2320 106TH ST SW 2025-07-21 - Laserfiche WebLink

INTRODUCTION Wetland Resources, Inc. conducted a site investigation on May 11, 2015 for the 3.9-acre parcel (Tax ID# 00535400003200) located along the south side of 1061h Street SW, southeast of the intersection with Airport Road and 106th Street SW. The site is further located within a portion of Section 23, Township 28N, Range 4E W.M. in the city of Everett, Washington. The purpose of the site visit was to identify and delineate regulated critical areas in the vicinity of a proposed new commercial development. The 2010 Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Western Mountains, Valleys, and Coast Region (Version 2.0), (2010 Regional Supplement) was used to evaluate the presence and/or absence of wetlands on the subject property. The Everett Municipal Code (EMC), Chapter 37 (Critical Areas), was used to determine critical area classifications and protection requirements. During the site investigation, WRI identified two wetlands (Wetlands A and B) immediately to the east of the subject side. Because the subject property and the adjacent property to the east are under the same owner, access was granted to locate wetlands boundaries that would affect the subject propery. Portions of the regulated buffers associated with both wetlands cross into the development site. As such, the applicant is proposing buffer averaging as part of this development application. The remainder of this report provides a detailed analysis of critical area conditions and compliance with buffer averaging requirements. SITE DESCRIPTION The subject site can be accessed via 1061h Street SW along the northern side. The site is rectangular, forested, and undeveloped. It is situated on a slight east -facing slope. Surrounding land use consists of a mix of commercial and residential use. Vegetation on the site is represented by: red alder (Alnus rubra) and Douglas fir (Pseudotsuga menziesiz) with sporadic western red cedar (Thuja plicata) and black cottonwood (Popukzs balsamifera) in the canopy, with salmonberry (Rubus spectabilis), Himalayan blackberry (Rubus armeniucus), vine maple (Ater cbcinatum), sword fern (Polystichum munitum), English ivy (Hedera helix), English holly (Ilex aquifolizcnt), English laurel (Prunus laurocewszo), and false lily of the valley (Maianthemum dilitatum) in the understory. Two wetlands were identified immediately to the east of the subject property. These are identified as Wetlands A and B. Wetland A is a depressional wetland located immediately southeast of the subject site. It is a depressional wetland without an obvious outlet and is predominately comprised of herbaceous/emergent vegetation, due to historical land uses. It receives a score of 38 points on the 2004 DOE Wetland Rating Form with a habitat score of 12 points. The wetland is therefore classified as a Category III wetland with a 60-foot standard buffer. Wetland B is a larger wetland located in a depression further to the northeast. A portion of this wetland extends westward in a depressional swale-like feature located near the eastern boundary of the subject property. Wetland B supports a forest and emergent vegetation community. Based on recent site observations, it has a high potential for storing stormwater. It appears to be a headwater wetland, as a small stream has been mapped near the outlet. Wetland B receives a total score of 51 Critical Area Study and Mitigation Plan May III, 2015 Cleareiew Market Place 1 WRI #14064