HomeMy WebLinkAboutHMP - HMP Habitat Managment Plan - 3/29/2019 f y
J A M E S DAVIDSON Ws jdarchscom Ad Seal Ist Ave S,Suite 36
Fm info@jdarcarchscorn Seaulele.VlA98119
ARCHITECTS Fx 206.2644999
206 4671021
March 29, 2019
ATTN: Ron Buckholt,Senior Planner
Mason County, Washington
Community Services Department
Permit Assistance Center
615 W.Alder St.
Shelton,WA 98584
RE: Project Nos.SEP2018-00028;SHR2018-00003; DDR2018-00030; MEP2018-00008;VAR2018-00004
51 East Waterwheel Place,etc., Union,WA
Revision to Land Use Permit Documents
Dear Ron,
This letter is to accompany a revised submittal of the drawing set,dated 3/29/19,illustrating the project proposal.
Subsequent to the permit application,the design of the project has progressed and been further developed.
Differences from the drawing set dated 7/31/18 previously submitted include a resizing of the bioretention
facilities, realignment of the fence in the northwest quadrant, and addition of an on-site generator at the
southwest corner of the Kitchen Building.The only change of regulatory significance has to do with the reduction in
the height of the fence as it enters the shoreline buffer and associated correction to the extents of the shoreline
buffer and building setback.
We submitted an application for a Shoreline Variance to Mason County in late March 2018 and a revised
application in late July 2018 as part of the land use submittal for the Hood Canal Estate Improvements Project. The
only project element that required a Shoreline Variance was a 6-foot-tall fence that extended into the shoreline
buffer and building setback.
Following your review of the plans and additional discussions,we have modified the proposal to reduce the height
of the fence in the shoreline buffer and building setback to 3 feet. Accordingly,a Shoreline Variance is no longer
necessary.
By way of this letter,the applicant withdraws the original request for a Shoreline Variance. An updated Habitat
Management Plan and other documents illustrating and describing the reduced fence height will be submitted to
the County by the project's Environmental Consultant.
Sincerely,
Shane McGilvra,AIA
James Davidson Architects
1941 1st Ave S,Suite 3G
Seattle,WA 98134
Tel: 206.264.4999
SHANNON 6WILSON.INC.
TABLE OF CONTENTS
Page
1.0 INTRODUCTION................................................................................................................. 1
2.0 SITE DESCRIPTION............................................................................................................ 1
3.0 PROJECT DESCRIPTION ...................................................................................................2
4.0 DOCUMENT REVIEW........................................................................................................3
4.1 Wetland and Stream Reconnaissance, Union,Washington Residences, Union,
Washington (Shannon & Wilson, Inc., 2004) ...........................................................3
4.2 Alderbrook Resort Remodel Habitat Management Plan (Engineering Services
Associates, Inc. et al., January 2003) ........................................................................4
4.3 Database Search, Washington Department of Fish & Wildlife (WDFW) and
Washington Department of Natural Resources (WDNR) Natural Heritage Programs
5.0 POTENTIAL IMPACTS.......................................................................................................5
5.1 Riparian Habitat.........................................................................................................5
5.2 Shore]ine/Wetland Habitat ........................................................................................ 5
6.0 MITIGATION PLAN............................................................................................................6
6.1 Avoidance..................................................................................................................6
6.2 Minimization .............................................................................................................6
6.3 Mitigation ..................................................................................................................
6.3.1 Removal of Existing Impervious Surfaces in Buffers.................................7
6.3.2 Preservation of Native Vegetation and Terrestrial Habitat......................... 8
6.3.3 Limitation of Access ...................................................................................
6.3.4 Erosion Control and Water Quality Improvements..................................... 8
7.0 LIMITATIONS
LIST OF TABLES
Table No.
1 Descriptions of Union, Washington, Residences Site.............................................2
2 Proposed Impervious Surfaces in Site Buffers........................................................7
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FIGURE
Figure No.
1 Vicinity Map
EXHIBIT
Exhibit 21 —Impervious Surfaces
LIST OF APPENDICES
Appendix
A Union, Washington, Residences Legal Descriptions
B Landscape Plan
C Grading Plan
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HABITAT MANAGEMENT PLAN
UNION, WASHINGTON, RESIDENCES
UNION, WASHINGTON
1.0 INTRODUCTION
This report serves as the Habitat Management Plan (HMP) required by Mason County for the
Union, Washington, residences site (referred to herein as the site or subject property). The site is
currently occupied by several residential buildings and is located approximately 1.5 miles east of
Union, Washington (Figure 1). The proposed project generally includes constructing an access
road (driveway) from Beach Drive to the subject property; moving, demolishing, and/or.
remodeling existing structures; and relandscaping areas of the subject property.
The purpose of our work was to provide a description of the proposed project, an analysis of
' effects of the project on existing fish and wildlife species and their habitat, and a summary of the
proposed mitigation measures. The HMP considers the effects of impervious surfaces, erosion
control, and retention of natural vegetation on the function and values of the fish and wildlife
habitat conservation area (FWHCA).
Our services were performed in general accordance with our proposal for a HMP for the site,
dated October 8, 2004.
t . 2.0 SITE DESCRIPTION
The site consists of ten adjoining lots that are located on the south shore of Hood Canal near the
I • town of Union in Mason County, Washington. State Route 106 (SR-106) bisects the property
running in an east-west direction. The Alderbrook Resort development is situated to the east of
the site. Alderbrook Creek is located along the eastern property boundary. A second stream,
Dalby Creek, is located off site to the west and parallel to the western property line.
The site is currently occupied by several residences and associated outbuildings, a barn, and a
former post office building (Exhibit 21). Table 1 summarizes the current structures and use of
the site parcels. The legal descriptions for the ten Union, Washington residence lots are
summarized in Appendix A.
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TABLE 1
DESCRIPTION OF UNION WASHINGTON RESIDENCES SITE
Lot Square feet(acres) Description/Existing Structures
Lot 1 63,258 (1.45) Rural residential: Existing structures include one residence,a storage
building,a guesthouse,and a garage.
Lot 2 28,190(0.65) Rural residential: Existing structures include two residences,two
garages,changing rooms,and a pier(dock).
Lot 3 35,041 (0.80) Rural residential: Existing structures include one residence.
' 1 Lot 4 22,056 (0,51) Rural residential: Existing structures include one residence.
Lot 5 29,279 (0.67) Rural residential: Existing structures include one residence,a cabana,
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and a pier(dock).
Lot 6 40,543 (0.93) Rural commercial: Existing structures include one residence,a
garage,a shed,and a gift shop.
Lot 7 87,164(2.00) Rural residential/Rural tourist: Existing structures include a former
post office north of State Route(SR-106);south of SR-106,the lot is
undeveloped,forested land.
Lot 8 87,697 (2.01) Rural residential: Existing structures include a maintenance building
associated with the surrounding residences.
Lot 9 91,087 (2.09) Rural residentiaURural tourist: Existing structures include a barn
f north of SR-106;south of SR-106,the lot is undeveloped,forested
land.
t Lot 10 152,486(3.50) Rural residential: Undeveloped,forested land.
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1 3.0 PROJECT DESCRIPTION
Recent construction activities in the site vicinity include the redevelopment of the Alderbrook
I Resort on the adjoining property to the east and the relocation of SR-106, which was previously
located approximately 250 feet north of its current alignment. Both of these activities took place
in 2004.
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The project includes remodeling existing structures, removing and creating impervious surfaces
` (former SR-106 roadbed, recreational areas, and driveways), and landscaping portions of the site.
Specifically, proposed work includes:
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► Reclamation of the abandoned highway bed, existing access roads, and other associated
site developments will occur.
► Construction of new auto and pedestrian circulation will provide unified access to each
separate lot via a new private drive.
► Existing surface access from the state highway will be abandoned.
► Construction of an underpass under the relocated SR-106 will link upland and waterfront
parcels.
► Landscape development will provide improvement of native habitat areas and
preservation of mature trees.
► New site boundaries will be defined and established by perimeter fencing.
► Site utilities, including septic systems, will be modernized and reconfigured as needed to
accommodate new site development features.
1 ► Site, utility, building, and landscape development will be designed in a way to minimize
adverse impacts to adjacent critical areas.
► Demolition of abandoned structures will be limited.
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4.0 DOCUMENT REVIEW
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Documents reviewed for this project follow:
4.1 Wetland and Stream Reconnaissance, Union, Washington Residences,Union,
Washington (Shannon & Wilson, Inc., 2004)
During our wetland and stream reconnaissance fieldwork, one estuarine wetland was observed
north of SR-106 on the Union, Washington residences property. This wetland is associated with
1 the shoreline of Hood Canal and extends off site to the east and west. It will likely be regulated
as a Category I wetland under Mason County Municipal Code because it is an estuarine wetland
that is over one acre in size. Category I wetlands are required to have 125-foot buffers and a 15-
• foot building setback. In addition, on-site sewage disposal drain fields must be 125 feet from the
edge of the wetland boundary. This wetland is also likely regulated as a shoreline of the state.
Any work proposed within 200 feet of the shoreline may require a shoreline exemption and/or a
substantial development permit from Mason County.
" Dalby Creek and Alderbrook Creek are located along the southeast and west boundaries of the
site. Mason County has previously documented Dalby Creek as a Type III stream. Based on a
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telephone conversation with Mr. Rich Balderston at Mason County Planning Department on
August 23, 2004, Alderbrook Creek is likely a Type III stream as well. Mason County requires a
150-foot buffer and a 15-foot building setback on Type III streams. The buffer for Dalby Creek
extends onto the site along the western boundary of the property. The Alderbrook Creek stream
buffer extends onto the southeastern part of the site.
4.2 Alderbrook Resort Remodel Habitat Management Plan (Engineering Services
Associates, Inc. et al.,January 2003)
Based on the Alderbrook Resort HMP report, the water quality in Alderbrook Creek is within the
tolerance range of anadromous fish species of concern, such as coho salmon, chum salmon, and
steelhead. Engineering Services Associates, Inc. indicated that the pool-to-riffle ratio, channel
confinement, and fish passage barriers of the stream significantly limit salmon productivity. No
' anadromous fish species of concern were identified in the stream; one juvenile cutthroat trout
was identified in a pool directly downstream from the Beach Drive crossing. Part of the
Alderbrook Resort Remodel project included constructing pool-to-riffle features in the stream
and an off-channel rearing pond adjacent to the stream, introducing large woody debris into the
system, and constructing a 12-foot bottomless arch culvert to provide fish passage where the
stream flows under SR-106. This work was completed in April 2004.
Engineering Services Associates, Inc. indicated that no species of concern were identified in
Dalby Creek. Part of the Alderbrook Resort Remodel project included constructing pool-to-riffle
features in Dalby Creek, introducing large woody debris into the system, and constructing a 12-
foot bottomless arch culvert to provide fish passage where the stream flows under SR-106. This
work was completed in April 2004.
Although not included in the Alderbrook Resort HMP report, it is our understanding that the
fish-blocking culvert beneath the former SR-106 roadbed associated with Dalby Creek adjacent
to the Union, Washington Residences property was removed later in 2004 as part of the
Alderbrook Resort HMP.
It is not known if these restoration activities have resulted in anadromous fish use of Alderbrook
Creek and/or Dalby Creek.
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4.3 Database Search, Washington Department of Fish & Wildlife (WDFW) and
Washington Department of Natural Resources (WDNR) Natural Heritage Program
A database search was completed through WDFW and WDNR Natural Heritage Program for
sensitive or state and federally listed plant and animal species in the areas. The WDFW database
shows surf smelt spawning beaches to the west and east but more than 'A mile away. Pacific
oyster habitat is located along the shoreline of the site. Dungeness crab, a herring holding area,
and geoduck sub-tidal beds are all located farther out in the canal and are not directly adjacent to
the site. The closest mapped bald eagle habitat is over a mile to the west, and a mountain quail
breeding and use area is located approximately 3/a mile to the west. The WDNR database did not
have any record of sensitive plant species in the area.
5.0 POTENTIAL IMPACTS
5.1 Riparian Habitat
Dalby Creek and Alderbrook Creek are both perennial streams and are considered FWHCAs by
Mason County. Cutthroat trout have been observed by Engineering Services Associates,Inc. in
Alderbrook Creek north of SR-106. However, in 2003 they did not document fish in Dalby
Creek, although cutthroat trout are anticipated to be present in the stream based on stream
characteristics. Based on Alderbrook Creek and Dalby Creek stream improvements conducted
for the Alderbrook Resort, fish may now be present upstream (south of) SR-106.
No direct impacts to Dalby Creek and/or Alderbrook Creek are anticipated. Proposed work in
the stream buffers includes removing abandoned structures, constructing an access road,
installing underground utilities, limited grading activities (Appendix B), renovating existing
buildings on Lots 7 and 8, and landscaping (Appendix Q.
V.-
An/-K-foot-high chain link fence will be constructed around the perimeter of the site and will
cross Dalby Creek in two locations; however, 20-foot gaps will be present in the fence where it
crosses the stream. A backhoe and/or bobcat may be necessary to install the perimeter chain link
fence. No V<,t 01 CUCArtm _11
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5.2 Shoreline/Wetland Habitat
No direct impacts to the site shoreline habitat are anticipated. Proposed work in the shoreline
and associated wetland buffer includes demolishing the existing residence on Lot 6 (in the
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wetland buffer) and moving the southern residence on Lot 2 (outside of the wetland buffer) to the
former residence location on Lot 6.
6.0 MITIGATION PLAN
Proposed mitigation of the potential impacts described above includes a combination of
avoidance, minimization, and mitigation of impacts.
6.1 Avoidance
No construction is proposed in the estuarine wetland associated with the Hood Canal shoreline or
in Dalby Creek. In addition, the residential structure on Lot 2 will be moved over land to Lot 6
rather than by barge to avoid direct shoreline i U aUs
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Except for perimeter fencing, no construction is proposed on Lot 10, which will remain
undeveloped, forested land.
. 6.2 Minimization
r ' To minimize the impacts to shoreline and stream buffers, the project includes reusing existing
structures and pavement as much as feasible to reduce the amount of new impervious surfaces
created in the site buffers. In the future, the existing residential structures that will remain on
Lots 1 through 5 will be remodeled. In the future, the former post office building on Lot 7 will
be remodeled and used as a maintenance building. The former SR-106 roadbed adjacent to the
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post office and the existing post office parking lot will be retained; however, the use of these
areas will be minimal and much reduced from its former public use. In addition, residential
structures will remain clustered on the north end of the site (north of SR-106) to keep disturbance
of the forested, undeveloped portion of the site (Lot 10 and southern portions of Lots 7 and 9) to
a minimum.
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6.3 Mitigation
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Mitigation includes removal of some existing impervious surfaces in the site buffers,
preservation of native vegetation, revegetation and landscaping, limitation of access to the
sensitive areas of the site, and erosion control during constr on. Further descriptions of these
mitigation strategies follow.
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6.3.1 Removal of Existing Impervious Surfaces in Buffers
The proposed project includes adding 5,900 square feet of impervious surfaces (site
access road and parking) in the Dalby Creek buffer, 300 square feet of impervious surfaces
(pavement for site access road) in the Alderbrook Creek buffer, and 1,110 square feet of
impervious surfaces (relocated residence, patio, and pavement) in the wetland buffer along the
shoreline. To mitigate these impacts, 7,050 square feet of impervious surfaces will be removed
from the Dalby Creek buffer, and 280 square feet of impervious surfaces will be removed from
the wetland buffer. This will result in a net increase of 824 square feet of impervious surfaces in
the wetland buffer along the shoreline,
' Mnd a 300-square-foot increase in impervious surface in the Alderbrook Creek buffer
setback, as shown in Table 2. The 300 feet of access road proposed in the Alderbrook Creek
buffer is located in the buffer area west of Beach Drive. Because this area is separated from the
creek by Beach Drive, it no longer provides buffer functions. Therefore, there will be no net loss
of function from stream buffer in this area. Overall, there will be a net decrease in impervious
area in the buffer of 26 square feet.
TABLE 2
PROPOSED IMPERVIOUS SURFACES IN SITE BUFFERS
Added Impervious Removed Impervious Net Change
Lot Buffer Surfaces Surfaces
(square feet) (square feet) (square feet)
Lot 1 Dalby Creek/Wetland-canal 2,510 3,860 -1,350
' Lot 2 Wetland-canal 155 0 155
Lot 3 Wetland-canal 439 0 439
Lot 4 Wetland-canal 0 0 0
Lot 5 Wetland-canal 0 0 0
Lot 6 Wetland-canal 441 231 210
Lot 7 Dalby Creek 3,110 3,080 30
Lot 8 N/A 0 0 0
Lot 9 Dalby Creek/Alderbrook Creek 650 160 490
Lot 10 N/A 0 0 0
Overall Net Change -26
N/A=Not applicable.
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6.3.2 Preservation of Native Vegetation and Terrestrial Habitat
Native vegetation will be preserved over much of the site, particularly in the undeveloped
portions of Lot 7 and on Lot 10 (including areas outside of stream and wetland buffers). In Lots
7 and 9, the proposed access road was configured to avoid as many large trees as possible. Only
three deciduous trees with a diameter at breast height (dbh) of 12 inches or more will be removed
from these lots for creation of the access road. Seven additional trees with greater than 12 inches
dbh will be removed from the Dalby Creek buffer; at least three of these trees are ornamental
species.
The remainder of the site will be revegetated with a mixture of native and native-like
species (Appendix C). Plants will be selected based on their disease resistance, drought
tolerance, flower/fruit/forage characteristics, and overall hardiness. Trees will be planted along
Beach Drive and SR-106 to reduce the noise and light impacts of these roads on the adjoining
forest habitat. In addition, existing aboveground utilities will be relocated underground to
present a more natural setting.
CA backhoe and/or bobcat may be necessary to install the perimeter chain link fence.
Clearing activities will be minimized to the extent possible, and cleared areas will be revegetated
with native species.
6.3.3 Limitation of Access
Because the post office property is now privately owned, access to the stream and
associated buffer in this location will be more limited. The proposed fencing will also limit
access to sensitive areas on the site. A gap in the fence line will be left in locations where it
crosses Dalby Creek to allow for wildlife passage and to prevent debris accumulation.
6.3.4 Erosion Control and Water Quality Improvements
JBest management practices (BMP) will be implemented during construction to reduce the
potential for erosion and sedimentation. Bare soil will be temporarily covered with plastic and
will be revegetated after earthwork is complete. Silt fences and/or straw bales will be placed
around the perimeter of the site to control sediment.
The project includes constructing an extensive drainage system to control and treat site
stormwater runoff. The system includes directing stormwater runoff from impervious surfaces
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of the site into a 100-foot-long and 20-foot-wide infiltration facility on Lot 6. Because site
stormwater currently is not treated, the project will greatly control and improve the quality of
stormwater runoff.
7.0 LIMITATIONS
The findings and conclusions documented in this report have been prepared for specific
application to this project and have been developed in a manner consistent with that level of care
and skill normally exercised by members of the environmental science profession currently
practicing under similar conditions in the area, and in accordance with the terms and conditions
set forth in our proposal. The conclusions presented in this report are made within the
operational scope, budget, and schedule constraints of this project. No warranty, express or
implied, is made. This report is for the exclusive use of Watermark Estate Management
Services, LLC, and its representatives.
We have prepared the enclosed Appendix D, "Important Information About Your Wetland
Delineation/Mitigation and/or Stream Classification Report" to assist you and others in
understanding the use and limitations of this report.
SHANNON & WILSON, INC.
Becki Kniveton Katie L. Walter, P.W.S.
Wetland Biologist Associate
BSK:KLW/bsk
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