HomeMy WebLinkAbout3800 Ol Mill Rd - BuildingJuly 11, 2003
Lisa DelGuzzi
4016 Old Mill Road
Port Angeles, WA 98362
Ms. DelGuzzi,
ORT GELES
W A S H I N G T O N U S A.
DEPARTMENT OF COMMUNITY DEVELOPMENT
You have inquired about a propertjt at 3800 Old Mill Creek Road The owner, Dan Mornson has
submitted an application for a Conditional Use permit to construct a duplex on a portion of the site. The
site that you believe is a wetland has been disturbed (cleared of trees, graded, built upon) several times
in the past. Some of the disturbance occurred pnor to the Growth Management Act, which required
protection of critical areas. It is difficult to tell how much of the disturbance went on prior to GMA and
how much has occurred since. U.)
The City of Port Angeles' Wetland Inventory prepared by Sheldon and Associates of Seattle, Washington Q
in May 1995, indicates that there are wetlands in the general vicinity of this property, however, it also
states that no field inspection was done and the functional values and size are unknown. Two small
ponds exist nearby, which are man made or enhanced wetlands and serve some limited functions for water
storage or habitat. S
In July of 2001, Michael Hagen of Hagen Consulting did a field inspection of the site His report states
that the area may have been a wetland prior to its extensive disturbance and that at this time the landscape
functions of habitat diversity, significant habitat features, species of concern, anadromous fish habitat,
or wildlife corridor are minimal or nonexistent. This report goes on to say that `what remains has
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minimal hydrologic or biologic function'
Other individuals who have inspected the site include representatives from Washington State Department
of Fish and Wildlife, United States Army Corp of Engineers, and City of Port Angeles personnel, myself
included, have concluded that a wetland does not exist on the site at this time. Of the normal wetland
functions of flood storage, flood flow desynchronization, nutrient, temperature, sediment and pollutant
abatement, and groundwater recharge, this area is no longer capable of providing these functions. The
area may have contained some isolated flooding from surrounding uplands which had been diverted to
drainage structures. Remnants of those drainage structures were located and identified as being plugged
during the Hagen site visit. The plugged dram tiles located by Mr Hagen would account for recent
episodes of standing water on the site. Placement of the drainage tiles has also changed the flow patterns
on the properties to the north. Again, these historical changes in surface flow have occurred over many
years and changed the local hydrology prior to GMA requiring critical areas protection.
Current site work is being done under a Clearing and Grading Permit issued by the City of Port Angeles.
The permit application was accompanied by an engineered drainage plan approved by the City Engineer
and Public Works and Utilities Department. The drainage plan is designed to replace the functions
intended by earlier drain tiles and direct water that accumulates on the site into the City's storm drain
system. The system is designed to not affect the existing small ponds on adjacent sites, except to divert
any overflow from those ponds off of the Morrison site As designed, the system will improve conditions
occurring on properties north of the site where several subdivisions have had problems with water in
basements.
A portion of the site, along with the two small ponds on adjacent parcels, may have been a wetland
complex with associated functions in the past. More recently, the addition of drain tile and the dredging
or deepening of the pond areas has altered the functions and characteristics of the area. Due to other
development m the vicinity, (3 subdivisions to the north, development of homes to the south, alteration
of wetlands into ponds) the hydrology of the area has been forever changed. At this time the City will
protect the functions and values of the remaining small ponds. Restoration of what may or may not have
been a wetland on the Morrison property is not justifiable. It is doubtful that wetland functions and
values could be restored and relative to those functions and values, that the cost could be justified.
City Staff that I am aware of that have visited the site.
Scott Johns,
Associate Planner City of Port Angeles since March 4, 2002
Bachelor Degree in Agnculture with emphasis on soils and agronomy
Master's Degree in Urban and Regional Planning with emphasis on environment
Work history includes 17 years with the City of Spokane Parks Department, Horticultural
Division
Island County Planning Department, Associate Planner, land use and environmental review 3'A
years
Independent training in wetland and shoreline function and morphology
Wayne Groff;
Public Works Field Inspector and Survey Technician since 1982
Debra Barnes, Prior Associate Planner for City of Port Angeles