HomeMy WebLinkAboutMEP2009-00047 Hearing - MEP Permit / Conditions - 10/8/2009 TO BE KEPT IN THE
PARCEL FILE
October 8, 2009
Notice of Decision
Case: MEP2009-00047
Applicant: Nick Johnson
Parcel No. 12228-50-02002
Notice is hereby given that Nick Johnson, who is the applicant for the
above-referenced Mason County Resource Ordinance Fish and
Wildlife Habitat Conservation Area Buffer Reduction, has been
granted that buffer reduction. The request was reviewed on
September 22, 2009 by the Mason County Hearing Examiner and
approved pursuant to the Title 17.01 Mason County Resource
Ordinance standards, specifically for the protection of Fish and
Wildlife Habitat Conservation Areas. The proposal was exempt from
SEPA review per WAC 197-11-800 (1 ).
This is a final County decision. No further appeals to the County are available.
Appeal may be made to Superior Court or the appropriate administrative agency
as regulations apply. It is the appellant's responsibility to meet all legal
requirements of any appeal process.
If you have questions or require clarification on these issues, please contact Allan
Borden, Senior Planner with Mason County Dept. of Community Development at
360-427-9670 x365.
HAWORD\Permit Reviews\Decision coversheet.doc
PyoXA-STgTF o� MASON COUNTY
A o N DEPARTMENT OF COMMUNITY DEVELOPMENT
o N z Planning Division
7 N y Y P O Box 279, Shelton, WA 98584
1864 (360)427-9670
MASON ENVIRONMENTAL PERMIT
October 20, 2009
NICHOLAS JOHNSON
4671 E STATE RT 302
BELFAIR WA 98528
Parcel No.: 122285002002
Issued: 10/8/2009
Case No.: MEP2009-00047
Project Description:
Fish and Wildlife Conservation Area buffer reduction request and habitat
management plan to review proposed residential building construction in stream
buffer along an un-named creek near Victor WA.
The following critical areas are present on this property:
Long-Term Commercial Forest XX FWHCA
Ch. 17.10.060; Ch. 17.01.110;
Mineral Resource Lands Frequently Flooded Areas
Ch. 17.01.066; Ch. 17.01.090;
Inholding Lands XX Landslide Hazard Areas
Ch. 17.01.062; Ch. 17.01.100;
Wetlands Seismic Hazard Areas
Ch. 17.01.070; Ch. 17.01.102;
Critical Aquifer Recharge Erosion Hazard Areas
Ch. 17.01.080; Ch. 17.01.104.
This permit, with conditions, is granted pursuant to the Mason County Resource Ordinance
(Chapter 17.01 MCC.) Nothing in this permit shall excuse the applicant from compliance with
any other federal, state, or local statutes, ordinances, or regulations applicable to this project.
This permit may be rescinded if the permitee fails to complete the project as proposed or fails
to comply with the standards of this ordinance.
i G�c, 1y(Z,
Authorized Local Government Official Date
Mason Environmental Permit
10/20/2009 Case No.: MEP2009-00047
Conditions:
avt
10/20/2009 Page 2 of 2 MEP2009-00047
RECEIVED
OCT 0 7 ZUU9
1 BEFORE THE HEARING EXAMINER FOR MASON COUNTI'Y C D - P N N I N G
2
Phil Olbrechts,Hearing Examiner
3
RE: Nick Johnson
4 FINDINGS OF FACT, CONCLUSIONS
5 Resource Ordinance Buffer OF LAW AND FINAL DECISION
Reduction Quarters
6 MEP2009-00047
7
g INTRODUCTION
9 The applicant has applied for a Buffer Reduction Request for building within a stream
1 buffer. The Examiner approves the Buffer Reduction with conditions.
1 1 ORAL TESTIMONY
12
Allan Borden—Mason County Staff
13
Mr. Borden gave a brief summary of the project, as thoroughly outlined and discussed
14 in the Staff Report. The proposal is to reduce the buffer so as to allow future
15 development on the property. The current house on the property would be removed,
and a new house would be established about 75 feet from the stream on the northern
16 side of the property. The stream, as established in the Habitat Management Plan
provided by the applicant, is type F, which regularly requires 150 foot vegetation
17 buffer and a 15 foot building setback. Much of that buffer is already non-existent on
the property as it has been previously cleared. The vegetation buffer would be 75
1 feet. The Habitat Management Plan was sent to the Washington State Department of
19 Fish and Wildlife, as well as to the necessary Tribe, and no comment were received
from either. Staff recommends approval, with 12 conditions. Essentially most of the
20 parcel is within the buffer, only the southeast portion of the property is outside, and
the house would actually be located about as far away from the stream as possible on
21 the property; in the southeast corner.
22
I'om Johnson—Father of Applicant
23
Essentially, all the applicant wants to do is replace the existing house with one locate
24 farther from the stream.
25 EXHIBITS
See the Case Index attached to the staff report by Allan Borden dated September 22,
2009 for the Application and Habitat Management Plan.
Johnson Buffer Reduction P. 1 Findings, Conclusions and Decision
{BFP696098.DOC;1/13009.900000/}
t, J
�60 COO`tTA MASON COUNTY Shelton (360) 427-9670
DEPARTMENT OF COMMUNITY DEVELOPMENT
Belfair (360) 275-4467
Planning
Mason County Bldg. 1 411 N.5th Elma (360) 482-5269
P.O.Box 279 Shelton,WA 98584
v85�
October 1, 2009
Nick Johnson
P.O. Box 601
Belfair WA 98528
Re: Permit No. MEP2009-00047 Nick Johnson 4671 E State Route 302 Belfair WA.
Dear Nick Johnson:
Your request to construct a new residence on parcel number 12228-50-02002 near
Victor was reviewed by a Mason Environmental Permit on September 22, 2009. This
permit public review process for a Fish and Wildlife Conservation Area buffer reduction
request began with your application on July 6, 2009 and involved input by the public
and the decision by the Mason County Hearing Examiner.
In examining the permit records, Department of Community Development staff has
found that at the time of submitting this Mason Environmental Permit application and
fees on July 6, 2009, you did not submit the fees for the Hearing Examiner review. The
Mason County Hearing Examiner is a qualified individual under contract with the
Department of Community Development to serve as the quasi-judicial decision-maker
for permits requiring public hearing review. The fees to compensate for that person's
services are the responsibility of the permit applicant. That fee of $2,005 should have
been paid at the time when you turned in the Mason Environmental Permit application
and fees [$380 (MEP) plus $445 (HMP review) = $825] to the Permit Assistance Center
on July 6, 2009. Although a permit decision has not yet been made, those fees must be
paid by the applicant within a reasonable time period and are still due.
The Department of Community Development appreciates your attention to this matter
and would answer any question regarding this permit fee. You may contact Allan
Borden at (360) 427-9670 or 275-4467 ext. 365.
Sincerely,
/&��
Allan Borden
Senior Planner
oN_srgTF MASON COUNTY
o P� A o DEPARTMENT OF COMMUNITY DEVELOPMENT
o N z Planning Division
s� N y ti P O Box 279, Shelton, WA 98584
1864 (360)427-9670
REQUEST FOR ADDITIONAL INFORMATION
October 01, 2009
NICHOLAS JOHNSON
4671 E STATE RT 302
BELFAIR WA 98528
Parcel No.: 122285002002
Project Description: Fish and Wildlife Conservation Area buffer reduction request
and habitat management plan to review proposed residential
building construction in stream buffer along an un-named creek
near Victor WA.
Dear Applicant:
You have submitted a permit application (case no. MEP2009-00047) for proposed
construction or development in the county. Upon review of your application, I require
additional information to complete the permit review process.
Therefore, review of your application will not proceed until the necessary information
is provided (see the comment section of this letter for details.) Once the information
is submitted and the application is complete, I will continue to process your
application accordingly. If the additional information is not provided to the County
within 180 days of this request, the application shall expire and no further action on
the proposed development shall take place.
Please contact me at (360) 427-9670, ext. 365 if you have questions.
Sincerely,
Allan Borden
Land Use Planner
Mason County Planning Department
Comments: 10-01-09 Letter to applicant to request that Hearing Examiner fee of
$2005 be submitted as it was not included in application fees. AHB
10/1/2009 Page 1 of 1 MEP2009-00047
. 1
FINDINGS OF FACT
Procedural:
3
4 l. Applicant. The applicant is Nick Johnson.
5 2. Hearing. The Hearing Examiner conducted a hearing on the application
on September 22, 2009, at 1:00 p.m., in the Mason County Board of Commissioners
6 Meeting Chambers.
7 Substantive:
8
3. Site/Proposal Description. The application is for a buffer reduction under
9 the Mason County Resource Ordinance, to replace an existing manufactured home in
a different location, within a Type F stream buffer, adjacent to an unnamed creek.
10 The required Conservation Buffer Area from the Ordinary High Watermark(OHWM)
1 1 of a Type F stream is 150 feet, with an additional 15 foot building setback. The
combined 75 feet conservation buffer and 15 feet building setback distance proposed
12 by the project is 90 feet from the stream OHWM. The proposed new home location
would be at a greater distance from the creek than the existing home site 60 feet from
13 the stream. The proposed footprint moves the area of development farther from the
stream and the proposed mitigation restores the stream buffer eliminated from past
14 land uses, resulting in significant improvements to buffer vegetation and wildlife
15 habitat. The one acre parcel is rectangular in shape, and the north property line is
approximately 25-30 feet from the creek. State Route 302 is along the west property
16 line, and a driveway accessing a large property to the east is along the south side. A
slope of 25-30 percent is located at the southeast corner of the property. The
17 designated area for restoration planting is 40-50 feet from the OHWM of the stream.
The existing 1,500 square foot manufactured home is the only structure on the
18 property. It will be removed upon completion of the new 2,500 square foot home.
19 4. Characteristics of the Area. The general area is the Victor community
20 along the east shore of North Bay Case Inlet. Residential Development lies to the
west side of State Route 302. Few of the parcels to the east side of the highway are
21 developed, while the undeveloped parcels to the north still retain the native tree and
22 shrub vegetation.
23 5. Adverse Impacts of Proposed Use. There do not appear to be any adverse
impacts to the proposed use. The residence will be placed at a location on the
74 property that is the furthest distance possible from the stream, with the native planting
having the potential to greatly enhance the stream's riparian function. With the
25 enhancements of native vegetation proposed in the HMP, especially in the area of the
old residence, impacts due to past and proposed residential development will be
mitigated, the stream vegetation buffer attributes will be equal to or better than the
existing stream buffer values, and further improvements to enhanced wildlife habitat
Johnson Buffer Reduction p. 2 Findings, Conclusions and Decision
{BFP696098.DOC;1/13009.900000/)
and protected water quality in this stream should occur as these maintained native
1 trees and shrubs continue to grow over the next 20 to 30 years time. The staff
2 concludes in its report that there does not appear to be impact on surrounding
properties for services, parking, or public utilities. The development appears to meet
3 the applicable rural residential standards of the MCC. No comments from the public
were received
4
5 CONCLUSIONS OF LAW
6 Procedural:
7 1. Authority of Hearing Examiner. MCC 17.01.150 provides the Hearing
8 Examiner with authority to act regarding the Buffer Reduction.
9 Substantive:
10 2. Zoning Designation. The parcel is zoned as Rural Residential 5 or RR-5.,
11 per the Mason County Development Areas Zoning Map.
12 3. Review Criteria and Application. MCC 17.01.110(D)(3) governs buffer
reduction. The required buffer zone, as required by the Mason County Resource
13 Ordinance, is 150 feet plus a 15 foot building setback for a total distance of 165 feet
from stream OHWM. The relevant criteria are listed below.
14
MCC 17.01.110(D)(3): For major new development, Mason County may decrease
15 the buffer after consultation with the Washington State Department of Fish and
16 Wildlife and the Skokomish Tribe, the Quinault Tribe and/or the Squaxin Island
Tribe, after review and approval of a Habitat Management Plan, and after a public
17 hearing.
18 4. The request is consistent with the purpose of the Mason County Resource
19 Ordinance. The area proposed for the main dwelling is as far away from the stream
as possible, given shoreline setback restrictions. The proposed placement of the new
20 home at 90 feet from the stream OHWM will enable the owner to receive reasonable
use of this property, since essentially the entire property is encumbered by a Resource
21 Ordinance stream buffer and the applicant's proposal involves placing one single-
family home as far from the stream as site constraints allow. When the existing
22 residence is removed and that area is replanted with native plant species, this proposal
23 would significantly increase the effective area of native stream buffer for this
unnamed stream, when including the area of native plants on the parcel to the north
24 and the removal of past development impacts within the conservation buffer on the
subject property. The Habitat Management Plan provides more details of the
25 mitigation measures (Exhibit#11). In addition, the County has contacted the Squaxin
Island Tribe and the Department of Fish and Wildlife, and has not received
comments. As such, the proposal will give the property owner reasonable use of the
land as well as give the stream long term quality benefits.
Johnson Buffer Reduction p. 3 Findings, Conclusions and Decision
{BFP696098.DOC;1/13009.900000/)
I MISCELLANEOUS CRITERIA FOR ALL HEARING EXAMINER REVIEW
MCC 15.09.055(C): Required Review: The Hearing Examiner shall review
3 proposed development according to the following criteria:
4 1. The development does not conflict with the Comprehensive Plan and meets
5the requirements and intent of the Mason County Code, especially Title 6, 8, and 16.
6 2. Development does not impact the public health, safety and welfare and is
in the public interest.
7
3. Development does not lower the level of service of transportation and/or
8 neighborhood park facilities below the minimum standards established within the
9 Comprehensive Plan.
10 5. As indicated in the staff report, the project is consistent with the Mason
County comprehensive plan and will not lower the level of service for transportation
t 1 or park facilities. In addition to requirements already addressed in the above
Conclusions of Law, the project, as conditioned, appears to be consistent with other
12 applicable requirements of the Mason County Code. It meets the requirements and
the intent of Title 6, 8 and 16. The proposed project does not impact the public health,
13 safety and welfare and it is in the public interest as it permits full beneficial use of
14 real property. The development proposal should actually be considered to be in the
public interest as the mitigation due to the Buffer Reduction mitigation requirements
15 resulting in a more vegetated stream buffer. No condition has been identified to show
that this particular project will lower the level of service of transportation and/or
16 neighborhood park facilities below the minimum standards established within the
17 Comprehensive Plan.
18 DECISION
19 The Hearing Examiner approves the requested Buffer Reduction, with the
recommended conditions in the Staff Report by Allan Borden for MEP2009-00047.
20
21 Dated this 5`h day of October, 2009.
22
hil A. Olbrechts
24 Mason County Hearing Examiner
25
Johnson Buffer Reduction p. 4 Findings,Conclusions and Decision
{BFP696098.DOC;1/13009.900000/}
CASE INDEX
Nick Johnson
Resource Ordinance Buffer Reduction
MEP2009-000047
Attachment# Date Description
1 September 22, 2009 Staff Report
2 July 9, 2009 Mason Environmental Permit Application
3 September 8, 2009 Vicinity Ma
4 September 8, 2009 Area Location
5 September 8, 2009 Subject Parcel
6 September 8, 2009 Stream Alignment
7 August 13, 2009 Notice of Application
8 September 11, 2009 Affidavit of Posting
9 July 2009 Mason County Bond Form
10 July 2009 Title Notification of Habitat Management Plan
11 March 2009 Habitat Management Plan for Property
N Johnson RO buffer reduction case index.doc
.4"UVIO& 1
MASON COUNTY DEPARTMENT OF
COMMUNITY DEVELOPMENT
Building I * 411 N. 5th Street * P.O. Box 279
Shelton, Washington 98584
September 22, 2009
TO: Mason County Hearing Examiner
FROM: Planning Staff—Allan Borden, Senior Planner
RE: Mason Environmental Permit MEP2009-00047 Proposal to Decrease Vegetation
Buffer Standard along a Type F stream for the replacement of a manufactured home
per the Mason County Resource Ordinance (Fish and Wildlife Habitat Conservation
Areas, 17.01.110, Section D.3).
STAFF REPORT
I. Introduction: This report evaluates a request for a buffer reduction to replace an
existing manufactured home in a different location,within a Type F stream buffer,
adjacent to an un-named creek(Attachment 6). The required Conservation Buffer Area
from the ordinary high watermark(OHWM)of a Type F stream is 150 feet, with an
additional 15-foot building setback. The combined 75 feet conservation buffer and 15
feet building setback distance proposed by the project is 90 feet from stream OHWM.
The proposed new home location would be at a greater distance from the creek than the
existing home site now located at 60 feet from the stream. The proposed new footprint
moves the area of development farther from the stream and the mitigation proposed
restores stream buffer eliminated from past land uses,resulting in significant
improvements to buffer vegetation and wildlife habitat. The proposed project is described
and mitigation offered in the attached Habitat Management Plan(HMP) (Attachment 11).
Staff recommends conditional approval of proposed project.
II. Applicant: Nick Johnson
III. Property Location: site address and project location: 4671 NE State Route 302,
Belfair. Parcel No. 12228-50-02002.
IV. Date of Complete Application: July 6, 2009.
V. Evaluations:
A. Characteristics of the Site: The parcel is roughly rectangular shaped,with a north to
south depth of 100 feet(Attachment 4). The north property border is about 25 to 30 feet
from the un-named creek to the north. State Route 302 is along the west property line
and a driveway accessing a large property to the east is along the south side (Attachment
5). A slope of 25 to 30 percent is situated at the southeast corner of the one-acre parcel.
N Johnson RO buffer reduction staff report.doc 1
The proposed area to be restored to a riparian buffer with native plantings is indicated on
the plot map in the HMP. This designated area for restoration planting is 40 to 45 feet
from the OHWM of the stream. The existing 1,500 sq. ft. manufactured home is the only
structure on the property. This residence will be removed from the property upon
completion of construction of the new home.
B. Characteristics of the Area: The general area is the Victor community along the east
shore of North Bay Case Inlet(Attachment 3). The residential development lies to the
west side of State Route 302. Few of the parcels to the east side of the highway are
developed: the subject parcel and the one on the south side of the driveway. The
undeveloped parcels to the north still retain the native tree and shrub vegetation.
C. Comprehensive Plan Designation: The Mason County Comprehensive Plan
designation for the site is Rural.
D. Zoning: The parcel is zoned Rural Residential 5 (RR5)per the Mason County
Development Areas Zoning Map.
VI. SEPA Compliance, Public and Agency Comment: This activity is SEPA exempt
per WAC 197-11-800 (1), (iii). Public notice of the application and hearing date was
posted onsite on September 4, 2009 (Attachment 7)and notice was published in the
Shelton-Mason Journal on August 13 and 20, 2009. An Affidavit of Posting Notice was
completed (Attachment 8). The proposal required habitat management plan review and
comment by Washington Department of Fish and Wildlife and the Squaxin Tribe, but no
comments were received.
VII. Other Permits or Approvals: A Mason Environmental Permit application
(MEP2009-00047)was received July 9, 2009 with this request for Provision for
Decreasing Buffer(Attachment 2). The proposal will require a Mason County Building
Permit for the construction of the new single family residence. The applicant will need to
secure a bond with the County prior to the approval of a building permit to cover the
costs of mitigation proposed in the HMP (Attachment 9). A three-year plant monitoring
program, from the time of issuance of the building permit,will be required by the
County, with annual reports submitted yearly on the anniversary date of the building
permit's issuance. A Title Notification of Habitat Management Plan shall be recorded
with the County Auditor's Office prior to final approval of the building permit
(Attachment 10).
VIII. Analysis: The required conservation buffer for a Type F stream is 150 feet plus a
15-foot building setback for a total distance of 165 feet from stream OHWM. Stream
typing is according to Washington Department of Natural Resources stream typing
criteria. In accordance with Title 17.01.110 Fish and Wildlife Habitat Conservation
Areas standards, proposed development needs to meet these standards. An applicant
could request a variance to standards with a supporting habitat management plan or
request a reduction in buffer standards to show a net effect of the proposal on the critical
area is equal to or better than applying the buffer standards.
N Johnson RO buffer reduction staff report.doc 2
The proposal is to replace an existing manufactured home with a new residence within
the stream buffer. The location of the existing 1,500 sq. ft. home is 60 feet to the stream
channel, and the proposed site of new construction of a 2,500 sq. ft. home is at an
increased distance (to 90 feet) from the stream at the far east area of the parcel where a
slope starts heading up to the nearby driveway. When the existing residence is removed
and that area is replanted with native plant species,this proposal would significantly
increase the effective area of native stream buffer for this un-named stream,when
including the area of native plants on the parcel to the north and the removal of past
development impacts within the conservation buffer on the subject property. The
mitigation offered in the HMP to restore a 10-foot deep by 250-foot long (2,500 sq. ft.)
vegetation area with wood vegetation that is within 50 feet of the stream will enhance
riparian values and wildlife habitat and contribute to improving water quality of the
stream. The area on the property within the stream buffer is now primarily lawn or
maintained area,with few trees existing on the subject parcel along the creek. The
proposed placement of the new home at 90 feet from the stream OHWM will enable the
owner to receive reasonable use of this property. The proposal improves the location of
development on a property with limited depth from the stream and where the proposed
mitigation should be effective in improving site habitat values. Mature Douglas fir exist
near the north property line and will not be affected by construction of the proposed new
home. New western red cedar,big leaf maple, cascara, and additional Douglas fir will be
part of that stream buffer restoration.
IX. Staff Discussion: Staff concludes that the chosen construction site for the proposed
new single-family residence will place the new dwelling at a location on the property that
is the furthest distance from the stream (although next to the slope heading up to the
driveway) with the native plantings having the potential to greatly enhance the stream's
riparian function. The existing single-family residence will be removed when
construction has been completed on the new home. With the enhancements of native
vegetation proposed in the HMP, especially in the area of the old residence, impacts due
to past and proposed residential development will be mitigated,the stream vegetation
buffer attributes will be equal to or better than the existing stream buffer values, and
further improvements to enhanced wildlife habitat and protected water quality in this
stream should occur as these maintained native trees and shrubs continue to grow over
the next 20 to 30 years time.
X. Conclusions: Based upon the above discussion,the proposal is consistent with the
Mason County Resource Ordinance, adopted as Title 17.01. Staff recommends approval
of the proposal with its habitat management plan subject to the conditions listed below:
1. Developers and individuals shall be required to control erosion during construction.
2. Removal of vegetation shall be avoided and any areas disturbed should be restored to
prevent erosion and other environmental impacts.
3. The existing natural vegetative buffer shall remain undisturbed by any construction
and/or development activities on the parcel.
N Johnson RO buffer reduction staff report.doc 3
4. The provisions and recommendations of the Habitat Management Plan shall be
implemented in a timely fashion, along with the recommendations detailed in the
body of the text of this Staff Report, with particular reference to the securing of a
restoration bond and title notification of the HMP by the Applicants prior to final
approval of the building permit.
5. All upland areas disturbed or newly created by construction activities shall be seeded,
vegetated or given an equivalent type of erosion protection(silt fencing or straw
matting).
6. A detailed planting plan,with species composition,number, and distribution shall be
provided to and approved by Planning Staff prior to final approval of the building
permit.
7. A monitoring plan shall be enacted whereby a qualified biologist shall submit a report
detailing the condition of the restoration area. This report shall be due on the
anniversary date of the issuance of the building permit and shall be submitted
annually for three years.
8. A survival rate of 90 percent of plantings is required each year during the three-year
monitoring period. If survival falls below 90 percent,the applicant shall replant to
restore the required survival percentage and shall extend the monitoring report the
necessary period to address the re-plantings.
9. A restoration bond shall be established with Mason County in the amount necessary
to perform the restoration, and prior to final approval of the building permit.
10. No degradation of water quality shall occur as a result of this project.
11. A Title Notification of Habitat Management Plan shall be recorded with the County
Auditor's Office prior to final approval of the building permit.
12. Demolition and removal of existing single-family residence will occur in a timely
fashion following completion of construction of the proposed new dwelling.
XI. Choices of Action.
1. Approval of the Buffer Reduction request.
2. Denial of the Buffer Reduction request.
3. Conditional approval of the Buffer Reduction request.
4. Remand the case to staff for further information and/or clarification
N Johnson RO buffer reduction staff report.doc 4
A4k - '2
Page 1 of 3
PERMIT NO.:'1 ►t P2_LA-1O IO
DATE RECEIVED:
MASON COUNTY
DEPARTMENT OF COMMUNITY DEVELOPMENT
RESOURCE ORDINANCE(Chapter 17.01 MCC)
411 N. 5T H Street/P.O.Box 279,Shelton, WA 98584
ENVIRONMENTAL PERMIT APPLICATION
MASON ENVIRONMENTAL PERMIT CONDITIONAL USE LJ
The purpose of the Resource Ordinance is to protect Mason County's natural resource lands and critical areas
and is under the authority of Chapters 36.32, 36.70A,39.34, 58.17, 76.09, 84.33, 84.34 and 90.58 RCW.
PLEASE PRINT
L APPLICANT
NAME: O SIGNATURE:
MAILING ADDRESS
WORK PHONE ` E-MAIL ADDRESS V
I IOME PHONE FAX#
/f an agent is acting.far the applicant during the permit process,complete M2.
2.AUTHORIZED AGENT
NAME: S SIGNATURE:
MAILING ADDRESS Q O k
WORK PHONE L3k?U .W_ 1 E-MAIL ADDRESS
HOME PHONE 3 Z_ZNZ r FAX#
SITE ADDRESS
PARCEL NUMBER 22$_Sb-C)2U()Z LEGAL DESCRIPTION S\SSOM e V5LJ� • 2 LOT Z-
DIRECTIONS TO SITE: Ff_4z>YY1 E{W 1( 3 --KV�L N UNTO V.LovTE 3 u Z_ . b t t_
STptTE
R-I(Lc�VTE 3u2 e L-1.0 YYZt 1 CNID NT LAlo-41 9XWM V-Wl 3uZ
4. State which section requires permit:
❑ Long Term Commercial Forest,Chapter 17.10.060 ❑ Wetlands,Chapter 17.01.070
❑ Mineral Resource Lands,Chapter 17.01.066 ❑ Frequently Flooded Areas,Chapter 17.01.090
❑ Aquifer Recharge Area,Chapter 17.01.080 ❑ Landslide Hazard Area,Chapter 17.01.100
❑ Erosion Hazard Area,Chapter 17.01.104 ❑ Seismic Hazard Areas,Chapter 17.01.102
❑ In-Holding Lands,Chapter 17.01.062 Er Fish&Wildlife Habitat Conservation Areas,Chapter 17.01.110
Page 2 of 3
5. Identify current use of the property with existing improvements:
S�r�,\� F�lu (fie s�dP1��i�.G ini� 21c1s�'llrta ��y►nt _
6. Identify and describe the proposed project,including the type of materials to be used,construction methods,principle dimensions,
and other pertinent information(attach additional sheets,if needed):
Sfic L +v&yyycdk cznS nA-c oyA SCnAk--- Faxvw�,, Q-64l-e Inez. , �-1 -L
7. Describe why the action requiring this permit cannot be avoided.
8. Will there be an alteration of a wetland and/or wetland vegetation area? Yes ❑ No U
9. Identify any surface water on or adjacent to property:
❑ Saltwater ❑ Lake l'Stream ❑ Pond ❑ Wetland ❑ Drainage Ditch
10. If septic is located on project site,include records. Aw cy
❑ Connect to Septic ❑ Community Septic ❑ Public Water Supply ❑ Well
11. Type of Job:
E(New ❑ Add ❑ Alteration ❑Repair ❑ Demolition ❑ Other:
;This permit is granted pursuant to the Resource Ordinance (Chapter 17.01 MCC)and nothing in this permit
,shall excuse the applicant from compliance with any other federal, state, or local statutes, ordinances, or
regulations applicable to this project, but not inconsistent with the Resource Ordinance. The permit may be
rescinded pursuant to the event the permittee fails to comply with the conditions of this ordinance.
MASON ENVIRONMENTAL PERMIT: $630.00/$380.00(with another permit)
MASON CONDITIONAL USE ENVIR.PERMIT: $1,520.00
HABITAT MANAGEMENT PLAN REVIEW: $455.00
IAPLANNINGTAOFORMS REVISED Dec.2008
Page 3 of 3
Show the followinp,on the site elan
Lot Dimensions Flood Zones
Existing Structures Fences
Water Lines Driveways
Drainage Plans Shorelines
Septic System Topography Indicate Directional by (N,S,E,W,etc.)
Proposed Improvements Easements In relation to plot plan
Name if Flanking Street
APPLICANT TO DRAW SITE PLAN BELOW:
East State Route 3M
0 —M=W 1
Pruposd 74
���� � � Toe of steel slope
Tut F I Sir /
159 buffer+ 14 buddio
setback r
f}gosed Sf 8 i
PrIposed n4atisa hat t. (9)x 91 •—
Access
-'6est ng fbase Tw Be&moved
(I5a)sq.ft)
APPLICANT TO DRAW TOPOGRAPHY BELOW:
�1Q
..... CIA
■■NO
`� fir► � �� _ _.
I' \\ �111111�;.111 ►��rrr.i...il///��r�� f ��
iilllll►���.r"�Illlr�lll►s�r� a� _ �
.,�.• , �• ii� �.� r'� ' .ter_
VLSI two ��y0�1 is •�i�='` ?
��=t•� ;Ivy♦•�i • `�i:,: '• Il�//`C�� -��.�
Amp,OWN
UMV
rri��♦ice.r` 100 Y"I►I ■�r A��� _•�� ._ . _ _
♦♦,•i.�•��� hn•� � fir.
of
rm
,. .�► = '
��i---
-W ■■
7 i All
�
".. T
�
410
.
t «
�. .
T2 IW
s
o 7- s
4
9
R i
ab
. 1 inch = 200 feet Are4 Eocatim
W - E
1 inch = 0.04 miles
S
,Y
W' A
t
Iva
T22 1
o
00
1 inch = 100 feet 1
Par6,eC
W E 1 inch = 0.02 miles J
S
122282100081 122282100080
122285002903
122285001001 122285002902
A
0
0
0
122285001002 122285002901 1Q0
g0
122285001003
122285002900
122285001004
12228500 05
22N 122285002 3
122281200000
122285001006
122285002002
122285001007
CO
122285002001
122285001008
122285001001
122281300010
122280060000
`Jo
122282180291
122282400021 122281300020
00
o °
122282400020
1 inch = 100 feet 5freow
W E
1 inch = 0.02 miles
S
44atA
MASON COUNTY
DEPARTMENT OF COMMUNITY DEVELOPMENT
Planning Division
P.O. Box 279, Shelton, WA 98584
(360) 427-9670
MEP2009-00047 Notice of Mason Environmental Permit.
Notice is hereby given that Nick Johnson who is the owner of the described property below, has filed
an application for a Mason Environmental Permit for the development of:
Request of Fish and Wildlife Conservation Area buffer reduction to review proposed residential
building construction in stream buffer along an un-named creek near Victor WA.; proposal
includes enhancement of these buffers by habitat restoration plan. To establish this land use,the
applicant must receive approval through a Mason Environmental Permit public review and
hearing by the County Hearing Examiner.
Parcel Number: 12228-50-02002 (1.00 ac.)
Site Address: 4671 E State Route 302, Belfair WA.
Location of Project: East of State Route 302 and south of the un-named creek;just south of
Victor along SR302; portion of the northeast 1/4 of Section 28, Township 22 N., Range 1 W.
in Mason County Washington.
Said proposed development is subject to Mason Environmental Permit review (M.C.C. 15.09.050 and
8.52.170.d.3) and associated Mason County Resource Ordinance standards. Any person desiring to
express their view or to be notified of the action taken on the application should notify in writing of
their interest to:
MASON COUNTY DEPARTMENT OF COMMUNITY DEVELOPMENT
PO BOX 279
SHELTON, WA 98584
The comment period is at least 30 days from the final date of publication given pursuant to WAC 173-
14-020. The final date of publication, posting or mailing of notice is August 20, 2009.
Written comments will be accepted up to the date of the Hearings Examiner public hearing Tuesday
September 22, 2009; 1:00 PM. Contact this office at(360) 427-9670, ext. 365 for further information.
The proposal is exempt from environmental review per WAC 197-11-800(1), outside of actual critical
area boundaries.
AFFIDAVIT OF POSTING NOTICE
STATE OF WASHINGTON )
COUNTY OF MASON ss.
I, kl(gltl &Vd4a4
do hereby certify that I posted copies of
the attached a
on S' day of 20 public in
N is places as follows:
one at
one at
one at
In witness whereof, the party has signed this Affidavit of Posting Notice this A day
of , 20
By:
-------------
Address: `t NO
STATE OF WASHINGTON )
COUNTY OF MASON ss.
Subscribed and sworn to me this ft day of jnvd-e�
20�_
��� t'�k Notary Publj'��
7�4e State of Was ington
APR 30, 2011 ; Residing atCommission Expire3v d vi
-7;•. �t Hi.1c. .• o
. ,
t ` {:*
MASON COUNTY BOND FORM
Type of Permit:
Name:
Type of Improvement:
Project Location:
Legal Description of Property:
With reference to the above-identified matter, this will certify that this institution has a
savings account(or loan) for the above-referenced owner/developer/contractor for the
project so identified. In consideration of the permitted improvement, and in lieu of a
performance bond, this institution hereby agrees that it will freeze the following sums of
money for the indicated improvement pending written authorization for release of said
funds by in the amount of$ Dollars.
The total sum indicated will be withheld by this institution from any disbursements of
any kind until written authorization has been received by this institution from Mason
County to release the sum of money indicated by the written authorization from the
County.
The design, location,materials and other specifications for the indicated improvement are
those required by Mason County as appears in the above-referenced document/permit,
and shall be in compliance with the Mason County Resource Ordinance, Chapter 8.52
Mason County Code as amended.
These funds shall be held by the institution for a period of three years. In the event that
(responsible party's name)does not comply with the
aforementioned requirements, Mason County may demand, and the institution shall
make, payment to Mason County of said funds so that the necessary repairs can be
performed immediately to Mason County standards. The institution shall not be liable to
(responsible party's name) for any disbursement of
said funds to Mason County. The conditions in this agreement may only be amended or
revoked by express written condition of Mason County.
Signature of Responsible Party Date
Confidential Page 1 Form Revised:03/25/03
Accepted:
Name of Bank/Phone Number
Approved:
Title:
Bank Address
Date
Account Number
STATE OF WASHINGTON,
County of (Individual Acknowledgement)
h . Notary Public in and for the State of
Washington,residing at , do hereby certify that
on this day of ,20 , personally appeared
before me , to me known to be the individual
described herein and who executed this instrument and acknowledged that
signed and sealed the same as free and voluntary act and deed for the uses
and purposes herein mentioned.
GIVEN UNDER MY HAND AND OFFICIAL SEAL this day of
, 20
Notary Public in an for the State of
Washington;residing at
in said
County. My Commission expires
Confidential Page 2 Form Revised:03/25/03
10
Return To:
TITLE NOTIFICATION OF HABITAT MANAGEMENT PLAN
DATE:
OWNER NAME:
MAILING ADDRESS
PARCEL#
LEGAL DESCRIPTION:
(ABBR.FORM: QUARTER/QUARTER,SECTION,TOWNSHIP,RANGE,PLAT,
LOT&BLOCK
NOTICE: The property was the subject of a development proposal within a
critical area or its buffer, for the purpose of
application number
filed on . (date)
This property is subject to the conditions, mitigation and/or
conservation measures as contained within the Habitat Management
Plan submitted to and approved by the Mason County Department
of Community Development. Restrictions on the use or alteration of
the property may exist due to the contents, conditions, mitigation
and/or conservation measures of the Habitat Management Plan
which are to be maintained in perpetuity. A copy of the Habitat
Management Plan is attached hereto.
GRANTOR(S):
LAST FIRST MI
LAST FIRST MI
SIGNATURE(S):
GRANTEE: PUBLIC
ll
THE WETLAND CORPS
Wetland Delineation • Habitat Management Plans • Riparian Restoration • Mitigation • Biological Evaluation
PARCEL 122285002002 HABITAT MANAGEMENT PLAN
4671 East State Route 302
Belfair,Washington
Prepared for:
Nick Johnson
PO Box 601
Belfair,WA 98528
Prepared by:
Heather Lane and Lee Boad
March, 2009
PO Box 2854, Belfair,WA 98528 cell:360-620-0618, Office: 360-372-2421 e-mail: wetlandcorps@hotmail.com
AV
THE WETLAND CORPS I
Wetland Delineation • Habitat Management Plans - Riparian Restoration • Mitigation • Biological Evaluation
PARCEL 122285002002 HABITAT MANAGEMENT PLAN
TABLE OF CONTENTS
1.0 PROJECT DESCRIPTION...................................................................................................1
2.0 PROPERTY DESCRIPTION...............................................................................................3
3.0 APPLICABLE SETBACKS..................................................................................................5
4.0 DESCRIPTION OF HABITAT AND SPECIES.................................................................5
5.0 ANALYSIS OF EFFECTS....................................................................................................7
6.0 BUFFER ENHANCEMENT.................................................................................................9
7.0 MONITORING ....................................................................................................................10
8.0 SUMMARY...........................................................................................................................10
Fiyures
Figure 1. Site Vicinity Map
Figure 2. Site Plan
Figure 3. National Wetland Inventory Map
Figure 4. Mason County Soil Survey Map
Figure 5. Department of Natural Resources Water Resource Map
PO Box 2854, Belfair,WA 98528 cell:360-620-0618, Office: 360-372-2421 e-mail: wetlandcorps@hotmail.com
THE WETLAND CORPS -_Z577
Wetland Delineation • Habitat Management Plans • Riparian Restoration - Mitigation • Biological Evaluation
March, 2009 Page 1
PARCEL 122285002002 HABITAT MANAGEMENT PLAN
Belfair, Washington
1.0 PROJECT DESCRIPTION
The details of a Habitat Management Plan for the proposed stream buffer reduction which will
allow for the construction of a 2500 square foot SFR near a type F stream are addressed in this
report. The property is located at 4671 East State Route 302, Belfair, Mason County,
Washington. The property is found in the NE 1/4 of Section 28 Township 22 North, Range 1
West (See Figure 1. Site Vicinity Map). The parcel occupies one acre, and contains a 1500
square foot SFR currently located 60-feet from the stream,at the nearest point.
The stream is located north of the property boundary, and parallels the majority of the property
line. Type F streams in Mason County require a buffer of 150-feet with an additional 15-foot
building setback; this buffer occupies nearly the entire property with the exception of the
southeast corner which is encompassed by a steep slope below a road. This proposal will require
the buffer of a type F stream be reduced to 75 feet at the narrowest point to allow for the
construction of a 2500 square foot SFR. This is the farthest distance from the stream that is
feasible given the steep topography within the southeastern portion of the property,which pushes
the footprint north toward the stream. The majority of the stream buffer within the parcel that is
at the base of the steep slope is devoid of native riparian vegetation, and includes the mobile
home and open lawn. Mitigation includes enhancing and restoring the proposed buffer by
removing the existing SFR and planting the buffer with shrub and overstory plantings.
From a habitat standpoint, this project meets the Mason County Resource Ordinance (MCRO)
criteria for a buffer reduction due to the following circumstances:
1) The proposed construction will be further from the stream than the existing house to be
removed.
2) The existing use of the property is single-family residential.
3) The mitigation proposed will result in higher quality riparian habitat conditions than what
currently exist.
The objectives of this HMP are as follows:
■ To evaluate the potential adverse effects to critical area functions as well as fish and wildlife
habitat resulting from the proposed project. Emphasis is placed on the possible loss of
habitat for any listed species found to be residing in the vicinity of the parcel.
PO Box 2854, Belfair,WA 98528 cell:360-620-0618, Office: 360-372-2421 e-mail: wetlandcorps@hotmail.com
Parcel 122285002002 HNiP
March,2009
Page 2
■ To identify appropriate mitigation measures that could be implemented to improve the
function and value of the proposed type F stream buffer,congruent with the project proposal.
2.0 PROPERTY DESCRIPTION
The parcel is located to the east side of State Route 302 in Belfair, is bordered to the north and
south by residential parcels of similar size and shape, and to the east by a larger residential
ownership. An unnamed road borders the southern property boundary and continues east to
adjacent properties.. The type F stream meanders just beyond the northern property boundary.
According to WAC 16.222.031, the stream contains fishbearing habitat because the average
width of the channel is greater than 2-feet, and the stream is located along a gradient of less than
16 percent. The stream is also mapped as a fishbearing stream by the DNR Water Resources
Map (See Figure 5. WA DNR Water Resource Map). The stream drains westerly to eventually
enter into Case Inlet.
Photo 1. Type F Stream located just outside of the northern property boundary.
The western three quarters of the property is occupied by relatively flat landscape, containing
little native vegetation as it is mostly maintained as lawn area. The eastern quarter of the
property contains steep topography, sloping up to the east, and is vegetated with red alder(Alnus
rubra, FAC), salmonberry(Rubus spectabilis,FAC+), swordfern(Polystichum munitum,FACU)
2.01 Review of Existing Information
Preliminary information was gathered on the project site prior to the field review. General
information sources included: 1974 United States Fish and Wildlife Service (USFWS) National
Wetland Inventory (NWI) maps (See Figure 3. NWI Map), the Soil Survey of Mason County
PO Box 2854, Belfair, WA 98528 cell:360-620-0618, Office: 360-372-2421 e-mail: wetlandcorps@hotmail.com
Parcel 122285002002 HMP
March,2009
Page 3
Area, Washington (USDA, 1951) (See Figure 4. Mason County Soil Survey Map), and Mason
County's critical areas regulations.
3.0 APPLICABLE SETBACKS
The parcel is within the jurisdiction of Mason County. Ordinance 17.01.040 identifies Fish and
Wildlife Habitat Conservation Areas adopted by Mason County.
The applicable setback for this project is as follows:
Habitat Type Buffer Building Setback from Buffer
Type F Stream 150' 15' 71
4.0 DESCRIPTION OF HABITAT AND SPECIES
4.1 Puget Sound Chinook(Oncorhynchus tshanytsha)-Threatened
Listed as threatened since March 24, 1999 adult Puget Sound Chinook spawn in several rivers
and streams flowing into Puget Sound. Suitable habitat is not present within this stream due to
the limited size and lack of sufficient flow during the spawning period. Therefore, no impacts to
Puget Sound Chinook or associated habitat are predicted with the proposed project. No impacts
to aquatic habitat are expected to occur with the proposed project. No impacts to water quality
are predicted with proposed mitigation.
4.2 Bull Trout(Salvelinus malma)-Threatened
Bull trout typically inhabit very cold, clear headwater streams at high elevations that are
supported by snowmelt. For spawning and early rearing, bull trout require loose, clear gravel,
relatively free of fine sediments.
No bull trout have been documented within the type F stream. No impacts to bull trout are
expected to result from this project.
4.3 Puget Sound Steelhead(Oncorhynchus mykiss)-Threatened
Listed as Threatened since May 2007, Puget Sound Stealhead spawn in several streams
throughout Puget Sound. Spawning usually occurs in moderate to steep gradient sections of
streams, usually in heads of riffles or the tails of pools where hydraulic conditions are conducive
to intragravel flow. Side channels and the anterior portions of islands are also used. Spawn
timing for summer steelhead runs typically ranges from mid May through October while winter
run steelhead are present from December through May. Adequate cover from predation, water
temperature, and spawning gravel are important factors for instream habitat, while little is
currently known about specific marine habitat requirements.
The Type F stream does support suitable steelhead habitat. The recommendations provided in
this report are intended to protect water quality and enhance the riparian corridor, improving the
overall health of the stream and wildlife utilization of the site. The proposed project will not
adversely impact the type F stream, and should result in better conditions than what currently
PO Box 2854, Belfair,WA 98528 cell:360-620-0618, Office: 360-372-2421 e-mail: wetlandcorps@hotmail.com
Parcel 122285002002 HMP
March,2009
Page 4
exist within the riparian corridor. No impacts to Puget Sound Steelhead are predicted to result
from this project.
4.4 Bald Eagle(Haliaeetus leucocephalus)-Federal,Species of Concern/State Sensitive
Habitat areas associated with Bald Eagle include uneven aged coniferous stands with some old-
growth components. Nests are typically constructed in larger trees with dead or broken tops
providing an unobstructed view of nearby water. Snags and trees with exposed lateral limbs, or
dead tops are used as perches and defense stations.
There are no documented Bald Eagle nesting sites in the vicinity of the project area. The
proposed project will not require the removal of any trees greater than 3" DBH. Native
vegetation plantings defined in Section 6.1 and 6.2 are recommended to enhance the vegetative
diversity within the proposed stream buffer, and are expected to eventually provide habitat
features important to the Bald Eagle. With recommended mitigation,this project is not expected
to adversely impact the use of the site or surrounding area by bald eagles.
4.5 Marbled Murrelet (Brachyramphus marmoratus)-Threatened
Marbled Murrelets are typically associated with coastal habitats and nest in old-growth forests.
Murrelets may fly as far as 50 miles inland to nest, however the average distance is roughly 5-
miles from nest to sea. It is only during the summer breeding months that they are commonly
found inland. During non-nesting seasons they live at sea. Murrelets require tall mossy trees in
coniferous old growth forests with cavities on thick branches where they can construct a cup nest
20-40 meters above the forest floor.
Murreletts have been documented laying eggs on rocky ground habitats only when a sufficient
forest is unavailable. There are no documented nesting sites surrounding the project site. No
potential nesting trees are within the project area. This project will have no adverse impact on
Marbled Murrelet given there are no documented nesting sites or potential nesting trees in the
vicinity of the project area.
4.6 Northern Spotted Owl (Stria occidentalis caurina)-Threatened
Spotted owls require a large amount of land for their nesting and hunting grounds; pairs may
occupy up to 58 sq. km. They are territorial and do not migrate, but they may shift their ranges
slightly in response to seasonal changes
Suitable spotted owl habitat includes trees relatively large in diameter, multi-layered forest
canopy with a moderate to high canopy closure in overstory, midstory, and understory, large,tall,
live trees with cavities, broken tops, mistletoe, or platforms of branches capable of holding
accumulated organic matter suitable for use as a nest. Dead standing trees and fallen decayed
trees supporting abundant populations of prey species are critical to spotted owl populations.
Currently there are no spotted owl nesting sites documented in proximity to the project site.
As spotted owls are currently not present, and the project does not require the removal of any
forested components, no impacts to spotted owl or their habitat are expected result from the
PO Box 2854, Belfair, WA 98528 cell:360-620-0618, Office: 360-372-2421 e-mail: wetlandcorps@hotmail.com
Parcel 122285002002 HMP
March,2009
Page 5
proposed project. Proposed mitigation is expected to result in a net benefit of vegetative
abundance and diversity within the proposed stream buffer, which could eventually be utilized by
Northern Spotted Owl.
5.0 ANALYSIS OF EFFECTS
The project entails reducing the type F stream buffer to 75 feet. This is the furthest distance from
the stream buffer that development can occur given the size and topography constraints of the
property. The majority of the stream buffer within the proposed project area is devoid of native
riparian vegetation as it has been maintained as a flat lawn area. The proposed mitigation entails
restoring and enhancing the proposed stream buffer to a higher quality habitat condition than
what currently exists onsite.
Photo 2. Proposed building site.
5.1 Vegetation Disturbance
This project does not require significant removal of any native trees within the stream buffer.
Vegetation removal will be limited to alder less than 3" Diameter at Breast Height (DBH),
located within the eastern portion of the building footprint. The recommended planting of native
vegetation described in Section 6.1 and 6.2 will result in a net increase of vegetation abundance
and diversity within the site.
5.2 Designated Critical Habitat for Salmonids
According to NOAA Fisheries Northwest Region Critical Habitat Designations for West Coast
Salmon and Steelhead in Washington - August 2005, Designated Critical Habitat for Salmonids
is not within the vicinity of the parcel. Therefore, none of the proposed actions are likely to
PO Box 2854, Belfair,WA 98528 cell:360-620-0618, Office: 360-372-2421 e-mail: wetlandcorps@hotmail.com
Parcel 122285002002 HMP
March, 2009
Page 6
destroy or adversely modify designated critical habitat. Actions described in this plan are not
expected to jeopardize the continued existence of any listed species.
5.3 Noise Pollution
A slight increase in noise from construction activities is likely to occur during daylight
construction hours. No nesting sites are located within the radii of concern that would be
impacted by noise associated with the establishment of the building.
5.4 Temporary Increase in Sediment and Turbidity during Construction
The proposed work has the potential to temporarily increase turbidity and suspended sediment
within the project area. Best Management Practices have been recommended in Section 6.3 to
minimize the adverse effects to sediment supply and turbidity during project implementation.
5.5 Light and Glare
Given the existing use of the property, the proposed project is not likely result in an increase in
light and glare.
PO Box 2854, Belfair,WA 98528 cell:360-620-0618, Office: 360-372-2421 e-mail: wetlandcorps@hotmail.com
Parcel 122285002002 HMP
March,2009
Page 7
6.0 BUFFER ENHANCEMENT
This project entails reducing the required 150-foot stream buffer to accommodate the proposed
construction. The existing home and all debris associated with the structure will be removed and
taken off site. Following the building removal, a 250-foot long, 10-foot wide, strip of the stream
buffer currently occupied by lawn area will be planted with native trees and shrubs. This area
will be identified as the Restoration Zone. The stream buffer will then be monitored for presence
of invasive species, and the success or failure of the new vegetation.
L=
d. 1
y.MJ
Photo 3. Existing house to be removed,area to be restored with native vegetation.
These recommendations are more specifically addressed in the sections that follow.
6.1 Planting
Restoration Zone
It is recommended that the Restoration Zone be planted with both trees and shrubs to provide a
diverse, multi-layer vegetative community within the stream buffer. The restoration of a
moderately dense forest and shrub community within this portion of the stream buffer is intended
to improve wildlife utilization and riparian function of the site as well as establish a vegetative
screen between the proposed development and stream.
PO Box 2854, Belfair, WA 98528 cell:360-620-0618, Office: 360-372-2421 e-mail: wetlandcorps@hotmail.com
Parcel 122285002002 HMP
March,2009
Page 8
� •R
Wii
,i,`p '`►
- r
Photo 4. Proposed mitigation zone(circled in red): 10-foot strip that is currently maintained as lawn be restored with
native vegetation. The stream is located approximately 40-feet to the right of this picture within a forested area.
The following is a list of suggested species to be used for replanting within the Restoration Zone.
The species have been chosen based on their presence within surrounding undisturbed forested
areas,tolerance to moist conditions, and light requirements. It is recommended that potted plants
be used as opposed to bare root seedlings. Comments associated with each species from the
Species Selection Guide from the Sound Native Plants website (www.soundnativeplants-com)
are provided.
Trees
Douglas Fir(Pseudotsuga menziesii)2-gallon Fast growing
Big Leaf Maple(Acer macrophyllum)2-gallon Fast growing,versatile
Cascara(Rhamnus purshiana) 2-gallon Versatile
Western red cedar(Thuja plicata)2-gallon Shade tolerant
Shrubs
Pacific ninebark(Physocarpus capitatus) 1-gallon Versatile
Snowberry(Symphoricarpos albus) 1-gallon Very versatile
Thimbleberry(Rubus parvijlorus) 1-gallon Versatile
Vine maple(Acer circinatum) 1-gallon Slower growing, a survivor
Ocean spray(Holodiscus discolor) 1-gallon Versatile
PO Box 2854, Belfair, WA 98528 cell:360-620-0618, Office: 360-372-2421 e-mail: wetlandcorps@hotmail.com
Parcel 122285002002 HMP
March,2009
Page 9
6.2 Native Planting Guidelines
It is recommended that plantings be installed within the identified Restoration Zone to achieve
the following densities. A minimum of 1 tree species and five shrub species from the above list
are recommended.
trees- 10' on center
shrubs- 5' on center
These densities will provide a moderately dense, structurally diverse plant community within the
mitigation zone. It is recommended that installation be done as single trees and or clusters of
three shrubs, on approximate 10-foot centers. The planting will alternate between 5 trees + 3
shrub clusters or 4 trees + 4 shrub clusters throughout the mitigation zone. Any volunteer or
existing native vegetation can be counted towards target densities. To fulfill the above mentioned
planting density recommendation, the Restoration Zone will be planted with 25 trees and 75
shrubs.
Typically, planting should occur during winter dormancy. The optimum time for planting is
during February and March, however, the need to complete the project in a timely manner may
call for planting to occur outside optimum time periods. No machinery earthwork will be
necessary to implement this portion of the enhancement plan; planting holes for specified
vegetation installation will be hand dug. No additional clearing or grading should be necessary
for site enhancement. All installed vegetation shall be marked with colored flagging to facilitate
monitoring inspections. The monitoring program is outlined in Section 7.0 to insure project
effectiveness.
6.3 Best Management Practices
Recommended Best Management Practices for this project are as follows:
• Perform excavation and site preparation work during dry weather.
• Install silt fencing between the work area and the stream to prevent erosion and siltation of
waters(See diagram below).
• Minimize amount of erodible soils at any given time to the maximum extent feasible.
• Check all equipment daily for leaks. Refueling and lubrication of equipment should occur off
site. Do not store any fuel, lubricants, chemicals,or hazardous substances outside overnight
within the project area.
• Do not apply any chemicals when there is a possibility of rain.
• Comply with all permits and requirements of governing authority.
PO Box 2854, Belfair,WA 98528 cell:360-620-0618, Office: 360-372-2421 e-mail: wetlandcorps@hotmail.com
Parcel 122285002002 HMP
March,2009
Page 10
4'HIGH
CONSTRUCTION
STEEL POST FENCE
�1.0w
10 FT MN(SPACING WRH
WIRE SUPPORT FV#CE
6 FT MAX SPACING WR K)UT
WIRE SUPPORT FENCE
FILTER FABRIC
PONDING HT.
STEEL POST jTpiT E FF CURELY
/SIDE CP� OST.
RUNOFF
T
12' MIN.
Xel..6 TRENCH
COMPACTEDKFlLL
Recommended Silt Fencing
7.0 MONITORING
Monitoring of the site will begin the first fall following project implementation and maintained
on a seasonal basis. The information gathered will provide the following: 1) condition of plant
species within the stream buffer; 2) the use of the site by wildlife species; 3) any disturbance
caused by the project and its effect on the protected zone and associated aquatic habitat; 4) any
occurrence of exotic species within the restoration zone; 5) any corrective measures that may be
deemed necessary to provide desired conditions. This monitoring will be in effect for the
duration of five years. The information gathered will be provided in an annual report and
submitted to the Director of Mason County Department of Community Development.
8.0 SUMMARY
This report proposes a stream buffer reduction to allow for the construction of an SFR occupying
2500 square feet, proposed 75-feet from the type F stream. The existing building to be removed
is located 60-feet from the stream. The stream meets criteria for a Type F stream requiring a
150-foot buffer with additional 15-foot building setback. This buffer encompasses nearly the
entire parcel. Mitigation entails removing the existing SFR and restoring the proposed stream
buffer to improve the function, value, and overall functional width of the riparian corridor,while
allowing development within a portion of the MCRO required 150-foot stream buffer.
PO Box 2854, Belfair, WA 98528 cell:360-620-0618, Office: 360-372-2421 e-mail: wetlandcorps@hotmail.com
Parcel 122285002002 HMP
March,2009
Page l]
Enhancement/restoration recommendations within the proposed stream buffer entails removing
the existing house and planting native trees and shrubs within a designated Restoration Zone,
which will occupy 2500 square feet. See Figure 2. Site Map for the approximate location of the
restoration zone.
Best Management Practices have been identified to avoid, minimize, and mitigate for impacts
associated with the proposed project. No impacts to water quality or stream habitat are predicted.
We trust this information is sufficient for your needs at this time. Thank you for choosing The
Wetland Corps as your environmental consultant. If you have any questions feel free to call.
Respectfully submitted,
l
Lee Boad
Senior Ecologist
r
Heather Lane
Staff Wetland&Natural Resource Specialist
PO Box 2854, Belfair,WA 98528 cell:360-620-0618, Office: 360-372-2421 e-mail: wetlandcorps@hotmail.com
REFERENCES
Audobon WatchList. http;//audobon2.org/webapp/watchlist/viewSpecies.
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.
Native Plants for Kitsap County. ftp://kcwppub3.co.kitsap.wa.us/pw/sw/Native
Policy of Washington Department of Fish and Wildlife and Western Washington
Treaty Tribes Concerning Wild Salmonids. Adopted by Washington Fish and Wildlife
Commission,1997.
Washington State Department of Ecology; William Symington Lake Habitat Analysis. 1998.
PO Box 2854, Belfair,WA 98528 cell:360-620-0618, Office: 360-372-2421 e-mail: wetlandcorps@hotmail.com
E CEDgR ST, G V
g � ;
O
J Devereaux Lake s G;.�.to
m
J 1 p0 LU
.�
�O y P W h O� 0
'�Q D V
f) ^' o
- uJLU
o
COO Lake + W
�E CREST DR 1'4
y f' lY Lake`nderson
Yea PIC.
C PG00P
N Approximate Parcel
Location 1
L
1'
- 0
FIGURE I VICINITY MAP
Project Name: Nick Johnson HMP
Location: Belfair,Washington
Project: TWC09-WI7
72
of Client: Nick Johnson
THE WETLAND CORPS Date: 03/09
East State Route 302
0 100,
R
Proposed 75'
Buffer Reduction Toe of steep slope
Type F Stream ; Is w
150' buffer + 15' buildin �1
setback
tk 60'
Proposed SFR
.Proposed Mitigation Zone t� (50 x 50)
' 2500 s '
Parcel 122285002002 q• ft) 250 x 10'' '`''" ( �
Access Roa 00
xisting House To Be Removed
(1500 sq. ft) . 1 Unnamed Road
N
FIGURE 2. SITE MAP
Project Name: Nick Johnson HMP
Location: Belfair, Washington
THE WETLAND CORPS Project: TWC09-W17
Client: Nick Johnson
Date: 03/09
FF
Map Legend
N
CONUS Cities f
CONUS States LOOK I Approximate sir
Lower 1e Welland Polygons Parcel Location _ 132NC ?R.EET 7 KP
E►tuarine and Marine Oe"waler -
Esluarine and Marine Wetland
f reshwater Emergent Welland
Freshwater Forosted'Shrub Ylellan� �_� _.-+'^�v�¢5
r PAB!UBH
freshwater Pond
l-i�r'ftJ lakerEMA
RiverineL 2Diq*8IE2USN
V��Shington
_..... Vaughn r
Figure adapted from NWI Figure 3 National Wetland Inventory Map
Section 28 Township 22 North Range 1 West
Mapper website
FIGURE 3 NWI MAP
Project Name: Nick Johnson HMP
Location: Belfair, Washington
Project: TWC09-W17
y, Client: Nick Johnson
THE WETLAND CORPS Date: 03/09
� a
Approximate
Parcel Location
'M — ten.
M
N
Onsite Soil Conditions based on Mason County Soil Survey
Subject Site Soils:
Indianola Loamy Sand, 0 to 5 percent slopes (Ia). In the Indianola series are excessively drained,droughty.brown soils of
the uplands. They have developed on hummocky and rolling ridges from glacial drift that consisted of loose,porous sand.The
sand came mainly from acid igneous rocks.The annual rainfall ranges from 50 to 70 inches,and the native vegetation is mainly
Douglas-fir. Indianola soils occur in the eastern half of the county in association with the Alderwood and the Everett soils.
They are unlike the Everett soils in that they are not gravelly.They differ from the Alderwood soils in not being gravelly and in
having a sand,rather than a cemented, substratum. Indianola soils'are more nearly like the Lystair soils in the-western part of
the county.They differ front those soils mainly in having brown and yellowish-brown colors and less basic igneous material in
the parent.drift.The Lystair soils are brown and reddish yellow,and they occur in an area of higher rainfall.
Everett gravelly sandy loam, 15 to 30 percent slopes (Eh). This is the most extensive Everett soil. The Everett series
consists of somewhat excessively drained, pale-brown gravelly soils. They occur as inextensive gravel ridges on the glacial
moraines or,more commonly,as fairly continuous outwash channels between ridges of Alderwood soils.They have developed
upon assorted glacial till and outwash material. The rainfall is 45 to 60 inches a year. The vegetation is mainly drought-
resistant madrone, manzanita, and kinnikinnick. Everett soils are droughty because the loose gravel and sandy subsoil and
substratum offer little resistance to downward movement of water.The capacity of the surface soil to hold available moisture is
low.
FIGURE 4 SOIL SURVEY
Project Name: Nick Johnson HMP
Location: Belfair,Washington
r Project: TWC09-W 17
11� Client: Nick Johnson
THE W FTL_'�L N D CORPS Date: 03/09
v v , 4L
05 705664 1705666 17 668 + 5760 170 62 17057 4, t 5766 ]�`05 8
a T I
4I.�_
��k�jI� �2,1
17 42 1705644i 17q 17 5648k#y71D5740 1705 2 1 744 +705 46�i +70574 +
4. + 4- + \\\ +�!
S
ff
-�.'1 II 70 62 17056241 1705 28 + 57Z0 +7 721 +7
It t + Ll lu j A z
1 820
=, l28 05604 S 1705606 05608 0 04 rf 1705"" 580(
417 .560 S Puget Scu n-d �3 u
r� 4 �704686
_ �N170 04684 1',04 8 04780 704786 +704788+ 4- x " 170 80
j' ( 13 Approximate
$Puget Sound' parcel
F1 1704664 +*4666 +704668 +704760 +70476 704764 location +
4
1704644 17046� 1704648 1704740 1 41704.4 �17041704 481 484;
STREAMS SOILS TRANSPORTATION
Hydric Sells ~Paved Road
r Stream i'�ater Type 1-5(East ude) Highly Unstable ^'�
Stream Type Unimoum(East side) Highly Erodible ,, UiTaved Road
:zb<y Un,eb:*& �Road(Surface Uiiluiowu)
f v Stream Water Type 1-5(WGest side) I-_Wy&c&ble
ll No Data or Gravel Pits r'''`�Abandoned Road
Steam Type U�6cuaten f,WL'est side,,
,,�+°>L•°' Orphaned Road
Trail
FIGURE 5 DNR STREAM MAP
Project Name: Nick Johnson HMP
Location: Belfair,Washington
—" v Project: TWC09-W17
-T H L W LTL�N D CORPS Client: Nick Johnson
Date: 03/09
PUBLIC NOTICEMEP2009-00047 Affidavit of Publication
Notice of Mason Environmental Permit
Notice is hereby given that Nick Johnson who is the
owner of the described property below,has filed an
application for a Mason Environmental Permit for the STATE OF WASHINGTON 1 SS.
development of: COUNTY OF MASON f
Request of Fish and Wildlife Conservation Area
buffer reduction to review proposed residential build-
ing construction in stream buffer along an un-named MARGOT BRAND ,being first duly sworn
creek near Victor WA.; proposal includes enhance-
ment of these buffers by habitat restoration plan.To on oath deposes and says that she is the CLERK
establish this land use,the applicant must receive ap-
proval through a Mason Environmental Permit public of the SHELTON-MASON COUNTY JOURNAL, a weekly newspaper. That
review and hearing by the County Hearing Examiner. said newspaper is a legal newspaper and it is now and has been for more than six
Parcel Number:12228-50-02002(1.00 ac.) months prior to the date of the publication hereinafter referred to,published in
Site Address:4671 E State Route 302, Belfair WA. the English language continuous) as a week) newspaper in SHELTON,Mason
Location of Project:East of State Route 302 and south gy y
of the un-named creek;just south of Victor along SR302; County,Washington,and it is now and during all of said time was printed in an
portion of the northeast 1/4 of Section 28,Township 22 office maintained at the aforesaid place of publication of said newspaper. That
N., Range 1 W.in Mason County Washington. the said SHELTON-MASON COUNTY JOURNAL was on the 9th day of
Said proposed development is subject to Mason Envi-
ronmentalAu 1941, approved g newspaper y p
Permit review(M.C.C.15.09.050 and gust, roved as a legal news a r b the Superior Court of said
8.52.170.d.3)and associated Mason County Resource Mason County.
Ordinance standards. Any person desiring to express
their view or to be notified of the action taken on the ap- That the annexed is a true copy of a ENVIRONMENTAL PERMIT
plication should notify in writing of their interest to:
MASON COUNTY
DEPARTMENT OF COMMUNITY DEVELOPMENT MEP 2009-00047 NICK JOHNSON
PO BOX 279
SHELTON,WA 98584 2483
The comment period is at least 30 days from the final
date of publication given pursuant to WAC 173-14-020. as it was published in regular issues and not in supplement form of said
The final date of publication, posting or mailing of notice
is August 20,2009. newspaper once each week for period of TWO
Written comments will be accepted up to the date ofp
the Hearings Examiner public hearing Tuesday Septem- consecutive weeks,commencing on the
ber 22, 2009; 1:00 PM. Contact this office at (360) 427-
9670,ext.365 for further information. 13TH day of AUGUST 2009 ,and ending on the
The proposal is exempt from environmental review
per WAC 197-11-800(1), outside of actual critical area
boundaries. 20TH day of AUGUST _2009 ,both dates inclusive,
2483 8/13,20 2t and that such newspaper was regularly distributed to its subscribers during all of
r), I., ? the said period.That the full amount of the fee charged for the
L ;7► A�8L1C f foregoing publication is the sum of$ 250.00
'oi���i jj j N� Subscribed and sworn to before me this a/�,��7 day of
20
Notary u is in and for the State of Washington
Residing at Shelton,Washington
My commission expires ,20 .
�tttt0lM
; i