HomeMy WebLinkAboutVAR2021-00001 HMP March 2021 - VAR Application - 4/5/2021 " Mason County Permit C corer Use:
MASON COUNTY ' VAR 1.Z21 _DOU01 '
COMMUNITY SERVICES DateRcvd:
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I. , Resoirm Ordinnnee Vatiani c: $2.a)0 61 s 5 202,
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Habitat Matwgement Plan Review: $3(t) _._._.._....._. ..
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N4 Public Hearitig: $2.330
Applicant will also be billed for Avertising costs.
Resource Ordinance Variance Application
r The purpose of this application is to allow the County to consider requests to vary or adapt certain
numerical standards of the Resource Ordinance where the strict application would deprive property
t owners of reasonable use of their property. The minimum reasonable use for a residence, decks,
and accessory structures in a residentially zoned area shall be defined by the lesser of 40 percent
of the area of the lot or 2,550 square feet.
A public hearing accompanies Variances and application for a Variance does not guarantee approval.
r
Applicant Name Deborah Musselman
Property Owners David & Deborah Musselman '--
Mailing Address 990 Kazac PL SE, Port Orchard, WA 98366 —.
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Site Address XXX State Route 302 ........ —.._.__-_______.._._.._...
Tax Parcel# 1221&72 -
Legal Description TR 3 OF SURV 15199 TR 2 OF SP#2107 .......
project Description Construction of a Single-Family Residence with a portion of it within a
Type-Ns stream buffer.
1
Rev. Feb 2019 Page I of 4
1. Describe the specific modification from the terms of the Chapter required.
The applicant requires the buffer/setback for a type-Ns stream be reduced from 75ft to 55ft,
where the closest point of the proposed Single-Family Residence (SFR)would be.
2. Describe the reasons for the variance.
The applicant intends to build a SFR, but the location of the stream,the septic requirements and
the lot shape make it impossible without reducing the stream buffer.
3. No variance shall be granted unless the County makes findings of fact showing that certain
circumstances exist. Please address each of the following standards and how the proposal pertains
to these circumstances.
a. That the strict application of the bulk, dimensional or performance standards precludes or
significantly interferes with a reasonable use of the property not otherwise prohibited by County
regulations;
The subject parcel is currently zoned Rural Residential 5 (RR5) and is suitable for building the
proposed SFR except for the proximity to the stream buffer. The applicant does not have a
reasonable use of their property without a reduction in the stream buffer.
b. That the hardship which serves as a basis for the granting of the variance is specifically related to
the property of the applicant, and is the result of unique conditions such as irregular lot shape, size,
or natural features and the application of the County regulations, and not, for example, from deed
restrictions or the applicant's own actions;
The subject property is owned by the applicant, and the hardship is a result of having no other
suitable areas on the property that will accommodate a building without encroaching on the
stream buffer.The stream splits the parcel and encompasses most of the property.
c. That the design of the project will be compatible with other permitted activities in the area and
will not cause adverse effects to adjacent properties or the environment;
The parcel is currently zoned for residential use, as is several other properties in the area.The
design of the project is compatible with other permitted activities in the area and will not cause
any adverse effects to adjacent properties or the environment.The Habitat Management Plan
which accompanies this application will result in a net benefit to the stream buffers ecological
functions as well as fish and wildlife habitat.
d.That the variance authorized does not constitute a grant of special privilege not enjoyed by the
other properties in the area, and will be the minimum necessary to afford relief;
Several other properties within the area have existing structures within the stream buffer.The
proposed SFR is positioned in a way that it would still be 55ft at its closest point to the stream,
and only have±600ftl within the stream buffer itself.
e. That the public interest will suffer no substantial detrimental effect;
Approval of this project and Habitat Management Plan will have a net benefit to the stream
buffer's ecological functions and fish and wildlife habitat.The project site is currently covered in
invasive species and ±2,800ft2 of vegetated stream buffer will be restored in an area adjacent to
the project,which is also covered in invasive species.
f. No variance shall be granted unless the owner-otherwise lacks a reasonable use of the land. Such
variance shall be consistent with the Mason County Comprehensive Plan, Development Regulations,
Resource Ordinance and other county ordinances, and with the Growth Management Act. Mere
loss in value only shall not justify a variance.
No other suitable building sites exist on the property to accommodate this SFR.Approval of this
variance with the accompanying Habitat Management Plan will result in a net ecological benefit
to the stream buffer and fish and wildlife habitat.This project is consistent with the Mason
County Comprehensive Plan, Development Regulations, Resource Ordinance, and all other county
ordinances, as well as the Growth Management Act.
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Site Plan
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Habitat Management Plan
Parcel# 12216-75-90032
XXX State Route 302
Belfair, WA 98528
Mason County
Report prepared for:
Deborah Musselman
990 Kazac Pl SE
Port Orchard WA 98366
PL G
Prepared by:
Rob Nagel RECEIVED
680 E Philura Ln
Shelton, WA 98584 APR 052021
6
arctosaerial@gmail.com 15 W 41d
(425) 344-9315 er Street
(360) 229-3118
ARCTOS
AERIAL
Environmental Consultation I Drone Imagery
Project: 2021-H M P-001
March 2021
Project: 2021-HMP-001 March 2021 ARCTOSAERIAL
Table of Contents
Overview................................................................................................................1
PropertyDescription..............................................................................................2
Analysis of Potential Impacts.................................................................................3
MitigationMeasures..............................................................................................5
Monitoring .............................................................................................................9
Summary................................................................................................................9
References............................................................................................................13
List of Figures
Figure1: Vicinity Map ............................................................................................2
Figure 2: Map depicting stream buffer on project site ..........................................3
Figure3: Site Plan.................................................................................................10
Figure 4: Site Plan with drone imagery................................................................11
Figure 4: Mitigation Planting Schedule ................................................................12
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Project: 2021-HMP-001 March 2021 AIRIAL
Habitat Management Plan
12216-75-90032
XXX State Route 302
Belfair, WA 98528
Overview
This report details a Habitat Management Plan (HMP) for the above referenced
property in Mason County, Washington. The purpose of this report is to address
potential adverse impacts from the construction of a proposed Single-Family
Residence (SFR) within the buffer of a non-Fish bearing, seasonal (Ns) stream,
which is a tributary to Case Inlet. The Mason County Resource Ordinance requires
a 75-foot buffer with an additional 15ft building setback for Type Ns streams. (see
figure 1). The SFR is proposed 50ft from the ordinary high-water mark (OHWM) of
the stream at its closest point, with ±600ftz within the stream buffer. Additionally,
a driveway is proposed to cross the stream and buffer with ±2150ft2 of the
driveway within the stream buffer. The proposed site is currently dominated
primarily by invasive species, mostly Himalayan blackberry, with a few native tree
species mixed in. Mitigation measures have been designed to offset the potential
impacts of this activity on the ecological functions of the stream buffer. The
mitigation ratio proposed is 1:1 for Re-establishment of a portion of the
vegetated stream buffer. The objectives of this report are as follows:
• Identify potential impacts of the construction of the proposed SFR within
the stream buffer on the buffer's ecological functions and fish and wildlife
habitat.
• Determine mitigation measures that would offset those impacts and result
in a net benefit to ecological functions and fish and wildlife habitat within
the remaining buffer.
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Project: 2021-HMP-001 March 2021 ARCTOSAERIAL
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Figure 1:Vicinity map of project.
Property Description
The parcel is 1.15 acres in size and located in the SW% of the SE% of section 16,
Township 22 North, Range 1 West. The Type-Ns stream runs through the middle
of the parcel from the south to the north. The proposed development site is
currently characterized primarily by invasive Himalayan blackberry and scotch
broom with a few native red alders along the stream channel. The existing access
road to the property runs along the western parcel boundary. An approved septic
design locates the system on the opposite side of the creek as the access road.
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Figure 2:Map showing the seasonal stream and the regulated buffer. The solid yellow lines are the 75ft buffer for the stream.
The dashed yellow lines are the 15ft building setback.The red polygon is the parcel in question.
Analysis of Potential Impacts
Vegetated buffers serve an important role in protecting critical public resources,
as well as fish and wildlife habitat from adverse impacts associated with
development. Below are the potential adverse impacts to ecological function
associated with the construction of this proposed SFR within the Type-Ns stream
buffer.
- Increased storm-water runoff and erosion
Impervious surfaces such as roofs and driveways contribute to increased
flow of runoff during storm events. This increased flow could contribute to
erosion and increased sediment reaching the stream waters without a
proper storm water management plan.
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- Stream bank stabilization
Removing of buffer vegetation and increasing storm water run-off can
speed erosion of stream banks and make them unstable. No risk of erosion
is expected with this project due to mild slopes and construction BMPs
listed in the mitigation measures.
- Loss of wildlife habitat
The development footprint of this SFR, plus the driveway, within the buffer
is ±2,750ft2 and little native vegetation will be removed in the construction
process since the project site is currently dominated by invasive species.
Mitigation measures will in fact increase the amount of wildlife habitat and
have a net ecological benefit to the stream buffer by removing invasive
species, re-establishing native species, and increasing species richness and
structural diversity of the stream buffer.
- Increased disturbance from noise pollution
A temporary increase in noise from construction activities is likely to occur.
but activities will be limited to daylight hours, and the project is located in a
residential area where human noises are a common occurrence. Also, no
known nesting sites or priority habitats and species have been identified
near the project site.
- Increased Solar input
The proposed SFR is sited on the east side of the stream and few native
trees will be removed in the process of construction. Native plantings
within the mitigation area will benefit the stream by eventually increasing
shade and reducing solar input.
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Mitigation Measures
To avoid, minimize, and mitigate for the potential adverse impacts identified
above, the following have been identified as appropriate measures for this
project:
- Minimizing/avoiding impact
The proposed project minimizes the impact to the stream buffer by
minimizing the square footage of the proposed structure and driveway
within the buffer to approximately ±2,750ft2. The SFR will be
constructed as far from the stream as possible but still accommodate
the septic system, and in an area currently dominated by invasive
species.
- Mitigation area
An area along the stream totaling ±2,800ft2 will be restored to vegetated
buffer per the planting guidelines below. The mitigation area is currently
dominated by invasive species. This area will be identified as a Habitat
Preservation Area (HPA). Access to this area will be restricted, and it will
be marked with signs identifying it as such.
- Best Management Practices for construction
Construction activities related to this project will be restricted to
favorable weather conditions and best management practices for
reducing disturbance and erosion will be followed, including placing
straw over exposed areas, and erecting silt fencing below the project
area. Equipment will be checked daily for leaks and all fuel, lubricant,
and chemicals will be stored outside the stream buffer.
- Clustering of development
All activities related to this project will be clustered to the extent
possible without impacting more of the stream buffer than necessary.
Equipment and materials will be parked/stored outside the stream
buffer.
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Project: 2021-HMP-001 March 2021 AERIAL
- Removal of invasive species
All occurrences of invasive species in the vicinity of the project site and
mitigation area will be mechanically removed without the use of
herbicides.
- Landscaping with native plant species
Any landscaping within the developed area of the stream buffer will be
limited to native plant species typically found in undisturbed riparian
areas. Species selected will include common riparian vegetation not
currently on the property which will result in a net increase in species
richness and biodiversity within the buffer.
Planting Guidelines for the Mitigation Area (adapted from Appendix C
of the Mason County Resource Ordinance)
Earthwork
Machinery earthwork will be restricted to the minimum necessary in order to
implement this plan; planting holes for specified vegetation installation will be
hand dug.
Native Plantings
Native plantings will be installed within the mitigation area parallel to the edge of
the buffer to achieve the following minimum densities:
Trees— 10' on center
Shrubs — 5' on center
Ferns, grasses, and ground-covers —4' on center
The plan calls for installing single trees, or clusters of three shrubs, on 10ft centers
and single shrubs on 5ft centers. Areas between will be filled in with ferns,
grasses, or ground-covers on 4ft centers. Exact placement of installed materials
will be up to the landscape installer, following the basic 10-foot spacing pattern
described above and using the planting map as a guide. Successful
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Project: 2021-HMP-001 March 2021 AERIAL
implementation of the planting plan will achieve a structurally and biologically
diverse plant community that mimics undisturbed riparian stream buffers.
Volunteer native vegetation can be counted towards the target densities of
restoration area at the time of monitoring audits.
Native plant species appropriate for this area include, but are not limited to the
following:
Trees:
Pacific madrone (Arbutus menziesii)
Western red cedar (Thuja plicoto)
Douglas fir (Pseudotsuga menziesii)
Garry oak (Quercus garryona)
Western hemlock (Tsuga heterophylla)
Grand fir (Abies grandis)
Cascara (Rhamnus purshiana)
Cottonwood (Populus bolsomifera)
Shore pine (Pinus contorta v. contorta)
Pacific crabapple (Malus fusca)
Serviceberry (Almenlanchier alnifolia)
Shrubs:
Ocean spray (Holodiscus discolor)
Wax myrtle (Myrica californica)
Thimbleberry (Rubus parviflorus)
Hookers willow (Salix h000keriana)
Tall Oregon grape (Mahonia aquifolium)
Nootka rose (Rosa nutkana)
Salmonberry (Rubus spectabilis)
Salal (Goultheria shallon)
Evergreen huckleberry (Vaccinium ovotum)
Snowberry (Symphorocarpus albus)
Elderberry (Sambucus racemosa)
Red osier dogwood (Cornus stolonifera)
Ferns, grasses, and ground-covers:
Sword fern (Polystichum munitum)
ARCTOS
Project: 2021-HMP-001 March 2021 AERIAL
Bracken fern (Pteridium aquilinum)
Tufted hairgrass (Deschampsia cespitosa)
Coastal strawberry (Fragario chiloensis)
Seashore saltgrass (Distichlis spicata)
Coastal lupine (Lupinus littoralis)
Silverweed (Potentilla pacifica)
Twinberry (Lonicera involucrate)
Henderson's checker-mallow (Sidalcea herdersonii)
All planting should occur during winter dormancy. The optimum time for planting
is from February to March.
Installation
Installation of the prescribed vegetation will be performed by qualified
landscapers familiar with planting of native vegetation in natural settings.
Installation will be performed only after construction on the property is
completed to avoid damage to the plantings.
Fertilizing
Artificial fertilizer may be applied to each planting hole in the form of "slow-
release" tablets or some other similar material. However, general broadcast
fertilization MAY Not be used within the landscape planting area.
Maintenance
Maintenance of the installations will be the responsibility of the landscape
installer. Maintenance is to include any weeding or watering necessary to ensure
plant survival for up to three years after the date of installation.
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Monitoring
Following the implementation of the mitigation measures, an annual report will
be submitted to the county for 3 years post construction. The report will detail
the presence of new, or the reoccurrence of any invasive species. Invasive species
found on site will again be removed mechanically, using hand tools only to reduce
disturbance to the stream buffer and mitigation area plantings. The annual report
will also document the planting success of native plantings. If plant survival in the
mitigation area falls below 90% at anytime in the 3-year monitoring period, the
mitigation area will be selectively re-planted to achieve target densities.
If any failures of mitigation measures are identified during the annual inspection,
corrective actions will be recommended in the report and will be taken to restore
them to working order as soon as possible.
Summary
This report Identifies potential impacts of the construction of a proposed SFR and
driveway, within the regulated buffer of a Type-Ns stream. The proposed building
site, 50ft from the stream edge at its closest point, is currently dominated by
invasive species and provides little benefit to the stream and its buffer. Mitigation
measures have been proposed to avoid, minimize, and mitigate for those impacts
on the stream buffer's ecological functions and fish and wildlife habitat.
Successful implementation of the proposed mitigation measures will result in a
net benefit to the stream and its buffer's ecological functions, structural diversity,
and species richness. Mitigation measures include re-establishing approximately
2,800ft' of vegetated stream buffer currently covered with invasive species, for a
mitigation ratio of 1:1.
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Project: 2021-HMP-001 March 2021 ARMS
AERIAL
References
Environmental Laboratory. (1987). "Corps of Engineers Wetlands Delineation Manual,"Technical Report
Y-87-1, U.S.Army Engineer Waterways Experiment Station, Vicksburg, Miss.
Guard,J. (1995). Wetland Plants of Oregon&Washington. Lone Pine Publishing. 240 pp. Edmonton,
Alberta,Canada.
Hruby,T. (2014).Washington State Wetland Rating System for Western Washington:2014 Update.
(Publication#14-06-029). Olympia, WA:Washington Department of Ecology.
Munsell Color(Firm). (2009). Munsell soil color charts :with genuine Munsell color chips. Grand Rapids,
MI
Pojar,J. and A. MacKinnon. 1994. Plants of the Pacific Northwest Coast (Revised Edition 2014). Lone Pine
Publishing. 528 pp.Vancouver, British Columbia,Canada.
United States Department of Agriculture, Natural Resources Conservation Service. 2010. Field Indicators
of Hydric Soils in the United States,Version 7.0. L.M.Vasilas,G.W. Hurt, and C.V. Noble(eds.).
USDA, NRCS, in cooperation with the National Technical Committee for Hydric Soils.
U.S. Army Corps of Engineers 2018. National Wetland Plant List,version 3.4, http://wetland-
plants.usace.army.mil/U.S.Army Corps of Engineers, Engineer Research and Development
Center Cold Regions Research and Engineering Laboratory, Hanover, NH
U.S.Army Corps of Engineers. 2010. Regional Supplement to the Corps of Engineers Wetland
Delineation Manual:Western Mountains,Valleys,and Coast Region (Version 2.0), ed.J. S.
Wakeley, R. W. Lichvar,and C. V. Noble. ERDC/EL TR-10-3.Vicksburg, MS: U.S.Army Engineer
Research and Development Center.
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Project: 2021-HMP-001 March 2021 A RCTOSAERIAL
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• :' - RCTOS
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Type-Ns Stream .,, ; Stream Buffer
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AERIAL
• ; ; 11 Environmental Consulting I Drone Imagery
� ; hh• i i i 1 ;' ; ; ;
Proposed Well
-' PO Box 2466
75 Type-Ns Shelton, WA 98584
Mitigation Areas ;
%• : • 1 Stream Buffer (425) 344-9315
• (2 800ft total) Proposed SFR
2 ,
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' (2,802ft2 total, arctosaerial@gmail.com
• www.arctosaerial.com
1 600ft2 within buffer)
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Project: 2021-HMP-001 March 2021 AERIAL
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