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710 BROOKMERE DR.PDF11111111111111 10455 710 BROOKMERE DR • 0. TAX ACCOUNT/PARCEL NUMBER: TM?2 ff ]L ODDD IEM BUILDING PERMIT (NEW STRUCTURE): COVENANTS(RECORDED)FOR: CRITICAL AREAS 0 l/' &a DETERMINATION: ❑ Conditional Waiver [ %Iudy Required ❑ Waiver DISCRETIONARY PERMIT #'S: DRAINAGE PLAN DATED: PARKING AGREEMENTS DATED: EASEMENT(S) RECORDED FOR: PERMITS (OTHER): PLANNING DATA CHECKLIST DATED: SCALED PLOT PLAN DATED: U I N 1016 L"/ ✓/ 0 SEWER LID FEE $: LID #:� SHORT PLAT FILE: SIDE SEWER AS BUILT DATED: SIDE SEWER PERMIT(S) GEOTECH REPORT DAT] STREET USE / ENCROACHMENT PERMIT #: WATER METER TAP CARD DATED: (p ) ZI wq OTHER: LOT: I J BLOCK: L:\TEMP\DSTs\Forms\Street File Checklist.doc Zone )e 5— R- Comer k/ Flag — Setbacks Required Actual Front W ?-!E - 56 Sides 5 Rear F 10 25 0 dier 1-7 14P;Ght ,, W uj f9 uj SITE DATA Client name and address: Terence and Aija Christopher 710 Brookmere Drive Edmonds, WA. 98020 (206) 661-2119 Tax identification number: 0039700001300 Legal description: Brookmere block 000 D-00-lotl3 Zone: RS- IL Lot size: 17424 SF. Project description: Main floor addition of 108s.f.extending kitchen and master bath under the existing overhang at the existing deck. Lot Coverage: Allowed = 35% Actual = (E) house 91,o*4Ar, : Zoz1 . f. Add w-in/ overhang = 108s.f. (E) deck = Total lot coverage=162u�� Zbbj. s.f. Pre- 1981 coverage = 40 s.f, Impervious surfaces actual = lot coverage, driveway and walks. 2454 1798 = `!`fbll. s.f. 25,(v% - jry New Impervious = 0 s.f. Height limits: Required = 25' max. ' Proposed = 17'-0" to average grade A= 100.00' B= 100.00' C= 91.00' 'r P D= 91.00' ' 382'/4 = 95.5' ave. grade 112.5' (E) highest ridge PLANNING DATA 0 SINGLE FAMILY RESIDENTIAL 11 STREET FILE 11, Name: Date: DI(o _h---------------- Site Address.- :71 -0o Plan Check # 0 Project Description: 4o(dr (yb'Po Reduced Site Plan Provided.- NO) Zoning: (2- Map Page: corner Lot: NO) T Flag Lot: (YES / NO) Critical Areas Determination #: _Ce4 Z006 f6 — 14-(4 (� [�LStudy Required 0(60 El Waiver r 0c 23.qo. z, SEPA Determination: ' Exempt Needed (for over SOO cubic yards of grading) 0 Fee El Checklist 0 APO List with notarized form Required Setbacks _ Street- Side: J,J S Side: year: -2 '5- Al N Actual Setbacks C, Street: 3/ Side: Side 1Z S_ 2 5' ❑ Detached Structures: ❑ Rockeries: ❑ Fences/Trellises: El Bay Windows Projecting Projecting Modulation: �?) Stairs/q<�-� e XT 5 Buildin _Hfght Datum Point: Datum Elevation: Maximum Height Allowed: Actual Height: S v/Nc-A 17X CA �eq Other Parking Required: Z_ Parking Provided: Lot Area: i Zqz q Maximum Lot Coverage: 35% Proposed: 3 Lot Coverage Calculations: q 0" ADU Created: (YES Subdivision: Legal Nonconforming Land Use Determination Issued: (YES Comments (00 Plan Review By: 'M- 9 X�� 61jlQj PUrvwY4 Data Form 04 -11 -06.doc Date: To: From: Subject: MEMORANDUM June 9, 2009 Street File Mike Clugston, AICP, Planner Permitted Alteration to Structures Existing Within Critical Areas or Buffers As part of the City's review of the Christopher additional/remodel at 710 Brookmere Drive (BLD20090340), it was noticed that there were critical areas on or adjacent to the subject parcel (Hindley Creek and associated erosion hazard). As a result, a study was required pursuant to Edmonds Community Development Code (ECDC) Chapters 23.40, 23.80 and 23.90. However, according to ECDC Section 23.40.220.C.3 — Permitted Alteration to Structures Existing Within Critical Areas or Buffers — alteration of legally constructed structures is permitted within critical areas or buffers as long as the action does not increase the impact to the critical area or buffer and there is no increased risk to life or property as a result of the proposed modification or replacement. The proposed addition/remodel will not result in negative impacts to the critical area or buffer since no additional ground will be disturbed as part of the project; as a result, no further critical area studies are needed in support of this building permit. If disturbance to the ground is subsequently required due to conditions on site, protective measures identified in the Stream Buffer Reconnaissance and Impact Analysis Report from Landau Associates dated March 20, 2007, shall be implemented. ✓ v v Existing House: 1914 5F Existing Driveway/Front Yard Sidewalk 1798 5F Existing Back Yard Sidewalk (Below Previous Deck): 213 5F Total Exieting Impervious Area 3925 5F Existing Pervious Deck 456 5F Total Existing Impervious Area 3925 5F Existing House: 1914 5F Existing Driveway/Front Yard Sidewalk 1798 5F Existing Back Yard 50ewalk (Removed) O 5F New Impervious Deck and Stair Areas 523 5F Total New Im ervioue Area 4235 5F New Previous 5tair Area 17 5F New Previous Patio Area 166 5F IIIII[ptal New Pervious Area M 5F or site ool permit a� building, site plan condition ACIES TO -710 3MAW POSED s ys �ER��WITHIN 2 DA STREET FILE �� c WOO Ma'110000 01360 N EE APR 212008 NG , APPROVED AS N TED S .� o�ok�er B QN ENGINEE i 5 �' Once •. Date zo' 0 O 'VEM 4' Fall FEB 2 9 2008 txisnng ueCK ,i ie eA �P}OVED BY PLANNING V. t-t1 r sed - co beck In . Addition (� i.. ai '�,y1(1 OyQd MOM shall be a N7yo •� _ / ' ng the . Zone (2 la. Corner ✓Flag_ (any curreintly"eaistin�.illegal, -•��1+� / R Actual or un miffed building, structure Setbacks M whkh "Is'. outside the -scope, of the sa,;dboX , s �� % . ' �' S' _ 5 d- �R�,/, Frontal `fin / twn; rles� of whether such to, o f i€on is shown on the pWNERrC NTRAG70R IS. AFSPONEf E twin&;;I�tulding, structure or EROSIOI N �FiOL AND [�H►�INArl E - rr be the of ' a separate tton .. 2: 4er' .. . 7 30 KIZ` ()E VEL.OM E NT SFRIJIGES CTR. Gilt OF EOt:�i)NDI, .,r do am =Mumma "M JC ' xisting House E= x iS 4 mra PLANNING DATA SINGLE FAMILY RESIDENTIAL STREET FILE Name: Date: /0-� ` Site Address: o . v� Plan Check #: Q00_ Project Description: �ep� e. ��� ���� p 7c; S�� ^cam C/ec `r 0 Reduced Site Plan Provided: ES NO) _ Zoning:nL Map Page: Corner Lot: ( ES' NO) Flag Lot: (YES NO) Critical Areas Determination #: Cg&-QOC Study Required ❑ waiver S ► ccx�� c.a E�as�«. �4�-z�r c� J�ct�- SEPA Determination: - 0 Exempt ❑ Needed (for over 500 cubic yards of grading) ❑ Fee ❑ Checklist ❑ APO List with notarized form Required. Setbacks Street: Side: Side: E / Fes: Actual Setbacks Street:0 i Side: Side: /� ©i : ❑ Detached Structures: ❑ Rockeries: ❑ Fences/Trellises: ❑ Bay Windows/Projecting Modulation: Stairs Deck: Ex" s�.c� �pc(��'ion eeAP- Buildin Hei ht.' Datum Point: N/A Datum Elevation: &VA Maximum Height Allowed: a Actual Height: L Other , Parking Required: Parking Provided: Lot Area: ' .Cop 0 1 Maximum Lot Coverage: 35% oposed: Lot Coverage Calculations: R1D p CUMone = 311S �� ' iO�633� ex, = 3 ADU Created: (YES Subdivision: 1 Legal Nonconforming Land Use Determination Issued: (YES / NO Comments .. . R"rk by Lb,,Na. kzsou4e-% der.% c� as -a-e�, �-t'ype F ix,.�ef E�9C. won-ana��o�.c�►S 5�- �.� ST��.n� c.7� requ.? 7e Per .c?O. F �ine�. al�era_oh3 0trv.c}c,,c�� �:S/�.. 4>u��{'et5 a-�`a�. c/o � Pa,c,� e1- IXeve�o�enT. -� "M.S CZ.Se, �nZ � � s}� � � :5 e.��`c�ee� Q th exp �iL e�elopnne c e Po rk co.� clt acsb/ -4�ne de c� 1�.+�t t nC ci•� C'ke" o 1 r�Z.:hJiG��� I,--retZred 8�nc2. �2 Vv-ppc �1 �"� inG�'?-Si 4t � P- pe, Plan Review B ` y L Planning Data Form 04-11-06.doc 17Y I 01/22/2005 04:45 20600f0 BITTERS TORRELL PAGE 05/05 Site In€omation (soils/topog 1. Site Address/Location: 2 Property, Tox Account N niber: 3. Approximate Sipe Size (acres or s 4. h this site currently developed If yes: how is: site developed?_: 5. Describe the general site topogra Flat less than 5-fee Rolling: slopes on 'site distame of 66- �.�. Hilly: slopes preseni over a horizov Steep: grades of grey dish of lea Other (please describe). 6. Site contains areas of year-round ?. Site contains areas of seasonal MW What semn(s) of the year? 8.' Site is in the floodway 9. Size contains a creels or an area 2 Flows ar 10. Site is primarily: forested urban landscaped (lawn, shrabs.i 11. Obvious wetland is present on sii Me itical Areas Checklist / hydrology/vegetation) are feet): yesno CA File No: hy. Check ail that apply. elevation change over entire site. gerwally.less than 15% (a vertical rise of 10-feet over a horizontal on site of more than 15% and less than 30% (a vertical rise of lafect al distance of 33 to 66-feet). er than 30% present on site (a vertical rise of lafeet over a horizontal than 33-feet). ng water. ; Approx. Depth:._ water: N� : Approx. Depth: _ bodpla n of a water course. here water flows across the grounds surface? Flows are year-round? seasonal? (What tine of year? }. meadow : shrubs : mixed For City Staff Use Only P •y 6 1. 2. 3• Plan Check Number, if applicable? Site is Zoned? R• 5 -12 - SCS trapped soil M*s)? At d e-UV0.VPW f bl Dom?.A,V f4! .= •_ tl 20I - UI Vlo a/v1 La ✓1 d WM P 1e 2 -S •/ • 51 o e,S � LDQ $-t5'�• S10 eS• Qr#t-13 ��s 4. Critical Areas invenWry or CA. map i5 yV110 indicates Critical. Area on ske? e 5 '• vl 0vl I ad qU*1-i7+0 PrOP" s ^ ►-1UA-P- mA 5. Site within designated earth subsider ce landslide hazard area? N 0. i A i Aj-C v 3ti•/• 61 b UETERMIIy,A, (e yvSi tM �/ V144 ut KA —STUDY REQUIRED WAIVER Reviewed by: G► nt_, Go i a_- Dates__ Di- / 03 / 2 0 0 �P 01/22/2005 07:53 "5711 far; i sna Development St Planning Divisi Phone: 425.771 Fax., 425.771 The Critical Arm Checklist contained be filled out by any pmwa prqMring Permit Application for the city of,,Ex his/w submittal of the application QC1 The purpose of the Checklist is to eni determine whether any potential Critic; may be. prezent on the subject property. needed to complete the Checklist st Available from observations of the site or City IWI (Critical areas inventories, surveys). 3MERS TOPRO-L #P20 0 ds PAGE 01/01 Dateftmhred: (P/1_Za/0a City Remipt#_ f CAticil Areas File #:cRAaCQ2cr)gr, Critical Areas Checklist Fee:.' $t3S.00 L Date Mailed to Applicant: i.4his formis to . A Property owner, or bsnw authorized reptuentatw, . t' Mewe1OPWCnt Must fill out the Checklist, sign and date it, and subntt it. q prior to to tb,-. city. The city will review, the checklist, nake't precursory site visit. and make a determination of the -0 City to subsquent.stel)S necessary to cwnplft a development stiff pemxit application. I Areas are',. or [be information Please sugnit a vicinity Hasp, along with the signed copy ndd be easily of this form to assist City staff in finding and locating the lita available at specific piece of property described on this form 12 maps, or soil addition, the applicant, Shan include other palft*mt information (e.g. site plan, topograpby map, ft.) or studies in conjunction with this Checklist to assistant staff in completing thew prelbinaty m3cmuent of the site. The undwiPW al)Plimot, and M&Utft heirs; and assigns, in consideration on the processing of the application agrees to release, Joftmify, defend and hold the City of Ednonda harmlew from any and all damages, i I nchxling reasonable wing attorney's flees, -MUM ftm any action or ij&acfion band in whole or PW upon false, ,misleading, inaccmte'or inco;nplete fidbruxation finished by ft 14 Tlicant, hisilMlits agents or employees. By my signature, I certify that the infori Imawledge and that I am authorized to file SIGNATUM OF APPUCANVAGENT on aM exhibits herewith submitted arc true and correct to the best of ITYY applioation* on the behalf of the owner as listed below. DATF Property Owner's Authorization BY my signature. I certify.1hat I have au tho ized the above Applicant/Agent to apply for the subject land use application, and grow my permissm" for the public ofO -. I ials and the staff of the City of Edmonds to enter the subject property for the purposes of inspectiori and posting attewW t to this application. SIGNATURE OF OWNER DATE_H6_6& -Owner/Appilemv AppH' entathv- V ChrjfM2h&- =-, b Z e Narne Name TXVI� Street Address 5treet. Addreps C_dmaods 10 *_ qbow __. I Nkl& 0/ City State Zip City state 7jp TeiePhone:q7_'-5--7-75 Telephone:-"O 2651-7777 Emai I address (optional): +a, Ch ff ler Emafl Address (optional): 4Ur h e — ieee, Or-4 • • CITY OF EDMONDS CRITICAL AREAS RECONNAISSANCE REPORT Site Location: 710 Brookmere Drive Tax Acct. Number: 00397600001300 Determination: Study Required Determination #: CRA-2006-0086 Applicant: Betty Torrell Owner: T.G. Christopher CRITICAL AREAS RECONNAISSANCE REPORT: STUDY REQUIRED 1CRA-2006-00861 During review and inspection of the subject site, it was found that the site may contain or be adjacent to critical areas, including a Stream, and Erosion Hazard Area, pursuant to Chapter 23.40 of the Edmonds Community Development Code (ECDC). The LIDAR map indicates erosion potential (approximate 30 percent slope) along the stream bank. The stream (Perrinville Creek) was observed flowing around the east and south sides of the property (see attached map). GENERAL CRITICAL AREAS REPORT REQUIREMENTS Critical Areas Reports identify, classify and delineate any areas on or adjacent to the subject property that may qualify as critical areas. They also assess.these areas and identify any potential impacts resulting from your specific development proposal. If a specific development proposal results in an alteration to a critical area the critical areas report will also contain a mitigation plan. You have the option of completing the portion of the study that classifies and delineates the critical areas and waiting until you have a specific development proposal to complete the study. You may also choose submit the entire study with your specific development application. • Please review the minimum report requirements for all types of Critical Areas which are listed in ECDC 23.40.090.D. There are additional report requirements for different types of critical areas (see below). • Note that it is important for the report to be prepared by a qualified professional as defined in the ordinance. There are options on how to complete a critical areas study and an approved list of consultants that you may choose from. You may contact the Planning Division for more information. • General Mitigation Requirements for all Critical Areas are discussed in ECDC 23.40.110 through 23.40.140. STUDY REQUIREMENT — EROSION HAZARD AREA It appears that this property contains or is adjacent to an Erosion Hazard Area. • Erosion Hazard areas include Alderwood and Everett series soils on slopes of 15 percent or greater. among others. • Landslide Hazard Areas are further defined in ECDC 23.80.020.A. • In addition to the general requirements for Critical Areas reports referenced above, specific Critical Area report requirements for Erosion Hazard Areas (which are one of the Geologically Hazardous Areas) are provided in ECDC 23.80.050. • Note that Stable Erosion Hazard Areas may have limited report requirements at the director's discretion. At a minimum an erosion and sediment control plan prepared in compliance with the requirements in ECDC Chapter 18.30 shall be required. DEVELOPMENT PROPOSALS ASSOCIATED WITH EROSION HAZARD AREAS Development is restricted within awErosion Hazard Area. • Projects that will intrude into these areas will require a report by a licensed Geotechnical Engineer or other qualified professional. • Development standards are given in ECDC 23.80.060 and 23.80.070. REPORT REQUIREMENTS - STREAMS Perrinville Creek or its tributary is on or near the subject property. • Streams are areas where surface waters produce a defined channel or bed which demonstrates clear evidence of the passage of water. Streams need not contain water year-round. • Streams are regulated as types of Fish and Wildlife Habitat Conservation Areas. • Streams are classified according to whether or not they run year round and whether or not they support fish populations according to the classification system listed in ECDC 23.90.010.A.1. • The minimum buffer widths for streams vary depending on the type of stream and are listed in ECDC 23.90.040.D.1. , • In addition to the general requirements for Critical Areas reports referenced above, specific Critical Areas report requirements for Fish and Wildlife Habitat Conservation Areas are provided in ECDC 23.90.020.A to C and additional technical information requirements for streams are listed in ECDC 23.90.020.D. DEVELOPMENT PROPOSALS ON A SITE WITH A STREAM Development proposals that encroach into streams or their buffers or building setbacks may be allowed through the approval of certain processes. • The width.of a stream buffer may be reduced through buffer enhancement if through the review of a Stream Buffer Enhancement Plan that meets the specific requirements referenced in ECDC 23.90.040.D.2. The maximum amount that a buffer can be reduced through buffer enhancement is 50%. •. A buffer may also be modified through a process called buffer averaging. The criteria applied to buffer averaging are listed in 23.90.040.D.2. The maximum amount that the buffer width can be reduced at any single location through buffer averaging is 50%. • Development proposals that propose encroachments into buffers beyond what is allowed through the above methods require a Critical Areas Variance or a Reasonable Use Exception. If you think that you have a proposal that may require one of these processes, please contact a Planner for more information. ALLOWED ACTIVITIES Certain activities are allowed in or near critical area buffers as specified in ECDC 23.40.20. If you have any questions about whether your proposed development qualifies as an allowed activity, please contact a Planner for more information. EXEMPT DEVELOPMENT PROPOSALS Certain development proposals may be exempt from Critical Areas Requirements (ECDC 23.40.230). If you think that a specific development proposal may be exempt, contact a Planner for more information. Gina Coccia, Planner July 3, 2006 Name, Title Signature Date NOTE: Cited sections of the Edmonds Community Development Code (ECDC) can be found on the City of Edmonds website at www.ci.edmonds.wa.us. t. - yr c.. n rs �• .. .i 7-7 7777 y 6 �'�v�„•--:y'ti`—_""'_'-•` --- 1 f•'rat•�b'�M'+i�tb`�';,?, d. I ,Appl„ �„� �,RK A . cation No .. ? „�� �Hr)�ue+ Permit Limit One Yess ssb O � �' 1-C ,, { CiTlf OF EDMONDS Building Department '+ �1 }•'� 74 APPLICA3lON construct the following is hereby made :or a permit to work, is accordance with the accompFsnying Plans 9. and specifications: No stories. ----•-. Ground Arcs_._.-.__-_ -_.• . . ._.s �VOBI{ -._.... _•_,r___--:__..__-.., v COn�t lyPs-_ _..__.._._--__._.-.-_.. Height ....._....-_.....-_..-._-. ._.._.._......__-. _ i - Plans Submitted __.-..-..-�.__. _ - - j S--/�i r+�l�rii tit ti �' . Use Zone........_.._.: .Fire 2 ne -.__ �f nl � J.00ATION -- Addrras................................. Sewerage_.............._.... .... t?it�..__._._........ ....(...- .... Block ................... Add'n Recorded Lot. .......... y+. ey Front and Rear..% .7�:.__- S4` !7T v1kE= ki�c42 * Setbacks, -F Width_-.5....:. Min. S• E Lot Area..-= •••LAC fT....... r �G.l��`-C _......... Address .. �� r �(/ �J Phone: - - r _ owner Y l.t �•y s1 II( � Plans by.._.. ..... ( -_..... Phone. ..._ • /n/ , ' t.-�Y�'>�,�.._.-_.--....................•-.-_...-_ Address.._...---_._.__..._�-._. Bldg. by..._ 101. � -_... j l S r7 i ✓ _. Phone __.-_..... _ _.__..-..-. - Plbg. by..._.-_......-_.._._.._.___ ...............__...._.._.._._. --...._-...-_._.._.__._ C. ........ _..-._ Phone.- -_-. .--...._.._-.. Address .._..-_...__.-._ Heating by- •--•.... r. _ t Phone_ _--_..._ K' 'wxac r4p address. . ..._.__. Electby ----------- •----"•'-.-_..__-.._..___._ �vt tfvv i , Remsrks ..-.._.-_._...... _.--..-.-...-_.._.___.__... I{ I u (_-.._...-._...-._.._._.........�_.:_:: - - x. I' _.._...._....._-.__._--..._._......._ - i .............--•- _ . _ - ._..._-... _._.gi ....:...................__........-_-......._............._......_......._._.... a elating the work' Y j iapplicable codes a•g1 The above is a correct statement and I agree to complyt a1 PP dnd State laws r r 57,/ A - Address. .O.ts Sign Owner. -. .../_.....�/�.r�'� -- � ; •, r�,- ..;", r; . ar v subject to the above conditions, and to compliance� with the approved plans,'-� t „yi i PERMIT for the above work is hereby approved, Department notations thereon: and specifications and Building Depar . - - ; PERMIT P'F.F..4 VALUATION r C� S t Y [ . ..... Bldg. Plbg. .... _ HeaHeat t .... 3.._.�_C.-..._.._...._...-.-_..., APPROVED: Elect .. ..--.._.. r; ]x Date.....-..�� t P t ...... ' " 'za�sr� Others... b............ -_- .................... .. ' Bur ..DR1 Gfix•- �. TOTAL F.'_� S- Q •� =', .—.. 1 Engineer's inspection shell be covered before inspection and approval•. NOTES: :,To work requiring Building Department or City Engi Engineer prior to construction of all site utilitSer.,, euch• as •.i •. i �, ka' .r• T' n -�:- Twc-ntv4our (24) hour notice requFsted. Contact the City Engf _ _ i sewer, water and street connections. T�;'r,y curbs. Paving, driveways. 1 4q, The City of Edmonds 0 . .......... I ... OWNER --- H# ... HOUSE No..------7... 1.a ------ /I/ APPLICATION CARD No . ....................................... for SIDE SEWER PERMIT EASEMENT No. .�L ............... OUTSIDE El INSIDE ❑ REPAIRS 0 . .............. ................... ...... ................... .. PERMIT N ....... --- STREET AVENUELOT -No. ................................ ...................... ---- BLOCK No. ............................................... NAMEADD. .--- ................ / ........ e ------------- f ............................................................................................ Date Approved: BACKFILL WORK ORDER ISSUED ................................... DEPOSIT, $ ........ ....... ................ ........... DATE --- . . .................. SEWER WORK ORDER ISSUED ......... ................................ .. .......... .... By... Z. e T CITY OF EDMONDS CIVIC CENTER — WATER -SEWER DEPARTMENT Call PRoor in ection when work Is ready for Inspection. (No inspec- tions �T O 1027 Saturday, Sunday or holidays.) lr SIDE SEWER PERMIT ADDRESS...............1A... Brookmere... Drive ------------------------ ------------------------------------......------------------.....--------------------------------------------:. OWNER.....------H'---A'-.. Russell ....................... ........................ Lee WOO1gY ................... Permission is granted---------April..1.7................. 19.41, for ---------------------- days, to REPAIR or CONNECT a side sewer with City Sewers in accordance with application on file and governing ordinances. ATTENTION IS CALLED TO THE FOLLOWING: -',NOTE No. 1—The owners of the property may obtain a permit to construct sewer inside property line. A licensed Side Sewer Contractor must be employed to construct side sewer in street area. Do not cover any portion of sewer before It has been inspected. •-.±, NOTE No. 2—Obtain full information regarding Ordinance 11.16.030 and Regulations governing aide sewers when you get permit. No. 3—Top of side sewer must have at least 30 inches coverage at property line and 12 inches inside property line; minimum grade of 2%, ''. 7• No bends in grade sharper than % will be permitted. NOTE No. 4—Trenches in street must be water settled and surface of street restored to original condition. Contractors shall be responsible foi failure due to , improper work which may develop within one year of completion. NOTE No. 5—It is unlawful to alter or do any other work than is provided for in the permit, or to do any work on the main sewer or its ap- purtenances except to insert the pipe into the wye. 0 i j ............................District City of Edmonds ---Water Department TAP..:.CARD Date..... --......z- ------ No...... Ta No ....................................... Mete, P Size........ �.... ... ..... . Size .............................. _. �. Mf rs. No ...............................:.................... Style ............................................. For.............................................................................................................................. .......................................................................................................................................... i ...................................................................................................................................... LotNo ........................................... B1k. No .................................................... Add. ........................... ., .............................-. Service Location .......................................................................................................................................... f Meter Location................................................................................................ .......................................................................................................................................... MakeTap............................................................................................................... .......................................................................................................................................... Pressure..............................lbs. Test .................................... % 1 Send Bills to ........................ ......................... . ............ . .................................... j Date, of Work ...... / 1... �...-1.........................................--.......... Foreman { Guar. Voucher No ........................................... $........................................ Remarks: .................................................................................................................. f....... .........................5-'- ...........................--•---...................................... .... ................................................................................... ........................................................................................................................................... ,............................................................................................................. ......................... ?.......................................................................................................................................... 1 OUTGOING . Index..........Reg ....... Route Bk......... Stencil ...... Card ........ INCOMING Index .......... Reg..= .... Route Bk......... Stencil ...... Card... I CITY Cop Ize:c QED MAY 0 3 27 DEVE O M OF ED�ONDS CTP. STIR-EET BILE Stream Buffer Reconnaissance and Impact Analysis Report Christopher Property Edmonds, Washington March 20, 2007 Prepared for Aija Christopher Edmonds, Washington LANDAU 14 ASSOCIATES 130 2nd Avenue South Edmonds, WA 98020, (425) 778-0907 TABLE OF CONTENTS Page 1.0 INTRODUCTION 1-1 1.1 PURPOSE OF REPORT 1-1 1.2 PROJECT LOCATION 1-1 2.0 SITE CHARACTERIZATION 2-1 2.1 SITE DESCRIPTION 2-1 2.1.1 Hindley Creek 2-1 2.1.2 Existing Structures 2-2 2.1.3 Existing Vegetation 2-2 2.2 EXISTING RIPARIAN BUFFER FUNCTIONS 2-3 3.0 PROPOSED PROJECT DESCRIPTION 3-1 3.1 DECK CONSTRUCTION 3-1 3.2 PROJECT PHASING AND SPECIFICATIONS 3-1 3.3 PROJECT IMPACTS 3-2 4.0 APPLICABLE REGULATIONS 4-1 4.1 VOLUNTARY RIPARIAN ENHANCEMENT 4-1 5.0 SUMMARY AND CONCLUSIONS 5-1 6.0 USE OF THIS REPORT 6-1 7.0 REFERENCES 7-1 LIST OF FIGURES Figure Title 1 Vicinity Map 2 Stream Buffer Widths LIST OF APPENDICES Appendix Title A Selected Site Photographs i B Porch Design Plans C Pertinent Edmonds Community Development Code Excerpts D Planting List and Specifications for Voluntary Riparian Enhancement 03/20/07 \\Edmdata\projects\1030\001\FIeRm\R\StreamBuNerRecon_rpt.doc LANDAU ASSOc1ATES it 1.0 INTRODUCTION 1.1 PURPOSE OF REPORT This report presents the results of a critical areas site reconnaissance, analysis of project impacts, and applicable. regulations associated with the proposed reconstructionlexpansion of a deck on the residentially zoned property owned by Mr. and Mrs. Christopher. This report is based on best available science and complies with the Edmonds Community Development Code (ECDC) Title 23, Natural Resources. 1.2 PROJECT LOCATION i The approximately 0.4-acre property (Parcel No. 00397600001300), located at 710 Brookmere Drive in the City of Edmonds (City), Washington (subject property; Figure 1), is in Township 27, Range 3, Section 24 NW. The subject property is located within the Shell -I indley Creek Basin of the Cedar- Sammamish Watershed, Watershed Resource Inventory Area 8. The proposed project is located within the riparian buffer of Hindley Creek in an area zoned single-family urban development on 12,000-square- foot (ft) lots (RS-12) (City of Edmonds 2006a). 0320/07 \\Edmdata\projects\1030\001\FileRm\R\StreamButterRecon_rpt.doc LANDAU ASSOCIATES 1-1 2.0 SITE CHARACTERIZATION Landau Associates biologists reviewed information from readily available public domain resources in order to gain a general understanding of potential critical area issues on and near the subject property. These resources included: visual observations of aerial photographs and parcel surveys; communication with the City Planning Department; and review of the Edmonds Stream Inventory and Assessment (Pentec Environmental 2002), the City's critical areas inventory maps, and appropriate ECDC sections pertaining to streams and critical areas (City of Edmonds 2006b). We also conducted interviews with the property owner and reviewed architectural drawings for the proposed porch. Sacha Maxwell, a biologist from Landau Associates, conducted a site reconnaissance of the subject property on February 7, 2007 in order to characterize existing conditions within the stream buffer, property, and proposed project. This included surveying the area for wetland indicators, in -stream fish habitat, riparian habitat conditions, existing structures, and proposed project designs. She took distance measurements from the ordinary high water mark of Hindley Creek to the existing house and porch structure in order to accurately map the distance between them. 2.1 SITE DESCRIPTION The subject property is a fairly level, square parcel located in a residential neighborhood in the City of Edmonds, Washington. The Natural Resources Conservation Service (NRCS) soil survey identifies soils at most of the subject property as Alderwood-Urban Land complex with 2 to 8 percent slopes and an area in the northeastern corner of the property as Everett gravelly sandy loam, 8 to 15 percent slopes (NRCS 1983). Neither of these soils is considered hydric by the NCRS (2001). The subject property is currently developed as a residential property and contains a portion of Hindley Creek along its southern property line. Site features, including the stream, vegetation, and existing structures are described below. 2.1.1 HINDLEY CREEK A portion of Hindley Creek, a Type F, non-anadromous, fish -bearing stream, follows the southern i subject property boundary and is located just east of the eastern property boundary (Figure 2). This stream is a critical area and requires a 75-ft critical area buffer per ECDC (23.90.040). The creek flows southwest, exits the subject property via a large culvert, and continues off site (under 7th Avenue North). A large (9 ft tall) wall (fish barrier) is located off site, approximately 75 ft downstream of the subject property, near the Hindley-Shell Creek confluence. 0320/07\\EdmdataVrojects\1030\001\FileRmW\StreamBufferRecon_ro.doc LANDAU ASSOCIATES 2-1 The eastern subject property boundary does not extend all the way up to the edge of Hindley Creek, and the neighboring parcel contains landscaped features in the stream and riparian zone in this area. Man-made features include a 4-ft waterfall within the stream channel, rock/concrete lining of the edge of the steam, partial concrete lining within the stream bed, a rock walkway and a footbridge crossing the stream, all surrounded by landscaped ornamental shrubs and trees (see Appendix A photographs). Within the subject property, Hindley Creek is approximately 2 ft wide at the ordinary high water mark. The upstream portion (upstream of the waterfall, located on the neighboring property) is approximately 3 ft wide. The northern shoreline of the creek is armored for less than 1/4 of its onsite length, while the southern edge contains riprap along most of this extent (see Appendix A photographs). The average water depth downstream of the waterfall was approximately 8 inches and upstream of the waterfall was 3 inches during the site reconnaissance, which is considered a time of high flow. The water level remains low enough that the adjacent area, composed of upland soils and vegetation, does not receive overbank flooding. There is an abrupt transition from the elevation of the streambed to the upland { soil such that no wetland area is present within the onsite riparian corridor. 4 � 2.1.2 EXISTING STRUCTURES ; Existing man-made features on the subject property include a residence and attached garage, and .I driveway (Figure 2). Some wood steps and a children's sand box are located within 10 ft of the stream ' edge (see Figure 2 and Appendix A photographs). Almost the entire existing residence is located within i the outer 50 percent of the 75-ft buffer. This is pertinent because the ECDC requires that structures that can not be located outside of buffers, not be located in the innermost (closest to the stream) 50 percent of the standard buffer, per mitigation sequencing. The existing porch is located as close as 38 ft from the 4 stream (Figure 2). For purposes of comparison, the neighboring properties to the south and east contain residential structures within the inner 50 percent of the standard buffer (including a porch structure anchored within 5 ft of the ordinary high water mark of Hindley Creek). 2.1.3 EXISTING VEGETATION At the time of the site reconnaissance, the onsite 75-ft standard stream buffer contained approximately 20 percent canopy cover of mature coniferous trees dominated by Douglas fir (Pseudotsuga meniiesii) clustered within the southwestern portion of the subject property. Some deciduous ornamental poplar (Populous spp.) trees are present within the southern portion of the subject property, along the stream edge. There is no understory vegetation present and the remainder of the undeveloped buffer generally consists of lawn grasses on the subject property within the stream buffer. MOW UEdmdata\projects\1030\001\FileRm\R\StreamBufferRecon_rpt.doc tANDAu ASSOCIATES 2-2 The vegetated area on the neighboring properties consists mostly of ornamental plants and lawn grasses or English ivy (Hedera helix). See A.ppendix A for site photographs. 2.2 EXISTING RIPARIAN BUFFER FUNCTIONS Ecological functional assessment is integral to every jurisdiction's land use. decisions and permitting requirements. The Wetland Functions Characterization Tool for Linear Projects (WSDOT 2000) provides a rapid assessment for wetland functions. The appropriate sections of this methodology can also be applied to riparian areas (stream buffers). This methodology does not quantify functional performance, but it does provide a qualitative evaluation of functions in a consistent manner through evaluation of a number of qualifiers for each function by a wetland biologist. The biologist uses this methodology to determine whether specific components are present, and then uses the tool to determine whether a particular function is likely to be provided and to characterize the relative importance of each function. Functions typically associated with stream buffers include flood flow alteration, sediment removal, nutrient and toxicant removal, general habitat for mammals and birds, and native plant richness because of their support and protection of in -stream habitat. The subject property has ample opportunity to increase its functional value due to its proximity to Hindley Creek, a fish -bearing stream Hindley Creek flows into Shell Creek, an anadromous, fish -bearing stream (located downstream of the subject property). The section of the Hindley Creek on the subject property is located in the lower portion of its watershed. Conditions of the existing stream and riparian buffer within the subject property were evaluated and are summarized herein: Functions that are considered to be well provided by existing conditions include: • None. Functions that are considered to be provided to a limited extent include: • Habitat for Birds Physical Indicators: Some canopy cover of deciduous and coniferous trees is present, but the site lacks habitat features. such as downed logs, stumps or snags; species diversity is low; no understory vegetation or berry -producing vegetation. • General Fish Habitat - Physical Indicators: Non-anadromous fish habitat, but presence of fish not confirmed; barriers to fish migrations present both upstream and downstream of subject property; lower portion contains moderate canopy cover for stream temperature regulation; low i degree of habitat complexity (no large woody debris, minimal riffles and pools, presence of gravel substrate and organic matter input, lack of overhanging vegetation) for refuge within project site. 0320107\\Edmdata\projects\1030\001\FileRM\R\StreamBuHerRecon_rpt.doc iANDAu ASSOCIATES 2-3 • Production of Organic Matter and its Export - Physical Indicators:'-. Some deciduous tree cover present, but lack of understory vegetation; no wetland habitat along riparian edge; seasonal flooding is limited. • General Habitat Suitability - Physical Indicators: No connections for anadromous fish; cutthroat trout presence possible, but not documented; buffer not suitable for wildlife, other than birds; little interspersion of upland and stream habitats. • Habitat for Aquatic Invertebrates - Physical Indicators: Flowing stream present and substrate contains gravel; moderate detritus input. . • Habitat for Wetland -Associated Mammals - Physical Indicators: Stream is permanently flowing; some steep banks present, but banks are overgrown with English ivy; area is in proximity to residential structures and roads; lack of suitable upland habitat corridors within urban area; lack of vegetated buffers due to existing development; high use of the area by residents for recreation. Functions that are not likely provided include: • Flood Flow Alteration - Physical Indicators: Buffer contains dense mature woody vegetation and organic duff soil layer that can absorb precipitation and runoff and help desynchronize peak flows downstream. However, steep topography, unrestricted outlet, and lack of overbank flooding (armored channel) are limiting factors. • Erosion Control and Shoreline Management • Physical Indicators: Onsite buffer contains 20 percent mature woody vegetation but contains no understory vegetation and some areas show bare soil. Steep topography at channel edge, unrestricted outlet, and the lack of overbank flooding or wetlands are limiting factors. • Sediment Removal - Physical Indicators: No flat riparian/wetland area or woody vegetation associated with water flow to slow velocity no sediment deposits within stream; no overbank flooding (steep channel edge). • Nutrient and Toxicant Removal - Physical Indicators: No associated wetland area; low organic matter accumulation present in stream; no seasonally flooded areas. • Habitat for Amphibians 03/20/07UEdmdata\yrojects\1030\001\FileRmw\StreamButferRecon_rpt.doc tANDAu ASSOCIATES 2-4 { - Physical Indicators: Lack of suitable spawning habitat and fish -bearing stream. • Educational or Scientific. Value Physical Indicators: Subject property is privately owned. 03/20/07 \\Edmdata\projects\1030\001\FIeRm\FhS1reamBufterRecon_rpt.doc LANDAU ASSOc1ATES 2-5 3.0 PROPOSED PROJECT DESCRIPTION 3.1 DECK CONSTRUCTION The current design for the proposed porch is provided in Appendix B. The proposed porch will allow for necessary replacement of the failing porch and is likely to increase property value by the expanded design. The proposed project consists of removal and replacement of an existing upper level deck, including expansion of deck area by 311 ft2 (Figure 2). All of the existing deck is within the 75-ft stream buffer. The proposed porch would replace the existing structure and extend the area by approximately 3 ft, bringing it within 38.5 ft of the stream (staying within the outermost 50 percent of the standard buffer) (see Figure 2). The existing lower level, beneath the deck, currently consists of 50 percent grass/dirt and 50 percent impervious concrete. The proposed project will use pervious concrete to create a lower level patio area. Thus, th ` ervious footprint of the house will not be increased. All water that reaches the porch will be drained via a gutter to ground level for infiltration, in keeping with the current design. There are no apparent signs of erosion due to water runoff and there is a distance of at least 38 ft between the water outlet and the stream for infiltration to occur. 3.2 PROJECT PHASING AND SPECIFICATIONS Best Management Practices (BMPs) associated with the construction will also be used to avoid or reduce adverse impacts to sensitive areas during the mitigation work. These practices address clearing, planting, and stormwater management related to the proposed project. The construction contractor will not excavate, grade, or conduct other activities that could I increase erosion to the stream. Construction boundaries will be marked with brightly colored tape and signs will be posted around the riparian buffer. Equipment and supplies will be stored as far away from the stream as possible. Minimization includes sensitive site design and siting of facilities and construction staging areas. The proposed construction will not require heavy machinery or increase the pervious area. Because the existing buffer consists of lawn, and no excavation or land clearing will occur due to the proposed project, the following basic BMPs are needed. • Prior to ground construction, identify and flag the reduced buffer (37.5 ft from the channel) and install sedimentation and erosion control measures at this boundary. • Install protective and informational signs. 0320/07 \\Edmdata\projects\1030\001\F!IeRm\R\SlreamBufterRecon_rptdoc LANDAU ASSOCIATES 3-1 3.3 PROJECT IMPACTS Work within critical areas will be avoided to the greatest extent possible given land size and location constraints. However, the existing deck and residence is located within the stream buffer and no reasonable alternative area exists to build the porch. Thus, the project will occur within the outermost 50 percent of the stream buffer. The current construction plans for the subject property do not impact any in - stream habitat (no work will occur within Hindley Creek) or wetland habitat (none exists on site). No measurable ecological impacts are expected to occur beyond existing conditions as a result of this project. The proposed replacement porch and expansion is likely ecologically insignificant relative to the existing condition of the buffer (which includes the existing residence, porch, lawn, and sandbox, which are all located within the standard 75-ft buffer). 03/20/07 \\Edmdala\projects\1030\001�IeRm\R\StreamBufferRecon-rM.doc 3-2 I LANDAU ASSOCIATES 4.0 APPLICABLE REGULATIONS We have determined that the.proposed project is allowed under multiple sections of the ECDC. It is .allowed under Section 23.90.030 A. Alterations, which states that "a fish and wildlife habitat conservation area may be altered only if the. proposed alteration of the habitat or the mitigation proposed does not degrade the quantitative and qualitative functions and values of the habitat". The project is also allowed under Section 23.90.040 D. 4. Additions to Structures Existing within Stream Buffers, which states that "additions to legally constructed structures existing within stream buffers that increase the footprint of development or impervious surfacing shall be permitted consistent with the development standards of this chapter..." However, ECDC Section 23.90.040 D. 8. City Discretion in Protection, Enhancement and Preservation of Streams), allows the City "...full discretion to condition proposals for development on parcels containing, adjacent to, or potentially impacting streams to enhance conditions consistent with ECDC 23.40.050 and the purposes and objectives of this title ... The right of discretion in provisioning development in regard to streams is maintained in order to provide for the creation of enhanced conditions over those currently existing around streams in the City of Edmonds...". (See Appendix C for further details.) Based on the analysis of project impacts and discussions with planning department staff, we propose that no mandatory mitigation be required in conjunction with this project. Voluntary riparian enhancement is recommended, as described below. 4.1 VOLUNTARY RIPARIAN ENHANCEMENT The northern edge of Hindley Creek and its riparian area present a good location for buffer enhancement because this area is currently functioning at a low level in terms of providing quality riparian habitat. Furthermore, there is ample opportunity to increase functions, such as erosion control, water temperature regulation (shading), and food web, support (via riparian vegetation and detritus input) by enhancing the species diversity, density, and structure of vegetation in this area. The onsite segment of Hindley Creek is currently not lined or armored, and contains no understory vegetation (except for sparse cover of lawn grasses) and contains partial canopy cover. This portion of the stream contains suitable habitat for fish species such as cutthroat trout, although none has been observed. Hindley Creek flows into Shell Creek, which is habitat for anadromous and resident fish species. The applicant agrees her property offers a good opportunity for riparian restoration and will plant some native understory vegetation along the stream edge; however, this enhancement will not be considered mandatory or be considered a condition for granting a building permit to construct the proposed deck. We have included a list of native plant species that can be planted along the stream edge 0320/07\\Edmdata\projects\1030\001\FIeRm\R\StreamBufferRecon_rpt.doc LANDAU AssocIATES 4-1 in order to improve riparian in -stream habitat over existing conditions. The plant list and planting details is provided in Appendix D. 0320/07\\Edmdata\projects\1030\001\FileRm\R\StreamBufferRecon_rpt.doc LANDAU A ssocIATES 4-2 5.0 SUMMARY AND CONCLUSIONS The proposed deck replacement/expansion project is necessary due to the unsafe condition of the existing deck, and expansion will be minimal (311 ft2). The proposed deck project does not increase the extent of impervious ground surface associated with the house; the deck is located on the upper story and the area beneath it will be covered with pervious concrete. The project can not be accommodated elsewhere due to the present location of the existing house and deck within the standard stream buffer. The project will be located within the outermost 50 percent of the standard stream buffer. The existing yard (lawn) extends beyond the project area up to the stream edge, such that the ecological function of the inner 50 percent of the standard stream buffer is currently low. For these reasons, the current design plan for the deck does not impact in -stream habitat and does not decrease stream buffer functions over existing conditions. Based on the ECDC (Sections 23.90.030 A and 23.90.040 D. 4), this proposed project does not require mitigation. However, due to the current condition of the stream buffer, including the lack of vegetation immediately adjacent to the stream, an opportunity exists to enhance stream and riparian functions from current conditions. Furthermore, the City has discretion to condition building permits for protection, enhancement, and preservation of streams, per ECDC Section 23.90.040 D. 8. We recommend, and the applicant has agreed to plant native understory. vegetation along the stream edge as a good faith/voluntary gesture. 0320/07 Mdmdata\projects\1030\001\FiteRmNR\StreamBufferRecon_rpt.doc 5-1 1 LANDAU ASSOCIATES I I 6.0 USE OF THIS REPORT This wetland mitigation report has been prepared for the exclusive use of Mr. and Mrs. Christopher and their representatives and applicable governmental agencies. No other party is entitled to rely on the information, conclusions, and recommendations included in this document without the express written consent of Landau Associates. Further, the reuse of information, conclusions, and recommendations provided herein for extensions of the project or for any other project, without review and authorization by Landau Associates, shall be at the user's sole risk. Landau Associates warrants that within the limitations of scope, schedule, and budget, our services have been provided in a manner consistent with that level of care and skill ordinarily exercised by members of the profession currently practicing in the same locality under similar conditions as this project. We make no other warranty, either express or implied. This document has been prepared under the supervision and direction of the following key staff. LANDAU ASSOCIATES, INC. Sacha Maxwell Senior Staff Environmental Scientist Shannon E. Khounnala Senior Project Environmental Scientist SM/SEK/ccy 0320107 \\Edmdata\projects\1030\00/\Ri eRm\R\StreamBufterRecon_rpt.doc LANDAU ASSOCIATES 6-1 7.0 REFERENCES City of Edmonds. 2006a. Current Edmonds Zoning Map. Available at http://www.ci.edmonds.wa.us/ CityDepartments/PlanningDept/ZoninjMap_ 2006-01-12.pdf. Accessed on April 10. City of Edmonds. 2006b. City of Edmonds, Washington Municipal Code. Available at http://srch.nusc.org:8080/code/teLnplate.htm jsessionid=583FIF95396804CF6B23C4D97A 1146A2?view =main. Accessed on September 23. NRCS. 2001. Hydric Soils List. Available at http://www.wa.nres.usda.gov/technical/soils/hydric lists/ hydsoil-wa-661.pdf. Natural Resources Conservation Service. Accessed on January 22. NRCS. 1983. Soil . Survey Report of Snohomish County Area, Washington. Available at http://www.or.nres.usda.gov/pnw_soil/wa reports.htn-l. Natural Resources Conservation Service. Accessed on January 22. Pentec Environmental. 2002. Edmonds Stream Inventory and Assessment. Prepared for the City of Edmonds. Sound Native Plants. 2005. Nursery Inventory. Available online at http://www.soundnativeplants.com/ catalogtrees.htm. Olympia, Washington. Accessed on April 6. WSDOT. 2000. Wetland Functions Characterization Tool for Linear Projects (previously known as Wetland Functions Best Professional Judgment (BPJ) Tool). http://www.wsdot.wa.aov/environment/ biology/doc s/bpj toot. pd f. 0320/07\\Edmdatalprojects\1030\0011F1eRm\R StreamBuNerRecon—rpt.doc LANDAU ASSOCIATES 7-1 s �Z j76th th J r r � 1 ° ° af'}'.Sn -A'`t� r� t r 1��� e. _ t c.. r %9, e I a j a -x.e., i.y 9t -I 179t L rn 6, 18 , In CEO) Ot .h ;" f'.{ !!:r. :+F- Ai ,��.. .:b.. +yi' rac �. �?.:.a `x k i!�' .•.r {., p1y r:ip�c.J0 ✓ 1. g_. fa 81s O sY > .r, a°e •- a} Zr, rc1., ? \ �A 18 2� 0 1 nd s m 2nd o P ad9e `Y Yl..'r'? 1+M31•G+'ti yyC \1 J4S a !p';7 `y{ 181h� 3 D D Q` 6 ey, }irtr'�r�C,>itK h. vy. 'tziP(t 0 165th Igo �n 61h 1 i, w� y° fa 1fiTl iar- q a L.r' t) s .r 0;`� S C a' "1 �� Jtn 7 9. gi 87111 to I to th 188 th x t.4 t•_. +r?`d �q r n Yrr -, -•. 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KTy�F• c`6�f� 'AM �V1,��r.r °l• 014 ❑rat] '\ 'Tt?2; ♦s a l�<� y � - ` ": j r � r., - f , �p �. y tit `>•' q`!fi nu Yea"_ �► ,a � , �, 'Psi �,�` �� ' +�°� ; >!� Y`� •�, - c , * �`. �� � � �� LtikVtynr.iv ., x ' . 41 , v y f yw `�:. APPENDIX C PERTINENT EDMONDS COMMUNITY DEVELOPMENT CODE EXCERPTS 23.90.030 Development standards — General requirements. A. Alterations. A fish and wildlife habitat conservation area maybe altered only if the proposed alteration of the habitat or the mitigation proposed does not degrade the quantitative and qualitative functions and values of the habitat. There are no specific development standards for upland habitats of local importance unless these areas include another critical area (streams, heron rookeries, steep slopes, etc.). City staff will review the critical areas report (ECDC 23.90.020 and work with the applicant to minimize effects or improve conditions to upland habitat. B. Approvals of Activities. The director shall condition approvals of activities allowed within or adjacent to a habitat conservation area or its buffers as necessary to minimize or mitigate any potential adverse impacts. Conditions shall be based on the best available science and may include, but are not limited to, the following: 1. Establishment of buffer zones; 2. Preservation of critically important vegetation and/or habitat features such as snags and downed wood; 3. Limitation of access to the habitat area, including fencing to deter unauthorized access; 4. Seasonal restriction of construction activities; 5. Establishment of a duration and timetable for periodic review of mitigation activities; and 6. Requirement of a. performance bond, when necessary, to ensure completion and success of proposed. mitigation. 23.90.040 Development standards — Specific habitats. D. Streams. No alteration to a stream or stream buffer shall be permitted unless consistent with the provisions of this title and the specific standards for development outlined below. 4. Additions to Structures Existing within Stream Buffers. Additions to legally constructed structures existing within stream buffers that increase the footprint of development or impervious surfacing shall be permitted consistent with the development standards of this chapter (ECDC 23.90.030 and this section). Provisions for standard stream buffers, buffer reductions through enhancement, and stream buffer averaging require applicants to locate such additions in accordance with the following sequencing: 0320ro7 1XEdmdatalprojects\1030\001\FIeRmW\StreamButterRecon_apc.doc t.ANDAu ASSOCIATES C-1 a. Outside of the standard stream buffer; b. Outside of a stream buffer reduced through enhancement per subsection (13)(2) of this section; c. Outside of a stream buffer reduced through buffer averaging per subsection (D)(3) of this section; or d. Outside of the inner 25 percent of the standard stream buffer width through the use of both buffer reduction and buffer averaging. Additions to legally constructed structures existing within stream buffers that cannot be accommodated in accordance with the above sequencing (i.e., additions proposed within the inner 25 percent of a standard buffer width) may be permitted at the director's discretion as a variance subject to review by the city hearing examiner and the provisions of ECDC 23.40.210. 8. City Discretion in Protection, Enhancement and Preservation of Streams. The city of Edmonds is unique within the state of Washington as a built -out community with streams that have been incorporated within, and often located immediately adjacent to, residential development. This title allows the director full discretion to condition proposals for development on parcels containing, adjacent to, or potentially impacting streams to enhance conditions consistent with ECDC 23.40.050 and the purposes and objectives of this title. Conditions on development shall be required to enhance streams and stream buffers as fish and wildlife habitat conservation areas to provide increased protection of anadromous fisheries and potential fish habitat in accordance with best available science and the recommendations of an approved critical areas report and may include: a. Removal of stream bank armoring; b. In -stream habitat modification; c. Native planting; d. Relocation of stream channel portions to create contiguous riparian corridors or wildlife habitat; e. Planting of stream bank native vegetation to increase stream shading; f. Removal and control of nonnative, invasive weed species; g. Requiring additional building setbacks or modified buffers; and h. Limiting or reducing the types or densities of particular uses. The right of discretion in provisioning development in regard to streams is maintained in order to provide for the creation of enhanced conditions over those currently existing around streams in the city of Edmonds. In all instances where an applicant cannot demonstrate that standard stream buffer widths as provided in subsection (13)(1) of this section can be accommodated by project development, the applicant shall be required to submit a stream buffer enhancement plan or a I r� 3 0320/07 Mdmdata\projects\1030=1\FileRmW\StreamButfergecan_apc.dm LANDAU AsSOC1ATES C-2 stream mitigation and buffer enhancement plan as part of a critical areas report indicating that postproject site conditions will provide equivalent or greater protection of stream functions and fish habitat over a standard stream buffer and existing site conditions. [Ord. 3527 § 2, 20041. 0320107 \\Edmdata\projects\1030\001\Fi]eRm\R\StreamButierRecon_apc.doc LANDAU Assoc1ATES C-3 APPENDIX D. PLANTING LIST AND SPECIFICATIONS FOR VOLUNTARY RIPARIAN ENHANCEMENT Landau Associates has designed a planting plan that will enhance the habitat value of the riparian area. Partial sun to shade -tolerant species will be planted under the existing canopy to increase species diversity and structural complexity. We have selected shrub and groundcover species that could have naturally occurred on the subject property and that will supplement the existing native species present on the site (see table below). These species have been chosen. not only for their ability to tolerate site - specific soil, shade, and moisture conditions, but also for their ability to provide wildlife (bird) habitat, erosion control functions, and for their transplanting success. Scientific Common Planting Name Name Description Conditions Habitat, Wildlife and Aesthetic Value Amelanchier Serviceberry Deciduous Exposure: full Plentiful, fragrant, showy white flowers, red berries are edible alnifolia large shrub sun to shade and are favored by wildlife; it is common along woodland or small tree Soil moisture: margins and is drought -tolerant. to 20 ft moist to dry Aquilegia Red Perennial Exposure: full Red columbine grows in moist, open sites or in partial shade formosa columbine herb to 3 ft sun to partial on the edge of woodlands. It may spread by seed, but shade generally doesn't compete well with invasive species. It is a Soil moisture: nectar plant for hummingbirds. moist, well - drained okay, dry soil in shade Aruncus dioicus Goat's beard Herbaceous Exposure: Goat's beard has attributes that may serve well on (Sylvester) perennial to partial shade to restoration sites: it transplants well, tolerates some sun, and 6 ft shade is much larger than most perennials, so its less likely to get Soil moisture: lost or stepped on. Seeds are food for song birds. moist, dry in shade okay Carex obnupta Slough Dense tufts Exposure: full Transplants very well, grows and spreads quickly, tolerates sedge to 60 inches sun to shade wide seasonal water level fluctuations, and is one of the few tall Soil moisture: shade -tolerant sedges. One of the most competitive moist to wet emergents against invasive species; established swards may resist even reed canarygrass. Very common and found in wet woods, ditches, meadows, lakeshores, streambanks, and marshes. Comus Red -osier Deciduous Exposure: full Typically found in wet sites, in ditches or overhanging water. stolonifera dogwood large shrub sun to partial It can tolerate fairly dry conditions if shaded or mulched. or small shade Fast-growing, vigorous, and spreading. Grown in the sun; tree, 5-20 ft Soil moisture: the stems are a brilliant red or magenta and in fall white saturated to berries and flowers. moist Fragaria vesca Woodland Herbaceous Exposure: full Woodland strawberry will accept a.fairly wide range of soil strawberry perennial to sun to shade and light conditions, from dry soil in shaded areas to moist 12 inches Soil moisture: soil in the open sun. It spreads very quickly, and if the soil is moist rich, it will grow lushly to provide good cover and weed competition. Fruit is eaten by birds and small mammals. 03/20/07 \\Edmdata\projects\103O\OOtiFileRm\R\StreamBufferRewn_apd.doc LANDAU ASSOCIATES D-1 Scientific Common Planting , Name Name Description Conditions Habitat, Wildlife and Aesthetic Value Glycerfa (elata Tall or reed Tufted Exposure: full Tall mannagrass prefers open habitat and is typically found orgrandis) managrass perennial sun to partial on stream sides, wet meadows, and lakeshores. It grass 4.5 to shade transplants well, and grows quickly. Reed tolerates wide 6 ft Soil moisture: seasonal water fluctuations and is robust enough to be moist to wet somewhat competitive with invasive species. Holodiscus Oceanspray Deciduous Exposure: full Tolerates a wide range of environmental conditions and discolor large shrub sun to shade generally does well on all but very wet or very hot and dry to 12 ft Soil moisture: sites. Widespread in habitats ranging from ocean bluffs to moist to dry forest understory. Dense, cream -colored clusters of fragrant flowers. Lonicera Black Deciduous Exposure: full This hardy species will grow well in the right situation; with involucrata twinberry shrub to 10 sun to partial plentiful moisture it will put on several feet a year. It is less ft shade vigorous in drier spots, but tends to be a survivor. Berries are Soil moisture: favored by birds. saturated to moist Mahonia Tall Oregon Evergreen Exposure: full Typically found on rocky soil in the open sun or partial shade. (Berberis) grape shrub to 8 ft sun to partial It can suffer from transplant shock, but is very drought- aquifolium shade tolerant and may survive on sites that will not be irrigated. Soil moisture: Birds enjoy the berries. moist to dry Oemleria Indian plum Deciduous Exposure: Does fine in poor soil conditions with shade. Planted in the cerasiformis shrub to 15 partial shade to sun, it may scrape by — provide mulch and irrigation or ft shade expect high mortality. The "plums" are sought after by birds. Soil moisture: It grows well on slopes and is a good candidate for erosion moist to dry control plantings where shade is available. Philadelphus Mock -orange Deciduous Exposure: full Favors dry, rocky soils. Tolerant of dry conditions and is lewisii shrub to 10 sun to partial commonly used for revegetation projects throughout western ft shade Washington. Mock orange is a nectar plant for butterflies. Soil moisture: Fragrant white 2 inch flowers. moderately moist to dry Polystichum Sword fem Evergreen Exposure: Grows in coniferous forest. The long, arching evergreen munitum fem to partial shade to leaves look great all year long as an accent plant growing almost 4 ft shade under larger trees and shrubs. Drought -tolerant once Soil moisture: established. moderately dry to moist Pseudotsuga Douglas -fir Evergreen Exposure: full Prefers open sites and grows well in mineral soil. Drought- menziesii tree to 200 sun to light tolerant and fast growing, it can accept harsh conditions. An or 300 ft shade excellent species for anchoring steep slopes; planted at the Soil moisture: top or toe of a rise, its root system provides far-reaching moist to dry stability. Rosa Bald -hip Deciduous Exposure: This is the driest and shadiest of our three native roses; it is gymnocarpa rose shrub to 6 ft partial shade to typically found in dry to moist native forests. Bald -hip rose shade can be transplanted into the open successfully if adequate Soil moisture: moisture and mulch are provided, but full sun is definitely not moist to dry its preferred condition. Rose hips are eaten by wildlife. 03l2&07 \tEdmdata\pm*-ts\1030w01tFileRm\RtStreamBufferRecon_apd.doc LANDAU ASSOCIATES D-2 Scientific Common 'Description Planting Name Name Conditions Habitat, Wildlife and Aesthetic Value Rubus Thimbleberry Deciduous'.. Exposure: full Common species grows very well planted into moist soils. parviNorus shrub 3-8 ft sun to shade Becomes quickly established, spreading to form thickets. It Soil moisture: also can do well in relatively dry soil if initial irrigation, shade, moist or mulch is provided. Wet soils are fine, if well drained. A good choice for erosion control plantings. Rubus Salmonberry Deciduous Exposure: A frequent choice for mitigation sites, but some practitioners spectabilis shrub to 12 partial shade to have reported high mortality. This may be due to drought It shade conditions that salmonberry seedlings cannot tolerate. In our Soil moisture: experience, given adequate moisture or shade during wet to moist establishment, this species grows vigorously and spreads to form thickets. May be planted in full sun if soil remains moist through the summer. Salix Scouler's Deciduous Exposure: full Drought -tolerant and prefers drier sites than the other scouleriana willow tree or sun to partial western Washington willows. This makes it a good choice for shrub to 40 shade planting on moderately dry slopes or at the.top of stream ft Soil moisture: banks. Also the most shade tolerant of our willows and may moderately dry work for shady wetland plantings. to moist Symphoricarpos Snowberry Deciduous Exposure: full Snowberry is a survivor; it flourishes in a wide range of albus shrub to 2-6 sun to shade conditions. It transplants well, tolerates sun or shade, ft Soil moisture: withstands drought and/or occasional flooding, and spreads very moist to quickly even in poor soil or on steep hillsides. dry Source: 5ouna N ive riants, utympia, wasnington hftpJ/www.soundnativeplants.com/index.htm GENERAL DIRECTIONS Approximately 30 shrubs will cover a swath along the riparian edge that is 10 ft wide and 100 ft long [1,000 square feet (ft)]. Fill in between with approximately 40 groundcover and ferns, or as desired. Some of the shrubs, including snowberry nootka roses, spread by underground rhizomes, will quickly spread to fill in any gaps between plants. Install plants when dormant (November to February) for best chances of survival and optimum growth. Irrigate in summer. DISTRIBUTION DIRECTIONS • Install rows of dogwood along the bottom of the slope close the water's edge. Fill in between plants with mannagrass and/or sedge plugs (these like water). • Install willows just above the dogwood, along the slope. • Plant other species above water line, based on their planting conditions (all plants should work well in your area). Fill in between plants with other groundcovers from the list . (no sedge or mannagrass). • Apply mulch around bases of plantings. 03/20/07 \\Edmdata\projects\1030\001\FileRm\R\StreamBufterRecon—apd.doc t.ANDAu ASSOCIATES D-3 i • Water plantings during the summer months (May through October) or as needed. • Monitor and control invasive species as needed (none currently present). :s PLANT INSTALLATION DIRECTIONS Plant, tree, and shrub spacing is to be random (natural) and not in a regular grid pattern. $ Stakes/cuttings should be planted so at least half their length is buried in soil (deeper may be better, as long as a few buds at the top are exposed). Do not plant upside-down; buds must be orientated upward. The following directions, from the International Society of Arboriculture, must be followed for r container plantings: 1. Dig a shallow, broad planting hole. Make the hole wide, as much as three times the diameter of the root ball but only as deep as the root ball. It is important to make the hole wide because the roots on the newly establishing tree must push through surrounding soil ,.. in order to establish. On most planting sites in new developments, the existing soils have i been compacted and are unsuitable for healthy root growth. Breaking up the soil in a large area around the tree provides the newly emerging roots room to expand into loose soil to hasten establishment. 2. Identify the trunk flare. The trunk flare is where the roots spread at the base of the tree. This point should be partially visible after the tree has been planted (see diagram below). If the trunk flare is not partially visible, yod may have to remove some soil from the top of the root ball. Find it so you can determine how deep the hole needs to be for proper planting. tl -pP :S -F%ifi ve debris Mulch, 'y^ 'from around the I about 34' deep, starting 12" base of the tree. from the trunk and extending \ out beyond the hole. Make vertical cuts _ Dig hole at least 3 times through the lower 1/4 wider than the container of the soil mass. diameter, backfill with the , original soil. Pull out and straighten all i roots so they point outward and downward. 3. Place the tree at the proper height. Before placing the tree in the hole, check to see that the hole has been dug to the proper depth and no deeper. The majority of the roots on the 0320/07UEdmdatatprojects\103D\001\FileRmw\,StreameutterRecon_apd.doc t.ANDAu ASSOCIATES D-4 :i newly planted tree will develop in the top 12 inches of soil. If the tree is planted too deeply, new roots will have difficulty developing because of a lack of oxygen. It is better to plant the tree a little high, 2 to 3 inches above the base of the trunk flare, than to plant it at or below the original growing level. This planting level will allow for some settling (see diagram). To avoid damage when setting the tree in the hole, always lift the tree by the root ball and never by the trunk. 4. Straighten the tree in the hole. Before you begin backfilling, have someone view the tree from several directions to confirm that the tree is straight. Once you begin backfilling, it is difficult to reposition the tree. 5. Fill the hole gently but firmly. Fill the hole about one-third full and gently but firmly pack the soil around the base of the root ball. 6. Fill the remainder of the hole, taking care to firmly pack soil to eliminate air pockets that may cause roots to dry out. To avoid this problem, add the soil a few inches at a time and settle with water. Continue this process until the hole is filled and the tree is firmly planted. It is not recommended to apply fertilizer at the time of planting. 7. Stake the tree, if necessary. If the tree is grown and dug properly at the nursery, staking for support will not be necessary in most home landscape situations. Studies have shown that trees establish more quickly and develop stronger trunk and root systems if they are not staked at the time of planting. However, protective staking may be required on sites where lawn mower damage, vandalism, or windy conditions are concerns. If staking is necessary for support, there are three methods to choose among: staking, guying, and ball stabilizing. One of the most common methods is staking. With this method, two stakes used in conjunction with a wide, flexible tie material will hold the tree upright, provide flexibility, and minimize injury to the trunk (see diagram). Remove support staking and ties after the first year of growth. 8. Mulch the base of the tree. Mulch is simply organic matter applied to the area at the base of the tree. It acts as a blanket to hold moisture. It moderates soil temperature extremes (both hot and cold), and it reduces competition from grass and weeds. Some good choices are leaf litter, pine straw, shredded bark, peat moss, or wood chips. A 2- to 4- inch layer is ideal. More than 4 inches may cause a problem with oxygen and moisture levels. When placing mulch, be sure that the actual trunk of the tree is not covered. Doing so may cause decay of the living bark at the base of the tree. A mulch -free area, 1 to 2 inches wide at the base of the tree, is sufficient to avoid moist bark conditions and prevent decay. 9. Provide follow-up care. Keep the soil moist but not soaked; over -watering causes leaves to turn yellow or fall off. When the soil is dry below the surface of the mulch, it is time to water. Do not prune plants except to remove pest infestations. MULCH Mulch (composed of hog fuel or coarse shredded bark) should be applied throughout the planting area to provide weed suppression, erosion and microclimate control, and a source of organic matter. Infrequent, deep watering helps native plants and discourages weeds. At least a 3-inch layer of wood chip mulch should be placed around the base of all new plantings except for stakes (36-inch-diameter ring) for 0320/07 \\Edmdata\pmjects\1030\001\FIeRm\fMtreamButterRecon_apd.doc LANDAU ASSOCIATES D-5 i erosion, weed control, and moisture retention. Mulch should be weed -free and composed of medium soft wood or organic compost. More mulch is preferable to less mulch. Clear mulch from the base of plants so that stems do not rot. 03/20/07 \\Edrrdata\projects\1030\001\FileRm\R\StreamBufferRecon_apd.doc LANDAU ASSOCIATES D-6 Permit Inspection Details Permit: BLD20070502 PERMIT'" ,1001 - E-Erosion Control/Mobilization Com lete? Y 05/23/2008 collinsj 15 Correction Notice Given 5/23/08 - See attached N 05/29/2008 collinsj 10 Pre -construction Erosion Control adequate N 11/07/2008 Sibrel 10 Approved y Total Time: 35 1077 - E-Engineering Final W Complete? Y 11/07/2008 Sibrel 10 Approved y Total Time: 10 1106 - B-Setbacks Complete? Y 06/16/2008 steinike 20 y Total Time: 20 11.14 - B_-Isolated Footings/Piers Complete? Y 06/16/2008 steinike 20 y Total Time: 20 '1142 - B-Framing Complete? Y 07/08/2008 steinike 25 y Total Time: 25 .1158. - B-Building Final Complete? Y 11/07/2008 steinike 20 y Total Time: 20 Total Inspections: 8 Total Time: 130 11/7/2008 4:36:50 PM Page 1 of 1 Owe Flo Stream Buffer Reconnaissance and Impact Analysis Report Christopher Property Edmonds, Washington March 20, 2007 DE�ELCINEOF EDMONDS ptR• Prepared for Aija Christopher Edmonds, Washington i v LANDAU 14 ASSOCIATES 130 2nd Avenue South Edmonds, WA 98020, (425) 778-0907 TABLE OF CONTENTS Page 1.0 INTRODUCTION 1-1 1.1 PURPOSE OF REPORT 1-1 1.2 PROJECT LOCATION 1-1 2.0 SITE CHARACTERIZATION 2-1 2.1 SITE DESCRIPTION 2-1 2.1.1 Hindley Creek 2-1 2.1.2 Existing Structures 2-2 2.1.3 Existing Vegetation 2-2 2.2 EXISTING RIPARIAN BUFFER FUNCTIONS 2-3 3.0 PROPOSED PROJECT DESCRIPTION 3-1 3.1 DECK CONSTRUCTION 3-1 3.2 PROJECT PHASING AND SPECIFICATIONS 3-1 3.3 PROJECT IMPACTS 3-2 4.0 APPLICABLE REGULATIONS 4-1 4.1 VOLUNTARY RIPARIAN ENHANCEMENT 4-1 5.0 SUMMARY AND CONCLUSIONS 5-1 6.0 USE OF THIS REPORT 6-1 7.0 REFERENCES 7-1 LIST OF FIGURES Figure Title 1 Vicinity Map 2 Stream Buffer Widths LIST OF APPENDICES Appendix Title A Selected Site Photographs B Porch Design Plans C Pertinent Edmonds Community Development Code Excerpts D Planting List and Specifications for Voluntary Riparian Enhancement 03/20/07\\Edmdata\projects\1030\001\FileRm\R\Stream8ufferRecon_rpt.doc LANDAu AssocIATES it ,0 1.0 INTRODUCTION 1.1 PURPOSE OF REPORT This report presents the results of a critical areas site reconnaissance, analysis of project impacts, and applicable.- regulations associated with the proposed reconstruction/expansion of a deck on the residentially zoned property owned by Mr. and Mrs. Christopher. This report is based on best available science and complies with the Edmonds Community Development Code (ECDC) Title 23, Natural Resources. 1.2 PROJECT LOCATION The approximately .0.4-acre property (Parcel No. 00397600001300), located at 710 Brookmere . Drive in the City of Edmonds (City), Washington (subject property; Figure 1), is in Township 27, Range 3, Section 24 NW. The subject property is located within the Shell-Hindley Creek Basin of the Cedar- Sammamish Watershed, Watershed Resource Inventory Area 8. The proposed project is located within the riparian buffer of Hindley Creek in an area zoned single-family urban development on 12,000-square- foot (ft) lots (RS-12) (City of Edmonds 2006a). i 03/20/07\\Edmdata\projects\1030\001\FileRm\R\SlreamBufferRecon—rpt.doc LANDAU AssocIATES 1-1 • CJ 2.0 SITE CHARACTERIZATION Landau Associates biologists reviewed information from readily available public domain resources in order to gain a general understanding of potential critical area issues on and near the subject property. These resources included: visual observations of aerial photographs and parcel surveys; communication with the City Planning Department; and review of the Edmonds Stream Inventory and Assessment (Pentec Environmental 2002), the City's critical areas inventory maps, and appropriate ECDC sections pertaining to streams and critical areas (City of Edmonds 2006b). We also conducted interviews with the property owner and reviewed architectural drawings for the proposed porch. Sacha Maxwell, a biologist from Landau Associates, conducted a .site reconnaissance of the subject property on February 7, 2007 in order to characterize existing conditions within the stream buffer, property, and proposed project. This included surveying the area for wetland indicators, in -stream fish habitat, riparian habitat conditions, existing structures, and proposed project designs. She took distance measurements from the ordinary high water mark of Hindley Creek to the existing house and porch structure in order to accurately map the distance between them. 2.1 SITE DESCRIPTION The subject property is a fairly level, square parcel located in a residential neighborhood in the City of Edmonds, Washington. The Natural Resources Conservation Service (NRCS) soil survey identifies soils at most of the subject property as Alderwood-Urban Land complex with 2 to 8 percent slopes and an area in the northeastern corner of the property as Everett gravelly sandy loam, 8 to 15 percent slopes (NRCS 1983). Neither of these soils is considered hydric by the NCRS (2001). The subject property is currently developed as a residential property and contains a'portion of Hindley Creek along its southern property line. Site features, including the stream, vegetation, and existing structures are described below. 2.1.1 HINDLEY CREEK A portion of Hindley Creek, a Type F, non-anadromous, fish -bearing stream, follows the southern -subject property boundary and is located just east of the eastern property boundary (Figure 2). This stream is a critical area and requires a 75-ft critical area buffer per ECDC (23.90.040). The creek flows southwest, exits the subject property via a large culvert, and continues off site (under 7`s Avenue North). A large (9 ft tall) wall (fish barrier) is located off site, approximately 75 ft downstream of the subject i property, near the Hindley-Shell Creek confluence. 03120107 \\Edmdata\projects\1030\001\FileRm\R\StreamBufferRecon_rpt.doc LANDAU ASSOCIATES 2-1 The eastern subject property boundary does not extend all the way up to the edge of Hindley Creek, and the neighboring parcel contains landscaped features in the stream and riparian zone in this area. Man-made features include a 4-ft waterfall within the stream channel, rock/concrete lining of the edge of the steam, partial concrete lining within the stream bed, a rock walkway and a footbridge crossing the stream, all surrounded by landscaped ornamental shrubs and trees (see Appendix A photographs). Within the subject property, Hindley Creek is approximately 2 ft wide at the ordinary high water , mark. The upstream portion (upstream of the waterfall, located on the neighboring property) is approximately 3 ft wide. The northern shoreline of the creek is armored for less than 1/4 of its onsite length, while the southern edge contains riprap along most of this extent (see Appendix A photographs). The average water depth downstream of the waterfall was approximately 8 inches and upstream of the waterfall was 3 inches during the site reconnaissance, which is considered a time of high flow. The water r' level remains low enough that the adjacent area, composed of upland soils and vegetation, does not receive overbank flooding. There is an abrupt transition from the elevation of the streambed to the upland ( + soil such that no wetland area is present within the onsite riparian corridor. 2.1.2 EXISTING STRUCTURES Existing man-made features on the subject property include a residence and attached garage, and 1 i driveway (Figure 2). Some wood steps and a children's sand box are located within 10 ft of the stream j edge (see Figure 2 and Appendix A photographs). Almost the entire existing residence is located within r the outer 50 percent of the 75-ft buffer. This is pertinent because the ECDC requires that structures that can not be located outside of buffers, not be located in the innermost (closest to the stream) 50 percent of the standard buffer, per mitigation sequencing. The existing porch is located as close as 38 ft from the stream (Figure 2). For purposes of comparison, the neighboring properties to the south and east contain residential structures within the inner 50 percent of the standard buffer (including a porch structure anchored within 5 ft of the ordinary high water mark of Hindley Creek). 2.1.3 EXISTING VEGETATION At the time of the site reconnaissance, the onsite 75-ft standard stream buffer contained approximately 20 percent canopy cover of mature coniferous trees dominated by Douglas fir (Pseudotsuga menziesii) clustered within the southwestern portion of the subject property. Some deciduous ornamental poplar (Populous spp.) trees are present within the southern portion of the subject property, along the stream edge. There is no understory vegetation present and the remainder of the undeveloped buffer generally consists of lawn grasses on the subject property within the stream buffer. 0320107 \\Edmdata\projects\1030\001\FtIeRm\R\StreamBufferRecon_rpt.doc LANDAU ASSOCIATES 2-2 The vegetated area on the neighboring properties consists mostly of ornamental plants and lawn grasses or English ivy (Hedera helix). See Appendix A for site photographs. 2.2 EXISTING RIPARIAN BUFFER FUNCTIONS Ecological functional assessment is integral to every jurisdiction's land use. decisions and permitting requirements. The Wetland Functions Characterization Tool for Linear Projects (WSDOT 2000) provides a rapid assessment for wetland functions. The appropriate sections of this methodology can also be applied to riparian areas (stream buffers). This methodology does not quantify functional performance, but it does provide a qualitative evaluation of functions in a consistent manner through evaluation of a number of qualifiers for each function by a wetland biologist. The biologist uses this methodology to determine whether specific components are present, and then uses the tool to determine whether a particular function is likely to be provided and to characterize the relative importance of each ' function. Functions typically associated with stream buffers include flood flow alteration, sediment removal, nutrient and toxicant removal, general habitat for mammals and birds, and native plant richness because of their support and protection of in -stream habitat. The subject property has ample opportunity to increase its functional value due to its proximity to Hindley Creek, a fish -bearing stream. Hindley Creek flows into Shell Creek, an anadromous, fish -bearing stream (located downstream of the subject property). The section of the Hindley Creek on the subject property is located in the lower portion of its watershed. Conditions of the existing stream and riparian buffer within the subject property were evaluated and are summarized herein: i Functions that are considered to be well provided by existing conditions include: • None. � Functions that are considered to be provided to a limited extent include: • Habitat for Birds - Physical Indicators: Some canopy cover of deciduous and coniferous trees is present, but the site lacks habitat features such as downed logs, stumps or snags; species diversity is low; no understory vegetation or berry -producing vegetation. • General Fish Habitat - Physical Indicators: Non-anadromous fish habitat, but presence of fish not confirmed; barriers to fish migrations present both upstream and downstream of subject property; lower portion contains moderate canopy cover for stream temperature regulation; low degree of habitat complexity (no large woody debris, minimal riffles and pools, presence of gravel substrate and organic matter input, lack of overhanging vegetation) for refuge within project site. 0320107\\Edmdata\projecls\1030\001\FIeRm\R\StreamBufferRecon_rpt.doc LANDAU ASSOCIATES 2-3 • Production of Organic Matter and its Export - Physical Indicators!?, Some deciduous tree cover present, but lack of understory vegetation; no wetland habitat along riparian edge; seasonal flooding is limited. • General Habitat Suitability - Physical Indicators: No connections for anadromous fish; cutthroat trout presence possible, but not documented; buffer not suitable for wildlife, other than birds; little interspersion of upland and stream habitats. • Habitat for Aquatic Invertebrates - Physical Indicators: Flowing stream present and substrate contains gravel; moderate detritus input. . • Habitat for Wetland -Associated Mammals - Physical Indicators: Stream is permanently flowing; some steep banks present, but banks are overgrown with English ivy; area is in proximity to residential structures and roads; lack of suitable upland habitat corridors within urban area; lack of vegetated buffers due to existing development; high use of the area by residents for recreation. Functions that are not likely provided include: • Flood Flow Alteration - Physical Indicators: Buffer contains dense mature woody vegetation and organic duff soil layer that can absorb precipitation and runoff and help desynchronize peak flows downstream. However, steep topography, unrestricted outlet, and lack of overbank flooding (armored channel) are limiting factors. • Erosion Control and Shoreline Management • Physical Indicators: Onsite buffer contains 20 percent mature woody vegetation but contains no understory vegetation and some areas show bare soil. Steep topography at channel edge, unrestricted outlet, and the lack of overbank flooding or wetlands are limiting factors. • Sediment Removal - Physical Indicators: No flat riparian/wetland area or woody vegetation associated with water flow to slow velocity no sediment deposits within stream; no overbank flooding (steep channel edge). • Nutrient and Toxicant Removal - Physical Indicators: No associated wetland. area; low organic matter accumulation present in stream; no seasonally flooded areas. • Habitat for Amphibians 03/20/07 \\Edmdata\projects\1030\001\FileRm\R\StreamBufferRecon_rpt.doc t.ANDAu AssocIATES 2-4 0 - Physical Indicators: Lack of suitable spawning habitat and fish -bearing stream. • Educational or Scientiftc-Value - Physical Indicators: Subject property is privately owned. 03/20/07 \\Edmdata\projects\1030\001\FIeRm\R\StreamBuiferRecon—rW.doc LANDAU ASSOc1ATES 2-5 • 3.0 PROPOSED PROJECT DESCRIPTION 3.1 DECK CONSTRUCTION The current design for the proposed porch is provided in Appendix B. The proposed porch will allow for necessary replacement of the failing porch and is likely to increase property value by the expanded design. The proposed project consists of removal and replacement of an existing upper level deck, including expansion of deck area by 311 ft2 (Figure 2). All of the existing deck is within the 75-ft stream buffer. The proposed porch would replace the existing structure and extend the area by approximately 3 ft, bringing it within 38.5 ft of the stream (staying within the outermost 50 percent of the standard buffer) (see Figure 2). The existing lower level, beneath the deck, currently consists of 50 percent grass/dirt and 50 percent impervious concrete. The proposed project will use pervious concrete to create a lower level patio area. Thus, th e trvious footprint of the house will not be increased. All water that reaches the porch will be drained via a gutter to ground level for infiltration, in keeping with the current design. There are no apparent signs of erosion due to water runoff and there is a distance of at least 38 ft between the water outlet and the stream for infiltration to occur. 3.2 PROJECT PHASING AND SPECIFICATIONS ti Best Management Practices (BMPs) associated with the construction will also be used to avoid or reduce adverse impacts to sensitive areas during the mitigation work. These practices address clearing, planting, and stormwater management related to the proposed project. The construction contractor will not excavate, grade, or conduct other activities that could increase erosion to the stream. Construction boundaries will be marked with brightly colored tape and signs will be posted around the riparian buffer. Equipment and supplies will be stored as far away from J the stream as possible. Minimization includes sensitive site design and siting of facilities and construction staging areas. The proposed construction will not require heavy machinery or increase the pervious area. Because the existing buffer consists of lawn, and no excavation or land clearing will occur due to the proposed project, the following basic BMPs are needed. • Prior to ground construction, identify and flag the reduced buffer (37.5 ft from the channel) and install sedimentation and erosion control measures at this boundary. • Install protective and informational signs. 0320107 \\Edmdata\projects\1030\001\RIeRm\R\StreamButferRecon_rpt.doc LANDAU ASSOCIATES 3-1 3.3 PROJECT IMPACTS Work within critical areas will be avoided to the greatest extent possible given land size and location constraints. However, the existing deck and residence is located within the stream buffer and no reasonable alternative area exists to build the porch. Thus, the project will occur within the outermost 50 percent of the stream buffer. The current construction plans for the subject property do not impact any in - stream habitat (no work will occur within Hindley Creek) or wetland habitat (none exists on site). No measurable ecological impacts are expected to occur beyond existing conditions as a result of this project. The proposed replacement porch and expansion is likely ecologically insignificant relative to the existing condition of the buffer (which includes the existing residence, porch, lawn, and sandbox, which are all located within the standard 75-ft buffer). 0320/07 \\Edrrdata\projects\1030\001\FIeRm\R\StreamButferRecon_rpt.doc LANDAU ASSOCIATES 3-2 0 4.0 APPLICABLE REGULATIONS We have determined that the�proposed project is allowed under multiple sections of the ECDC. It is .allowed under Section 23.90.030 A. Alterations, which states that "a fish and wildlife habitat conservation area may be altered only if the. proposed alteration of the habitat or the mitigation proposed does not degrade the quantitative and qualitative functions and values of the habitat". The project is also allowed under Section 23.90.040 D. 4. Additions to Structures Existing within Stream Buffers, which states that "additions to legally constructed structures existing within stream buffers that increase the footprint of development or impervious surfacing shall be permitted consistent with the development standards of this chapter..." However, ECDC Section 23.90.040 D. 8. City Discretion in Protection, Enhancement and Preservation of Streams), allows the City "...full discretion to condition proposals for development on parcels containing, adjacent to, or potentially impacting streams to enhance conditions consistent with ECDC 23.40.050 and the purposes and objectives of this title ... The right of discretion in provisioning development in regard to streams is maintained in order to provide for the creation of enhanced conditions over those currently existing around streams in the City of Edmonds...". (See Appendix C for further details.) Based on the analysis of project impacts and discussions with planning department staff, we propose that no mandatory mitigation be required in conjunction with this project. Voluntary riparian enhancement is recommended, as described below. 4.1 VOLUNTARY RIPARIAN ENHANCEMENT The northern edge of Hindley Creek and its riparian area present a good location for buffer enhancement because this area is currently functioning at a low level in terms of providing quality riparian habitat. Furthermore, there is ample opportunity to increase functions, such as erosion control, water temperature regulation (shading), and food web support (via riparian vegetation and detritus input) by enhancing the species diversity, density, and structure of vegetation in this area. The onsite segment of Hindley Creek is currently not lined or armored, and contains no understory vegetation (except for sparse cover of lawn grasses) and contains partial canopy cover. This portion of the stream contains suitable habitat for fish species such as cutthroat trout; although none has been observed. Hindley Creek flows into Shell Creek, which is habitat for anadromous and resident fish species. The applicant agrees her property offers a good opportunity for riparian restoration and will plant some native understory vegetation along the stream edge; however, this enhancement will not be considered mandatory or be considered a condition for granting a building permit to construct the proposed deck. We have included a list of native plant species that can be planted along the stream edge 03/20/07\\Edmdata\projects\10301001\RIeRmW\StreamButterRecon_rpt.doc LANDAU AssocIATES 4-1 in order to improve riparian in -stream habitat over existing conditions. The plant list and planting details is provided in Appendix D. 032at07\\Edmdata\projects\1030\001\FIeAm\R\StreamButter iecon_rpt.doc LANDAU ASSOCIATES 4-2 5.0 SUMMARY AND CONCLUSIONS The proposed deck replacement/expansion project is necessary due to the unsafe condition of the existing deck, and expansion will be minimal (311 ft2). The proposed deck project does not increase the extent of impervious ground surface associated with the house; the deck is located on the upper story and the area beneath it will be covered with pervious concrete. The project can not be accommodated y elsewhere due to the present location of the existing house and deck within the standard stream buffer. The project will be located within the outermost 50 percent of the standard stream buffer. The existing yard (lawn) extends beyond the project area up to the stream edge, such that the ecological function of the inner 50 percent of the standard stream buffer is currently low. For these reasons, the current design plan for the deck does not impact in -stream habitat and does not decrease stream buffer functions over existing conditions. Based on the ECDC (Sections 23.90.030 A and 23.90.040 D. 4), this proposed project does not require mitigation. However, due to the current condition of the stream buffer, including the lack of vegetation immediately adjacent to the stream, an opportunity exists to enhance stream and riparian functions from current conditions. Furthermore, the City has discretion to condition building permits for protection, enhancement, and preservation of streams, per ECDC Section 23.90.040 D. 8. We recommend, and the applicant has agreed to plant native understory. vegetation along the stream edge as a good faith/voluntary gesture. 0320/07\\Edmdata\projects\1030\001\FIeRm\R\StreamBufferRecon_rpt.doc LANDAU ASSOCIATES 5-1 • 6.0 USE OF THIS REPORT This wetland mitigation report has been prepared for the exclusive use of Mr. and Mrs. Christopher and their representatives and applicable governmental agencies. No other party is entitled to rely on the information, conclusions, and recommendations included in this document without the express written consent of Landau Associates. Further, the reuse of information, conclusions, and recommendations provided herein for extensions of the project or for any other project, without review and authorization by Landau Associates, shall be at the user's sole risk. Landau Associates warrants that within the limitations of scope, schedule, and budget, our services have been provided in a manner consistent with that level of care and skill ordinarily exercised by members of the profession currently practicing in the same locality under similar conditions as this project. We make no other warranty, either express or implied. This document has been prepared under the supervision and direction of the following key staff. LANDAU ASSOCIATES, INC. f Sacha Maxwell Senior Staff Environmental Scientist L Shannon E. Khounnala Senior Project Environmental Scientist SM/SEK/ccy 03/20/07 \\Edmdata\projects\1030W01\RleRmw\StreamButterRecon-rptdoc LANDAU AssociATES 6-1 7.0 REFERENCES City of Edmonds. 2006a. Current Edmonds Zoning Map. Available at http://www.ci.edmonds.wa.us/ CityDepartments/PlanningDept/Zoning Map_2006-01-12.pdf. Accessed on April 10. City of Edmonds. 2006b. City of Edmonds, Washington Municipal Code. Available . at http://srch.mrsc.org:8080/code/template.htm;jsessionid=583F IF95396804CF6B23C4D97A 1146A2?view =main. Accessed on September 23. NRCS. 2001. Hydric Soils List. Available at http://www.wa.nres.usda.gov/technical/soils/hydric lists/ hydsoil-wa-661.pdf. Natural Resources Conservation Service. Accessed on January 22. NRCS. 1983. Soil Survey Report of Snohomish County Area, Washington. Available at http://www.or.nres.usda.gov/pnw_soil/wa_reports.htn-d. Natural Resources Conservation Service. Accessed on January 22. Pentec Environmental. 2002. Edmonds Stream Inventory and Assessment. Prepared for the City of Edmonds. Sound Native Plants. 2005. Nursery Inventory. Available online at http://www.soundnativeplants.conV catalogtrees.htm. Olympia, Washington. Accessed on April 6. WSDOT. 2000. Wetland Functions Characterization Tool for Linear Projects (previously known as Wetland Functions Best Professional Judgment (BPJ) Tool). http://www.wsdot.wa.gov/environment/ biology/docs/bpj tool. pdf. 03I2=7 \\Edmdatatprojects\1030\001\FileRm\R\StreamBufferRewn_rpt.doc LANDAU ASSOCIATES 7-1 rtf � t t .i • 1,+ `� .y` 1f r1 � .:.f'-�4..it «_ r. C 4_ • rL.: -q t -'7a i-. ! d . F - i7.Kz - !'.1 ` a •r^-fit ty �1Ly .,,y • r rSl tProject Srn Location ` ug IS a r. a o '" `i•nbn Iri OW mR rn m m 185th c th 1g�rh 6tn 87th 18 t 18 th m ' rn m m g 1 in? r> 19 th N n m 192nd L m S'o � 193r 1 th a 19at � — •r terra N X- x'r k- a�'' •r{ t.. E 4 . r iFarol o a ro V T e an an ae`t r r S rague ; raguedS: E mon t y F10% t ya Ja 6 rrid#;,Fc r; peer t ir: r+ ,fit a Wachusett a pie er Walnut @� v "� c 9 �owc Na nu !c 1'1 214 5 2151h re e 216( Ine L m if 21i t � U m 21 76th fn t 1 Ot 6i 81S 18 09a ` m v c Q y 7 9, C /�•.1"t 1 19 st � v 1f C n 7 192nt 194/ 183 d 1 ,,, 200th £ ^ 2001h 201at 1st ;208th 208th 21hh h 212th N N O i L L 0 21 h 213t 213th c 215th 2151h 99 m 4 215t v 216th 222 C o t p c N —'— r _ L w 224th-- r i O 5th 22 a 225 22 m 22 —�<� 7th 7t F'CMtArararA': ^ 0 c7 0 0.5 1 C N Miles S m g 9 0 0 g Data Source: ESRI2006 0 0 Christopher Property LANDAU Buffer Mitigation Plan ASSOCIATES -231st 232nd 233— roc Madrona Q Everett Project Edmonds 0 Location Seattle Spokane Tacoma WASHWGTON Figure Vicinity Map 1 rtY: i� 5:`.R`�JT,x. '. VERY -22 ' +• J t } T. . v .yYr rNllplld tt i t S � 6 le, 7 t� Ilk `,o�J � _,. ` MR ?�­p� �' �e.. li.•„�►`. .ri ��� ids+.f�1`� "fi �':.t« 9 yv IV 'Lr ' it=`i.+ �� a � � �" �� � t z 3- '� '�• . + xi. S 1� 1a� �� • f •1 ter' v � �; ` � 7M, t ti t T ti tx - r_ y _ fit- }t , +�• �� ` � }" ��; + ". � � APPENDIX C PERTINENT EDMONDS COMMUNITY DEVELOPMENT CODE EXCERPTS 23.90.030 Development standards — General requirements. A. Alterations. A fish and wildlife habitat conservation area may be altered only if the proposed alteration of the habitat or the mitigation proposed does not degrade the quantitative and qualitative functions and values of the habitat. There are no specific development standards for upland habitats of local importance unless these areas include another critical area (streams, heron rookeries, steep slopes, etc.). City staff will review the critical areas report (ECDC 23.90.020 and work with the applicant to minimize effects or improve conditions to upland habitat. I B. Approvals of Activities. The director shall condition approvals of activities allowed within or adjacent to a habitat conservation area or its buffers as necessary to minimize or mitigate any potential adverse impacts. Conditions shall be based on the best available science and may include, but are not limited to, the following: 1. Establishment of buffer zones; 2. Preservation of critically important vegetation and/or habitat features such as snags and downed wood; 3. Limitation of access to the habitat area, including fencing to deter unauthorized access; 4. Seasonal restriction of construction activities; 5. Establishment of a duration and timetable for periodic review of mitigation activities; and 6-Requirement of a . performance bond, when necessary, to ensure completion and success of proposed. mitigation. 23.90.040 Development standards — Specific habitats. D. Streams. No alteration to a stream or stream buffer shall be permitted unless consistent with the provisions of this title and the specific standards for development outlined below. 4. Additions to Structures Existing within Stream Buffers. Additions to legally constructed structures existing within stream buffers that increase the footprint of development or impervious surfacing shall be permitted consistent with the development standards of this chapter (ECDC 23.90.030 and this section). Provisions for standard stream buffers, buffer, reductions through enhancement, and stream buffer averaging require applicants to locate such additions in accordance with the following sequencing: 0320/07\\Edmdata\projects\1030\001\FIeRm\RStreaniMerRecon_apc.doc LANDAU AsSOC1ATES C-1 r i a. Outside of the standard stream buffer; y b. Outside of a stream buffer reduced through enhancement per subsection (13)(2) of this section; .. 3 c. Outside of a stream buffer reduced through buffer averaging per subsection (D)(3) of this section; or d. Outside of the inner 25 percent of the standard stream buffer width through the use of both buffer reduction and buffer averaging. gAdditions to legally constructed structures existing within stream buffers that cannot be accommodated in accordance with the above sequencing (i.e., additions proposed within the inner 25 percent of a standard buffer width) may be permitted at the director's discretion as a variance subject to review by the city hearing examiner and the provisions of ECDC 23.40.210. ' r�8. City Discretion in Protection, Enhancement and Preservation of Streams. The city of Edmonds is unique within the state of Washington as a built -out community with streams that have been incorporated within, and often located immediately adjacent to, residential development. This title allows the director full discretion to condition proposals for development on parcels containing, adjacent to, or potentially impacting streams to enhance conditions consistent with ECDC 23.40.050 and the purposes and objectives of this title. Conditions on development shall be required to enhance streams and stream buffers as fish and wildlife habitat conservation areas to provide increased protection of anadromous fisheries and potential fish habitat in accordance with best available science and the recommendations of an approved critical areas report and may include: a. Removal of stream bank armoring; b. In -stream habitat modification; c. Native planting; d. Relocation of stream channel portions to create contiguous riparian corridors or wildlife habitat; e. Planting of stream bank native vegetation to increase stream shading; f. Removal and control of nonnative, invasive weed species; g. Requiring additional building setbacks or modified buffers; and h. Limiting or reducing the types or densities of particular uses. The right of discretion in provisioning development in regard to streams is maintained in order to provide for the creation of enhanced conditions over those currently existing around streams in ✓ the city of Edmonds. In all instances where an applicant cannot demonstrate that standard stream ' buffer widths as provided in subsection (13)(1) of this section can be accommodated by project development, the applicant shall be required to submit a stream buffer enhancement plan or a ('( �.J 03/20/07 \\Edmdata\projects\1030\001\FileRmW\StreamBufferRecon_apc.doc LANDAU ASSOCIATES C-2 l stream mitigation and buffer enhancement plan as part of a critical areas report indicating that postproject site conditions will provide equivalent or greater protection of stream functions and fish habitat over a standard stream buffer and existing site conditions. [Ord. 3527 § 2, 20041. 0320/07\\Edmdata\prolects%1030W01\FileRm\RhStreamButterRecon_apc.doc LANDAU ASSOCIATES C-3 • APPENDIX D PLANTING LIST AND SPECIFICATIONS FOR VOLUNTARY RIPARIAN ENHANCEMENT Landau Associates has designed a planting plan that will enhance the habitat value of the riparian area. Partial sun to shade -tolerant species will be planted under the existing canopy to increase species diversity and structural complexity. We have selected shrub and groundcover species that could have naturally occurred on the subject property and that will supplement the existing native species present on the site (see table below). These species have been chosen not only for their ability to tolerate site - specific soil, shade, and moisture conditions, but also for their ability to provide wildlife (bird) habitat, erosion control functions, and for their transplanting success. Scientific Common Planting Name Name Description Conditions Habitat, Wildlife and Aesthetic Value Amelanchier Serviceberry Deciduous Exposure: full Plentiful, fragrant, showy white flowers, red berries are edible alnifolia large shrub sun to shade and are favored by wildlife; it is common along woodland or small tree Soil moisture: margins and is drought -tolerant. to 20 it moist to dry Aquilegia Red Perennial Exposure: full Red columbine grows in moist, open sites or in partial shade formosa columbine herb to 3 ft sun to partial on the edge of woodlands. It may spread by seed, but shade generally doesn't compete well with invasive species. It is a Soil moisture: nectar plant for hummingbirds. moist, well - drained okay, dry soil in shade A► incus dioicus Goat's beard Herbaceous Exposure: Goat's beard has attributes that may serve well on (sylvester) perennial to partial shade to restoration sites: it transplants well, tolerates some sun, and 6 ft shade is much larger than most perennials, so its less likely to get Soil moisture: lost or stepped on. Seeds are food for song birds. moist, dry in shade okay Carex obnupta Slough Dense tufts Exposure: full Transplants very well, grows and spreads quickly, tolerates sedge to 60 inches sun to shade wide seasonal water level fluctuations, and is one of the few tall Soil moisture: shade -tolerant sedges. One of the most competitive moist to wet emergents against invasive species; established swards may resist even reed canarygrass. Very common and found in wet woods, ditches, meadows, lakeshores, streambanks, and marshes. Comus Red -osier Deciduous Exposure: full Typically found in wet sites, in ditches or overhanging water. stolonifera dogwood large shrub sun to partial It can tolerate fairly dry conditions if shaded or mulched. or small shade Fast-growing, vigorous, and spreading. Grown in the sun; tree, 5-20 It Soil moisture: the stems are a brilliant red or magenta and in fall white saturated to berries and flowers. moist Fragaria vesca Woodland Herbaceous Exposure: full Woodland strawberry will accept a.faidy wide range of soil strawberry perennial to sun to shade and light conditions, from dry soil in shaded areas to moist ,12 inches Soil moisture: soil in the open sun. It spreads very quickly, and if the soil is moist rich, it will grow lushly to provide good cover and weed competition. Fruit is eaten by birds and small mammals. 03/20/07 \\Edmdata\projects\1030\001\FIeRmW\StreamBufferRecon_apd.doc LANDAU ASSOCIATES D-1 Scientific Common Planting Name Name Description Conditions Habitat, Wildlife and Aesthetic Value Glyceria (elata Tall or reed Tufted ? Exposure: full Tall mannagrass prefers open habitat and is typically found orgrandis) managrass perennial sun to partial on stream sides, wet meadows, and lakeshores. It grass 4.5 to shade transplants well, and grows quickly. Reed tolerates wide 6 ft Soil moisture: seasonal water fluctuations and is robust enough to be moist to wet somewhat competitive with invasive species. Holodiscus Oceanspray Deciduous Exposure: full Tolerates a wide range of environmental conditions and discolor large shrub sun to shade generally does well on all but very wet or very hot and dry to 12 ft Soil moisture: sites. Widespread in habitats ranging from ocean bluffs to moist to dry forest understory. Dense, cream -colored clusters of fragrant flowers. Lonicera Black Deciduous Exposure: full This hardy species will grow well in the right situation; with involucrata twinberry shrub to 10 sun to partial plentiful moisture it will put on several feet a year. It is less ft shade vigorous in drier spots, but tends to be a survivor. Berries are Soil moisture: favored by birds. saturated to moist Mahonia Tall Oregon Evergreen Exposure: full Typically found on rocky soil in the open sun or partial shade. (Berberis) grape shrub to 8 ft sun to partial It can suffer from transplant shock, but is very drought- aquifolium shade tolerant and may survive on sites that will not be irrigated. Soil moisture: Birds enjoy the berries. moist to dry Oemleria Indian plum Deciduous Exposure: Does fine in poor soil conditions with shade. Planted in the cerasiformis shrub to 15 partial shade to sun, it may scrape by — provide mulch and irrigation or ft shade expect high mortality. The "plums" are sought after by birds. Soil moisture: It grows well on slopes and is a good candidate for erosion moist to dry control plantings where shade is available. Philadelphus Mock -orange Deciduous Exposure: full Favors dry, rocky soils. Tolerant of dry conditions and is lewisii shrub to 10 sun to partial commonly used for revegetation projects throughout western It shade . Washington. Mock orange is a nectar plant for butterflies. Soil moisture: Fragrant white 2 inch flowers. moderately moist to dry Polystiichum Sword fem Evergreen Exposure: Grows in coniferous forest. The long, arching evergreen munitum fem to partial shade to leaves look great all year long as an accent plant growing almost 4 ft shade under larger trees and shrubs. Drought -tolerant once Soil moisture: established. moderately dry to moist Pseudotsuga Douglas -fir Evergreen Exposure: full Prefers open sites and grows well in mineral soil. Drought- menziesii tree to 200 sun to light tolerant and fast growing, it can accept harsh conditions. An or 300 ft shade excellent species for anchoring steep slopes; planted at the Soil moisture: top or toe of a rise, its root system provides far-reaching moist to dry stability. Rosa Bald -hip Deciduous Exposure: This is the driest and shadiest of our three native roses; it is gymnocarpa rose shrub to 6 ft partial shade to typically found in dry to moist native forests. Bald -hip rose shade can be transplanted into the open successfully ff adequate Soil moisture: moisture and mulch are provided, but full sun is definitely not moist to dry its preferred condition. Rose hips are eaten by wildlife. 0320/07\\Edmdata\projects\1030\001\RleRm\R\StreamBufferRecon_apd.doc (_ANDAu ASSOCIATES D-2 Scientific Common Planting Name Name Descri tion Conditions Habitat, Wildlife and Aesthetic Value Rubus Thimbleberry Deciduous:`. Exposure: full Common species grows very well planted into moist soils. parviflorus shrub 3-8 ft sun to shade Becomes quickly established, spreading to form thickets. It Soil moisture: also can do well in relatively dry soil if initial irrigation, shade, moist or mulch is provided. Wet soils are fine, if well drained. A good choice for erosion control plantings. Rubus Salmonberry Deciduous Exposure: A frequent choice for mitigation sites, but some practitioners spectabilis shrub to 12 partial shade to have reported high mortality. This may be due to drought ft shade conditions that salmonberry seedlings cannot tolerate. In our Soil moisture: experience, given adequate moisture or shade during wet to moist establishment, this species grows vigorously and spreads to form thickets. May be planted in full sun if soil remains moist through the summer. _ Salix Scouler's Deciduous Exposure: full Drought -tolerant and prefers drier sites than the other scouleriana willow tree or sun to.partial western Washington willows. This makes it a good choice for shrub to 40 shade planting on moderately dry slopes or at the top of stream ft Soil moisture: banks. Also the most shade tolerant of our willows and may moderately dry work for shady wetland plantings. to moist Symphoricarpos Snowberry Deciduous Exposure: full Snowberry is a survivor, it flourishes in a wide range of albus shrub to 2-6 sun to shade conditions. It transplants well, tolerates sun or shade, ft Soil moisture: withstands drought and/or occasional flooding, and spreads very moist to quickly even in poor soil or on steep hillsides. dry Source: 5ouna N tive mants, ulympia, wasrnngton hftp://www.soundnativeplants.com/index.htm. GENERAL DIRECTIONS Approximately 30 shrubs will cover a swath along the riparian edge that is 10 ft wide and 100 ft long [1,000 square feet (ft2)1. Fill in between with approximately 40 groundcover and ferns, or as desired. Some of the shrubs, including snowberry nootka roses, spread by underground rhizomes, will quickly spread to fill in any gaps between plants. Install plants when dormant (November to February) for best chances of survival and optimum growth. Irrigate in summer. DISTRIBUTION DIRECTIONS • Install rows of dogwood along the bottom of the slope close the water's edge. Fill in between plants with mannagrass and/or sedge plugs (these like water). • Install willows just above the dogwood, along the slope. • Plant other species above water line, based on their planting conditions (all plants should work well in your area). Fill in between plants with other groundcovers from the list _ (no sedge or mannagrass). • Apply mulch around bases of plantings. 0320/07 \\Edndata\projects\1030\001\FIeRm\R\StreamaufferRecon_ao.doc LANDAU ASSOCIATES D-3 • Water plantings during the summer months (May through October) or as needed. • Monitor and control invasive species as needed (none currently present). PLANT INSTALLATION DIRECTIONS Plant, tree, and shrub spacing is to be random (natural) and not in a regular grid pattern. Stakes/cuttings should be planted so at least half their length is buried in soil (deeper may be better, as long as a few buds at the top are exposed). Do not plant upside-down; buds must be orientated upward. The following directions, from the International Society of Arboriculture, must be followed for container plantings: 1. Dig a shallow, broad planting hole. Make the hole wide, as much as three times the diameter of the root ball but only as deep as the root ball. It is important to make the hole wide because the roots on the newly establishing tree must push through surrounding soil in order to establish. On most planting sites in new developments, the existing soils have been compacted and are unsuitable for healthy root growth. Breaking up the soil in a large area around the tree provides the newly emerging roots room to expand into loose soil to hasten establishment. 2. Identify the trunk flare. The trunk flare is where the roots spread at the base of the tree. This point should be partially visible after the tree has been planted (see diagram below). If the trunk flare is not partially visible, yod may have to remove some soil from the top of the root ball. Find it so you can determine how deep the hole needs to be for proper planting. -Remove debris Mulch, 'from around the I about 3-4" deep, starting 12" base of the tree. I from the trunk and extending out beyond the hole. 1 Make vertical cuts Dig hole at least 3 times through the lower 1/4 wider than the container of the soil mass. diameter, back ill with the original soil. Pull out and straighten all roots so they point outward and downward___ 3. Place the tree at the proper height. Before placing the tree in the hole, check to see that the hole has been dug to the proper depth and no deeper. The majority of the roots on the 03/20/07 \\Edmdata\projects\1030\001\FifeRm\R\StreamBufferRecon_apd.doc LANDAU AssoCIATES D-4 newly planted tree will develop in the top 12 inches of soil. If the tree is planted too deeply, new roots will have difficulty developing because of a lack of oxygen. It is better to plant the tree a little high, 2 to 3 inches above the base of the trunk flare, than to plant it at or below the original growing level. This planting level will allow for some settling (see diagram). To avoid damage when setting the tree in the hole, always lift the tree by the root ball and never by the trunk. 4. Straighten the tree in the hole. Before you begin backfilling, have someone view the tree from several directions to confirm that the tree is straight. Once you begin backfilling, it is difficult to reposition the tree. 5. Fill the hole gently but firmly. Fill the hole about one-third full and gently but fu-mly pack the soil around the base of the root ball. 6. Fill the remainder of the hole, taking care to firmly pack soil to eliminate air pockets that may cause roots to dry out. To avoid this problem, add the soil a few inches at a time and settle with water. Continue this process until the hole is filled and the tree is firmly planted. It is not recommended to apply fertilizer at the time of planting. 7. Stake the tree, if necessary. If the tree is grown and dug properly at the nursery, staking for support will not be necessary in most home landscape situations. Studies have shown that trees establish more quickly and develop stronger trunk and root systems if they are not staked at the time of planting. However, protective staking may be required on sites where lawn mower damage, vandalism, or windy conditions are concerns. If staking is necessary for support, there are three methods to choose among: staking, guying, and ball stabilizing. One of the most common methods is staking. With this method, two stakes used in conjunction with a wide, flexible tie material will hold the tree upright, provide flexibility, and minimize injury to the trunk (see diagram). Remove support staking and ties after the first year of growth. 8. Mulch the base of the tree. Mulch is simply organic matter applied to the area at the base of the tree. It acts as a blanket to hold moisture. It moderates soil temperature extremes (both hot and cold), and it reduces competition from grass and weeds. Some good choices are leaf litter, pine straw, shredded bark, peat moss, or wood chips. A 2- to 4- inch layer is ideal. More than 4 inches may cause a problem with oxygen and moisture levels. When placing mulch, be sure that the actual trunk of the tree is not covered. Doing so may cause decay of the living bark at the base of the tree. A mulch -free area, 1 to 2 inches wide at the base of the tree, is sufficient to avoid moist bark conditions and prevent decay. 9. Provide follow-up care. Keep the soil moist but not soaked; over -watering causes leaves to turn yellow or fall off. When the soil is dry below the surface of the mulch, it is time to water. Do not prune plants except to remove pest infestations. MULCH Mulch (composed of hog fuel or coarse shredded bark) should be applied throughout the planting area to provide weed suppression, erosion and microclimate control, and a source of organic matter. Infrequent, deep watering helps native plants and discourages weeds. At least a 3-inch layer of wood chip mulch should be placed around the base of all new plantings except for stakes (36=inch-diameter ring) for 03/20/07\\Edmdata\projects\1030\001\FIeRm\R\StreamBuHerRecon_apd.doc LANDAU ASSOCIATES D-5 erosion, weed control, and moisture retention. Mulch should be weed -free and composed of medium soft wood or organic compost. More mujch is preferable to less mulch. Clear mulch from the base of plants so that stems do not rot. 03120/07 \\Edmdatalprojects\7030=1\FIeRm\R\StreamBufferRecon apd.doc LANDAU ASSOCIATES D-6 7 CITY OF EDMONDS LAURA M. HALL Yy e "'~ , MAYOR 250 - 5TH AVE. N. EDMONDS, WA 98020 (206) 771-0220 FAX (206) 771-0221 COMMUNITY SERVICES DEPARTMENT" 1 . 03, Public Works • Planning • Parks and Recreation Engineering 8g0.199 December 2, 1993 Mr. John McNamee 710 Brookmere Drive Edmonds, WA 98020 SUBJECT: REQUEST FOR CREDIT ON WATER, BILL AT 9527. BOWDOIN WAY Dear'Mr. McNamee.:' On November 9, 1993, the City sent z letter to Mr. Bob Branting issuing a credit to this account (see attached).. This would have•been for the billing period of August 13, 1993 to October•1.2, 1.993. I cannot issued a second leak credit "per City policy on the same account for three (3) years from time of.last credit issued. I will have to deny your request at this time. !: Sincerely,. Ron.Holland Water/Sewer Supervisor RH/lk Attachment #211925/TXTWATER e Incorporated August'] 1, 1890 Sister Cities International — Hekinan, Japan- �.��. t '6� • • PI CITY OF EDMONDS LAURA M i . HALL 250 - 5TH AVE. N. • EDMONDS, WA 98020 (206) 771-0220 • FAX (206) 771-0221 MAYOR - COMMUNITY SERVICES DEPARTMENT I8 C) O Public Works Planning Parks and Recreation Engineering -9 0 -.1 9 November 9, 1993 ' Mr. Bob Branting 9527 Bowdoin Way Edmonds, WA 98020 Dear Mr. Bob Branting: I have reviewed your account and will allow a credit to your account according to our City policy: the average consumption for the same period during the previous year charged at normal customer rates, plus the excess usage charged at the City's cost, plus a surcharge of 15% applied to the excess only. Only one leak credit will be granted in any three year period. Should you have any additional questions after you receive your new billing, please contact Ilene Larson, Utility Billing Clerk': Sincerely, Ron Holland Water/Sewer Supervisor RH/1k cc: Ilene Larson Utility Billing Clerk #211925/TXTWATER • Incorporoted .August 11, 1890 • Sister Cities International .— Hekinan, Japan RECF.IvED Subject: • Date: N 0 V 3 0 1993 Instructor: PUBLIC WORKS OEP- i 00 %--O• �o� boa y� - ---------- - ._ __--------------- - Y04 --7-7.4 - ��� �- • �' 'J RETURN THIS , _.... _ _..., _ .. • PORTION City of Edmonds Combined Utility 501 Bell Street, Edmonds, WA 98020 Phone 771-0241 WITH YOUR PAYMENT j Our records indicate that the amount'shown is past due. ` City Ordinance that made stipulates water service will be terminated if paymerA is not by the due date below. A turn off charge of 20.OrJ will be added to yDur current bill:- An additional charge to restore'service will'be:..._-.._.-..--.--,__.,__.____.___..._....._.._�,________._..__.----.:._. - 'd go . 19 a° During normal office hours: $20.00 After normal office hours: $7 000 • City of Edmonds If you have already paid this bill, please disregard this notice. . Edmonds Combined Utility WATER - WASTEWATER : ACCOUNT NUMBER: STORMWATER/ DRAINAGE j 211925 Tti i :1 is a coul'tp-sy notice to you, a SERVICE ADDRESS SERVICE ; ADDRESS95.27 BOWDOIN WY 9:2f'Otl1r~It_13 �! W�• DATE --- DUE b 12/ ACCOUNT NUMBER: 211. 92LS PAST DUE AFTER: 12/06/9:3 r' KEEP THIS 'AMOUNT DUE: 299.95 ' �� PORTION MCNAMEE JOHN _FOR YOUR RECORDS 710 L• ROOKMERE DID EDMONDS WA 99020-2609 j unMM rom IlkuA1h D�'1"ECTIOf1 EXCELLENCE IN UTILITY LOCATING AND DAMAGE PREVENTION P.O. BOX 5634 • BELLEVUE, WA 98006 (206) 747-8804 - BILL. TO �tif7S ZU PHONE: 4VOICE 1730 DATE/n-�c%— /� REMIT TO: P.O. BOX 5634 BELLEVUE, WA 98006 JOB LOCATION NAM AD S HOME PHONE: ( ) /.4C7 1 ^WORK PHONE:AUTHORIZED BY l ) CUSTOMER ACCEPTANCE TERMS: NET 10 C.O.D. ❑ CK k The terms and conditions set out on the reverse side of this agreement are incorporated herein by this reference. By his signature hereon, customer acknowledges he has read this agreement and received a copy of it. �/ Arrival G. U SIGNATURE X'' Time 3 CUSTOMER ORDER NO..:... MILEAGE START MILEAGE STOP TOTAL MILEAGE PRICE/HOURS AMOUNT TYPE OF JOB: ^��� FIELD ENPZEEBG� FIRST HR. S DESCRIPTION OF WORK L ADDL. HRS PHOTO: YES ❑ NO ❑ /❑ GUARANTEED WAIVER �.9/?fl -F G , ' S Uri CPO TOTAL LABOR U TRIP CHARGE U U SV 1 AMT. DUE I HEREBY ACKNOWLEDGE THE SATISFACTORY COMPLETION OF / .� DEPARTURE THE ABOVE DESCRIBED WORK. SIGNATURE X �- TIME - PLEASE PAY FROM THIS INVOICE - J • Ir-. --- Y SOUTH COUNTY PLBG., INC. I y 18632 — 79th Place West, Edmonds, WA 98020 I� 775-7377 Arc a P��4 6 743-2444 N° 19111119 ill SC M v Time In Time Out Date p Job Name Send Bill r Job Location f Address City City hone Apt. Phone^ a t — t. :� t '2 30 — rt-fl. 1 12 914 *ota -7 'Z 94 Mechanic PAYMENT IN CASH ONLY unless approved by office. PLEASE PAY FROM THIS INVOICE TO OUR CUSTOMERS: Service bills are due and payable upon completion of work and serviceman is authorized to receive payment for same. If service is not satisfactory in any way; please phone our office immediately. Work performed on or about plumbing fixtures, supply lines, drainage and heating systems, sewers, etc., is not guaranteed against stoPDeges, damage In the removal of foreign objects, backups, fioodirgs, breakage, fractures or freezing. New fixture installations are guaranteed against faulty materials or workmanship for a period of ONE YEAR from date of installation. Highest legal rate of interest charged after maturity. If, however, this account is not paid as agreed, I (we) agree to pay In addition m the foregoing, a reasonable anomey's fee, or if this accourtt le placed in the hands of a collection agency. I (we) acknowledge that you . wfil be damagedextent of the collection charge against you and I (we) therefore agree to pay to you, as liquidated damages, ' an amount to to amount charged you an said collection by said you agency, not exceeding. however. fifty percent of the amount unpaid thereon, and also a reasonable aftomey's fee. At the option of the holder thereof. the venue of said suit may be laid in the county seat, of the holder of this instru, a. I hereby acknowledge the satisfactory completion of the above -described work. Customer's, Signature No One Home . 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