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Home My WebLink AboutCLMP - PLN General - 6/30/2019 1100 rtF r c A Environmental TECHNICAL MEMORANDUM OUED SITE PLAN REQui-',_D TO RE ON SITE CHANGES SUBJECT TO AP OR V L DATE: June 30, 2019 ay___ Date L S _ A Wl L6y)DI R ar TO: Ron Buckholt, Senior Planner, Mason County, Community Services at Department fral �k1 �i�1 FROM: Bill Rehe, Project Biologist (6tb6oiq - pDtL� SUBJECT: Bachel Common Line Mitigation Plan, 18755 E State Route 106. Parcel F CLWl1� number 12206-50-09900 The purpose of this memorandum is to satisfy the requirements of the Mason County Resource Ordinance Chapter 8.52.170. Ms. Bachel would like the submit the following Common Line Mitigation Plan for the proposed replacement single family residence at 18755 E State Route 106, Belfair WA 98528. We respectfully submit the following planting plan for your approval. Existing conditions A site visit was performed on June 20111, 2019 to assess the current condition of the property and to identify any potential critical areas. The Bachel property is a small waterfront parcel located between State Route 106 and the Hood Canal. The lot is 205' x 50' total, including the tidelands. The upland portion of the property is 123' x 50'. The site is fully developed with a concrete bulkhead, two upland retaining walls, beach access stairs, driveway and trailer. Vegetation on the property is mainly English ivy, lawn and a few landscaping species. The only native trees are a few red cedar trees located between the driveway and the lawn, near State Route 106. Overall, the site is fully developed and impacted by previous land use activities. Proposed project Ms. Bachel is proposing to remove the trailer and build an approximately 1400sq ft home and new septic system. Based on the site plan supplied by Selby Design LTD, the project impacts include the following: The septic area of 36' x 29.2': 1051.2 Sq. ft. 1 House total including deck: 1,395 Sq. ft. (House 1019, Decks 376 sq. ft.) JUL 02 ,7 615 June 24, 2019 Bachel Common Line Mitigation Plan Page 2 Existing trailer to be removed: 12' x 44'= 528 Sq. Ft. New impacts: Home (1395 - 528) = 867 sf Septic = 1051.2 sf Total = 1918.2 sf Common Line Mitigation Plan Total new, minus existing impacts, to the Bachel Project Site are approximately 1918.2 sq. ft. We are proposing a mitigation area ratio of 959.1 sq. ft. based on the developed state of the property and the existing impacts to vegetation. As stated in the CLMP Mitigation Guide, "if the property area within the buffer is predominantly lawn or clear of shrubs and trees, the minimum required planting area is equal to one half of the cleared area within the buffer. We feel the Bachel property meets this definition. We are proposing the following planting ratio: 0.012 trees and 0.028 shrubs per square foot. These ratios are based on other jurisdictions in the Puget Sound area. This will result in 12 trees and 27 shrubs be planted in the identified areas. I know you prefer a planting plan that shows the exact location of the plants in the planting area, but I am asking for your permission to layout the plants on the property and then provide you with an as-built plan no later than December 31, 2019. In my experience, pre-laid out planting plans seldom match what was planting. This can be for a few reasons, including existing utilities, availability of irrigation and working around existing infrastructure (fences, stairs, retaining wall. etc.). Invasive Species Management Prior to site replanting, invasive species will be removed. This may involve treating (spraying) or mechanical removal. Care will be taken to ensure that the material is removed prior to going to seed, and that all plant parts are removed and not allowed to recolonize the site. Plantings A variety of native riparian tree, shrub and groundcover species will be planted in the marine riparian buffer area. Plant species have been selected for a variety of qualities. including: adaptation to specific water regimes, value to wildlife, value as a physical or visual barrier, pattern of growth (structural diversity), and aesthetic values. Native tree, June 24, 2019 Bachel Common Line Mitigation Plan Page 3 shrub, and groundcover species were chosen to increase both the structural and species diversity of the riparian and aquatic buffer mitigation area, thereby increasing the value of the area to wildlife for food and cover. Plant materials will consist of a combination of one or more of the following: bare-root stock, container stock, plugs, seed or balled-and- burlapped stock. Plantings are proposed to be installed in native soil. Existing soil conditions will be assessed in the field at the time of planting, and if soil conditions are deemed to be unsuitable, planting pits will be amended with imported topsoil or compost, as necessary. Planting will include native trees, shrubs, and groundcovers (Table 1). Standard spacing will apply to planted vegetation including 12 feet on center for small trees, 8 feet on center for large shrubs, 5 feet on center for shrubs, and ferns will be planted 3 feet on center. Plant stock will be planted immediately before or during the dormant period from October through March. No plant installation will occur during freezing conditions or the summer dry season. To prevent plants from drying out, plants will be irrigated during the first two summers after planting (years 1 and 2). Irrigation may consist of hand watering or a temporary system, and could include an above ground system. Irrigation will occur approximately once every 2 to 3 days during the summer and early fall, depending on the outside temperatures, recent precipitation, and surface saturation levels. June 24, 2019 Bachel Common Line Mitigation Plan Page 4 TABLE 1: Propose planting list for Bachel Common Line Mitigation Plan Stratum Scientific Common Name Quantity Mason Co. Name Category Tree Pinus contorta Shore pine 2 B Shrubs (Tall) Holodiscus Oceanspray 5 C discolor Comus sericea Red Osier 2 C Dogwood Rhododendron Pacific 3 C macro h Ilum Rhododendron Shrubs (Short) Symphoricarpos Snowberry 3 D albu Vaccinium Evergreen 6 D ovatum huckleberry Mahonia Tall Oregon 6 D a uifolium grape Gaultheria Salal 6 D shallon Ferns Polystichum western 6 E munitum swordfem Totals 39 A, B, C = 31% New Drainffci;: =riman Re5erve area 115' Standar setback Ordinary High Water Common Line Setback 100' a etated Buffer 19 123' Common Line Setback Existing Bulkhead10' P ! L P ! L L P / L P / L PIL Mitigation Area 1: 71 223 sf —fir _ Proposed 3 I Existing beach 61 + drainfield: ? lav access (approx.)-"" Fhh roposed 71 1051.2 sf impacts Hood Canal - Beach� Area ome: Ln K; 1395 sf-128 sf -867 sf impacts u r; l+l It Mitigation Area 2: �;. c. •�•��.is�tng�Dr�u�a� .�� !, 116 Xj— P/ L P ! L _T.;IL PIL —iIt P I L1 I P L t 64, ,15' 60 205, New Residence + .51 f ,+ 7.5' Existing N'cN Trailer- To 3e Removed f 15� Overhead Power Line f 7e, Common Line Mitieation Plan 5CALE 111 20' Farccf 9900 ' 15'755 E. State '.Route 106, Belfair, NOTE: Foundation is 5 6" frcm Septic Tanks, Bee Finn for Cantilevered Floor SELB" DE5lGN LTD =-' '` 13i55 E. State Route "06 °� June 25, 2019 Page 10 2 z., MILT BAGHBL 3elfalr, Na. Neu DrainfieU Prirnan� Reserve area 115'Standar Iiq setback Ordinary High Water Common Line Setback 100' a etated Buffer 199 123' 1 Gornrion Line Setback I 1 15, 10, 124{ Existing SUlkhead v 54 27-611 PIL PIL L PIL L I Q Mitigation Area 1: 5 1 ' :! :5 "223 sf Proposed Existing beach + drainfield: a' •. access(approx.),--' Proposed 1051.2 sf impacts Hood Canal - Beach Area home: Ln m 1395 sf—528 sf =867 sf impacts 1 a. Mitigation Area 2: 750 sfx>� 4 1'-b" , 3�1' T�__r ," .8it PIL PIL / L PIL PIL I P L 75 14 64 1 205' New Residence 1 1 U f ✓,+ �.�' Existing Mcbii Trailer- To Be Removed + 2,5# f 1 Overhead Pouter Line f 73' ' Common Line Mitip-ation Plan SCALE 1 20' Farce) #122u6-•5,a'-Ggg00 ' 13755 E. State Route 106, Selfair, IN@. NOTE: Foundation is 5' 6" from Septic Tanks, See Pl n for Gantilevered =ioor 5EL3Y DE516N LTD Im 13755 E. State Route 106 June 25 2019 `� ,...,-,«c:r'N'!t Page 1 ni 2 .,.....<: <;., Eelfair, Y�la