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Home My WebLink About2008.10.00 - Buffer Mitigation Plan for 001-094-032 - Car WashPaul Lytle Buffer Mitigation Plan Parcel #001 A94 032 October 2008 ;: L: c:I; ':, i'; ..:r:'- i:rPrepared for: Paul Lytle 804 Hastings Port Townsend, WA 98368 4 ciry PORl IUOF 0.s0 D dixi el I ewel I in@y ahoo. c om Paul Lytle Buffer Mitigation Plan Parcel # 001 094 032 October 2008 Introduction Paul Lytle is proposing to build the Lytle Detail Center on an undeveloped lot east of the Howard Street right-of way behind the Hilltop Tavern. This property was previously owned by William Wolcott and was assessed for wetlands in 1997. At that time a Category III wetland was identified and delineated by Olympic Wetland Resources, Inc. (Wetland Delineation Report, Hilltop Tavern May 1997 for William Wolcott). Fieldwork conducted during a Level I Wetland Assessment on January 30 and 31, 2008 determined that wetland boundaries identified in 1997 are at the same location near the bottom of a distinct swale. [n 1997 the protective buffers were 50 feet. According to the most recent Port Townsend Municipal Code, Critical Areas (DOE 04-06-05) the wetland now has 80'protective buffers (Buffer Widths, Category III Wetlands 19-54.2). Although the wetland is off-site to the southwest of the Lytle parcel, associated buffers fall on a small portion of this lot. The commercial building footprint is outside any required buffers or setbacks, however to fully utilize this parcel for the Lytle Detail Center the southwest corner of the site will need to be altered within the wetland buffer. It should be noted that this portion of the buffer is highly degraded and consists of fill, non-native blackberries and has been used as a dump site. There are no feasible alternatives for site development. The buffer impacts are minimal and will not result in permanent buffer loss. If this mitigation plan is conducted as outlined the buffer functions will be actually vastly improved. Project Proposal The construction project involves leveling the southwest corner of the 51,674 sq.ft. lot, building a 3,900 sq.ft. commercial building, and paving approximately 19,453 sq.ft. for access driveways and workstations. The commercial building wilt fall outside of all buffers or buffer setbacks. To accommodate vehicle access to the detail center, approximately 670 sq.ft- of buffer will be impacted by the addition of direct fill during the construction process. The filled slope will be completely revegetated with native trees and shrubs appropriate for the site. Total areas impacted during construction of the site will be mitigated at greater than the required l:1 ratio. Final area and total quantity of fill will be calculated by Quadra Engineering. Lytle Mitigation Plan Report File Number 2008-1015 I Olympic Wetland Resources, Inc. October 2008 Best Management Practices (BMP's) These Conservation Practices will be implemented at all times during and after construction. l. Avoid or control soil loss and protect water quality from degradation caused by nutrients, animal waste, toxins, and sedimenfi and 2. Avoid or minimize adverse impacts to surface water and ground water flow, and circulation patterns; and 3. Avoid or control the movement of sediment and erosion control caused by land alteration activities. It is recommended that the project to be conducted during dry weather to minimize runoff. All soils should be stabilized with straw and re-seeded; and; 4. Avoid or minimize adverse impacts to the chemical, physical, and biological characteristics of critical areas; and 5. No fertilizers, pesticides, or other lawn chemicals will be applied to the yard or adjacent buffer vegetation. 6. A silt fence (could also include straw bales) should be installed to guarantee that no sediments enter the *.ilurrd during construction- BMp's are those practices as defined by the Jefferson County, State of Washington Department of Agricutture, Stat; of Washinglon Department of Ecology, State of Washington Department of Fish and Wildtife, conservation district, and other professional organizations. Revegetation Final location of recommended plant species should be determined when site alteration is complete. Recommendations for plant locations are included in the Appendix (Sheet #1, Mitigation Plan). A Plant List and Landscape Specification is included in the Appendix- The plan includes a list of native species that would be appropriate for this site. After final contours from the direct fill are completed topsoil will be imported to amend the soils prior to planting. Species in the plan are chosen to adapt to the surrounding conditions. Trees recommended for this enhancement plan include aspen (cqrrently on site), shore pines, and Douglas fir. The shrub layer includes red osier dogwood,-hazelnuto and red flowering current. A total of 21 trees and32 shrubs are included in this enhancement plan. Installation All plant material should come from healthy plants grown in containers as specifred. It is desiiable to obtain plants that are adapted to this region and propagated in local nurseries. Nursery specimens should be planted in dense groupings. In general, trees should be planted 6 to 8 feet apart and shrubs 3 to 5 feet apart. Native plant design encourages grouping of species in clusters to mimic the natural surroundings, rather than in rows or gnds. Installing mulch circles (bark, wood chips, compost) to 3" deep and a minimum of 3 feet in diameter around each tree and shrub is recommended. Mulch circles help woody specimens become established by preserving moisture and reducing competition for nutrients from grasses. Success rates of a iestoration project are greatly improved when commercial tree protectors are used on newly planted trees and shrubs. With this added protection mortatity is reduced during weeding and deer grazing. Lytle Mitigation Plan Report File Number 2008-1015 aJ Olympic Wetland Resources, Inc. October 2008 Soh' As Indicated Dob: October 2008Clhnt Paul Lytle 804 Hastings Port Townsend, 'WA 98368 lob#: 2008-1015 #l SlFds' kryn'':st' "q' 0lympic Wetlond Rsouns, 856 5lhh Strset Port Tormend, }lA 90368 s0385-6432 dhielhwellin@yohoo.tom Mitigation Plan Lytle Detail Center Port Townsend, WA 98368 ',ilb: cac{t\-€t- Final location of recommended plant species should be determined when construction is complete. Approximate Location of Filled Slope Final elevations to be determined Remove Blackberries attI I +t IIf Aspen (5) Shore Pine (8) Douglas' fir (8) 'i Red osier dogwood (10) Hazelnut (10) Red Flowering Currant (12) Lytle Detail Center t..Ia ta %'-rt, t +I n I 1I I s8 Ilr I c I ,tt Iata1It 1 iltt 169' Lytle Plant List and Landscape Specifications Trees 2l 53Total Plants Irgend Scientific and common names: Scientific narne according to Hitchcock and Cronquist (1976) Flora of the Pacific Northwest Size: As typically planted for restoration projects. Spacing: Recommended sPacings. Quantity: Total number of plants for project. Native Plant Nurseries Seed Mix Recommendations Scientific Name Common Name Percent 2-5eal 8'(tuaking aspenPnpvlus tremuloides 10'82-5 salPsudotsuga menzesii 82-5eal l0'Shore pinePinus contorta l02sal4'.HazelnutCorylus cornuta 4'.t2l-2salRed-flowering currantRibes sanguineum 5't02galRed-osier dogwoodCornus stolonifera Fnfol Slrrrrl ourth Comer Nurseries, 3057 E. Bakerview Road Bellingham WA 98226 (360) 734-0079 Native Plants, P.O. Box 7505,Olympia, WA 98507 (360) 943'7026 ,1620 5fthAve.Harbor WA 98335 265-627r Festuca rubra var. commutata Red fescue 40Yo cespitosa Tufted hairgrass 30% Annual ryegrass 20% Trifolium hybridum Alsike clover rc% Planting recommendations: 25 lb. per acre