design active pressure may be determined
using an active pressure coefficient equal to 0.25 (Ka = 0.25). This design value assumes a level backslope and
drained conditions as described below.
Retaining walls located on or near the toe of a slope that extends up behind the wall should be designed for a
lateral pressure, which includes the surcharge effects of the steep slope in proximity to the wall. Although not
expected at this site, the following data is provided for planning purposes.
For an irregular or composite slope, the equivalent slope angle may be determined by extending a line upward
from the toe of the wall at an angle of 1 to 1 (Horizontal to Vertical) to a point where the line intersects the ground
surface. The surcharge effects may be modeled by increasing the equivalent fluid pressure for flat ground by the
percentage given in the following table:
SLOPE INCLINATION: EQUIVALENT FLUID PRESSURE
Slope Angle Percent Increase Equivalent Fluid Pressure
Horizontal 0% 35 pcf
3H:1V 25% 44 pcf
21i:1 V 50% 53 pcf
I H: I V 75% 61 pcf
If the walls are greater than 4 feet in height, exclusive of the footing, additional design considerations should be
applied.
Positive drainage, which controls the development of hydrostatic pressure, can be accomplished by placing a zone
of coarse sand and gravel behind the walls. The granular drainage material should contain less than 5 percent
fines. The drainage zone should extend horizontally at least 18 inches from the back of the wall. The drainage
zone should also extend from the base of the wall to within I foot of the top of the wall. The drainage zone
should be compacted to approximately 90 percent of the MDD. Over -compaction should be avoided as this can
lead to excessive lateral pressures.
10011 Blomberg Street SW, Olympia, WA 98512
Phone #: (360) 754 4612 Fax #: (360) 754-4848
13
GEOTECHNICAL TESTING LABORATORY
A perforated PVC pipe with a minimum diameter of 4 inches should be placed in the drainage zone along the base
of the wall to direct accumulated water to an appropriate discharge location.
We recommend that a non -woven geotextile filter fabric be placed between the drainage material and the
remaining wall backfill to reduce silt migration into the drainage zone. The infiltration of silt into the drainage
zone, with tirne, can reduce the permeability of the granular material.
The filter fabric should be placed in such a way that it fully separates the drainage material and the backfill, and
should be extended over the top of the drainage zone.
Lateral loads may be resisted by friction on the bases of footings and as passive pressure on the sides of footings
and the buried portions of the wall. We recommend that an allowable coefficient of friction of 0.40 be used to
calculate friction between the concrete and the underlying soil. Passive pressure may be determined by using a
passive pressure coefficient equal to 4 (Kp = 4). Factors of safety have been applied to these values.
RETAINING WALL ALTERNATIVES
Typically, block wall systems are more cost effective for long-term walls than the other options. Specific design
criteria for these options can be provided at your request by the block manufacturers.
SITE DRAINAGE
All ground surfaces, pavements and sidewalks should be sloped away from the residence and associated
structures. Surface water runoff should be controlled by a system of curbs, berms, drainage swales, and/or catch
basins and tight -lined to the proposed infiltration location. We recommend that conventional roof drains be
installed. Footing drains shall be installed for the single-family residence. The roof drain should not be
connected to the footing drain. For footing drains, the drain invert should be below the bottom of the footing.
We recommend that the collected stormwater runoff be directed to the potential infiltration location by tight -line.
Drainage control measures are included on Figure 3. Onsite irrigation to lawn areas should be closely monitored.
We do not expect any adverse affects on the recharge condition of the groundwater system.
SEPTIC IMPACT
The proposed) septic drainfield will be located in the northeast portion of the parcel. The location is over 50 feet
from the western slope and will not affect the overall slope stability of the site.
10011 Blomberg Street SW, Olympia, WA 98512
Phone #: (360) 754 4612 Fax #: (360) 754-4848
14
GEOTECHNICAL TESTING LABORATORY
LIMITATIONS
We have prepared this report for the use of Ken and Michele Recknagel and members of their design team, to use
in the design of a portion of this project. The data used in preparing this report, and this report, should be
provided to prospective contractors for their bidding or estimating purposes only. Our report, conclusions and
interpretations are based on data from others and our site reconnaissance, and should not be construed as a
warranty of the subsurface conditions. This report is quantified as a micro -study and not a macro -study.
Geotechnical Testing Laboratory and its personnel cannot be responsible for unforeseen and widespread geologic
events (such as earthquakes, large-scale faulting, and mass wasting) beyond the scope of this project.
Variations in subsurface conditions are possible and may occur with time. A contingency for unanticipated
conditions should be included in the budget and schedule. Sufficient consultation should be made with our firm
during construction to confirm that the conditions encountered are consistent with those indicated by the
recommendations and for design changes should the conditions revealed during the work differ from those
anticipated, and to evaluate whether earthwork and foundation installation activities comply with contract plans.
If our analysis and recommendations are
followed, we do not anticipate any on site
or off site impact from the construction.
It is our conclusion that potential
landslide hazards from the landslide area
can be overcome so as not to cause harm
to property, public health and safety, or
the environment.
The scope of our services does not
include services related to environmental
remediation and construction safety
precautions. Our recommendations are
not intended to direct the contractor's
methods, techniques, sequences or
procedures, except as specifically
described in our report for consideration
in design.
If there are any changes in the loads, grades, locations, configurations or types of facilities to be constructed, the
conclusions and recommendations presented in this report may not be fully applicable. If such changes are made,
we should be given the opportunity to review our recommendations and provide written modifications or
verifications, te.
`\ngineering Geologist :' y,
ice\ 827 ��y
�
PARKS
LP) 7-31-0(o
Respectfully submitted,
GEOTECHNICAL TESTING LABORATORY
Harold Parks, L.G., L.E.G.
Senior Engineering Geologist
10011 Blomberg Street SW, Olympia, WA 98512
Phone #: (360) 754 4612 Fax #: (360) 754 4848
15
GEOTECHNICAL TESTING LABORATORY
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Phone #: (360) 754-4612 Fax #:(360)754-4848
16
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SCALE 1"= 30'
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DATUM ASSUMED
THIS IS NOT A SURVEY
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FILTER FABRIC MATERIAL M' W OE ROLLS
USE STAPLES OR 5145 5500 TO ATTACH
FABRIC 704RE
2-X140100E WIRE
FABRIC OR EOUIV4LENT
21141 WOOD POSTS. s A DAP°OR
BETTER EODAL ALT NATE
STEEL FENCE POSTS
FILTER FABRIC
T%T(1404000 WIRE
FABRIC OR EQUIVALENT
DRY BOTTOM OF FILTER
M TERUL IN844124TRENCH
GROUND SURFAC
PROVIDE 14511?WASHEO
GRAVEL BACKFILL IN TRENCH
AND ON BOTH 01055 OF FILTER
FENCE FABRIC ON THE SURFACE
20445000 POSTS
ALT: STEEL 5CE POSTS
FILTEREAPAN: FENCE 140101
1 FILTER FABRIC SHALL BE PURCHASED INA CONTINUOUS ROLL CIT TO
THE 1550111 Of THE BARRIER TO AVOID USE OF JOINT5. VMEN JOINTS
ARE NECESSARY. FILTER CLOT) SMALL BE SPLICED TOGETHER ONLY AT
A SUPPORT POST WITH A MINIMUM WINCH OVERLAP ASN SECURELY
FASTENED AT BOM ENDS TO THE P05T.
2. POSTS SHALL BE SPACED A MAXIMUM OF B FEET APABTAND DRIVEN
SECURELY INTO THE GROUND (MINIMUM Of GO INCHES)..
3. A TRENCH RIMEL BE EXCAVATED APPROXIMATELY B INCHES WILE AND 12
INCHES DEEP ALONGTHE LINE OF POSTS. AND DRSLOPE FROM THE BARRIER.
4. WHEN STANDARD STRENGTH FILTER FABRIC I5 USED, A WIRE MESH
SUPPORT FENCE SPALL BE FASTENED SECURELY TO THE 055105E 510E
OF ME POSTS USING HEAWOUIY PARE STAPLES AT LEAST I INCH
HONG. XE MPCSSO HOGµNGS. THE HRE 50311 EXTEND INTO T10
INGRES:5OVE THE ONIMUM RIGINAL GROUND SURFACE TEND MORE THAN le
5. 150E STANDARD STRENGTH FILTER FABRIC SHALL BE STAPLED OR W 550
TO THE 50505454030010451 OF FABRIC SPALL BE EXTENDED
INTO THE TRENCH. THE FABRIC SMALL NOT EXTEND MOPE TRANDS
INCHES ABOVE THE ORIGINAL GROUND SURFACE. FILTER FABRIC SHALL
NOT BE STAPLED TO THE EXISTING TREES.
B. WHEN EXTRA -STRENGTH FILTER FABRIC AND CLOSER POST SPACING IS
USED. THE W1RE MESH SUPPORT FENCE MAP BE ELIMINATED. IN SUCH
A CASE. ME FILTER FABRIC 15 STAPLED OR AIRED DIRECTLY TO THE
P05TS VATH ALL OTHER PROVISIONS CR A005E ROTES APPLYING.
XI FILTER FABRIC FENCES SHALL NOT BE REMOVED BEFORE THE 000101E
AREA HAS BEEN PERMANENTLY 9TAB11QED.
8. FILTER FABRIC PERCES SHALL BE INSPECTED IMMEDIATELY AFTER EACH
RAINFALL &HOAX LEA/0 DAILY 00550 PROLONGED RAINFALL. ANY
REQUIRED REPAIRS SHALL BE MACE IMMEDIATELY..
005ERAL 05011011 CONTROL NOTES:
1 EROSION CONTROL MEASURES SPALL BE IN PUCE PRIOR TO THE
GINNING OF CONSTRUCTION THE PROJECT 0501541ER ANO THE COUNTY
SHALL INSPECT AND APPROVE THE INSTALLATION OF
EROSION CONTROL MEASURES PRIOR TO BEGINNING 005457500005.
EROSION2 CONTROL MEASURES ARE NOT LIMITED TO THE ITEMS
ON THIS PLAN 1115 0014(RACTOR 19 RESPONSIBLE FOR M5
INSTALLATIONAND MAINT41N4NCE Of ALL EROSION CONTROL MEASURES.
No 511TAT0N OF EXISTING OR PROPOSED OMIH4GE FACILITIES
SHALL BE ALLOWED. CARE SHALL BE TAKE5 TO PREVENT M1GA710N
OF SILTS TO OFF SITE PROPERTIES.
3. THE CONTRACTOR SHALL MAKE GAILY SURVEILLANCE OF ALL EROSION
CONRIX MEASURES AND MAKE ANY NECESSARY REPAIRS OR ADDITIONS
TO THE EROSION CONTROL MEASURES. THE CONTRACTOR SHALL PR0005
ADDITIONAL EROSION CONTROL MEASURES AS DETERMINED NECESSARY
0Y THE COUNTY INSPECTOR ANGOR THE 550000TENGINEER.. FAILURE
70 COMPLY V.HN ALL LOCAL AND STATE EROSION CONTROL
REGUAEMEMS 0444 RESULT 15 CIVIL PE HALTER BEING LEVIED
AGAINST THE CONTRACTOR ARDOR PROJECT 0.WNER
4 DURING THE WET SEASON (NOVEMBER TO MARCH) ALL 0011081300 SOILS
SBIALL BE STABILIZED WITHIN 45 HOURS AFTER STOP OF WOW( EROSION
CONTROL MEASURES SHALL INCLO0E, BUT NOTBE LIM100 T0,
COVERING THE EFFECTED AREA INCLUDING SPOIL PILES WITH
PLASTIC 51-E01I50, STRAWMATTING, JUTE MAm)O, STRAW MULCH,
OR WOOD CHIPS. SEEDING OF THE DISTURBED AREAS SHALL TAKE
PLACE AS WEATHER PERMITS.
5. ALL SEEDED 04 S000EO AREAS SHALL BE CHECKED REGULARLY
TO MARE SURE VEGETATIVE COVERAGE IS 00M1070. AREAS SHALL BE
REPAIRED, RESEEDED. AMO F0511u7E0 A0 REQUIRED
TRANG OF SOIL OFFSITE SALT NOT BE ALLOW£O. IF ANY SOIL
TRACKED ONTO COUNTY STREET. IT SHALL BE REMOVED BY THE ENO
F TIUT WORKING DAY. ANY FURTHER TRACKING OF MUEDMLL THEN
BE PREVENTED BY SWEEPING DR WASHING OF THE VEHICLES TRES
BEFORE DRIVING ON A COUNTY STREET.
1. NO MORE THAN 5500 LF OF TRENCH ON 4 DOWNSLOPE OF MORE THAN 5
PERCENT SHALL BE OPENED AT ONETIME.
B. EXCAVATEDMATERIAL SHALL BE PLACED ON THE UPHILL 510E OF TRENCHES.
II TRENCH
Evocss SIULL BD 13150..5.050 lr4 44,114511 n-450
045500PROP PANOT ADvERSELY ¢SCY FLOW,. R4ReAinc. wlNAcc SY5TEMaw V^LL
FF PROM THE PROJECT DURING)
CONSTRU10 AR CTION SHALL BE PROTECTED SOI NAT SEDIMENT -LADEN WATER
WILL BE FILTERED BEFORE ENTERING THE CONVEYANCE SYSTEM.
11. ALL CFE -BITE CATCH BASIN& IMMEDIATELY ADJACENT TO THE BIIE
914411 BE PROTECTED FRONT SILTATION.
T} ALL DISTURBED AREAS 5 WALL BE SEEDED 0R SODDED UPON COMPLETION
Of WORK THE CONTRACTOR 55410L BE RESPONSIBLE TO ENSURE THAT
COMPLETE COVERAGE OF 11I0 081114000 AREAS IS PROVIDED & THAT
0500-81 Of THE VEGETATION IS ESTABLISHED.
13 DITCH BASS
TRAP SEDIMENT OR
R FABRIC MUST
HALL
PACED UNIDERBGRATE UNTIL VEGETATONIIS ESTABLISHED BE
Geoteeh al
Testing
Laboratory
Geotechnical Services
QA/QC Services
Testing Services
10011 Blomberg St. SW
Olympia, WA 98512
Phone: (360)754-4612
Fax[: (360) 754-4848
Date: 09/14/2005
Designed by: LL
Drawn by: LL
Checked by: LL
Dwg#: 09-14-05-072
PROJECT NAME:
RECKNAGEL SITE
441 N. POTLATCH DRIVE N.
HOODSPORT, WASHINGTON
PARCEL 423075000011
Revisions:
SCALE: 1 Inch = 30 let
FIGURE 2
SITE PLAN
TIGHTLINE ANCHORED WITH TWO,
3 FOOT REBAR LENGTHS OR BOLTS.
FLARE END SECTION
QUARRY SPALL
OR ENERGY
DISPERSION DEVICE
MINIMUM 4 FEET
LEVEL SECTION
GEOTEXTILE FABRIC
eciiebicaR Testing Laboratory
u�„Iedlnical Service Iron a.�.roea s. sw
QA/QC Services wF 985I2
Testing Services Pt.. _ t360l 754+613
F.(0F.j 734-4ey
Not to scale
1/2 INCH MINIMUM DIAMETER STEEL ROD
(STRAP) CLAMPED SECURELY TO PIPE
\ CORRUGATED TIGHTLINE 4 INCH
MINIMUM, 6 INCH SUGGESTED
GRASS -LINED SWALE SHOULD BE A
MINIMUM ONE FOOT WIDE AT THE
BOTTOM AND ONE FOOT DEEP WITH
A MAXIMUM SLOPE OF 5 PERCENT.
FIGURE 3
DRAINAGE DETAILS
Name
MASON COUNTY
DEPARTMENT OF COMMUNITY DEVELOPMENT
FEE CALCULATION WORKSHEET
VALUATION DETERMINATION
Residence /Addition /Basement
$66.35
Garage /Storage Building
$23.95
Basement (semi -finished /unfinished)
$32.64
Deck
$11.60
Carport /Covered Deck
$16.50
Other
Total Valuation
Estimated Plan Review Fee, due when the permit is submitted:
Planning Dept. Review Fee ($155/$255), due when permit is submitted:
TOTAL DUE WHEN PERMIT IS SUBMITTED:
The estimated plan review fee is based upon information provided at the time of application and is subject to change. Planning
Department fee is a flat fee which is due when permit is submitted. Building, mechanical, and plumbing permit fees will be calculated
during plan review. Environmental Health, and other fees will be collected when the permit is issued.
Building Permit Fee (see table attached to Building Permit Fee list U.B.C., table 1-A)
Estimated Mechanical Fees (u.M.c. , Table 1-A)
Estimated Plumbing Fees (u.P.c. ,Table 1-1)
Estimated Environmental Health Fees: $35.00/$75.00
Estimated Fire Marshal Fees (Commercia!projects -50% plan review)
State Fee
Address Fee
Estimated Fees due when permit is approved:
Total Cost:
$
4.50
I:\BUILDING\ESTIMATED FEES—revised 8-25-2404
mcAspN COUNTY RESIDENTIAL PLANS SUBMITTAL CHECKLIST
Owner's Name: '1 Date: I , 1 ) RoltiewedBY:
Documents:
Building Permit Application Completed
tbnuing Intake Checklist Completed,
Site plan includes: Allowable building area, roof overhangs, decks, etc.
Fire Appantus Access Road info required? Yes / No
• Energy Code .Application Form- 0 Electric wall heater 0 Electric central furnace 0 LPG Furnace
0 Heat pump with electric furnace 0 Heat pump with. LPG furnace 0 Boner (heat type
0 other: specify;
_P_Methanical/Plumbing Application • WATERHEATER FUEL TYPE
• Engineering? Ysffl�d 2 sets of calculations) No crotookiical rqiort or assessment'' Yes._ No
Seismic Zone (circle q):i DI Or • ra
Construction Plans: 3 COMPLETE SbL$
Plans Legible Recognized Seale
;J....Foundation Plan .:.__ROof Funning Plan Elention Views Cross Section
orFraming Plan - all floor latch floor Plan—Use of rooms noted (alt floor levels)
o
_Deck Framing Pin, including covered.rePporehrticateddifraningL°fti unisPaces
Plan Details:
Roofframint ddbase. tzuss lay-eut =7' be needed, truss or stick famed?
Farling - Does bearngarall height exceed 101 (Engineering may be rewired)
Floor fanning: Floocjoist 2 7 g. moo beams:
Window headers marked on ph= Typical header:
Foundation: footing size, reinforcement
• Concrete Watts • Does Concrete Wall Height Exceed 9°7 (Wearingstay be requital)
LanAtegt at all exits? Less fun 30$ above grade? Y / N
_Heated ByFurnace - Location of litnisee
I ,
.__Finplace/Stove Infomaation Shown - Pad Type? 2 Locationikk
Windovr Sizes Marked on Plans
1
Brace d wall panels (shear wails) marked on plans or lateral engineering? (Plans may not be approved tf not provided)
_12°Story Garage? (Engineering may be requIrecp R602.10.1, ld story of a two-storyDi-45%, D2 -- 55%
Catalan&
•• • ° t
• .
ENGINEERING REQUEU8D:'
- Braced wall panels/6nm! wall lines &tenet marked on plans (R602.10)
- Amount and location of bracinedoes not meet miniratunrequind in Table R602.10.1
IRREGULARBUILDINGS (Inegular Shape) R301.2.2.2.2
'angular portions of stunt= shall bo designed in accortlance with accepted engineering practice. A portion of abating shall 1
considered to be irregular When one or more of the following conditions occur:
- 1) Eicterior braced wall line orl3WP cantilevered or offset by more than V
- 2) Roof or floor is not laterally supported Oa all edges
- 2A) Portion of roof or floor extentmore than 6 ft beyond the braced wall line.
• 3) End of BWP extends more than 1 ft over an opening more than 8 ft in width below.
- 4) Opening in a floor or roof exceed the lesser of 12 R. or 507. of the least floor or roof dimmsion.
5) Portions of floor level are offset Tonically
- 6) Shear wall lines do not occur in two perpendicular directions.
- 7) When a story above grade is includes masonry or concrete construction (eice: fireplaces, chimneys, and veneer).
When this applies the entire story shall be designed. In accordance with accepted engineering practice.
DESIGN CRITERIA: Wind 85 naph. exp B (unless proven otherwise), Seismic Zone: Snow: PSf
2003 IRC Plans submittal Awirlict simplified/7
° 1'
LAKE CUSHMAN PROPERTY
MASON COUNTY, WASHINGTON
FOREST AND LAKE SHORE
HABITAT MANAGEMENT PLAN
Prepared For:
KEN RECKNAGEL
Olympia, WA
Prepared By:
PACIFIC ENVIRONMENTA
Lacey, WA
27 September 2005
FOREST AND LAKE SHORE
HABITAT MANAGEMENT PLAN
For
LAKE CUSHMAN PROPERTY
Prepared For:
Ken Recknagel
3909 Larchmonte Ave. NE
Tacoma, WA 98422
Prepared By:
Sacha Maxwell, M.S. Ecologist
and
Curtis Wambach, M.S. Senior Biologist and President
Pacific Environmental Consultants LLC
Lacey, WA
(360)481-4208
27 September 2005
EXECUTIVE SUMMARY
PROJECT NAME: Lake Cushman Property
SITE LOCATION: The approximately 1/3 -acre subject property is located along the
northeast shore of Lake Cushman at 441 N Potlatch Drive, City of North Hoodsport, Mason
County, Washington in Section 07, Township 23 North, Range 04 West.
PROJECT STAFF: Curtis Wambach, Senior Biologist & President, Alex Callender,
Biologist & Co -president, and Sacha Maxwell, Ecologist.
FIELD SURVEY: A site reconnaissance was conducted on September 3, 2005.
PROJECT DESCRIPTION: The subject property contains existing access road, septic
system, armored shoreline, and a dock. The proposed single-family residence includes a
house, a garage, shed, deck, and retaining wall. Impacts would include the removal of
approximately 36 trees on the property.
SPECIES AND HABITAT INFORMATION: A second growth forest habitat occurs in the
Olympic National Forest, which borders the eastern edge of the property. A deep -water
aquatic habitat occurs in Lake Cushman, which abuts the southern edge of the property.
Washington Department of Fish and Wildlife databases show that the subject property is
located in the vicinity of habitat for the following listed species: Marbled murrelet, spotted
owl, harlequin duck; fall chinook salmon, dolly varden/bull trout; resident cutthroat and
rainbow trout; and the Olympic torrent salamander. No Federally -listed, State listed, or
State priority species or their critical habitats occur on the subject property. One priority
species (the harlequin duck) was reported to have habitat area overlapping the subject
property, though its presence is not likely based on specific site characteristics.
Impacts: Unavoidable impacts from construction include the removal of approximately 36
trees and loss of an estimated 3,500 sf of secondary growth forest habitat. Use of the site
by wildlife is expected to decrease as a result of a general increase in human activity on the
property once it becomes developed and inhabited. Short-term impacts will include
construction noise.
Mitigation: The goal of the mitigation is to maintain upland forest the subject property and
deep -water aquatic habitat in Lake Cushman for use by associated fish and wildlife species.
Mitigation strategies are described in detail in this report. The mitigation objectives are
summarized as follows:
® Construct during WDFW and Corps of Engineers designated work windows to protect
listed and priority species.
® Avoid over -water construction and allow wildlife access to shoreline areas.
• Maintain as many large trees as possible on the subject property.
® Mitigate loss of habitat by planting native vegetation and by preserving stump cavities
and down logs within the property in order to improve habitat quality for wildlife. This
plan proposes to replace lost trees at a 1:1 replacement to loss ratio.
27 September 2005 Pacific Environmental Consultants LLC
Pagei
TABLE OF CONTENTS
Page
Executive Summary
List of Figures
List of Tables
1.0 INTRODUCTION 1
2.0 GENERAL PROPERTY DESCRIPTION AND LAND USE 1
3.0 METHODOLOGY 2
3.1 Background Information Review 2
3.2 Field Investigation 2
3.3 Wildlife Reconnaissance Methodology 3
4.0 IMPORTANT HABITATS AND SPECIES
4.1 Analysis of Existing Information
4.2 Analysis of Field Conditions
4.3 Wetlands and Drainages
5.0 REGULATORY CONSIDERATIONS
5.1 Regulatory Analysis
6.0 PROPOSED PROJECT
6.1 Project Description
6.2 Development Impacts 8
6.2.1 Indirect Construction Impacts
6.2.2 Operation Impacts
6.2.3 Species Impacts
7.0 Mitigation
10
7.1 Mitigation Objectives
7.2 Specific Recommendations
8.0 Conclusion
9.0 References
10
11
12
13
Appendix A: Photographs
Appendix B: WDFW PHS Database and Map
27 September 2005 Pacific Environmental Consultants LLC
Page ii
Figure 1. Vicinity Map.
Figure 2. Site Layout.
FIGURES
TABLES
Table 1. Important Species in the Vicinity of the Subject Property.
Table 2. Plant Species Identified on Subject Property.
Table 3. Summary of Tree Removal for Construction.
27 September 2005 Pacific Environmental Consultants LLC
Page iii
Recknagel Property
Habitat Management Plan
1.0 INTRODUCTION
Purpose
The purpose of the project is to prepare a Habitat Management Plan (HMP) pursuant to
Mason County Code Chapter 8.52.170, Fish and Wildlife Habitat Conservation Areas
(FWHCA). A Habitat Management Plan is required because construction activity will occur
on property in the vicinity of one or more FWHCA or their buffers. The purpose of the HMP
is to consider measures to preserve and protect the wildlife habitat and will consider effects
of land use intensity, buffers, setbacks, impervious surfaces, erosion control and retention
of natural vegetation on the functions and values of the FWHCA. This HMP will evaluate 1)
the existing conditions on the site, 2) quality of existing priority species' habitat, 3) potential
construction impacts to existing habitat, 4) opportunities to preserve, protect, or mitigate
impacts, and 5) the implementation of priority species management recommendations by
the Washington Department of Fish and Wildlife (WDFW, 1991).
Project Location
The approximately 1/3 -acre subject property is located along the northeast shore of Lake
Cushman at 441 N Potlach Drive, City of North Hoodsport, Mason County, Washington in
Section 07, Township 23 North, Range 04 West (Figure 1).
2.0 GENERAL PROPERTY DESCRIPTION AND LAND USE
Property Description and Land Use
The subject parcel is semi -rectangular in shape, measuring 258 -feet along the north
property line (bordered by the Olympic National Forest), 95 -feet along the east property line
(bordered by the Potlach Drive cul-de-sac), 168 -feet along the south property line (bordered
by a residence), and 54 -feet along the west property line (bordered by Lake Cushman)
(Figure 2). The property is owned by the City of Tacoma and is currently under lease for 99
years to the leasees. In the past, the property has been used for recreation (camping and
water activities).
Existing improvements to the subject property include a septic system (tank and drain -field)
located toward the eastern property line, a gravel access road extending along the southern
property line and along the shoreline, rip -rap and cement steps protecting the shoreline, and
an approximately ten -foot -long small dock which extends on top of the rip -rapped shoreline.
A removable floating dock extension, which has been removed from the permanent dock
structure, is being stored on the shoreline. There is a large rock formation in the central
portion of the property that extends up -hill toward the cul-de-sac road, a portion of which will
be removed during construction of the residence and garage structures. The shoreward
edge of this rock formation is a steep rock and soil face that was previously partially
excavated and contains an existing wooden stairway (Appendix A).
The properties to the south of the site are developed. Concrete bulkheads extend across
the shoreline protecting these properties from shoreline erosion. Docks, decks, and other
accessory structures are located in shorelines of neighboring properties to the south of the
site. These lots contain large two-story houses and landscaped yards.
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Recknagel Property
Habitat Management Plan
Set -backs and Shoreline Buffer
The property area is zoned as rural residential -5 and the shoreline is designated urban
(Mason County Planning Division, August 2005). Standard building set -backs for this
designation consist of a 25 -foot from yard setback from the road right-of-way and 20 -foot
side- and rear -yard set -backs. The property to the south of the subject property contains a
single-family occupancy residence located 44 -feet from the ordinary high-water mark of
Lake Cushman. The Mason County Planning Department determined that the shoreline
buffer setback for the subject property is 72 -feet, calculated as the average between the
roofline of the adjacent residence and the default 100 -foot set -back for undeveloped
adjacent property (see Section 5.1 for a review of pertinent buffer establishment code).
3.0 METHODOLOGY OF STUDY
3.1 Background Information Review
Background information on the property, proposed development, and possible critical
habitat areas was reviewed prior to field investigation and include the following resources:
• Pre -site Inspection, Mason County Department of Community Development, Planning
Division, performed on August 19, 2005.
• Washington Department of Fish and Wildlife (WDFW) Priority Habitats and Species
(PHS) Database (WDFW, September 2, 2005)
• Mason County Code Chapter 8.52.170. Available online at:
http://www.co.mason.wa.us/code/commissioners/index.htm
•. WAC 222-16 DEFINITIONS
• 222-16-080 Critical habitats (state) of threatened and endangered species.
• 222-16-085 Northern spotted owl habitats.
• 222-16-086 Northern spotted owl special emphasis areas and goals.
• 222-16-087 Marbled murrelet special landscape.
• Washington Department of Fish and Wildlife. 1991. Management Recommendations
for Washington's Priority Habitats and Species
• USFWS. 1997. Recovery Plan for the Marbled Murrelet.
3.2 Field Investigation
A site reconnaissance was conducted on 3 September 2005 to satisfy Chapter 8.52.170 of
the Mason County Code and to evaluate and characterize forest and near -shore habitat for
the purpose of this HMP. Observations were made of the general plant communities,
wildlife habitats, and habitat characteristics endemic to secondary coniferous forests.
Present and past land use practices were also noted, as were significant geological and
hydrological features.
An inventory of wildlife occurrence on the subject property was compiled through the field
evaluation and through a review of background information obtained from USFWS, WDFW,
and the Department of Natural Resources (DNR) Natural Heritage Program. Information
concerning amphibian and reptile species was based on Brown et al. (1995), Kozloff (1978),
27 September 2005 Pacific Environmental Consultants LLC
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Leonard et al. (1993), Nussbaum et al. (1983), and Olson et al. (1997). Bird species
information was based on Acorn and Baron (1997), Hunn (1982), Johnsgard (1990), and
Kozloff (1978). Information concerning birds' nests, nesting cavities, woodpecker feeding
stations, animal tracks, scats, and other wildlife indicators was based on Harrison (1979)
and Murie (1974). Background information about mammals was based on Forey and
Fitzsimons (1987), King County (1987), and Whitaker (1996).
3.3 Wildlife Reconnaissance Methodology
Three Master of Science level Biologists of Pacific Environmental Consultants evaluated the
site for priority species and their habitats. The site was investigated by foot in across the
entire property, around the periphery of the site, and by road within one-half mile of the site.
Equipment included 4 -wheel drive vehicles, 10 X 30 stabilizing binoculars, 10 X 63
binoculars, and a spotting scope, and a hip -chain and compass for measuring and mapping
out habitat features.
4.0 IMPORTANT HABITATS AND SPECIES
4.1 Analysis of Existing Information
Wildlife Databases
No Federally -listed or priority species were identified on the subject property, based on the
WAFW Priority Habitats and Species Database (WDFW, 2005; Table 1; Appendix B).
However, the WDFW PHS Database identified a number of Federally -listed or Priority
Species in the vicinity of the subject property (WDFW, 2005).
Marbled murrelet is Federally -listed as threatened by the USFWS and a WDFW priority
species which is shown to have occupancy sites extending outward from the lake shore
opposite the subject property. Based on the accuracy of the habitat mapping (1/4 mile
accuracy), it is possible, but unlikely that they frequent the subject property. Northern
spotted owl is a WDFW priority species. The edge of its territory range does not overlap the
subject property, but is located within a half mile of the subject property. Harlequin duck is
a Federal species of concern and a State priority species. The PHS database states that
they use Lake Cushman/North Fork of the Skokomish River, including shoreline within the
vicinity of the subject property, as habitat.
The Olympic torrent salamander is a state monitor species, and a Federal species of
concern. This salamander species is not a WDFW Priority Species. The WDFW PHS
Database reports an individual occurrence located approximately 2 miles (with 1/4 mile
accuracy) north/northeast of the subject property.
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Table 1. Important Species in the Vicinity of the Subject Property.
Salmonid
Species
Habitat
Federal
Listing
Status
State
Listing
Status
State
Priority
Species
Comments
Fall -run Chinook
Salmon
Oncorhynchus
tshawytscha
Lake
Cushman
Threatened
Candidate
Priority
Species
Chinook salmon are mapped to occur in
Lake Cushman
Coho Salmon
O. kisutch
Lake
Cushman
Candidate
Priority
Species
Mapped to occur in Lake Cushman
Bull Trout
Salvelinus
conJluentus
Lake
Cushman
Threatened
Candidate
Priority
Species
Mapped to occur in Lake Cushman and
in upper reaches of tributaries
Bald Eagle
Haliaeetus
leucocephalus
Forage in
Lake
Cushman
Threatened
Threatened
Priority
Species
No nests or individual occurrence
mapped in the vicinity of the subject
property.
Marbled Murrelet
Brachyramphus
Marmoratus
Old
Growth
Forest
Offsite
Threatened
Threatened
Priority
Species
Not likely to occur onsite due to lack of
suitable habitat. May forage in Lake
Cushman
Northern. Spotted
Owl
Strix Occidentalis
Old
Growth
Forest
Offsite
Threatened
Endangered
Priority
Species
Not likely to occur onsite due to lack of
suitable habitat
Harlequin Duck
Histrionicus
histrionicus
Lake
Cushman
Species of
Concern
None
Priority
Species
May forage in Lake Cushman
Olympic Torrent
Salamander
Ryacotriton
olympicus
Montane
Streams
Species of
Concern
State
Monitor
No
Located 2 miles north of the subject
property
Resident Cutthroat
Trout
O. clarkii
Lake
Cushman
None
None
Priority
Species
Mapped in Lake Cushman
Resident Rainbow
Trout
L O. mykiss
Lake
Cushman
None
None
Priories
Species
Mapped in Lake Cushman
Two Federally -listed fish species, fall -run chinook salmon and bull trout, are identified to
occur in Lake Cushman and the North Fork Skokomish River up -stream from Lake
Cushman. Two resident priority fish species, cutthroat and rainbow trout are also present in
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the North Fork Skokomish River/Lake Cushman (WDFW, 2005 Appendix B). Other
important species, such as Bald Eagle and pileated woodpecker, were not identified on
WDFW databases as occurring in near the property, nor were nest sites found during the
site visit.
4.2 Analysis of Field Conditions
Existing Use
The subject property contains an existing:
• Deck and picnic area overlooking the water,
• Wooden staircase from the deck to the shoreline that is shaped as a half spiral
around a large boulder,
• Septic system to accommodate a single-family development,
• Armored shoreline consisting of rip -rap and concrete steps, and
• Graveled access road leading from the southeastern property corner to the
shoreline, and
Evidence of logging, including stumps, occurs on the subject property and on the Olympic
National Forest property to the north of the site.
Habitat Description
The subject property consists of two habitat types: 1) A second -growth forest habitat and 2)
the shoreline of a cold, deep -water aquatic habitat, which occurs in Lake Cushman,
bordering southern edge of the property. The second growth forest extends from the
subject property north to the Olympic National Forest.
Forty trees with diameter at breast height (dbh) measurements greater than 5 inches exist
within the property boundaries. Approximately two-thirds of the property contains tree
cover, with the highest tree density occuring in the eastern portion of the property. This
area, located between the drain field and cul-de-sac road, is dominated by Douglas fir,
western red cedar, and western hemlock. The tree stand includes eight Douglas fir and
cedar trees with dbh measurement greater than 30 inches. The understory is dominated by
young trees of these species, along with big -leaf maple, Pacific madrone, cascara, salal and
additional shade tolerant shrub and herbaceous species adapted to conditions of the forest
floor (Table 2). This area is the site of a proposed garage (see Figure 2).
The central portion of the property contains five trees with dbh measurements over 30
inches, including two trees with measurements of 82 and 94 inches. The under -story is less
dense than that of the eastern portion of the property and contains a greater proportion of
plant species that thrive in direct sunlight. Some areas, (i.e. along the edges of the rock
formation) were previously planted and are currently dominated by shrub and herb cover
(Table 2). The property contains minimal invasive species.
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Table 2. Plant Species Identified on Subject Property.
unman Name
' i': Scientiifie
Trees
Big -leaf maple
Acer macrophylum
Cascara
Rhamnus purshiana
Douglas fir
Pseudotsuga menziesii
Hazelnut
Corylus cornuta
Pacific madrone
Arbutus menziesii
Western hemlock
Tsuga heterophylla
Western red cedar
Thuja plicata
Shrubs
Red huckleberry
Vaccinium parvifolium
Salal
Gaultheria shallon
Serviceberry
Amelanchier alnifolia
Herbs
American peavine
Lathyrus latifolius
Bear Grass
Xerophyllum tenax
Cascade Oregongrape
Berberis (Mahonia) nervosa
Cats Ear
Hypochaeris glabra
Maidenhair Fern
Adiantum pedatum
Mule's ear
Wyethia angustifolia
Mullein
Verbascum thapsus
Pathfinder/nipplewort
Lapsana communis
Pearly everlasting
Anaphalis margaritacea
Sword fern
Polystichum munitum
Trailing blackberry
Rubus ursinus
Western bracken fern
Pteridium aquilinum
Due to the existing rip -rap and concrete steps along the property shoreline, minimal
important shoreline habitat for priority fish exists at this interface. However, shallow cobble
substrate, along with large woody debris and overhanging vegetation, exists along the
property shoreline of the neighboring National Forest property. Rip -rap may provide some
habitat for crustaceans and other invertebrates.
Wildlife Use
No Federal or State listed species, or WDFW Priority Species, were observed on the
subject property during the site reconnaissance. No spotted owl nests were observed and,
according to the WDFW PHS database, their range does not extend onto the property.
Furthermore, old growth trees that could support breeding sites for either spotted owl or
marbled murrelet are not present on the property or surrounding the area. The Olympic
torrent salamander has one documented occurrence approximately 2 miles north of the
property, at higher elevation. It's habitat, generally fish -less headwater streams, do no
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occur near the subject property. It is also not a WDFW priority species. Due to the existing
rip -rap along the property shoreline, minimal important habitat for priority fish exists within
the property boundaries at the shoreline.
Of the important species identified by the WDFW PHS database, harlequin duck is unlikely
to be impacted by development on the property. They breed in sites with dense shrub or
timber/shrub mosaic vegetation on the banks or fast -flowing water. In addition, broods
occur primarily in mature old growth stands (on the ground). Such habitat is not present on
the subject property. Forage habitat, which occurs chiefly on rock substrate, may be
present along the shoreline of the subject property.
4.3 Wetlands and Drainages
No wetlands or drainages occur on the subject property. The property contains dry soils
and a predominance of upland -adapted plant species.
5.0 REGULATORY CONSIDERATIONS
This section examines the environmental regulatory considerations that influence the design
of the proposed residential development.
5.1 Regulatory Analysis:
Wildlife Habitat Protection Regulations
Protection of Washington's fish and wildlife resources is currently achieved through
voluntary actions of landowners and through the State Environmental Policy Act (SEPA),
Growth Management Act (GMA), Forest Practices Act, and Shoreline Management Act
(SMA). The Mason County Code (Chapter 8.52 Interim Resource Management) fulfills the
goals of SEPA (RCW 43.21) and GMA (RCW 36.70, Ord. 77-93 (part A)).
Projects occurring within a Fish and Wildlife Habitat Conservation Areas (FWHCA) as
described in Chapter 8.52.170(a) of the Mason County Code require a Habitat Management
Plan in order to ensure "...maintain[ance] of species in suitable habitats within their natural
geographic distribution so that isolated populations are not created" and to avoid "...impacts
to anadromous fish or their habitat or to fish and wildlife conservation..." The approximate
location and extent of FWHCA are displayed in the WDFW Priority Habitat and Species
(PHS) Program database.
Applicable Buffer Regulations
Chapter 8.52.170 (d) described the establishment of buffers on FWHCA. The following
special provisions for buffers and setbacks apply to lots created prior to December 5, 1996,
that are located on a Type I freshwater, as described in 8.52.170 (D)(2)(a)(2)
D. ESTABLISHMENT OF BUFFERS ON FISH & WILDLIFE HABITAT CONSERVATION AREAS
2. The following are special provisions for buffers and setbacks on lots created prior to
December 5, 1996, and which are located on a Type 1 water that is a saltwater or is
a freshwater lake. As stated in the Table 3, there shall be a standard 100 foot buffer
for a total of 100 feet as measured from the ordinary high water mark (OHWM).
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Provided, however, that in the following circumstances, these special provisions
apply instead of the standard buffer and setback requirement.
a. Special provision for view protection on subject lots. Applications for single-
family residential construction and meeting the following conditions shall have
buffers and setbacks as described below:
Where an existing residence is on one side of and within 150 feet of the lot
line of the subject lot, and no more than 200 feet from the shoreline OHWM,
the setback on the subject lot is determined by an imaginary common line
drawn from the shore -side roof line of the existing residence and across the
subject lot to a point which is 100 feet from the OHWM along the far lot line of
the subject lot. The common line set back may be more or less than 100 feet
from the OHWM, provided, however, that:
(a) the buffer shall not be less than 20 feet in width from the OHWM and a
minimum setback from the edge of the buffer is 15 feet; and
(b) there shall be a maximum buffer of 100 feet from the OHWM with the
balance of the setback established by the common line to be a
building setback area.
6.0 PROPOSED PROJECT
This section describes the proposed project and possible impacts to the environment and
listed species. Short-term development impacts, direct construction impacts, long-term
operational impacts, river/lake impacts, and species impacts will be addressed in this
section.
6.1 Project Description
The proposed project consists of an approximately 2,600 sf single-family residence
proposed on a lot leased from the City of Tacoma (See Figure 2). Land -use is consistent
with the Mason County zoning code. Other proposed structures consist of:
• A small deck measuring approximately 10 feet wide and 45 feet long constructed
over the rip -rapped shoreline.
• A small storage shed located along the rock face measuring approximately 6 feet by
8 feet.
• Deteriorating float to be replaced.
• Construct retaining wall at steep shoreline slope using on-site boulders.
• A garage measuring approximately 20 by 30 feet.
6.2 Development Impacts
Development impacts to forested habitat are expected to include: 1) the removal of
approximately 36 trees and additional under -story plants and 2) short-term noise and
activity from construction equipment. Development impacts to aquatic habitat and shoreline
buffer zone are expected to include: 1) deck over rip -rapped shoreline and 2) short-term
noise and activity from construction equipment. Preservation and mitigation of habitat will
offset impacts (see Section 7).
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Table 3. Summary of Tree Removal for Construction.
0-8"
7
16
8-12"
4
0
12-18"
1
5
18-24"
0
2
43"
0
1
Total
12
24
6.2.1 Construction Impacts
Potential indirect short-term effects during construction of the Lake Cushman Plat include:
1) erosion and sedimentation; 2) elevated potential for noise and vibrations; and 3)
increased exhaust emissions and dust from heavy machinery. The implementation of best
management practices would limit the erosion and sedimentation. Work would occur
primarily during daytime hours to limit noise and vibration. Exhaust emissions and dust
would be limited to hours of machinery operation. Mufflers would be standard on heavy
machinery to limit noise, vibration, and exhaust emission.
Some noise and human activity is expected to occur during routine daytime operations that
could disturb coniferous forest wildlife and aquatic wildlife species. However, this
disturbance will be short-term and will be mitigated by ceasing operations during periods of
use by priority wildlife species (see Section 7).
6.2.2 Species Impacts
No Federal or State listed species are identified to occur on the subject property. A
harlequin duck polygon was identified around Lake Cushman; however, impacts to this
species are not likely based on specific site characteristics described in Section 4.2.
Mitigation is expected to off -set impacts to wildlife species that may occasionally use this
property as habitat (see Section 8).
Salmonids and Their Habitat
No in -water work is proposed as part of this project. No significant noise or vibrations are
expected to impact salmonids. A deck is proposed to cover the existing rip -rap at the
shoreline, but will not extend over the water. The existing floating dock will be replaced
during the prescribed in -water work windows designated by the WDFW Hydraulic Permit
Approval (HPA) or by the WDFW Area Habitat Biologist, typically between July 16 and
October 31st. The trees removed from the site should not impact salmonids. No trees
within 72 feet of the water will be removed, preserving shoreline trees to the greatest extent
practicable. Sediment control and water quality BMPs will be implemented to minimize
turbid runoff to prevent water quality impacts to salmonids.
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Bald Eagle
No nests or eagle territory have been identified by the WDFW PHS database or by the site
reconnaissance. No significant roosting has been documented to occur at the project site
Thereby, no bald eagle impacts are expected and bald eagle work windows should not
apply to this project. However, the loss of 36 trees may impact potential use my foraging
bald eagles as perches.
Northern Spotted owl
No northern spotted owl habitat is documented to occur within one-half mile of the subject
property. No northern spotted owl habitat or individual occurrence was observed during the
site reconnaissance. Thereby, no impacts to the northern spotted owl should occur as a
result of this project. However, the loss of 36 trees may impact future owl habitat.
Marbled Murrelet
No marbled murrelet habitat is documented to occur within one-half mile of the subject
property. No marbled murrelet habitat or individual occurrence was observed during the
site reconnaissance. Some foraging may occur in Lake Cushman near the project site.
However, no impacts are likely to occur that would jeopardize the species or cause a take
as a result of this project. However, the loss of 36 trees may impact future murrelet habitat.
Harlequin Duck
No impacts to the harlequin duck are expected as a part of this project. The harlequin duck
is more likely found in swift mountain streams, rather than on large lakes. It is unlikely that
the harlequin duck would occur at the project site.
Olympic Torrent Salamander
No specific habitat of the Olympic torrent salamander occurs on the subject property. It is
highly unlikely that this salamander that inhabits high mountain streams would be impacted
by this project.
7.0 MITIGATION
7.1 Mitigation Objectives
The mitigation objectives are to:
• Maintain as many large trees as practicable on the subject property;
• Mitigate loss of habitat due to residential construction by planting native trees, shrubs;
and ground -cover and preserving stump cavities and down logs within the subject
property in order to the greatest extent practicable;
• Preserve and replant existing shrubs and herbs on the subject property to the greatest
extent practicable; x .
• Construct retaining wall approximately 20 feet east of the shoreline to prevent erosion;
• Cease all construction activities during periods when priority wildlife species may be
utilizing surrounding habitat; and
• Avoid over -water construction and allow wildlife access to shoreline areas.
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In order to maintain forest and aquatic habitat for associated wildlife species, we
recommend implementation of specific mitigation strategies, the combined goal of which is
to reduce environmental impacts from the proposed property development. The following
strategies are based upon both WDFW's most recent Management Recommendations for
Washington's Priority Habitats and Species and Mason County Code's Best Management
Practices.
7.2 Specific Recommendations
Tree Removal and Re -vegetation:
1) Do not remove trees or vegetation from the shoreline buffer zone (within 72 -feet of
shoreline).
2) Locate the garage so as to minimize tree loss.
3) Replace lost trees in a 1:1 mitigation ratio throughout the periphery of the property,
beginning from a 75 -foot waterfront set -back. Plant bare root variety of same species of
similar ratio.
4) Store any small plants and shrubs that are removed on-site and replant them following
construction.
5) Preserve or relocate stump cavities, and down logs for wildlife to improve habitat
diversity.
6) When landscaping, utilize a diverse assortment of native vegetation to enhance wildlife
habitat, control erosion and reduce sedimentation to the lake. Planting in the spring or
fall shall, along with irrigation, are recommended to increase the planting success.
7) When maintaining property, minimize the use of fertilizers and chemicals (pest, weed,
and moss control; sealants, oils, and fuels).
8) Limit watering of newly planted vegetation to the first three years in order to avoid
increased run-off to the aquatic environment.
Residence and Garage Construction:
1) Construction shall not occur within the 72 -foot shoreline buffer.
2) Limit construction noise during the nesting season of the marbled murrelet or harlequin
duck (April 1 through September 15, includes breeding and brood -rearing season for
both harlequin duck and marbled murrelet).
3) Reduce construction noise by fitting equipment with mufflers.
4) Apply Best Management Practices (BMPs) as a part of site preparation and
development construction, including: erosion and sediment control measures, replanting
of existing vegetation, and minimizing site clearing.
Improve Slope Stability (within Shoreline Buffer Zone):
1) No construction shall take place within the buffer zone when priority aquatic species
may be using the habitat:
A) Salmonid work window for Mason County is July 15 - September 15 (USACE 2005).
2) Improve the stability and habitat features of the steep slopes.
3) Reinforce the rock face with a retaining wall built from on-site boulders taken from the
existing rock formation (collected when a portion of the rock is removed for construction
of the residence). Do not use mortar or cement.
5) Re -vegetate any exposed soil on the rock face with native plants in order to prevent
erosion and provide wildlife habitat. We suggest Cascade blueberry (Vaccinium
deliciosum).
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6) Ensure that watering of newly planted vegetation does not cause erosion of soil
surfaces.
Shed Construction (within the Shoreline Buffer Zone):
1) No construction shall take place within the buffer zone when priority aquatic species
may be using the habitat as described above.
2) No trees will be removed in order to build the shed.
3) The shed will be approximately 6 x 8 feet and will be built into and underneath the
existing stairway at the South edge of the rock structure such that loss of habitat will be
insignificant.
Dock Expansion (within the Buffer Zone):
1) No in -water work will occur: The expansion of the current dock structure will not exceed
the width of the existing rip -rap or will not extend over the ordinary high-water mark
(which ever is less).
2) No construction will take place during periods of on-site habitat use by priority or listed
species as described above.
3) The sides of the dock structure will be open (no enclosed sides) such that light and
wildlife can access habitat below.
4) Allow large woody debris to wash up underneath the dock structure to provide habitat
for aquatic species.
8.0 CONCLUSION
With the mitigation measures, the proposed development is not expected to significantly
impact important habitats and species as described in Chapter 8.52.170, Fish and Wildlife
Habitat Conservation Areas, of the Mason County Code. The subject property contains
existing development structures, including an access road, septic system, shoreline rip -rap
and concrete steps, and dock. The property is zoned for a single-family residential dwelling.
Construction activities will only take place during time periods when priority species are not
expected to be using the surrounding habitat. Plantings of native trees and associated
understory vegetation on the property will mitigate for loss of upland habitat. No
construction will intrude into or over aquatic habitat as the dock expansion will be made
over an existing human -created rip -rap structure.
The mitigation measures proposed in this habitat management plan meet the Mason
County Code mitigation standards designed to maintain the functional values of critical
areas by offsetting potential unavoidable impacts.
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9.0 REFERENCES
Baron, N. and J. Acorn, 1997, Birds of the Pacific Northwest Coast, Lone Pine Publishing,
Renton, Washington.
Harrison, H. H., 1979, A Field Guide to Western Birds' Nests of 520 Species Found
Breeding in the United States West of the Mississippi River, Houghton Mifflin, Boston.
Hitchcock, C.L., and A. Cronquist, 1973, Flora of the Pacific Northwest, University of
Washington Press, 730 pp.
Knutson, K.L. and V.L. Naef. 1997. Management recommendations for Washington's
priority habitats: Riparian. Washington Department of Fish and Wildlife, Olympia.
181 pp.
Kozloff, E.N., 1978, Plants and Animals of the Pacific Northwest: An Illustrated Guide to the
Natural History of Western Oregon,. Washington, and British Columbia, University of
Washington Press, Seattle, Washington.
Larsen, E. M., editor. 1997. Management Recommendations For Washington's Priority
Species, Volume 111: Amphibians and Reptiles. Washington Department of Fish and
Wildlife, Olympia. 122pp.
Leonard, W. P., 1993. Amphibians of Washington and Oregon, Seattle Audubon Society,
Seattle, Washington.
Roderick, E. and R. Milner, eds. 1991. Management recommendations for Washington's
priority habitats and species. Washington Department of Wildlife, Olympia. 206 pp.
United States Army Corps of Engineers. 2005. Approved work windows for fish protection
in all freshwaters excluding waters with National Park boundaries, Columbia River,
Snake River, and lakes by county and specific watercourse. URL:
http://www.nws.usace.army.mil/publicmenu/DOCUMENTS/WORK_WINDOWS=
_AII_Fresh_Waters.pdf. Accessed on September 8, 2005.
Washington State Department of Fish and Wildlife, 1999, Species of Concern: State
Candidate Species, Olympia, Washington.
27 September 2005 Pacific Environmental Consultants LLC
Page 13
Recknagel Property
Habitat Management Plan
APPENDIX A
PHOTOGRAPHS
27 September 2005 Pacific Environmental Consultants LLC
Appendix
Recknagel Property
Habitat Management Plan
PIC #1. CONCRETE STEPS AT SHORELINE
PIC # 2. ERODING ROCK FACE, LOCATION OF PROP.
RETAINING WALL
27 September 2005
Appendix
' Pacific Environmental Consultants LLC
Recknagel Property
Habitat Management Plan
PIC# 3. WOODEN STAIRCASE
PIC# 4. SHORELINE STEPS AND DOCK, FLOAT IS
REMOVED AND STORED ON SHORELINE
27 September 2005
Appendix
Pacific Environmental Consultants LLC
Recknagel Property
Habitat Management Plan
PIC# 5. RIP -RAPPED SHORELINE AND EXIST. DOCK
PIC# 6. RIP -RAPPED SHORELINE AND REMOVED
FLOAT
27 September 2005
Appendix
Pacific Environmental Consultants LLC
Recknagel Property
Habitat Management Plan
APPENDIX B
WDFW PHS DATABASE
27 September 2005 Pacific Environmental Consultants LLC
Appendix
Recknagel Property
Habitat Management Plan
fE:VICE'rifIlastl$270IIIWII7/
Spotted Owl
Management Circle,
--E. -- :
..1.,713I rd.
• 4 4 , r at
•:e. Marbled Murrelet teEmda- ..IIMin
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mei 'Esti
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I El .011
otted Ow
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AlltriZ •st; gt
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W shington Department Of Fish and Wildlife
HAULM AND SPECIES MAP
IN THE VICINITY OF T23R04V SECTION 07
Yap Seale I : 24.0110
Ccondlootn System - State Plana tooth Sane 5020 ryinfrylry
Prodpalion Dote - September 02. 2000
Map Designed by 0004 Information Services PiS
lalfAha MOTE
this map and she accompanying reports are nos foe general 4177;1111710.
1Mlashina505 Stale lam 4504 357.55.355) manmpls hi:skive Fish and WildWe
ihtormation from publft inspenainn and nopying.
Washin7ton Onparimen, el fhb and ailfdlifn worst considets sensitira
snoops lnel taltiltt Inca:lotsdisplayedon tory nap tee osoonpyrying te•
p0,14 ID be nonlidenlimi. Mli'W k Inn esclusive amine; 71 Ma Sanaltilin
fishandMidiHe IA1717;171 ion Ind locations shall 73) sweats be
titile4 IS proprietary ullormailon in Li:satanic, wita all procedures
reasonably nucessary15 pectin; 1457175 poplin:an' lira theraina
int:tip:it, in. sanizsd (is:a ans marsina
Snam !Elam, sic:sae5 44,1 -444m, 4,4 441 be ;...E.31.4 : (144 44.1p444. zr4:
creE,;. h the :rnperi, .;e4, 4,4,4: L44 224J: 22,1 .
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MAP LEGEND
Other Habitats1Species:
0 Mer Wt000o Heyilqe Pants
Priority HabitatsISpecies:
Priority Iftnats aid Species
(555) P(Syston Fortin
• Wife licrilv Paints
O Prldrily tank Pads
• Mcstted learelott Paints
(0cattpancy Sites Only)
Spotted OM S.11 toniers
PliCial
60•94.
Wind 071 Silo Coltry
Official States 4)
Frturily ktiOtalaus fist Fret:woe
Priority Restdeel fish Press:eery
°Witted Watids battery
0
attoof071 Stcpcoperropet Giles
Etithed Territory
*fled Del lknareftraant ettcks
Otsullic(all Data le Eslablith
Torritory
lArbled Krrelel SectOm
OfftfortY Stos thin)
Verrelol &glary
Other Symbols:
tt ""tt
tOors and Streams at
t24,00,3 So* Rrythlion
loonstio Lbss
...
thfifif—fft )
,cryryes L4:44".).1114P471 PI
WILDLIFE
AREA LOCATION
05
5020
27 September 2005 Pacific Environmental Consultants LLC
Appendix
ccm
th
00
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C
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P, 6j. m
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ammo Clark Bilogists Site Plan.jpg
Page -11
Tammi Clark - Floating Dock Anchorage.jpg
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Tammi Clark Rip Rap Photos.jpg
Recknagel Property
Habitat Management Plan
PIC
5. RIP -RAPPED SHORELINE AND EXIST. DOCK
PIC# 6. RIP -RAPPED SHORELINE AND REMOVED
FLOAT
27 September 2005
Appendix
Pacific Environmental Consultants LLC
Page 1
Tamm i Clark - Shorline Planjpg Page 1
Tammi Clark - Dock Expansion Textjpg
Recknagel Property
Habitat Management Plan
6) Ensure that watering of newly planted vegetation does not cause erosion of soil
surfaces.
Shed Construction (within the Shoreline Buffer Zone):
1) No construction shall take place within the buffer zone when priority aquatic species
may be using the habitat as described above.
2) No trees will be removed in order to build the shed.
3) The shed will be approximately 6 x 8 feet and will be built into and underneath the
existing stairway at the South edge of the rock structure such that loss of habitat will be
insignificant.
f Dock Expansion (within the Buffer Zone):
1) No in -water work will occur. The expansion of the current dockstructure will not exceed
the width of the existing rip -rap or will not extend over the ordinary high-water mark
(which ever is less).
2) No construction will take place during periods of on-site habitat use by priority or listed
species as described above.
3) The sides of the dock structure will be open (no enclosed sides) such that light and
wildlife can access habitat below.
4) Allow large woody debris to wash up underneath the dock structure to provide habitat
for aquatic species.
8.0 CONCLUSION
With the mitigation measures, the proposed development is not expected to significantly
impact important habitats and species as described in Chapter 8.52.170, Fish and Wildlife
Habitat Conservation Areas, of the Mason County Code. The subject property contains
existing development structures, including an access road, septic system, shoreline rip -rap
and concrete steps, and dock. The property is zoned for a single-family residential dwelling.
Construction activities will only take place during time periods when priority species are not
expected to be using the surrounding habitat. Plantings of native trees and associated
understory vegetation on the property will mitigate for loss of upland habitat. No
construction will intrude into or over aquatic habitat as the dock expansion will be made
over an existing human -created rip -rap structure.
The mitigation measures proposed in this habitat management plan meet the Mason
County Code mitigation standards designed to maintain the functional values of critical
areas by offsetting potential unavoidable impacts.
27 September 2005 Parc Environmental Consultants LLC
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Date: 07/21/2006
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BLD2006-01295
BLD2006-01295 Planning Review Fee
PRIMARY APPLICANT FOR BLD2006-01295: RECKNAGEL, KEN
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