V-03-54 staff report.pdfCITY OF EDMONDS
121 5TH AVENUE NORTH, EDMONDS, WA 98020
PLANNING DIVISION
ADVISORY REP1; •
FINDINGS,1 1; 1, RECOMMENDATIONS
To: Ron McConnell, Hearing Examiner
From:��o '
Ste,V6) ullock
Project Planner
Date: JUNE 12, 2003
File: V-03-54
Shaw Critical Areas Variance
Hearing Date, Time, And Place: June 19th At 9:30 AM
3rd Floor Meeting Room
Edmonds City Hall
121 5th Avenue North
TABLE OF CONTENTS
Section Page
I. INTRODUCTION................................................................................................................1
A. Application...............................................................................................................................................2
B. Recommendations.................................................................................................................................... 2
II. FINDINGS OF FACT AND CONCLUSIONS...................................................................3
A. Site Description........................................................................................................................................ 3
B. Edmonds Community Development Code (ECDC) Compliance............................................................. 3
III. RECONSIDERATION AND APPEALS............................................................................5
A. Request for Reconsideration.................................................................................................................... 5
B. Appeals.................................................................................................................................................... 5
C. Time Limits for Reconsideration and Appeals......................................................................................... 5
IV. LAPSE OF APPROVAL.....................................................................................................6
V. NOTICE TO COUNTY ASSESSOR..................................................................................6
VI. APPENDICES.....................................................................................................................6
VII. PARTIES OF RECORD......................................................................................................6
The applicant has two vacant lots on the northeastern corner of 8"' Avenue South and Pine Street. A critical
areas study has been performed on the property that confirms the presence of a Class 3 wetland that covers
between 1/3 and 1/2 of the site. Except for the wetland, the property would be capable of being subdivided
into approximately 7-9 lots depending on the configuration.
At the same time, the applicant's representative, Michel Construction, owns a property on Main Street that
is also encumbered by a wetland. A study has also been completed on that property that confirms the
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Shaw Critical Areas Variance
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presence of a Class 2 forested wetland, a Class 2 stream, and a steep slope hazard area. The combination of
these critical areas almost entirely covers the property. However, because the property is comprised of four
buildable lots and the City, by its codes, must recognize and accept "Reasonable Use" of each of those lots,
a significant impact to this combination of high-quality critical areas could occur.
In this case, the applicants, Mr. and Mrs. Shaw, and their representative, Michel Construction, have decided
to pool their resources and attempt to gain approval for development of the lower value site while proposing
permanent protection for the higher value site as mitigation.
The following is the Edmonds Planning Division's analysis and recommendation of the applicant's
submittal.
A. Application
1. Applicant: Michel Construction, agent for Mr. and Mrs. Shaw.
2. Site Location: The Northeast corner of 8`h Ave. S. and Pine St. for the Critical Areas
Variance and l Oxx Main St. (north side) for the mitigation site (see Attachments 1 and 3).
3. Request: A Critical Areas Variance to allow filling of a portion of a Class 3 wetland.
Mitigation is proposed that ensures the functions and values of these critical areas are
protected (see Attachments 2 and 3).
4. Review Process: Variance; Hearing Examiner conducts public hearing and makes final
decision.
5. Major Issues:
a. Compliance with Edmonds Community Development Code (ECDC) Chapter 20.1513
(CRITICAL AREAS)
b. Compliance with Edmonds Community Development Code (ECDC) Chapter 20.85
(VARIANCES).
B. Recommendations
Based on statements of Fact, Conclusions, and Attachments in this report we recommend
Approval of the setback variances and the Critical Areas variance with the following conditions:
1. It is the applicant's responsibility to show compliance and gain approval of any state or
federal permits required for the filling of wetlands.
2. Development of the 8th and Pine St. property should be eight lots or less and roughly in the
configuration shown on Attachment 6.
3. The provisions of the submitted mitigation plan should be followed (see Attachment 7).
4. The wetland that remains at the 8th and Pine site should be placed in a Critical Areas
protection tract that is held in common ownership and is maintained by a homeowners
association.
5. The remaining wetland and its buffer at the 8th and Pine St. property shall have permanent
fencing and signage which indicates the protected nature of this area.
6. Non native and invasive species of plants that can degrade the wetland at 10th and Main
should be removed.
7. An easement, deed or other instrument agreeable to the City should be implemented to ensure
the protection of the 10th and Main St. property.
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Shaw Critical Areas Variance
File No. V-03-54
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A. Site Description
1. Site Development And Zoning:
a) Facts:
(1) Zoning: The zoning of both the parcel subject to the variance request as well as the
parcel subject of the mitigation proposal are zoned Residential Single Family (RS -6).
(2) Existing and Proposed Development: The sites are currently undeveloped.
(3) Terrain and Vegetation:
8th and Pine: The site is roughly square, and the western 1/3 to 1/2 is confirmed to be a
Class 3 wetland. The remainder of the site slopes gradually up to the east and is
undeveloped and overgrown
10th and Main: The site slopes steeply down from Main St. on the south to the floor of
the property. It then starts to gradually rise to the north, until it is very steep on the
northern extent of the property. Shell Creek cuts through the southern third of the
property.
2. Neighboring Development And Zoning:
a) Facts:
(1) For 8th and Pine North West South and East: The properties are all zoned and
developed under the same RS -6 standards.
(2) For 10th and Main North West South and East: The properties are all zoned under
the same RS -6 standards with the exception that some properties to the south are zoned
Public Use and are part of the Yost Park facility. Properties to the north, east and south
are developed as single family homes, while properties to the west are still undeveloped,
as this one is.
b) Conclusion: The proposed development, comprising both the variance and the proposed
mitigation site, would be consistent with the surrounding zoning and development.
B. Edmonds Community Development Code (ECDC) Compliance
1. Compliance with requirement for a Critical Areas Variance
ECDC Chapter 20.1513 (Critical Areas) states variances from the standards of this title may be
authorized by the hearing examiner in accordance with the procedures set forth in Chapter
20.85 ECDC. In granting such a variance, the hearing examiner shall find:
1. Because of special circumstances applicable to the subject property, including size, shape,
topography, location or surroundings, or the size or nature of the critical areas, the strict
application of this title would deprive the subject property all reasonable use of the
property.
2. The granting of the variance is the minimum necessary to accommodate the development
proposal and will not be materially detrimental to the public welfare or injurious to the
property or improvements in the vicinity and zone in which the property is situated, or
contrary to the goals and purposes of this chapter.
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Shaw Critical Areas Variance
File No. V-03-54
Page 4 of 6
a) Facts:
(1) The wetland at 8th and Pine is limited in its functional value due to its isolation from any
other system, the existing plant community, and its small size (see attached critical areas
reports 7, 8 and 9).
(2) Because the property at 8th and Pine is two legal building lots, the City would ultimately
have to consider, through reasonable use or variance, two homes on the property.
However, because of the location of the wetland, a good portion of the wetland would
be impacted just to provide access to the buildable areas of the property.
(3) For the property at 10th and Main, which includes lots 1-5 north of the platted alley and
lots 36-40 south of the alley, the City's nonconforming provisions require at least two of
the nonconforming platted lots to be combined to create a legal building lot. In this
case, two legal building lots can be created north of the alley and two can be created
south of the alley fronting Main. However, all four of these legal building lots would
require extensive amounts of grading to provide access and to establish building pads
for houses. Any grading on these properties will have significant impact on a forested
Class 2 wetland, a Class 2 stream and a steep slope hazard area.
(4) The critical areas located on the 10th and Main site are immediately contiguous with
other significant critical areas. They are small but significant parts of a larger critical
area system in the city, that being the Shell Creek drainage system, ravine and habitat
area. This system provides water quality, water storage and water carrying capacity, as
well as habitat areas for fish and wildlife.
(5) The 10th and Main St. property is a site of unique value to the City of Edmonds due to
the fact that it is part of the vegetative corridor that creates the scenic vista that visitors
and residents experience as they come down one of the significant entrances to
Downtown Edmonds on Main St.
(6) Development of each site individually could result in a total of six homes with
significant impacts to the wetlands located at both sites and the streams and slopes
located on the 10th and Main site.
(7) The proposal by the applicant is that they be allowed to fill a significant portion of the
Class 3 wetland located at 8th and Pine. This will allow them to create eight lots with
single family homes. The remaining wetland left on the site, in the southwest corner of
the site, would be enhanced. Also, the 10th and Main St. site would be permanently
protected and no future development would occur on it (see Attachments 6 and 7).
b) Conclusions:
(1) Special Circumstances
A number of Special Circumstance exist. First, the opportunity to protect and
preserve more land encumbered by critical areas then we might otherwise be able to
protect if the properties were developed individually. Second, the permanent
protection of a significant portion of an important critical area corridor, Shell Creek.
Third, the protection of an image the City of Edmonds is desirous of protecting.
(2) Minimum Required
Based on the mitigation report submitted by the Wetland Resources, less wetland is
being filled at 8th and Pine than is permanently protected at 10"' and Main. Also, the
wetland that will remain at 8th and Pine will be enhanced with cleaning and planting
to further assist in maintaining as close as possible to it previous functional values.
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Shaw Critical Areas Variance
File No. V-03-54
Page 5 of 6
(3) Recommended Conditions
a) It is the applicant's responsibility to show compliance and gain approval of any
state or federal permits required for the filling of wetlands.
b) Development of the 8th and Pine St. property should be eight lots or less and
roughly in the configuration shown on Attachment 6.
c) The provisions of the submitted mitigation plan should be followed (see
Attachment 7).
d) The wetland that remains at the 8th and Pine site should be placed in a Critical
Areas protection tract that is held in common ownership and is maintained by a
homeowners association.
e) The remaining wetland and its buffer at the 8th and Pine St. property shall have
permanent fencing and signage which indicates the protected nature of this area.
f) Non native and invasive species of plants that can degrade the wetland at 10th
and Main should be removed.
g) An easement, deed or other instrument agreeable to the City should be
implemented to ensure the protection of the 10th and Main St. property.With
these conditions, the applicant appears to meet all the criteria for a Critical Areas
Variance.
III. RECONSIDERATION AND APPEALS
The following is a summary of the deadlines and procedures for filing reconsideration's and appeals. Any
person wishing to file or respond to a recommendation or appeal should contact the Planning Department
for further procedural information.
A. Request for Reconsideration
Section 20.100.010.G allows for the Hearing Examiner to reconsider his decision or
recommendation if a written request is filed within ten (10) working days of the date of the initial
decision by any person who attends the public hearing and signs the attendance register and/or
presents testimony or by any person holding an ownership interest in a tract of land which is the
subject of such decision or recommendation. The reconsideration request must cite specific
references to the findings and/or the criteria contained in the ordinances governing the type of
application being reviewed.
B. Appeals
Section 20.105.020.A & B describe how appeals of a Hearing Examiner decision or
recommendation shall be made. The appeal shall be made in writing, and shall include the
decision being appealed along with the name of the project and the date of the decision, the name
of the individual or group appealing the decision, their interest in the matter, and reasons why the
appellant believes the decision to be wrong. The appeal must be filed with the Community
Development Director within ten (10) working days after the date of the decision being appealed.
C. Time Limits for Reconsideration and Appeals
The time limits for Reconsideration and Appeals run concurrently. If a request for a
reconsideration is filed before the time limit for filing an appeal has expired, the time clock for
filing an appeal is stopped until a decision on the reconsideration request is completed. Once the
Hearing Examiner has issued his decision on the reconsideration request, the time clock for filing
an appeal continues from the point it was stopped. For example, if a reconsideration request is
03054sr.doc / June 13, 2003 / Staff Report
Shaw Critical Areas Variance
File No. V-03-54
Page 6 of 6
filed on day 5 of the appeal period, an individual would have 9 more days in which to file an
appeal after the Hearing Examiner issues his decision on the reconsideration request.
IV. LAPSE OF APPROVAL
Section 20.05.020.0 states 'Unless the owner obtains a building permit, or if no building is required,
substantially commences the use allowed within one year from the date of approval, the variance shall
expire and be null and void, unless the owner files an application for an extension of the time before the
expiration date.'
V. NOTICE TO COUNTY ASSESSOR
The property owner may as a result of the decision rendered by the Hearing Examiner request a change in
the valuation of the property by the Snohomish County Assessor's Office
VI. APPENDICES
Attachments 1 through 10:
1. Vicinity and Zoning Map of the requested variance site
2. Vicinity and Zoning Map of the proposed mitigation site
3. Aerial Photo and Map of the mitigation site
4. Aerial Photo and Map of the requested variance site
5. Map of mitigation site with Original Plat of Edmonds lot lines
6. Development Plan for requested variance site
7. Mitigation Report, completed by Wetland Resources, Inc.
8. Critical Areas Study of variance site, completed by Pacific International Engineering
9. Critical Areas Peer Study of variance site, completed by Pentec Environmental
10. Critical Areas Study of mitigation site, completed by Wetland Resources, Inc.
VII. PARTIES OF RECORD
Cliff and Betty Shaw
1515 10`x' Pl. N.
Edmonds, WA 98020
Rob Michel
Michel Construction, Inc.
7907212 th St. SW
Edmonds, WA 98026
Engineering Division
Fire Department
Parks & Recreation
Division
Public Works Division
Planning Division
03054sr.doc / June 13, 2003 / Staff Report
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Zoning andVicinity. •
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File No. V-2003-54
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APR
Delineation / Mitigation / Re '------9505 1 1 19th Avenue S.E.
Suite 106
Everett, Washington 98208
(425) 337-3174
Fax (425) 337-3045
CRITICAL AREAS STUDY
AND
WETLAND MITIGATION PLAN
FOR
MICHEL 8 TH AND PINE
Wetland Resources, Inc. #02284
N7,007 -TROT -IN
Wetland Resources, Inc.
9505 19th Ave. SE
Suite 106
Everett, WA 98208
(425) 337-3174
M
Michel Construction
Rob Michel
7907 212th St. SW #212
Edmonds, WA 98026
Attacnt hme7
V-2003-54
TABLE OF CONTENTS
SITE DESCRIPTION
2
PROJECT DESCRIPTION AND PROPOSED MITIGATION
2
WETLAND CLASSIFICATION - COWARDIN SYSTEM
3
WETLAND CLASSIFICATION - CITY OF EDMONDS
3
BUILDING SETBACK
3
WETLAND DETERMINATION REPORT
4
BOUNDARY DETERMINATION FINDINGS
5
ENHANCEMENT PLANTINGS
5
WETLAND SEED MIXTURE
6
PROJECT AND PLANTING NOTES
7
ESTIMATED COST OF PLANT MATERIALS AND LABOR
7
WETLAND AND BUFFER FUNCTIONS AND VALUES
8
WILDLIFE
9
USE OF THIS CRITICAL AREAS STUDY
10
REFERENCES
11
FIELD DATA
12
CRITICAL AREAS STUDY MAP
1/1
Michel Bch and Pine Critical Areas Study 1 WRI# 02284
and Wetland Mitigation Plan
Wetland Resources, Inc. conducted a wetland delineation on January 7, 2003 to
locate jurisdictional wetlands on the approximately 1.25 acre site located at the
corner of 8th Ave. S. and Pine St. in the city of Edmonds, Washington. The site is
located as part of Section 25, Township 27N, Range 3E, W.M.
This is an undeveloped site is located at the northwl?��t corner of 8th Ave. S. and
Pine St. Surrounding [and use is comprised of single family residences (SFR's). This
site slopes from the northeast to the southwest. An isolated tow value Category 3
wetland is located on the western portion of the site. This wetland appears to
have been created through a combination of runoff directed on-site from
surrounding SFR's and blocked drainage from the construction of 8th Ave. S. The
site was togged approximately 10 years ago to remove red alder and enhance the
view of the Olympic Mountains from neighboring homes. Vegetation on the site is
dominated by Himalayan blackberry, with lesser amounts of salmonberry, rose and
other native shrubs and sapling trees. Himalayan blackberry and satmonberry
dominate vegetation in the wetland. In the city of Edmonds, Category 3 wetlands
are typically given 25 foot protective buffers.
The site is currently two legal lots, the applicant is proposing to short plat each tot
in to four lots for a total of eight single family lots. To accommodate these lots, the
applicant is proposing to fill 18,550 square feet of this isolated, low value Category 3
wetland and designate an additional 2,700 square feet of this wetland as buffer. As
mitigation for these impacts, the applicant is proposing to eliminate tot status and
the associated wetland and buffer impacts on ten existing lots associated with SheI.I.
Creek at the northwest corner of Main Street and 10th Ave. N. (unopened) in the
city of Edmonds. The applicant owns these 10 existing lots.
The applicant anticipates the potential to develop four single family residences on
the property at Main Street and I oth Ave. N. under a reasonable use exception.
The construction of 1 oth Ave. N., construction of a public alley and the
development of four single family residences would require 24,528 square feet of
wettand impact and 7,672 square feet of buffer impact. The wettand and buffer are
of high quality and are directly associated with SheU Creek, an identified fish
bearing stream. The buffer is comprised of a deciduous forest with a native shrub
and sapling conifer understory. The applicant witI. legally eliminate the
development potential on these existing tots by whatever means is agreeable to the
City. The elimination of the potential reasonable use impacts (24,528 sq. ft.
wettand and 7,672 sq. ft. buffer) is intended to mitigate for aU impacts to wetlands
at the 8 th and Pine site.
The applicant proposes to enhance the remaining wetland and buffer on the
property located at 8th and Pine as a means of establishing a view corridor whilt
Michel 8th and Pine Critical Areas Study 2 WRI# 02284
and Wetland Mitigation Plan
establishing a natural amenity to the short plat development. A total of 5,653
square feet of area will be enhanced. Of this, 1,585 square feet will be wetland,
2,700 square feet will be wetland designated as buffer (enhanced using wetland
species), and 1,368 square feet will be buffer. Enhancement will consist of removing
invasive species (primarily blackberry) by the root and planting with native shrubs
and forbes.
WETLAND CLASSIFICATION - COWARDIN SYSTEM
According to the Cowardin System, as described in Classification of Wetlands and
Deepwater Habitats of the United States, the on-site wetland is classified as
follows:
Wetland: Palustrine, Scrub/Shrub, Seasonally flooded.
WETLAND CLASSIFICATION - CITY OF EDMONDS
Under ECDC, chapter 20.158 (Critical Areas), the on-site wetland is classified as
follows:
Wetland Category 3: This wetland is less than one acre in size, but greater than
2,500 square feet, and has one wetland class. Category 3 wetlands in the city of
Edmonds typically receive 25 -foot protective buffers.
In the city of Edmonds, critical areas and their buffers may be required to be
placed in a separate critical area tract or easement. The City may also require the
critical area tract to be designated "native growth protection easement". In this
case, appropriate survey markers and permanent signage shall be installed on the
property at the boundary of the critical areas and/or their buffers (20.15B.160).
A development activity may be allowed to impact critical areas and their buffers as
a wetland variance (ECDC 20.15B.170(A). The applicant requests a wetland variance
allowing the described impacts and off-site mitigation as proposed in this Critical
Areas Study and Conceptual Mitigation Plan.
BUILDING SETBACK
Pursuant to ECDC Chapter 20.15B: A building setback line of 15 feet is required from
the edge of any buffer to prevent construction intrusions into the buffer. The
setback shall be identified on the site plan which is filed as an attachment to the
notice on title required by ECDC 20.15B.160(B)
Michel 8th and Pine Critical Areas Study 3 WRI# 02284
and Wetland Mitigation Plan
WETLAND DETERMINATION REPORT
Methodology
On site, routine methodology as described in the Washington State Wetlands
Identification and Delineation Manual (Washington State Department of Ecology
Publication #96-94, March 1997), was used for this determination, as required by
the City of Edmonds during the permitting process. Under this method, the
process for making a wetland determination is based on three sequential steps:
1) Examination of the site for hydrophytic vegetation (species present and
percentage cover).
2) If hydrophytic `vegetation is found, then the presence of hydric soils is
determined.
3) Determination of the presence of wetland hydrology in the area examined
under the first two steps.
Vegetation Criteria
The Washington State Wetlands Identification and Delineation Manual, 1997 edition,
defines hydrophytic vegetation as the sum total of macrophytic plant life that
occurs in areas where the frequency and duration of inundation or soil saturation
produce permanently or periodically saturated soils of sufficient duration to exert
a controlling influence on the plant species present. One of the most common
indicators for hydrophytic vegetation is when more than 50 percent of a plant
community consists of species rated "Facultative" and wetter on lists of plant
species that occur in wetlands.
Soil Criteria and Mapped Description
The Washington State Wetlands Identification and Delineation Manual, 1997 edition,
defines hydric soils as those that formed under conditions of saturation, flooding,
or ponding long enough during the growing season to develop anaerobic conditions
in the upper part. Field indicators are used for determining whether a given soil
meets the definition and criteria for hydric soils.
The soils underlying this site are mapped in the Soil Survey of Snohomish County
Area Washington, 1973 edition as Alderwood Urban Land Complex, 2 to 8 percent
slopes.
Alderwood- Urban land complex, 2-8 percent slopes: This unit is about 60 percent
Alderwood gravelly sandy loam and about 25 percent urban land. Included in this
unit are small areas of McKenna and Norma soils and Terric Medisaprists in
depressional areas and drainageways on plains. Also included are small areas of soils
that are very shallow over a hardpan; small areas of Everett, Indianola, and Ragnar
soils on terraces and outwash plains; and soils that have a stony and bouldery
surface layer. Included areas make up about 15 percent of the total acreage. The
Alderwood soil is moderately deep over a hardpan and is moderately well drained. it
formed in glacial till. Typically the surface layer is very dark grayish brown gravelly
Michel 8`h and Pine Critical Areas Study 4 WRI# 02284
and Wetland Mitigation Plan
sandy loam about 7 inches thick. The upper part of the subsoil is dark yellowish
brown and dark brown very gravelly sandy loam about 23 inches thick. A weakly
cemented hardpan is at a depth of about 35 inches. Permeability of this soil is
moderately rapid above the hardpan and very slow through it. Available water
capacity is low.
Although soils on this site appear disturbed, they fall within the ranges given for
this series.
Hydrology Criteria
The Washington State Wetlands Identification and Delineation Manual, 1997 edition,
states that "areas which are seasonally inundated and/or saturated to the surface
for a consecutive number of days greater than or equal to 12.5% of the growing
season are wetlands, provided the soil and vegetation parameters are met. Areas
inundated or saturated between 5 and 12.5% of the growing season in most years
may or may not be wetlands. Areas saturated to the surface for less than 5% of the
growing season are non -wetlands." Field indicators are used for determining
whether wetland hydrology parameters are met.
BOUNDARY DETERMINATION FINDINGS
Category 3 Wetland: This wetland is located in the western portion of the site.
Vegetation in this wetland is represented by Willow (Salix sp., Fac - FacW),
salmonberry (Rubus spectabilis, Fac+), and Himalayan blackberry (Rubus discolor,
FacU). Also present in this wetland in lesser amounts are red alder (Alnus rubra,
Fac) saplings, Colley's hedge -nettle (Stachys cooleyae, FacW), field horsetail
(Equisetum arvense, Fac), Pacific water parsley (Oenanthe sarmentosa, Obl), and
climbing nightshade (Solanum dulcamara, Fac+). Soils in this wetland have a Munsell
color of very dark gray (10 YR 3/1) and a texture of muck from the surface to below
18 inches. Soils were ponded to 2 inches at the time of site investigation.
Non -Wetland Areas: Vegetation in the non -wet portions of the site is dominated by
salmonberry and Himalayan blackberry. Also present are sapling red alder and big
leaf maple (Acer macrophyllum, FacU), with holly (Ilex aquifolium, FacU), osoberry
(Oemleria cerasiformis, FacU), red elderberry (Sambucus racemoso, FacU), hazelnut
(Corylus cornuta, FacU), lady fern (Athyrium filix-femina, Fac), and sword fern
(Polystichum munitum, FacU). Typical soils in the portion of the site mapped as
non -wetland have a Munsell color of dark yellowish brown (10 YR 4/4) and a texture
of sandy loam to gravelly sandy loam from the surface to below 18 inches. Soils
were slightly moist at the time of site investigation.
ENHANCEMENT PLANTINGS
As a means of establishing a natural amenity to the short plat development, the
applicant is proposing to enhance all remaining wetland and buffer on the 8t' Ave
Se and Pine St. site. A total of 5,653 square feet of area will be enhanced. Of this,
Michel 8th and Pine Critical Areas Study 5 WRI# 02284
and Wetland Mitigation Plan
1,585 square feet will be wetland, 2,700 square feet will be wetland designated as
buffer (enhanced using wetland species), and 1,368 square feet will be buffer.
Enhancement will consist of removing all invasive species (mainly Himalayan
blackberry) by the root and planting native shrubs and forbes. When clearing
vegetation in the portion of wetland to be filled, large willows shall be stockpiled
for placement in the enhancement areas. After removal of invasive species, these
willows will be placed in the enhancement areas and allowed to re sprout. To
maintain a view corridor, no willow or other shrubs will be planted in the center of
the enhancement area. During removal of invasive species, care should be taken to
minimize disturbance to existing willow and to the large paper birch located within
the enhancement area. Along with placement of on-site willows, Sitka willow, red -
osier dogwood, and black twinberry will be planted along the northern portion of
the enhancement area. The center of the enhancement area will be planted with
slough sedge, small flowered bulrush. Plugs of these species will be placed in three
groups of 50 over 40 percent of the area. This will allow for these colonies to
expand as well as an opportunity for the establishment of volunteer species. The
remaining area will be seeded to the wetland seed mixture listed in this plan. The
following species and spacings will be used for enhancement of the wetland and
wetland as buffer.
Wetland Enhancement Plantinqs
(4,285 square feet total.)
Common Name
Latin Name
Size
Spacing
Quantity
1. Sitka willow
Salix sitchensis
1 gallon
9'
13
2. Red -osier dogwood
Cornus sericea
1 gallon
9'
13
3. Black twinberry
Lonicera involucrata
1 gallon
9'
13
4. Slough sedge
Carex obnupta
plugs
1.5'
75
5. Small -flowered bulrush
Scirpus microcarpos
plugs
1.5'
75
Buffer Enhancement Plantings (1,368 square
feet total.)
Common Name
Latin Name
Size
Spacing
Quantity
1. Snowberry
Symphoricarpos albus 1 gallon
9'
9
2. Oregon grape
Berberis nervosa
1 gallon
9'
8
WETLAND SEED MIXTURE
Both the wetland and the wetland designated as buffer shall be broadcast seeded
to the recommended, certified grass seed mixtures below (or similar mixture
approved by the consulting biologist and/or County Biologist). If deemed absolutely
necessary by the consulting biologist and/or the city representative, an
appropriate fertilizer will be recommended for the particular situation. The
wetland grass seed mixture is comprised of 20% of each of the species listed below
and can be purchased from D -K Marks Seed Et Bulb Wholesale (8510 Maltby Rd.,
Woodinville, WA ph: 360-668-3802). Approximately 1 pound of the wetland seed
mixture should be adequate to seed the enhancement area. We recommend that
the area be seeded with a half pound of the seed at the time of creation and then
re -seeded with a half pound of the seed in the first winter following plan
Michel 8th and Pine Critical Areas Study 6 WRI# 02284
and Wetland Mitigation Plan
implementation. The wetland seed mixture shall be cold -stratified to increase
probability of germination. It is recommended that the seed mixture be broadcast
seeded in the fall so that cold stratification of the seed can occur over the winter.
If the seed is to be placed on-site in the spring, we recommend that the seed be
cold stratified in the refrigerator. The seed should be dampened with water and
then covered and held in the refrigerator for a period of several weeks to mimic
winter environmental conditions.
Wetland Seed Mixture
Common Name
Slough sedge
Sawbeak sedge
Dagger -leaved rush
Slender rush
Small -flowered bulrush
Latin Name
Carex obnupta
Carex stipata
Juncus ensifo(ius
Juncus tenuis
Scirpus microcarpus
Composition
20
20
20
20
20
PROJECT AND PLANTING NOTES
Wetland and buffer enhancement projects are typically more complex to install
than to describe in plans. Careful monitoring by a professional wetland scientist
for plant installation is recommended. Construction timing and sequencing is
important to the success of this type of project.
Plant in the early spring or late fall. Order plants from a reputable nursery. Care
and handling of plant materials is extremely important to the overall success of the
project. All plant materials recommended in this plan should be available from local
and regional sources, depending on seasonal demand. Some limited species
substitution may be allowed, only with the agreement of the consulting wetland
professional.
The plants shall be arranged with the appropriate numbers, sizes, species, and
distribution to achieve the desired vegetation coverage. The actual placement of
individual plants shall mimic natural, asymmetric vegetation patterns found on
similar undisturbed sites in the area.
Mulch: Wood chips, or other appropriate material, shall be used for mulching in
the planting area. Any existing vegetation is to be removed from a two foot
diameter area at each planting site. Wood chips are to be placed in this two foot
diameter area at a depth of three to four inches. A four inch diameter ring around
the base of each plant shall be kept free of mulch.
ESTIMATED COST OF PLANT MATERIAL AND LABOR
Mitigation for this project is offered in the form of decommissioning ten existing
lots associated with Shell Creek, located at the northwest corner of Main Street
and 10th Ave. N. (unopened) in the City of Edmonds. The on site enhancement is
Michel 8th and Pine Critical Areas Study % WRI# 02284
and Wetland Mitigation Plan
simply an effort to improve the aesthetic and functional value of the site. Because
of this, no monitoring or performance bond is offered.
Quantity of 1 gallon plants 56
Quantity of emergent plugs 150
Estimated Cost of Plant Material and Installation Labor $762.00
Maintenance: To ensure success, planting areas may require periodic
maintenance. Maintenance may include, but will not require or be limited to,
removal of competing grasses and invasive vegetation (by hand if necessary),
irrigation, replacement of plant mortality, fertilization, and/or the replacement of
mulch. Aggressive control of blackberry may be necessary in the planting areas.
Chemical control, if necessary, shall be applied by a licensed applicator following all
label instructions.
WETLAND AND BUFFER FUNCTIONS AND VALUES
Methodology
The methodology for this functions and values assessment is based on professional
opinion developed through past field analyses and interpretation. This assessment
pertains specifically to this system, but is typical for assessments of similar systems
common to western Washington.
Wetlands in western Washington perform a variety of ecosystem functions.
Included among the most important and analyzed functions provided by wetlands
are stormwater storage/ floodflow attenuation, water quality improvements, and
wildlife habitat. Assessment of these functions for the project site are provided
below.
ANALYSIS EXISTING CONDITIONS
Stormwater Storage/Floodflow Attenuation
The impounded, depressional nature of this wetland gives it some value for
stormwater storage. This is limited by the small size of the wetland and the
relatively small area that drains to this wetland. Because of its isolation from all
other systems, this wetland does not provide benefits for floodflow attenuation.
Water Quality
This wetland has the ability to make moderate contributions to the function of
water quality. Water flows in to, and ponds in this wetland. As the water sits, the
suspended sediments are able to settle to the bottom. Along with this, the existing
vegetation takes up and traps nutrients, thus improving water quality.
Wildlife Habitat
This wetland provides minimal value for wildlife habitat. While scrub/shrub
vegetation provides some habitat for birds and small mammals, these values are
limited by the small size of the wetland, the large amount of invasive species
present, and the proximity to roads and other development.
Michel 81h and Pine Critical Areas Study 8 WRI# 02284
and Wetland Mitigation Plan
Conclusion
As a result of this wetland's relatively small size, isolated nature, proximity to roads
and other development, and history of disturbance, overall functions and values are
low.
PROPOSED IMPACTS TO FUNCTIONS AND VALUES
To accommodate the proposed development, the applicant is proposing to fill
18,550 square feet of the Category 3 wetland and designate an additional 2,700
square feet of this wetland as buffer.
POST MITIGATION FUNCTIONS AND VALUES
As mitigation for the above impacts to wetland and buffer, the applicant is
proposing to eliminate the development potential on the existing lots located at
the northwest corner of Main Street and 10th Ave. N. (unopened) in the city of
Edmonds, by whatever means is agreeable to the City. This will eliminate future
development related impacts to 24,528 square feet of wetland and 7,672 square
feet of buffer. The wetland and buffer on Main Street site are associated with Shell
Creek, an identified fish bearing stream. Dominant vegetation on this site is
comprised of a dense canopy of red alder with an understory of salmonberry in
both the wetland and buffer. Also present in the understory are numerous sapling
conifers. This wetland appears to continue off-site to the south under Main Street.
Because of the overall size of the wetland, its association with Shell Creek, and the
presence of established quality native vegetation with the potential for a mixed and
eventually coniferous canopy, this wetland and associated buffer provide good
values for all functions. This is in contrast to the wetland to be impacted, which
overall provides low values as described above. De commissioning these lots and the
subsequent protection of these critical areas should more than offset impacts
associated with filling of the wetland on the subject site and should be beneficial
to the public welfare. Furthermore, to establish a view corridor a natural amenity
to the short plat development the applicant is proposing to enhance the wetland
and buffer that remain on the site.
WILDLIFE
At the time of our investigation, fauna typical of western Washington were heard or
observed. Several species of birds were noted including song sparrow, American
robin, winter wren, bushtits, black -capped chickadee and Stellar's jay, and
northern flicker other resident and migratory species would be expected to utilize
the site during some portion of their lives. No herpetofauna were noted.
Michel 8th and Pine Critical Areas Study 9 WRI# 02284
and Wetland Mitigation Plan
USE OF THIS CRITICAL AREAS STUDY
This Critical Areas Study and Wetland Mitigation Plan is supplied to Michel
Construction as a means of describing jurisdictional wetland conditions, as required
by the City of Edmonds during the permitting process. This report is based largely
on readily observable conditions and to a lesser extent, on readily ascertainable
conditions. No attempt has been made to determine hidden or concealed
conditions. Reports may be adversely affected due to the physical condition of
the site and the difficulty of access, which may lead to observation or probing
difficulties.
The laws applicable to wetlands are subject to varying interpretations and may be
changed at any time by the courts or legislative bodies. This report is intended to
provide information deemed relevant in the applicant's attempt to comply with the
laws now in effect.
The work for this report has conformed to the standard of care employed by
wetland ecologists. No other representation or warranty is made concerning the
work or this report and any implied representation or warranty is disclaimed.
Wettand Resources, Inc.
Louis Emenhiser
Wetland Ecologist
Michel 8`h and Pine Critical Areas Study 10 WRI# 02284
and Wetland Mitigation Plan
REFERENCES
City of Edmonds Code Chapter 20.15B Critical Areas.
Classification of Wetlands and Deepwater Habitats of the United States. FWS/OBS-
79/31. December 1979. U.S. Department of the Interior, Fish and Wildlife
Service. Washington, D.C.
Corps of Engineers Wetlands Delineation Manual, 1987. Technical Report Y-87-1.
Environmental Laboratory. U.S. Army Engineer Waterway Experiment Station.
Vicksburg, MS.
Soil Survey of Snohomish County Area Washington United States Department of
Agriculture, Soil Conservation Service (1978).
National List of Plant Species that Occur in Wetlands, Northwest Region. 1996.
U.S. Department of the Interior, Fish and Wildlife Service. Washington, D.C.
Washington State Wetlands Identification and Delineation Manual. Washington
State Department of Ecology. Publication #96-94. March 1997.
Michel 8`h and Pine Critical Areas Study 11 WRI# 02284
and Wetland Mitigation Plan
Field Data
WRI# 02284 Michel 8th and Pine
Investigation Date: 01-07-03
Pit Depth Texture Color
Moisture Species
%
Status
Strata
5
FacU
tree (rapt)
Rubus discolor
40
S1 0"-18"+ sal 10YR 3/1
sl. moist Rubus discolor
80
FacU
shrub
Non -Wetland
Ilex aquifolium
10
Fac
shrub
Conclusion: Non -Wetland - Parameters for hydrophytic vegetation and wetland hydrology are not met.
20
Fac
herb
Oenanthe sormentosa
20
S2 0%18"+ gr sal 10YR 4/4
moist Rubus spectabilis
80
Fac+
shrub
Non -Wetland
Acer macrophyllum
5
FacU
tree (sap[)
Sambucus racemosa
10
FacU
shrub
Conclusion: Non-Wettand - Parameters for hydrophytic vegetation, hydric soils and wetland hydrology are not met
S3 0"-18"+ muck 10YR 3/1 ponded 2" Salix sp.
20
Fac-FacW
tree
Non-Wettand Alnus rubra
5
FacU
tree (rapt)
Rubus discolor
40
FacU
shrub
Rubus spectabilis
30
Fac
shrub
Stachys cooleyoe
30
FacW
herb
Equisetum orvense
20
Fac
herb
Oenanthe sormentosa
20
Obt
herb
Solanum dulcamara
10
Fac+
herb
Conclusion: Non -Wetland - Parameters for hydrophytic vegetation, hydric soils and wetland hydrology are not met.
12
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Critical Area Study
8t" Avenue S. and Pine Property
Prepared for:
Cliff and Betty Shaw
c/o Windermere Real Estate HKW, Inc.
19031 33rd Ave. W., Suite 200
Lynnwood, Washington 98036
Prepared by:
Anthony Roth
May 14, 1999
1 99
PLANNING T .
PACIFIC INTERNATIONAL EN-"'---""^ PLLC
310 WATERFRONT PARK BLDG • 144
Attachment
'
V-2003-54
Table of Contents
1. Introduction................................................................................. 1
2. Water Resources.......................................................................... 2
2.1 Introduction........................................................................ 2
2.2 Methodology...................................................................... 3
2.3 Investigation Results.......................................................... 6
2.4 Regulatory Implications...................................................1l
3. Bibliography.............................................................................. 12
Appendices
A Data Sheets
List of Figures
1 Vicinity Map................................................................................ l
2 Water Resources Map................................................................... 2
3 Soils Map.....................................................................................4
4 Wetland Interior........................................................................... 8
5 Wetland area with fallen logs ...................................................... 9
6 Representation of height of Himalayan blackberry ...................10
List of Tables
1 USFWS Plant Indicator Status........................................................ 5
2 Wetland Functions and Values........................................................7
Critical Area Study i
8`h Avenue S. and Pine Property May 14, 1999
Introduction
1. Introduction
The subject property is a vacant 1.25 acre site located at the northwest
corner of 8" Avenue S and Pine Street, in Edmonds, Washington (See
Figure 1).
A Critical Areas Determination performed by the City of Edmonds on
April 16, 1998 found that the site contains a Critical Area in the form
of a wetland, pursuant to Chapter 20.15B of the Edmonds Community
Development Code (ECDC). The purpose of this report is to present
site-specific findings, including an analysis of the wetland on the site.
fE�gY
Critical Area Study
8th Avenue S. and Pine Property
1
May 14, 1999
Water Resources
. Water Resources
2.1 Introduction
In October 1998, Pacific International Engineering staff performed on-
site investigations to determine the presence, type and extent of water
resources on the subject property. The primary objectives of the site
evaluation were: 1) the identification of any streams and wetlands
under the jurisdiction of the U.S. Army Corps of Engineers (Corps)
and 2) the delineation of all water resources subject to land use review
and regulation by the ECDC Section 20.15B. Approximately 23,560
square feet (0.54 acres) of wetlands were found on the subject
property, generally associated with a depression in the southerly half
of the site (See Figure 2). Representative data sheets from that
evaluation are provided in Appendix B.
00
p
CD
m
a
Under Section 404 of the Clean Water Act, the Corps has jurisdiction
over the waters of the United States, including streams, lakes, ponds
and wetlands. Although development actions are unspecified at this
time, coordination with the Corps and the City of Edmonds regarding
any unavoidable fill of wetlands will be required. However, the City
of Edmonds County will be the lead regulatory agency.
PINE ST.
Water Resources Map
Critical Area Study
8th Avenue S. and Pine Property
= Data Points
56 75 Ou
AWOX Sole
2
May 14, 1999
Water Resources
2.2 Methodology
Prior to conducting field evaluation, a number of sources were
consulted.
The Snohomish County Stream and Wetland Survey and Map Atlas
(1989) does not identify a wetland on this site.
The National Wetland Inventory (NWI) has evaluated wetlands
throughout the Edmonds East USGS quadrangle, using the system
described in Classification of Wetlands and Deepwater Habitats of the
United States (Cowardin et al. 1979). The NWI map indicates no
occurrence of wetlands on the site.
Similarly, no wetlands appear on the City of Edmonds Critical Areas
or Wetland Inventory Maps.
Soils on the site have been mapped as Everett gravelly sandy loam
series by the USDA Soil Conservation Service and appear in the 1983
Soil Survey of Snohomish County (Figure 3).
To perform the wetland delineation for the site, the 1997 Washington
State Wetlands Identification and Delineation Manual (Ecology 1997)
was used. The methodology in this manual recognizes that the three
parameters of hydrology and wetland plants are generally found in
wetlands and that these parameters are important in the establishment
and maintenance of wetland communities. Within the methodology,
indicators are evaluated in the field to determine satisfaction of each of
the three parameters for establishment of wetland boundaries:
1. Hydrophytic Plants - The US Fish and Wildlife Service (Reed,
1988 and 1993) has established a rating system which has been
applied to commonly occurring plant species on the basis of their
frequency of occurrence in wetlands. Species indicator status
expresses the range in which plants may occur in wetlands and
non -wetlands (uplands). Within the State and federal
methodology, satisfaction of the hydrophytic plant community
criterion is satisfied when the plant community is comprised of 50
percent or more of the dominant species which are adapted to or
tolerant of saturated soil conditions: an indicator status of
facultative (FAC), facultative wetland (FACW) or obligate (OBL)
wetland (Table 1).
Critical Area Study 3
81h Avenue S. and Pine Property May 14, 1999
Water Resources
Figure 3 Soils Map
Critical Area Study 4
8th Avenue S. and Pine Property May 14, 1999
Water Resources
Table 1.
USFWS Plant Indicator Status
ZF
Obligate Upland
UPL Occur rarely in wetlands (less than 99 percent) and
almost always in uplands (greater than 99 percent)
Facultative Upland
FACU Occur rarely in wetlands (less than 99 percent) and
almost always in uplands (greater than 99 percent)
Facultative
FAC Equal likelihood in uplands and wetlands (33 to 67
percent)
Facultative Wetland
FACW Occur sometimes in wetlands (1 to <33 percent), but
more likely in uplands (>67 to 99 percent)
Obligate Wetland
OBL Occur rarely in uplands (less than 99 percent) and
almost always in wetlands (greater than 99 percent)
Not Listed
NL Not listed in USFWS National List of Plant Species
that Occur in Wetlands
Modifiers are used with the Facultative Indicator categories to
more specifically define the frequency of occurrence. A positive
(+) sign indicates plants are more frequently found in wetlands.
than the category indicates, whereas a negative (-) sign indicates
plants are less frequently found in wetlands than the indicator
signifies. A status of FAC- does not meet the hydrophytic plant
community criterion.
2. Hydrology - Evidence of permanent or periodic inundation, or (at
least) soil saturation to within 12 inches of the surface for one
week or more during the growing season (soil temperatures above
41T); indicators other than standing water or soil saturation
include stained leaves, soil surficial cracking or water -borne litter.
3. Hydric soils - Soils that are saturated, flooded, or ponded enough
during the growing season to develop anaerobic conditions in the
upper soil horizons, or to the depth of 12 to 18 inches; indicators
include high organic content, low soil chroma (Munsell' matrix
chroma of 2 with mottles or less than 2 without mottles) or
gleying.
' Munsell Soil Color Charts, Kollmorgan Instruments Corporation, Baltimore, Maryland
Critical Area Study 6
81h Avenue S. and Pine Property May 14, 1999
W
Water Resources
For the analysis of this site, the presence of dominant hydrophytic
vegetation was used for the principal delineator of the boundary
between wetland and upland areas, supplemented on a case-by-case
basis with organic content or soil color evaluation to verify presence of
hydric soils and in the absence of a positive indicator of wetland
hydrology, use of professional judgement.
At several locations which supported uniform or homogeneous plant
cover within the delineated wetland areas, sample plots were
established for recording of wetland characteristics and for an
assessment of wetland functions; including those described in Table 2.
Site visits were conducted on October 23 and 29, 1998 to determine
the presence, type and extent of critical areas (wetlands and streams)
on the subject property. Sample plots were established in areas of
homogeneous vegetation within the areas evaluated. For each habitat
type, the dominant vegetation (in addition to the common and
infrequently occurring species) was recorded for each vegetation layer
and the soil type/soil color and depth of soil saturation recorded (See
Appendix A).
Wetland boundaries were flagged in the field and points located using
a Trimble Pathfinder GPS System.. Using that method, which allows
point location, relative to known points in the field (street centerlines
and catch basins and hydrants), with a 1.5 -foot accuracy, the wetland
boundaries, were overlaid on a Krull map to locate the wetland on the
site and obtain an estimate of total wetland area.
The on-site water resource is an approximate 0.54 -acre mixed scrub -
shrub wetland (Cowardin et al. 1979) that is fed by seeps from the east.
Discharge offsite is via overland flow, into receiving facilities within
the right-of-way of 8''' Avenue S.
The shrub component of understory wetland vegetation is dominated
by invasive Himalayan blackberry (Rubus discolor, FACU) and
salmonberry (Rubus spectabilis, FAC+) (Figure 4). The herb layer is
limited to sparse field horsetail (Equisetum arvense, FAC) with
occasional lady -fern (Athyrium filix femina, FAC+) and on the interior
of the wetland broad -leaf cattail (Typha latifolia, OBL), creeping
buttercup (Ranunculus repens, FACW), and soft rush (Juncus effusus,
Critical Area Study g
8�h Avenue S. and Pine Property May 14, 1999
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Water Resources
Figure 5 Wetland area with fallen IoGr
FACW). There is no wetland overstory. Trees felled into the wetland
(Figure 5) provide some vertical structure and, in some locations
affords support for Himalayan blackberry, which can attain heights of
12 to 15 feet over the wetlands (Figure 6). Satisfaction of the
hydrophytic vegetation criterion at the time of October 23/29, 1998
was on the basis of professional judgement, disregarding the presence
of invasive Himalayan blackberry, defined as a noxius weed by the
State of Washington (WDOE 1993).
Subject to past clearing, the majority of the site is devoid of overstory.
The shrub layer adjacent to the wetland is dominated by Himalayan
blackberry, with a lesser contribution of salmonberry and saplings of
black cottonwood (Populus trichocarpa ssp. balsamifera, FAC),
Scouler's willow (Salix scouleriana, FAC) and red alder (Alnus rubra,
FAC). Some Douglas -fir (Pseudotsuga menziesii, FACU) and western
hemlock (Tsuga heterophylla, FACU-) are found in uplands on the
eastern half of the site, while small big -leaf maple (Acer
macrophyllum, FACU) and vine maple (Acer circinatum, FACU) are
found in other locations. Upland herb vegetation outside of
previously -cleared areas include English holly (Ilex sp, NL), saW
(Gaultherin shallon pursh., FACU) and sword fern (Polystichum
munitum, FACU).
At the October 23/29, 1998 sampling, surface soils depths to between
8 and 14 inches were very dark gray (10YR 3/1) and black (10YR 2/1)
Critical Area Study
8th Avenue S. and Pine Property
9
May 14, 1999
7
7
Figure 6
Water Resources
11111111111 1111111 '11111111111 111111111 � I ,,
gravelly sandy loam. Below this depth range to depths in excess of 16
inches, soil colors are black (10YR 2/1) gravelly sandy loam and
greenish gray (5G 5/1) clay loam. These colors, along with other
indicators, such as clear presence of an aquic moisture regime, satisfy
the hydric soil criterion.
As noted above, hydrologic support for the wetlands is from surfacing
groundwater in seeps.. At the time of October 23/29, 1998 sampling,
depth of saturation was from 0 to 8 inches below the surface. Some
small areas not more than 75 square feet in area within the wetland had
standing water up to 6 inches in-depth. The hydrology criterion is
satisfied.
The wetlands on the site provide hydrologic functions of flood storage
and discharge, but the value of these functions is very low, due to the
small size of the wetland and the location in the watershed. No
opportunity exists for water quality improvement. Biologic, habitat
recreational and aesthetic functions are extremely low in value due to
the dominance of invasive and non-native Himalayan blackberry,
which by successful competition with other desirable species nearly
eliminates opportunity for wildlife use and access.
Critical Area Study 10
8th Avenue S. and Pine Property May 14, 1999
7
MIM
Water Resources
Were the blackberry to be removed and the wetland replanted with
more appropriate species, the wetland could potentially be restored.
However, due to the small size of the wetland and the fact that it is
surrounded by a residential neighborhood of urban densities, with all
the implied impacts, including incursions by children and pets, it is
unlikely that a significant improvement in functions and values could
be accomplished.
Section 20.15B.070 of the Edmonds Community Development Code
(ECDC) classifies wetlands as critical areas. Based on size and
presence of only one wetland class, ECDC 20.15B.070.5c rates the on-
site wetlands as Category 3. Under ECDC 20.15B.090.B and
20.15B. 140.C, 25 foot buffers are required. For this wetland, on-site
buffer area would be approximately 14,150 square feet (Figure 2).
ECDC Section 20.15B.090.0 requires a 15 foot building setback from
any buffer.
The predominance of vegetation associated with the wetland is
Himalayan blackberry, listed by the State of Washington as an
invasive/exotic plant species and is considered non-native vegetation
in ECDC 20.15B.020.DD and as a noxious weed in ECDC
20.15B.020.FF. As such, this wetland should not be considered an
"....unique, fragile and valuable [element] of the environment.."
identified in ECDC 20.15B.010.B.
Although a specific development proposal has not been prepared for
this site, the intention of the property owners is to develop the site
consistent with the underlying RS -6 zoning. As a result of the
configuration and size of the wetland and the requirement to extend 25
foot buffers from the delineated wetland boundaries, no realistic on-
site opportunities exist for reconfiguration of the wetland, with
attendant mitigation, to improve lot yield. Under these circumstances,
strict application of the conditions of ECDC 20.15B would result in
retention of approximately 69 percent of the site in critical area and its
buffer.
Alternatives for pursuing a development application for this site
include exploration of a variance under ECDC 20.15B. 180.A and then
if all available administrative remedies to obtain reasonable use of the
property have been exhausted, application for a reasonable use
exemption could be explored under ECDC 20.15B.040.C.
Critical Area Study
8 I Avenue S. and Pine Property
11
May 14, 1999
Bibliography
o Bibliography
Cowardin, L.M., V. Carter, F.C. Golet and E.T. LaRoe. 1979. Classification of wetlands and
deepwater habitats of the United States. Office of Biological Services, Fish and
Wildlife Service, U.S. Dept. of the Interior, FWS/OBS-79/31.
Reed, P. B., Jr. 1988. National list of plant species that occur in wetlands: Northwest
(Region 9). U.S. Fish Wildl. Serv. Biol. Rep. 88(26.9).
et al. 1993. 1993 Supplement to List of Plant Species that Occur in Wetlands:
Northwest (Region 9). U.S. Dept. Interior Fish Wildl. Serv. December 1993.
United States Department of Agriculture, Soil Conservation Service. 1983. Soil Survey of
Snohomish County, Washington. Prepared in cooperation with the Washington
Agricultural Experiment Station.
United States Department of the Interior, Fish and Wildlife Service. 1987. National Wetland
Inventory, Edmonds West Quadrangle, Washington. Prepared for the Office of
Biological Services for the National Wetland Inventory.
Washington State Department of Ecology. 1993. Washington State Wetlands Rating
System. Western Washington. Second Edition. Publication No. 93-74. August 1993.
1997. Washington State Wetlands
Identification and Delineation Manual. Publication No. 96-94. March 1997.
Critical Area Study 12
8th Avenue S. and Pine Property May 14, 1999
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www pentecenv coin
Delivering smarter solutions
June 2, 2000 Anchorage
Mr. and Mrs. Clifford Shaw
1515 -10th Place N
Edmonds, WA 98020
Boston
Re: Evaluation of Wetland Delineation
8th Avenue South and Pine Street, Edmonds, Washington
P-473.001
Dear Cliff and Betty: Chicago
At your request, Pentec Environmental (Pentec) conducted a site reconnaissance and
reviewed a wetland delineation report prepared by Pacific International Engineering (PIE),
dated May 14, 1999, for your property. The site comprises approximately 1.25 acres located Denver
at the northeastern corner of 81h Avenue South and Pine Street in Edmonds, Washington
(northwest 1/4, Section 25, Township 27N, Range 3E). The methods used during Pentec's
reconnaissance, the results of that investigation, and our evaluation of the PIE report are.
summarized in this report. Fairbanks
Methods
The Routine Determinations wetland delineation method described in the Washington State
Wetlands Identification and Delineation Manual was used by Pentec to determine if Jersey City
jurisdictional wetlands exist on the site and to evaluate the PIE report. This manual was
developed as mandated by state law to be consistent with the US Army Corps of Engineers
(Corps) 1987 Manual. It has been adopted into state regulations, and all state and local
governments must use this delineation manual to implement the state Shoreline Management
Act and local wetlands regulations developed to comply with the Growth Management Act. Juneau
The PIE report states that they used the Washington state manual but does not provide the
specific delineation method used.
An area is a jurisdictional wetland when hydrophytic (wetland) vegetation, hydric (wetland) Long Beach
soils, and wetland hydrology are present. With few exceptions, all three parameters are
required for an area to be a jurisdictional wetland. In this investigation, presence of
hydrophytic vegetation and hydric soils within 12 inches of the soil surface were the primary
criteria used to identify wetlands. Hydrophytic vegetation was considered to be present if
Portland
more than 50 percent of the dominant plants in an area had wetland indicator statuses of
FAC, FACW, or OBL, as defined by Reed (1988) and Reed et al. (1993) (Table 1).
A Division of Hart Crowsee Inc.
120 Third Avenue South, Suite 110
Edmonds, Washington 98020-8411
Fax 425.778.9417
Tel 425.775.4682
MF
Mr. and Mrs. Clifford Shaw
June 2, 2000
Table 1 Key to wetland indicator status.
P-473-001
Page 2
Code Wetland Indicator Status Probability of Occurrence in Wetland
OBL
Obligate wetland species
> 99 percent
FACW
Facultative wet
67 to 99 percent
FAC
Facultative
34 to 66 percent
FACU
Facultative upland
1 to 33 percent
UPL
Obligate upland
< 1 percent
Notes:
+ A plus (+) sign or minus (-) sign is used with the facultative indicator categories to more specifically
define the regional frequency of occurrence in wetlands. The + indicates a more frequent
occurrence.
* An asterisk (*) identifies a tentative assignment based on limited information.
NI Indicates that a species has not been assigned an indicator status.
An indicator status in lower case (e.g., facu) denotes that no indicator status has been published, but
one has been assigned based on local field experience.
In addition to digging soil pits at the two sample plots, Pentec used a hand auger to
investigate soils to a depth of about 15 inches beneath the ground surface. Positive indicators
of hydric soils include high organic content, dark soil colors, mottling, and sulfide or rotten
egg odors. Soil colors are designated according to the Munsell® Soil Color Charts. These
include color names and, in order, notations for the three dimensions of color: hue, value, and
chroma. Saturation, evidence of inundation, and presence of hydric soils and hydrophytic
vegetation were used as positive indicators of wetland hydrology.
Delineated wetland boundaries were flagged with a combination of sequentially numbered,
yellow pin flags and pink "Wetland Boundary" flagging. Two sample plots were established
on the site and marked with orange flagging tape. The first plot (SP -1) was located in the
central portion of the wetland toward the western side of the property. The second. sample
plot (SP -2) was established in upland just east of the wetland boundary, about midway
between the northern and southern property boundaries. Our field data sheets are attached.
It appears that the PIE report and delineation of wetlands on your property is reasonable and
consistent with our own observations of conditions ori the site. This conclusion is based on
direct observation of soils, hydrology, and vegetation. Hydric, mineral soils in the area
shown as wetland in the PIE report are black or very dark gray and are either inundated or
F
Mr. and Mrs. Clifford Shaw
June 2, 2000
P-473-001
Page 3
saturated within 10 inches of the surface. In addition, portions of the area shown as wetland
in the PIE report contain peat (hydric organic) soils. The hydrologic conditions observed in
late May, as well as the appearance of the soils, are clear indicators of wetlands. Himalayan
blackberry (Rubus discolor, FACU), which has overgrown the site, is not considered a
wetland species, but.it commonly grows in wetlands in western Washington. Most of the
other plants found on the site, including red alder (Alnus rubra, FAC), salmonberry (Rubus
spectabilis, FAC+), willows (Salix spp., FACW-, FACW+), black cottonwood (Populus
balsamifera ssp. trichocarpa, FAC), and skunk cabbage (Lysichiton americanus, OBL) are
wetland indicator species.
Regulatory Implications
Wetland Classification and Buffer and Setback Requirements
The PIE report appears to be correct in classifying the wetland on your property as Category
3, which requires a 25 -ft buffer and a 15 -ft building setback from the edge of the buffer
according to the Edmonds Community Development Code (ECDC 20.15B.060, 20.15B.080,
and 20.15B.130.C, revised January 2000).-
Confirmation
000).
Confirmation of Delineated Wetiand Boundaries .
Before proceeding with detailed site planning, Pentec recommends that you request a site
confirmation visit by the Corps and the City of Edmonds in order to verify the wetland
boundaries delineated by PIE. Based on our analysis of the PIE report and our own
investigation of the site, Pentec will be able to address any questions that the Corps or City
may have regarding the delineated wetland boundary.
If you have any questions, please do not hesitate to call me at (425) 775-4682.
Sincerely,
PENTEc ENVIRONMENTALy
IcHARn K. RoBOHM
Wetland Ecologist
richard@pentecenv.com
Attachment: Field data Sheets
00473TMshawwetdet—Ldoc
DATA FORM 1
Routine Wetland Determination
(WA State Wetland Delineation Manual or
1957 Corns Wetland Delineation Manual)
Project/Site: _-<�S t PJ n
Date: . S /B160
Applicant/owner: G /� a�,�t ;p 5 /?`�L✓
County: <17vha /"Ic;A
State: W 4
Investigator(s): 14ichal &.5cur1 9"t ant
(,a
S/°T/R:
Do Normal Circumstances exist on the site?
no
esandy
Community ID: Ocrw6--$hru4
Transect ID:
Is the site significdisturbed (atypical situation)?
yes
Is the area a potential Problem Area?
ves
Plot ID:
VEGETATION
Dominant Plant Species Stratum
Indicator Dominant Plant Soecies Stratum Indicator
75% 5
41. milid 411FAc
l /I iiilJ - i�
cc urpq QAteiscq/jtlr+t
o bu'oeclabl 1 pa`'v S
'/
'
U�✓i�i �cc7 u r
�d� S
�ite..)
4 S j04
HYDROPHYTIC ti'EGETATION INDICATORS:
% of dominants OBL, FACW, & FAC:
Check all indicators that apply & explain below:
Regional knowledge of plant communities
Wetland plant list (nat' 1 or regional) 0
Physiological or reproductive adaptations
Morphological adaptations
Technical Literature
Wetland Plant Data Base
Hydrophytic vegetation present? --fe-s
no
Rationale for decision/Remarks:
HYDROLOGY
Is it the growing season9 es
no Water Marks: 69S2 no Sediment Deposits: yes
Based on: bed i jb c+n ' 5G5 �� r,,,�
Drift Lines: es o , Drainage Patterns: es o
Dept. of inundation: N inches
Oxidized Root (live roots) Local Soil Survey: yes Qq
Channels <12 in. yes,
Depth to free water in pit: inches
FAC Neutral: yes no Water -stained
Leaves: yes .no
Depth to saturated soil: '*469 inches,
Check all that apply & explain below:
Other-
therStream,
Stream,Lake or gage data:
Aerialphotographs: Other:
Wedand hydrology present?
Rationale for decision/Remarks:
yes no
r
DATA FORM 1
Routine Wetland Determination
(WA State Wetland Delineation Manual or
1987 Corms Wetland Delineation Manual)
Project/Site: 5h etC � % �5�7 , - l Jl2_
Daze: �— ��oa
Applicant/owner: C jJ �,.2 �✓/76y�
County: Fi/v 12dfylJs17
State: C -A
Investisator(s): /77/(' 2 Sul d�?u :� a
S/T/R
Do Normal Circumstances exist on the site? e no
Community ID:
Is the site significantly disturbed (atypical situation)? yes fo�
Transect ID: tlP/qsrX
Is the area a ootential Problem Area? yes
Plot ID: s' - �
VEGETATION
Dominant Plant Soecies Stratum Indicator Dominant Plant Soecies Stratum Indicator.
HYDROPHYTIC VEGETATION INDICATORS:
% of dominants OBL, FACW, & FAC: d /a
Check all indicators that apply & explain below:
Regional knowledge of plant communities Wetland plant list (nat'l or regional) OTHER
Physiological or reproductive adaptations Morphological adaptations
Technical Literature Wetland Plant Data Base
Hydrophytic vegetation present? no
Rationale for decision/Remarks:
HYDROLOGY
Is it the growing season? no Water Marks: yes no Sediment Deposits: yes'. o
Based on: loglep Drift Lines: yes no Drainage Patterns: yes 6a)
Dept. of inundation: inches Oxidized. Root (live roots) Local Soil Survey: yes
Channels <12 in. yes, o
Depth to free water in pit: inches FAC Neutral: yes no Water -stained,
Leaves: yes
N -
Depth to saturated soil: inches
Check all that apply & explain below: Other:
Stream, Lake or gage data:
Aerialhotosraohs: Other:
Wetland hydrology present? yes o
Rationale for decision/Remarks:
wetla#d 1�ec gow re g t /w
Delineation /Mitigation /Restoration /Habitat Creation /Permit Assistance 9505 19th Avenue S.E.
Suite 106
Everett, Washington 98208
(425) 337-3174
Fax (425) 337-3045
�111LI11A Wlillliill� fil"qu 114 51 ON I
;W DI IlL
CRITICAL T
Wetland Resources, Inc. Project #01279
Prepared By:
Wetland Resources, Inc.
9505 19th Ave. SE
Suite 106
Everett, WA 98208
(425) 337-3174
For:
City of Edmonds
Development Services Department
Planning Division
12150' Avenue North
Edmonds, WA 98020
November 28, 2001
TABLE OF CONTENTS
PROJECT SITE DESCRIPTION
2
WETLAND CLASSIFICATION - COWARDIN SYSTEM
2
WETLAND CLASSIFICATION - CITY OF EDMONDS
3
WETLAND DETERMINATION REPORT
3
BOUNDARY DETERMINATION FINDINGS
4
WETLAND AND BUFFER FUNCTIONS AND VALUES
5
WILDLIFE
6
USE OF THIS REPORT
6
REFERENCES
7
PROJECT SOILS MAP
8
FIELD DATA
9
CRITICAL AREAS STUDY MAP
1/1
1
Michel Property, Main Street — Critical Areas Study WRI# 01279
PROJECT SITE DESCRIPTION
Wetland Resources, Inc. (WRI) conducted a wetland delineation on November 1, 2001 to locate
jurisdictional wetlands on the approximate 1.5 acre parcel, located northeast of the intersection of
Main Street and unimproved 10 Avenue N in Edmonds, Washington. The site is located as part
of Section 24, Township 27N, Range 3E, W.M.
The property is rectangular and oriented along cardinal coordinates. A portion of Shell Creek and
its associated riparian wetland are located on-site; both extend off-site to the west. The Main Street
right-of-way borders the site to the south. Unimproved 10'h Avenue N forms the property
boundary to the west. Single -family residences adjoin the property to the north and in the southern
half of the eastern boundary. The remainder of the eastern boundary is undeveloped steep slopes,
and an unimproved public alley bisects the site.
The site is mixed deciduous-coniferous forest, with deciduous trees dominant in wetland habitats
and conifers dominant in upland areas. Plant diversity on the site is modest, with red alder (Alnus
rubra), western red cedar (Thuja plicata), western hemlock (Tsuga heterophylla), salmonberry
(Rubus spectabilis), red elderberry (Sambucus racemosa), trailing blackberry (Rubus ursinus),
lady fern (Athyrium filix femina), field horsetail (Equisetum arvense), English ivy (Hedera helix),
skunk cabbage (Lysichiton americanum), piggy-back plant (Tolmiea menziesii), tall mannagrass
(Glyceria elata) and deer fern (Blechnum spicant) noted within wetlands. Other plant species on-
site include, big-leaf maple (Acer macrophyllum), Douglas-fir (Pseudotsuga menziesii),
unidentified holly (Ilex sp.) red huckleberry (Vaccinium parvifolium), salal (Gaultheria shallon),
beaked hazelnut (Corylus cornuta), sword fern (Polystichum munitum) and Himalayan blackberry
(Rubus discolor).
Shell Creek and its associated riparian wetland are on-site critical areas. In addition, pursuant to
Edmonds Community Development Code (ECDC) section 20.15B.060(A)(3) "Geologically
Hazardous Areas" (also critical areas), the on-site steep slopes in the north part of the site meet the
criteria for designation as "Erosion Hazard Areas" (subsection "a") and "Steep Slope Hazard
Areas" (subsection "c") . Typically, 50-foot buffers measured from the top or toe of slope are
afforded all "geologically hazardous areas". Pursuant to ECDC section 20.15.060(4), Shell Creek
meets the criteria for classification as a Category 2 stream. Category 2 streams usually are granted
25-foot protective buffers from the top of banks. Pursuant to ECDC section 20.15.060(5), the on-
site wetland appears to meet the criteria for classification as a Category 2 wetland. Category 2
wetlands generally are provided with 50-foot buffers from their delineated wetland boundary. As
the wetland buffer is more restrictive than the stream buffer, this buffer is shown on the Critical
Areas Map. Referring to the Critical Areas Study Map, the entire site is critical areas.
WETLAND CLASSIFICATION - COWARDIN SYSTEM
According to the Cowardin System, as described in Classification of Wetlands and Deepwater
Habitats of the United States, the on-site wetland and stream are classified as follows:
Wetland: Palustrine, Forested, Broad-leaved Deciduous, Seasonally Flooded
Stream: Riverine, Lower Perennial, Unconsolidated Bottom, Sand
2
Michel Property, Main Street — Critical Areas Study WRI# 01279
WETLAND CLASSIFICATION — CITY OF EDMONDS
Under the ECDC, Chapter 20.1513(Critical Areas), the on-site wetland and stream are classified as
follows:
Category 2 Wetland: This wetland is comprised of one wetland class (non -mature forested), and is
greater than 5 acres in size. No federal or state listed endangered or threatened species occupy this
site, nor is this site outstanding habitat for any such designated species. Fifty foot protective
buffers are typically required.
Category 2 Stream: This stream is not identified as a "shoreline of the state" under the Edmonds
Shoreline Master Program, but is perennial. Twenty-five foot protective buffers are usually
required.
In City of Edmonds, critical areas and their buffers may be required to be placed in a separate
critical area tract or easement. The City may also require the critical area tract to be designated
"native growth protection easement". In this case, appropriate survey markers and permanent
signage shall be installed on the property at the boundary of the critical areas and/or their buffers
(20.15B.160).
WETLAND DETERMINATION REPORT
Methodology
On site, routine methodology as described in the Washington State Wetlands Identification and
Delineation Manual (Washington State Department of Ecology Publication #96-94, March 1997),
was used for this determination, as required by City of Edmonds during the permitting process.
Under this method, the process for making a wetland determination is based on three sequential
steps:
1) Examination of the site for hydrophytic vegetation (species present and percent cover).
2) If hydrophytic vegetation is found, then the presence of hydric soils is determined.
3) Determination of the presence of wetland hydrology in the area examined under the first
two steps.
Vegetation Criteria
The Washington State Wetlands Identification and Delineation Manual, 1997 edition, defines
hydrophytic vegetation as the sum total of macrophytic plant life that occurs in areas where the
frequency and duration of inundation or soil saturation produce permanently or periodically
saturated soils of sufficient duration to exert a controlling influence on the plant species present.
One of the most common indicators of hydrophytic vegetation is when more than 50 percent of a
plant community consists of species rated "facultative" and wetter on lists of plant species that
occur in wetlands.
Soil Criteria and Mapped Description
The Washington State Wetlands Identification and Delineation Manual, 1997 edition, defines
hydric soils as those that formed under conditions of saturation, flooding, or ponding long enough
during the growing season to develop anaerobic conditions in the upper part. Field indicators are
used for determining whether a given soil meets the definition and criteria for hydric soils.
The soils underlying the site are mapped in the Soil Survey of Snohomish County Area
Washington as Alderwood-Everett gravelly sandy loams, 25 to 70 percent slopes and Alderwood-
Urban land complex, 8 to 15 percent slopes. Alderwood-Everett gravelly sandy loams, 25 to 70
percent slopes are located on till plains, terraces, and outwash plains. This unit is approximately
60 percent Alderwood gravelly sandy loam and 25 percent. Everett gravelly sandy loam. This
Alderwood soil is moderately deep over a hardpan and is moderately well drained. Permeability is
moderately rapid above the hardpan and very slow through it. This Everett soil is very deep and
3
Michel Property, Main Street — Critical Areas Study WRI# 01279
somewhat excessively drained. Permeability of this soil is rapid; available water capacity is low.
Ragnar, Indianola, McKenna and Norma soils plus Ten is Medisaprists in depressional areas and
drainageway on plains are identified as inclusions. Inclusions comprise nearly 15 percent of these
areas. McKenna and Norma soils plus Terric Medisaprists are identified as "hydric soils" per
Snohomish County's Hydric Soils List.
Alderwood-Urban land complex, 8 to 15 percent slopes are located on till plains. Approximately
60 percent of this unit is Alderwood gravelly sandy loam and 25 percent Urban land. This
Alderwood soil is moderately deep and moderately well drained. Permeability of this soil is
moderately rapid above the hardpan and very slow through it; available water capacity is low.
Inclusions comprise nearly 15 percent of this unit. Included soils are Everett and Indianola soils
on terraces and terrace escarpments, and Ragnar soils on outwash plains.
Hydrology Criteria
The Washington State Wetlands Identification and Delineation Manual, 1997 edition, states that
"areas which are seasonally inundated and/or saturated to the surface for a consecutive number of
days greater than or equal to 12.5% of the growing season are wetlands, provided the soil and
vegetation parameters are met. Areas inundated or saturated between 5 and 12.5% of the growing
season in most years may or may not be wetlands. Areas saturated to the surface for less than 5%
of the growing season are non -wetlands." Field indicators are used for determining whether the
wetland hydrology parameter is met.
BOUNDARY DETERMINATION FINDINGS
Wetlands:
One riparian wetland was identified on-site. Through this wetland flows Shell Creek. Steep
slopes are present on-site, north of the wetland. Within the areas flagged as wetland, soils were
noted to be saturated and / or inundated, muck in texture, and black (N2) in color. These soils
have the characteristics of and appear to be Terric Medisaprists. Dominant vegetation not growing
on hummocks includes red alder (Fac) and western red cedar (Fac) in the canopy, salmonberry
(Fac+) in the understory, and lady fern (Fac) and piggy -back plant (Fac) in the herbaceous layer.
Other species not growing on hummocks include red elderberry (FacU), trailing blackberry
(FacU), field horsetail (Fac), skunk cabbage (Obl) and tall mannagrass (FacW+). A majority of
vegetation rated "facultative" and wetter combined with strongly reduced or "hydric" soils and
wetland hydrology results in these areas being regulated as jurisdictional wetlands.
Non -Wetland Areas:
Soils and vegetation between the on-site wetland and Main Street have undergone disturbance in
the past associated with the installation of several culverts and storm sewers on-site and under
Main Street. In these areas not flagged as wetland, facultative and invasive plants were dominant,
soil texture and compaction were indicative of disturbance, and evidence of wetland hydrology was
absent. In the north part of the property where slopes are steep and disturbance hasn't occurred,
red alder (Fac), big -leaf maple (FacU), western red cedar (Fac), western hemlock (FacU) and
Douglas -fir (FacU) provide canopy cover. Shrubs include salmonberry (Fac+), red huckleberry
(FacU) and beaked hazelnut (FacU), while sword fern (FacU), English ivy (nl) and trailing
blackberry (FacU) comprise the herbaceous layer. Evidence of wetland hydrology on these
portions of the hillside was non-existent, while soils were dark brown (10YR 3/3), loam in
texture, and very slightly moist. Hence, all three necessary parameters for classification as wetland
(i.e. wetland hydrology, hydric soils and hydrophytic vegetation) are absent in this area.
4
Michel Property, Main Street — Critical Areas Study WRI# 01279
WETLAND AND BUFFER FUNCTIONS AND VALUES
Methodology
The methodology for this functions and values assessment is based on professional opinion
developed through past field analyses and interpretation. This assessment pertains specifically to
this system, but is typical for assessments of similar systems common to western Washington.
Wetlands and their buffers in western Washington perform a variety of ecosystem functions.
Included among the most important and analyzed functions provided are stormwater storage /
floodflow attenuation, water quality improvements, and fish and wildlife habitat. Assessment of
these functions for the project site are provided below.
Analyzed Functions
Stormwater Storage / Floodflow Attenuation
Wetlands often function as natural water storage areas during periods of precipitation and
flooding. By storing water that otherwise might be channeled into open flow systems,
wetlands can attenuate or modify potentially damaging effects of storm events, reducing
erosion and peak flows to downstream systems. Additionally, the soils underlying wetlands
are often less permeable, providing long term storage of stormwater and controlling baseflows
to downstream systems. Stormwater storage capacity and floodflow attenuation are generally a
function of the size of a wetland and its topographic characteristics.
Water Quality
Surface runoff during periods of precipitation increases the potential for sediments and
pollutants to enter surface waters. Wetlands and their buffers improve water quality by acting
as filters as water passes through them, trapping sediments and pollutants from surface water.
Ponded areas within depressional wetlands also allow sediments to drop out of suspension,
thereby increasing water quality. The size of a wetland and the vegetation structure within it
are the main factors determining the capacity of this function.
Wildlife Habitat
Wetlands and their buffers have potential to provide diverse habitat for aquatic, terrestrial, and
avian species for nesting, rearing, resting, cover, and foraging. Wildlife -species are commonly
dependent upon a variety of intermingled habitat types, including wetlands, adjacent uplands,
large bodies of water, and movement corridors between them. Human intrusion, including
development within and adjacent to wetlands, and impacts to movement corridors are the
factors which may limit wetland wildlife habitat functional capacity and values.
Analysis — Existing Conditions
This riparian wetland and buffer provides many important functions for the local environment.
On-site, the size and depressional aspect of the wetland combined with the existing mosaic of
upland hummocks allows the wetland to detain, store and filter significant volumes of
stormwater adjacent to Shell Creek prior to downstream release. The densely vegetated hillside
buffer also provides very important slope stability on these hazardous slopes. In addition, the
relative openness of the forest canopy and the mosaic of habitat niches (including many snags)
function as cover and forage opportunities for many species of wildlife. Overall, the functional
capacity of this entire riparian wetland and buffer system is high and the on-site portion is a
very important part of the whole.
5
Michel Property, Main Street — Critical Areas Study WRI# 01279
WILDLIFE
At the time of our investigation, intermittent periods of rain reduced the number of wildlife species
seen or heard. Only common birds were observed, including black -capped chickadee, winter
wren, song sparrow and northern flicker. No mammals, amphibians or fish were observed, but it
is likely some amphibians occupy the site, and deer and eastern gray squirrels plus other common
forest birds would be expected to use portions of the site during some portion of the year.
USE OF THIS REPORT
This Critical Areas Study is supplied to City of Edmonds as a means of describing jurisdictional
wetland conditions as required by City of Edmonds during the permitting process. This report is
based largely on readily observable conditions and to a lesser extent, on readily ascertainable
conditions. No attempt has been made to determine hidden or concealed conditions. Reports may
be adversely affected due to the physical condition of the site and the difficulty of access which
may lead to observation or probing difficulties.
The laws applicable to wetlands are subject to varying interpretations and may be changed at any
time by the courts or legislative bodies. This report is intended to provide information deemed
relevant in the applicants attempt to comply with the laws now in effect.
The work for this report has conformed to the standard of care employed by wetland ecologists.
No other representation or warranty is made concerning the work or this report, and any implied
representation or warranty is disclaimed.
Wet and Resources, Inc.
A. 1�*
Spencer A. Smith
Wetland Ecologist
Cott Brainard
Senior Wetland Ecologist
6
Michel Property, Main Street — Critical Areas Study WRI# 01279
REFERENCES
Cowardin, et al., 1979. Classification of Wetlands and Deepwater Habitats of the United States.
U.S.D.I. Fish and Wildlife Service. FWS/OBS-79/31. December 1979.
Edmonds Communitv Development Code (Chapter 20-15B). City of Edmonds. Revised August,
1996.
National List of Plant Species that Occur in Wetlands, Northwest Region. 1996. U. S.
Department of the Interior, Fish and Wildlife Service. Washington, D.C.
Soil Survey of Snohomish County Area Washington. U.S.D.A. Soil Conservation Service. July
1983.
Washington State Wetlands Identification and Delineation Manual. Washington State Department
of Ecology. Publication #96-94. March 1997.
7
Michel Property, Main Street — Critical Areas Study WRI# 01279
KOJECT SITE
5 -
c
13 5 E p.
4•. ��: �4?d • .3v
524 17
too 78 •
5
- EDMIV
oP 23
� 78 x.18 - .. .�� • — .4:..
27
0� - °m .J .�• s r A ��...
i'
6.-�
.r 28 �'x^+pt�•' , . et. ,� , k M�1 •.� 6•i
29
Scale 1"= 2,000'
0 1000 2000 .3000 4000
SOIL LEGEND SOIL SURVEY OF SNOHOMISH J �A//��J�®� /�C
4-AL.DERWOOD-EVERETTGRAVELLYSANDY COUNTY AREA WASHINGTON 11)Yp„ y� d f
LOAMS, 25 TO 70 PERCENT SLOPES MICHEL PROPERTY o�—a, I ll--ias11
o-ALDERWOOD-UR2bNLAND COMPLEX, SECTION 24, TOWNSHIP 27N,RANGE3E ssoss.a�,n��;y_
8 TO 15 PERCENT SLOPES Oty of Edmonds Rion (125) 337-3174
Development Services Dept., Planning Otv. Fox (425) 337-3045
SOIL SURVEY SHEET NO. 56 121 Stfi ?.venue Narrh WRl :do tl 01279 E -mat moilboxVwetlandresources.com
Edmonds. WA 98020 ,^.are•. No+er cer 8. 2001
Page # 8
Conclusion: Non -wetland - Parameters for hydrophytic vegetation, hydric soils and wetland hydrology are not met.
9
Field Data
Michel Property - Main Street WRI# 01279
Investigation Date: November 1, 2001
Pit
Depth Texture Color Moisture Species
%
Status
Strata
S1
0-18" Muck N2 saturated Alnus rubra
85
Fac
tree
Wetland
Acer macrophyllum
15
FacU
tree
Rubus spectabilis
90
Fac+
shrub
Sambucus racemosa
10
FacU
shrub
Athyrium filix femina
85
Fac
herb
Hedera helix
10
ni
herb
Lysichiton americanum
5
Obl
herb
Equisetum arvense
tr
Fac
herb
Conclusion: Wetland - Parameters for hydrophytic vegetation, hydric soils and wetland hydrology are met.
S2
0-18" muck N2 inundated Amus rubra
70
Fac
tree
Wetland
Thuja plicata
15
Fac
tree
Tsuga heterophylla *
15
FacU-
tree
Rubus spectabilis
75
Fac+
shrub
Ilex spp. *
15
nl
shrub
Vaccinium parvifolium *
10
n1
shrub
Athyrium frlix femina
70
Fac
herb
Rubus laciniatus
20
FacU+
herb
Glyceria elata
5
FacW+
herb
* growing on hummocks in wetland Gaultheria shallon *
5
FacU
herb
Conclusion: Wetland - Parameters for hydrophytic vegetation, hydric soils and wetland hydrology are met.
S3
0-18" loam lOYR 3/3 v.sl. moist Alnus rubra
60
Fac
tree
Non -Wetland
Thuja plicata
15
Fac
tree
Tsuga heterophylla
15
FacU-
tree
Acer macrophyllum
10
FacU
tree
Rubus spectabilis
35
Fac+
shrub
77utja plicata
35
Fac
shrub
Vaccinum parvifolium
20
at
shrub
Corylus cornuta
10
FacU
shrub
Hedera helix
55
n1
herb
Polystichum munitum
40
FacU
herb
Rubus laciniatus
5
FacU+
herb
Conclusion: Non -wetland - Parameters for hydrophytic vegetation, hydric soils and wetland hydrology are not met.
9
Scale 1' = 30'
0 15 30 45 60
1\
Ib
Ib Ib
Z
.1. Ib_ _
,i,
ZZw
Ib
Q
I. S
0
\ 1
\'4
I-
I
i
rl
SHELL CREEK AND
RIPARIAN WETLAND
EXTEND >100' OFF-SITE
CP " SAL AREAS STUDY MAP
MICHL_` PROPERTY - MAN STREET P '�E
SECTION 24, TOWNSHIP 27N, RANGE 3E, W.M. N 5.
4 STEM
NOTE
ENTIRE PROPERTY IS CRITICAL
AREAS. WETLANDS, WETLAND
BUFFERS, AND GEOLOGICALLY
HAZARDOUS SLOPES.
STEEP SLOPE/
EROSION HAZARD
AREAS = GEOLOGICALLY
HAZARDOUS AREAS:
TOP OF SLOPE IS
LOCATED OFF-SITE
(APPROXIMATE ON-SITE
EXTENT SHOWN)
Q
D
z
•
n
r
CRITICAL AREAS STUDY MAP
MICHEL PROPERTY - MAIN STREET
CITY OF EDMONDS, WASHINGTON
0tY of Edr ds
0e 1e pment Servkes Department, Sheet VI
PI -4v Di'6t n Job p 01279
1215th Avenue North Dr.— by SA: Smith
Edmonds, WA 98020 Date November 28, 2001
Wet/andResogrces, A0
De6,eanm/1-i�boNm/RestmoHm/Warm Gem4n /Penrvr/ st,rmce
950519th A- 5 E SWre K% Everett.WashSgtm 96206
Phone (425) 337-3174
Fax (425) 337-3045
E-mail: madbox@weiiondresources.com
D
\VM1 o
_ .. ..
STREAM
GEctOG3GnLlY
rwZiwDa�s AREPS
S7 SJ
DATA P Wt5
CP " SAL AREAS STUDY MAP
MICHL_` PROPERTY - MAN STREET P '�E
SECTION 24, TOWNSHIP 27N, RANGE 3E, W.M. N 5.
4 STEM
NOTE
ENTIRE PROPERTY IS CRITICAL
AREAS. WETLANDS, WETLAND
BUFFERS, AND GEOLOGICALLY
HAZARDOUS SLOPES.
STEEP SLOPE/
EROSION HAZARD
AREAS = GEOLOGICALLY
HAZARDOUS AREAS:
TOP OF SLOPE IS
LOCATED OFF-SITE
(APPROXIMATE ON-SITE
EXTENT SHOWN)
Q
D
z
•
n
r
CRITICAL AREAS STUDY MAP
MICHEL PROPERTY - MAIN STREET
CITY OF EDMONDS, WASHINGTON
0tY of Edr ds
0e 1e pment Servkes Department, Sheet VI
PI -4v Di'6t n Job p 01279
1215th Avenue North Dr.— by SA: Smith
Edmonds, WA 98020 Date November 28, 2001
Wet/andResogrces, A0
De6,eanm/1-i�boNm/RestmoHm/Warm Gem4n /Penrvr/ st,rmce
950519th A- 5 E SWre K% Everett.WashSgtm 96206
Phone (425) 337-3174
Fax (425) 337-3045
E-mail: madbox@weiiondresources.com