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"k 39e E7!9 xQ l7lt s.ee 33 i Ei fl .]t,S .] r[¢^SFe "•¢}Iv• v]:c Str t] •ie tSA t a•PtFS •Ae ^"]AS NS atkNov SPi S-�P]SFNSS t,.o..lS Y YY 1 Y R �1 +•+••••PI..^.Sstc Nti'[AAAPk[kCN'.cA PiM SCSlS;c tlPiitQPPP'.ip¢]vP]SAl:pv{iSxtvt[eCx lt¢ti T�.i6ilik PS l:iPiiliQli li I aE a 1� eR'11_ �a z � re ndl N.Ol,ear05� .. IIII SS-ddd CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT MEMORANDUM Date: August 8, 2013 To: City Clerk's Office From: Stacy M Tucker Subject: Land Use File Closeout Please complete the following information to facilitate project closeout and indexing by the City Clerk's Office. Project Name: Flueve de Voiles & Cogger Plat Modification LUA (file) Number: LUA-12-000104, MOD Cross -References: LUA09-016, LUA09-025, LUA09-052, LUA13-000840; F AKA's: Project Manager: Rocale Timmons Acceptance Date: December 19, 2012 Applicant: Charles Spaeth Owner: Soos Creek Real Estate LLC Contact: William Taylor PID Number: 6199000240;6199000241;6199000260 ERC Decision Date: ERC Appeal Date: Administrative Approval: March 21, 2013 Appeal Period Ends: April 4, 2013 Public Hearing Date: Date Appealed to HEX: By whom: HEX Decision: Date: Date Appealed to Council: By Whom: Council Decision: Date: Mylar Recording Number: Project Description: Application requesting modification to the Flueve des Voiles Preliminary Plat and Cogger Short Plat. Location: SE 192nd Street Comments: Denis Law - lty Mayor' S Department of Community and Economic Development March 21, 2013 C.E."Chip"Vincent, Administrator Charles Spaeth Soos Creek Real Estate, LLC 6839 Ravenna Ave NE Seattle, WA 98115 Subject: Minor Amendment Approval LUA12-000104, MOD Flueve des Voiles (LUA09-052) & Cogger (LUA09-016) Modification Dear Mr. Spaeth, We have reviewed the approved Flueve des Voiles Preliminary & Cogger Short Plats. The applications were originally filed with the King County Department of Development and Environmental Services for Environmental (SEPA) Review and Preliminary and Short Plat approval. The approved subdivision of the 6.63 acre Flueve des Voiles site totals 39 - lots. The 1.25 acre Cogger site totals 8 -lots. The plats would be used for the eventual development of single family residences; with tracts for stormwater, joint use driveways and sensitive areas. The project site is located within the City's Residential - 4 (R-4) dwelling units per acre zoning designation; however, the project is vested to King County's R-4 zoning designation's development regulations. The revisions below are approved as part of a minor amendment to the preliminary and short plat, as allowed by Renton Municipal Code (RMC) 4-7-080M. The approved amended preliminary plat conditions are also listed below. The approved revisions include clarification of required impact fees and a condition for compliance with Renton's Residential Design Standards. Minor Modification Request of Appro.ved Preliminary Plat The requested revisions are summarized below and shown in Exhibit A: 1. Combine Flueve des Voiles Preliminary Plat and Cogger Short Plat into one application. 2. Revise the internal road layout. 3. Eliminate proposed recreation space. . 4. Revise utility infrastructure plan to accommodate new road layout. Renton Municipal Code Section 4-7-080M, allows minor adjustments to an approved preliminary plat, provided there is no: 1. Decrease the aggregate area of open space in the subdivision by ten percent (10%) or more; 2. Increase the number of lots in the subdivision beyond the number previously approved; Renton City Hall . 1055 South Grady Way . Renton, Washington 98057 • rentonwa.gov Charles Spaeth March 21, 2013 Page 2 of 12 3. Result in a violation of develop mentstandards; 4. Relocate any roadway access point to an exterior street from the plot; 5. Propose phasing of plat development; or 6.. increase significantly any adverse impacts or undesirable effects of the plat on the community or surrounding area. Background Wetland: In order to preserve and protect the wetland and its buffer the applicant will be required, as part of the Preliminary Plat approval, to establish a Native Growth Protection Easement over that part of the site encompassing the stream/wetland and buffer area. As a condition of approval the applicant would be required to submit a Final Mitigation Plan demonstrating compliance with RMC 4-3-050 for impacts to the wetland buffer as a result of grading. The Final Mitigation plan shall be submitted to and approved by the Current Planning Project Manager prior to utility construction permit approval. Landscaping: The applicant is proposing a revised road layout which includes a planter strip within the right of way. The applicant has submitted a revised conceptual landscape plan which depicts street trees planted within the right-of-way planter. However, the landscape plan does not depict on site landscaping. As a condition of approval the applicant would be required to submit a Final Mitigation Plan demonstrating compliance with RMC 4-3-050 for impacts to the wetland buffer as a result of grading. The Final Mitigation plan shall be submitted to and approved by the Current Planning Project Manager prior to utility construction permit approval. Recreation: KCC 21A.14 requires subdivisions in the R zone classifications to either provide on-site recreation space or pay a fee to the KC Parks Division for establishment and maintenance of neighborhood parks. The applicant has proposed to eliminate the proposed recreation space. In order to eliminate the recreation space requirement, the applicant would be required, as a condition of approval, to provide a revised plat plan with adequate area; either by easement or an alternative method, to locate the Soos Creek Regional Trail within the outer third of the wetland buffer. The revised plat plan shall be submitted to and approved by the Current Planning Project Manager and the King County Parks Department prior to Final Plat Approval. Analysis of Request The following table contains an analysis of the criteria outlined in RMC 4-7-080M: Criteria Criteria Met There is no decrease the oggregote area of open space in the subdivision x by ten percent (10%) or more, Charles Spaeth March 21, 2013 Page 3 of 12 There is no increase the number of lots in the subdivision beyond the X number previously approved. The proposal does not result in a violation of development standards. X The proposal does not relocate any roadway access point to on exterior X street from the plat. The applicant is not proposing the phasing of plot development. X The proposal does not increase significantly any adverse impacts or X undesirable effects of the plot on the community or surrounding area. Amended Conditions of Approval for the Flueve des Voiles Preliminary Plat Compliance with all platting provisions of the Renton Municipal Code (RMC) 4-8-110. The plat shall comply with the base density and minimum density requirements of the R-6 zone classification in place in King County on December 11, 2006. All lots shall meet the minimum dimensional requirements of said R-6 zone classification or shall be as shown on the face of the approved preliminary plat, whichever is larger, except minor,revisions to the plat which do not result in substantial changes may be approved at the discretion of the City of Renton Planning Division. All future houses within the plat shall substantially conform to the guidelines listed in Renton Municipal Code (RMC) 4-2-115 Residential Design and Open Space Requirements. The City shall review and approve modifications from strict adherence to the prescribed standards provided the applicant demonstrates design alternates meeting the spirit and intent of the guidelines. The houses shall otherwise be in conformance with applicable vested King County setback requirements and other associated land use standards for development. Any plat boundary discrepancies shall be resolved to the satisfaction of the Renton Planning Division prior to the submittal of the final plat documents. As used in this condition, "discrepancy" is a boundary hiatus, an overlapping boundary or a physical appurtenance which indicates an encroachment, lines'of possession or a conflict of title. 3. All construction and upgrading of public and private roads shall be done in accordance with the King County Road Standards established and adopted by Ordinance No. 11187, as amended (1993 KCRS), or as otherwise modified by agreement between the City of Renton Development Services Division and the applicant per RMC 4-9-250D. 4. The applicant must obtain the approval of the Renton Fire Department for the adequacy of the fire hydrant, water main, and fire flow standards of RMC 4-5-070. 5, f=inal plat approval shall require full compliance with the drainage provisions set forth in Renton Municipal Code. Compliance may result in reducing the number and/or location of lots as shown on the approved preliminary plat. Preliminary review has identified the following conditions of Charles Spaeth March 21, 2013 Page 4 of 12 approval which represent portions of the drainage requirements. All other applicable requirements in Renton Municipal Code and the King County Surface Water Design Manual (KCSWDM) must also be satisfied during engineering and final review. a. Drainage plans and analysis shall comply.with the 1995 KCSWDM and applicable updates adopted by King County and must meet the standards for Level I detention and basic water quality standards. Development Services approval of the drainage and roadway plans is required prior to any construction. b. Current standard plan notes and ESC notes, as established by Development Services, shall be shown on the engineering plans. c. The following note shall be shown on the final recorded plat: "Ali building downspouts, footing drains, and drains from all impervious surfaces such as patios and driveways shall be connected to the permanent storm drain outlet as shown on the approved construction drawings on file with the City of Renton. This plan shall be submitted with the application of any building permit. All connections of the drains must be constructed and approved prior to the final building inspection approval. For those lots that are designated for individual lot infiltration systems, the systems shall be constructed at the time of the building permit and shall comply with plans on file." d. A maintenance access easement to City of Renton is required for maintenance of the stormwater facility. e. A drainage conveyance pipe is required to allow for offsite stormwater conveyance, in general conformance with the conceptual grading.and drainage plan submitted. This pipe shall be sized appropriately, per the KCSWDM at engineering plan submittal. f. The 100 -year floodplain for any onsite streams or wetlands shall be shown on the engineering plans and the final plat per Special Requirement 2 of the KCSWDM. g. A drainage adjustment (1-06V0.040) is approved for this site. All conditions of approval for this adjustment shall be met prior to approval of the engineering plans. 6. The proposed subdivision shall comply with the 1993 King County Road Standards (KCRS) including the following requirements: a. 124th Ave SE and the internal loop road shall be improved at a minimum to the urban subaccess street standard. The stub road to the north, adjoining Lots 6, 7 and 8, shall also be improved at a minimum to the urban subaccess street standard. b. A land transfer agreement between the applicant and KC Dept. of Natural Resources and Paries has been negotiated for the obtainment of additional ROW at the northeast corner of the proposed SE 192"d St/124th Ave SE intersection, required to construct the 124th Ave SE improvements. The necessary R/W, which is shown on a Proposed Land Transfer Diagram received June 30, 2006, shall be acquired prior to engineering plan approval. Charles Spaeth March 21, 2013 Page 5 of 12 c. Tracts F and H shall be improved at a minimum as private access tracts per Section 2.09 of the KCRS. These tracts shall include curb and gutter section driveway entries. The private access tracts shall be owned and maintained by the lot owners served. Notes to this effect shall be shown on the engineering plans and the final plat. d. Street modifications may be approved by City of Renton Development Services Division according to the modification procedures of Renton Municipal Code 4-9-250D. Approval shall be by City of Renton Development Services Division in place of DDES. Otherwise, condition #8 remains unchanged. 7. All utilities within proposed rights-of-way must be built and approved per RMC 4-7-200 prior to final plat recording. 8. The applicant or subsequent owner shall comply with the applicable City of Renton traffic impact fee schedule in place at time of fee payment. The applicant has the option to either: '(1) pay the traffic impact fee at the final plat.recording; or (2) pay the impact fee at the time of building permit issuance. If the first option is chosen, the fee paid shall be the fee in effect at the time of final plat application and a note shall be placed on the face of the plat that reads, "All traffic impact fees required by.Renton Municipal Code have been paid." If the second option is chosen, the fee paid shall be the amount in effect as of the date of building permit application. 9. Off-site access to the subdivision shall be over a full -width improved road which has been accepted by Renton for maintenance. If a proposed access road meeting those standards has not been accepted by Renton at the time of recording, then said road shall be fully bonded by the applicant of this subdivision. 7. The proposed subdivision shall comply with the Sensitive Areas Code as outlined in the applicable version of Chapter 21A.24 KCC (the pre -2005 version). Permanent survey markings and signs as specified in K.C.C. 21A.24.160 shall also be addressed prior to final plat approval. Temporary marking of sensitive areas and their buffers (e.g., with bright orange construction fencing) shall be placed on the site and shall remain in place until all construction activities are completed. S. Preliminary plat review has identified the following specific requirements which apply to this project. All other applicable requirements from RMC 4-3-050 Critical Areas Regulations shall also be addressed by the. applicant. A. Wetlands The Class 1 wetland shall have a minimum buffer of 100 feet, measured from the wetland edge. The wetland and its respective buffers shall be placed in a dative Growth Protection Area as outlined in RMC 4-3-050E.4. A minimum building setback line of 15 feet shall.be required from the edge of the tract. A final mitigation plan shall be required during engineering review. Charles Spaeth March 21, 2013 Page 6 of 12 Off-site utility construction within wetlands, aquatic areas, or buffers may require additional permits_ This will be reviewed and determined during engineering review. Wetland hydrology may not be altered either during or after development. A hydrology analysis may be required during engineering review to show how wetland hydrology will be maintained after the site is developed. The engineering plans shall be routed to Critical Areas Staff for review of compliance to the above conditions. B. Alterations to Streams or Wetlands If alterations of streams and/or wetlands are approved in conformance with RMC 4-3-050, then a detailed plan to mitigate for impacts from those alterations will be required to be reviewed and approved along with the plat engineering plans. A Surety Device consistent with RMC 4-1- 230 will be required at the time of plan approval to guarantee that the mitigation measures are installed according to the plan. Once the mitigation work is completed to City of Renton's Planning Division's satisfaction, the performance surety device may be replaced by a maintenance surety device for the remainder of the five-year monitoring period to guarantee the success of the mitigation. The applicant shall be responsible for the installation, maintenance and monitoring of any approved mitigation. The mitigation plan must be implemented prior to final inspection of the plat. C. Geotechnical The applicant shall.delineate all on-site erosion hazard areas on the final engineering plans (erosion hazard areas are defined in RMC 4-3-050). The delineation of such areas shall be approved by Renton Development Services Division. The requirements found in RMC 4-3-050 concerning erosion hazard areas shall be met, including seasonal restrictions on clearing and grading activities. A special geotechnical construction inspection of the road improvements, onsite grading and compaction, subsurface drainage, and any required retaining walls is required. Special construction inspections of the above construction elements are required to ensure compliance with the geotechnical report recommendations and to address unanticipated soil and groundwater conditions. Daily inspection reports shall be submitted.to the assigned City of Renton Inspector during the Construction phases of those improvements. A final construction report shall be submitted verifying compliance with the geotechnical recommendations and providing foundation design parameters for future residential construction. Notes requiring the above shall be shown on the engineering plans. Geotechnical special inspection of bearing soils for future home foundations is required. Note to this effect shall be shown on the engineering plans and the final plat. 9. The following note shall be shown on the final engineering plan and recorded plat: Charles Spaeth March 21, 2013 Page 7 of 12 RESTRICTIONS FOR SENSITIVE AREA TRACTS AND SENSITIVE AREAS AND BUFFERS Dedication of a sensitive area tract/sensitive area and buffer conveys to the public a beneficial interest in the land within the tract/sensitive area and buffer. This interest includes the preservation of, native vegetation for all purposes that benefit the public health, safety and welfare, including control of surface water and erosion, maintenance of slope stability, and protection of plant and animal habitat. The sensitive area tract/sensitive area and buffer imposes upon all present and future owners and occupiers of the land subject to the tract/sensitive area and buffer the obligation, enforceable on behalf of the public by the City of Renton, to leave undisturbed all trees and other vegetation within the tract/sensitive area and buffer. The vegetation within the tract/sensitive area and buffer may not be cut, pruned, covered by fill, removed or damaged without approval in writing from the.City of Renton or its successor agency, unless otherwise provided by law. The common boundary between the tract/sensitive area and buffer and the area of. development activity must be marked or otherwise flagged to the satisfaction of the City of Renton prior to any clearing, grading, building construction or other development activity on a lot subject to the sensitive area tract/sensitive area and buffer. The required marking or flagging shall remain in place until all development proposal activities in the vicinity of the sensitive area are completed. No building foundations are allowed beyond the required 15 -foot building setback line, unless otherwise provided by law. 10. The applicant shall be required to provide a revised plat plan with adequate area, either by easement or an alternative method, to locate the Soos Creek Regional Trail within the outer third of the wetland buffer_ The revised plat plan shall be submitted to and approved by the City of Renton Current Planning Project Manager and the King County Parks Department prior to Final Plat Approval. 11. A homeowners' association or other workable organization shall be established to the satisfaction of Renton Development Services Division which provides for the ownership and continued maintenance of the recreation, open space and critical area tract(s). 12. Street trees shall be provided as follows (per KCRS 5.03 and K.C.C. 21A.15.050): a. Trees shall be planted at a rate of one tree for every 40 feet of frontage along all roads. Spacing may be modified to accommodate sight distance requirements for driveways and intersections. b. Trees shall be located within the street right-of-way and planted in accordance with. Drawing No. 5-009 of the 1993 King County Road Standards, unless King County Department of Transportation determines that trees should not be located in the street right-of-way. c. If City of Renton determines that the required street trees should not be located within the right-of-way, they shall be located no more than 20 feet from the street right-of-way line. Charles Spaeth March 21, 2013 Page 8 of 12 d. The trees shall be owned and maintained by the abutting lot owners or the homeowners association or other workable organization unless the county has adopted a maintenance program, Ownership and maintenance shall be noted on the face of the final recorded plat. e. The species of trees shall be approved by City of Renton if located within the right-of- way, and shall not include poplar, cottonwood, soft maples, gum, any fruit -bearing trees, or any other tree or shrub whose roots are likely to obstruct sanitary or storm sewers, or that is not compatible with overhead utility lines f. The applicant shall submit a street tree plan and bond quantity sheet for review and approval by the City of Renton prior to engineering plan approval. g. The applicant shall contact Metro Service Planning at (206) 684-1622 to determine if 124th Avenue SE is on a bus route. If 124th Avenue SE is a bus route, the street tree plan shall also be reviewed by Metro. h. The street tre.es must be installed and inspected, or a performance bond posted prior to recording of the plat. if a performance bond is posted, the street trees must be installed and inspected within one year of recording of the plat. At the time of inspection, if the trees are found to be installed per the approved plan, a maintenance bond must be submitted or the performance bond replaced with a maintenance bond, and held for one year. After one year, the maintenance bond may be released after the,City of Renton has completed a second inspection and determined that the trees have been kept healthy and thriving. 13. A landscape inspection fee shall also be submitted prior to plat recording. The inspection fee is subject to change based on the current City fees 14. Based on current information and transportation plans by the City of Kent, the signalization of SE 192nd St and 124th Ave SE is no longer required. The SEPA approval for the project has been revised by the City of Renton to correct this condition to recognize that the intersection will be stop sign protected for the new southbound approach on 124th Av SE. The intersection will need to be completed per City of Kent standard requirements under separate permit from the City of Kent.. 15. To implement appropriate tree retention standards under RMC 4-4-130, a detailed tree retention plan shall be submitted with the engineering plans for the subject plat. The tree retention plan (and engineering plans) shall be consistent with the requirements of RMC 4-4- 130. No clearing of the subject property is permitted until the final tree retention plan is approved by Renton Development Services Division. Flagging and temporary fencing of trees to be retained shall be provided, consistent with RMC 4-4-130. The placement of impervious surfaces, fill material, excavation work, or the storage of construction materials is prohibited within the fenced areas around the preserved trees, except for grading work permitted pursuant to RMC 4-4-130. 16, if the adjacent Wehrman subdivision development (L04P0027/LUA09-025) is not completed prior to final plat approval of the subject development, certification shall be provided by Charles Spaeth March 21, 2013 Page 9 of 12 Development Services that safe walking conditions are provided for public elementary school children residing in the subject development, along a reasonably direct and lawful route to their elementary school or, in the alternative, that they are provided with school bus service to the school and safe walking conditions are provided to the pertinent school bus stop. Amended Conditions of Approval for the Cogger Short Plat 1. Compliance with all platting provisions of the Renton Municipal Code (RMC) 4-8-11.0. All persons having an ownership interest in the subject property shall sign on the face of the final short subdivision. 2. Surface Water Management (KCC 9) 2005 King County Surface Water Design Manual (SWDM) A. The drainage facilities shall meet the requirements of the 2005 King County Surface Water Design Manual (KCSWDM). The facilities shall meet the requirements for Conservation Flow Control and Basic Water Quality menu in the KCSWDM. B. A drainage adjustment (LO6V0040) is approved for this site. All conditions of approval for this adjustment shall be met prior to approval of the engineering plans. This adjustment allows use of an offsite shared drainage facility in the adjoining plat of. Flueve Des Voiles 1_04130002. This short plat approval is therefore fully dependent on the construction of the above subdivision. 3. All construction and upgrading of public and private roads shall be done in accordance with the King County Road Standards established and adopted by Ordinance No. 11187, as amended (1993 KCRS), or as otherwise modified by agreement between the City of Renton Development Services Division and the applicant per RMC 4-9-2SOD. A. This short plat is fully dependent on the offsite road construction for the plat of Flue-ve Des Voiles. Access to the.short plat is to be provided to SE 192nd Street through the plat of Flueve'Des Voiles. Compliance with Section 1.03(D) of the KCRS is required prior to recording the short plat. B. The internal access road (122nd Ave SE) shall be improved to the urban minor access street with sidewalk on one side. C. Modifications to the above road conditions may be considered according to the variance provisions in Section 1.08 of the KCRS 4. Health (KCC 13) This project is exempt from further.King County Health Department review. However, if improvements are required from the Sewer and/or the Water District, then verification shall be required from said District(s) that the improvements have been bonded and/or installed, prior to final recording of the short plat. 5. The applicant shall comply with all applicable -provisions of RMC 4-3-OSO which includes seasonal restrictions on clearing and grading activities. Charles Spaeth March 21, 2013 Page 10 of 12 6. The applicant must obtain the approval of the Renton Fire Department for the adequacy of the fire hydrant, water main, and fire flow standards of RMC 4-5-070. 7. Zoning Code (KCC 21A) A. Density and Dimensions (KCC 21A.12) The plat shall comply with the base density and minimum density requirements of the R-6 zone classification in place in King County on December 11, 2006. All lots shall meet the minimum dimensional requirements of said R-6 zone classification or shall be as shown on the face of the approved preliminary plat, whichever is larger, except that minor revisions to the plat which do not result in substantial changes may be approved at the discretion of the City of Renton Planning Division. All future houses within the plat shall substantially conform to the guidelines listed in Renton Municipal Code (RMC) 4-2-115 Residential Design and Open Space Requirements. The City shall review and approve modifications from strict adherence to the prescribed standards provided the applicant demonstrates design alternates meeting the spirit and intent of the guidelines. The houses shall otherwise be in conformance with applicable vested King County setback requirements and other associated land use standards for development. Any plat boundary discrepancies shall be resolved to the satisfaction of the Renton Planning Division priorto the submittal of the final plat documents. As used in this condition, "discrepancy" is a boundary hiatus, an overlapping boundary or a physical appurtenance which indicates an encroachment, lines of possession or a conflict of title. B. Street Trees (KCC 21A.16) Street trees shall be provided as follows (per KCRS 5.03 and KCC 21A.16.050): a.Trees shall be planted at a rate of one tree for every 40 feet of frontage along all roads. Spacing may be modified to accommodate sight distance requirements for driveways and intersections. b.Trees shall be located within the street right-of-way and planted in accordance with Drawing No. 5-009 of the 1993 King County Road Standards, unless the City of Renton determines that trees should not be located in the street right-of- way. c. If the City of Renton determines that the required street trees should not be located within the right-of-way, they shall be located no more than 20 feet from the street right-of-way line. d.The trees shall be owned and maintained by the abutting lot owners or the homeowners association or other workable organization unless the City has adopted a maintenance program. Ownership and maintenance shall be noted on the face of the final recorded plat. Charles Spaeth March 21, 2013 Page 11 of 12 e.The species of trees shall be approved by the City of Renton if located within the right-of-way; and shall not include poplar, cottonwood, soft maples, gum, any fruit -bearing trees, or any other tree or shrub whose roots are likely to obstruct sanitary or storm sewers, or that is not compatible with overhead utility lines. f. The applicant shall submit a street tree plan and bond quantity sheet for review and approval by the City of Renton prior to engineering plan approval g.The street trees must be installed and inspected, or a performance bond posted prior to recording of the plat. If a performance bond is posted, the street trees must be installed and inspected within one year of recording of the plat. At the time of inspection, if the trees are found to be installed per the approved plan, a maintenance bond must be submitted or the performance bond replaced with a maintenance bond, and held for one year. After one year, the maintenance bond may be released after the City of Renton has completed a second inspection and determined that the trees have been kept healthy and thriving. 8. The applicant or subsequent owner shall comply with the applicable City of Renton traffic impact fee schedule in place at time of fee payment. The applicant has the option to either: (1) pay the traffic impact fee at the final plat recording, or (2) pay the impact fee at the time of building permit issuance. If the first option is chosen, the fee paid shall be the fee in effect at the time of final plat application and a note shall be place on the face of the plat that reads, "All traffic impact fees required by Renton Municipal Code have been paid." If the second option is chosen, the fee paid shall be the amount in effect as of the date of building permit application. 9. A homeowners' association or other workable organization shall be established to the satisfaction of Renton Development Services Division which provides for the ownership and .continued maintenance of the recreation, open space and critical area tract(s) and shall be coordinated with the homeowner's association of the Plat of Fleuve Des Voiles File No. L04P0002. . 10. In coordination with the Fleuve des Voiles Plat No. L04P0002 the applicant shall be required to provide a revised plat plan with adequate area, either by easement or an alternative method, to locate the Soos Creek Regional Trail within the outer third of the wetland buffer. The revised plat plan shall be submitted to and approved by the City of Renton Current Planning Project Manager and the King County Parks Department prior to Final Plat Approval. 11. The applicant shall also meet those conditions established under the Plat of Fleuve Des Voiles File No. L04P0002, where the recreation space will be shared with both the plat and short plat. This decision to approve the minor amendment to the Flueve des Voiles Preliminary and Cogger Short Plat is subject to a fourteen (14) day appeal period from the date of this letter. Any appeals of the administrative decision must be filed with the required fee to the City of Renton Hearing Examiner by 5:00 pm, April 4, 2013. Charles Spaeth March 21, 2013 Page 12 of 12 If you have any further questions regarding requirements for this project, please contact Rocale Timmons at 425-430-7219 or rtimmons@rentonwa.go�. Sincerely, Neil Watts, Director Development Services Director cc: Chip Vincent, CEO Administrator Kayren Kittrick. Plan Review Manager Jennifer Henning, Current Planning Manager Jan Illian, Plan Reviewer DEPARTMENT OF COMMUNITY 11001 a 1'n'°ftr,a AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: January 11, 2013 TO: Rocale Timmons FROM: Bob Mac Onie SUBJECT: Fleuves des Voiles & Cogger, LUA-12-000104-MOD Format and Legal Description Review I have reviewed the above referenced final plat submittal and have the following comments: The final plat document must be prepared under the direction of and stamped by a licensed "Professional Land Surveyor." Note the City of Renton land use action number and land record number, LUA-12- 000104-MOD and LND-10-0499, respectively, on the final plat submittal. The type size used for the land record number should be smaller than that used for the land use action number. Please note that the land use action number provided will change when this subdivision changes from preliminary to final plat status. Show two ties to the City of Renton Survey Control Network. The geometry will be checked by the city when the ties have been provided. Provide sufficient information to determine how the plat boundary was established. Include a statement of equipment and procedures used, per WAC32-130-100. Note the date the existing city monuments were visited and what was found, per WAC 332-130-150. Provide lot closure calculations. Indicate what has been, or is to be, set at the corners of the proposed lots and right of way monumentation. hAle sysllnd - land subdivision & surveying recordsllnd-10 - plats10499(flcuvc des voiles & cogger)1ry 12011 l.doc Page 2 of 3 01111!2013 Note discrepancies between bearings and distances of record and those measured or calculated, if any. The lot addresses will be provided by the city at final plat submittal. Note said lot addresses on the plat drawing. Do note encroachments. If the abutting properties are platted, note the lot numbers and plat name on the drawing otherwise note them as 'Unplatted'. Note the research resources on the plat submittal. Note all easements, covenants and agreements of record on the plat drawing. The City of Renton "APPROVALS" blocks for the City of Renton Administrator, Public Works Department, the Mayor, City Clerk and the Finance Director. A pertinent approval block is also needed for the King County Assessor's Office. Provide signature lines as required. If there is a Restrictive Covenants, Conditions & Restrictions document for this plat, then reference the same on the plat drawing and provide a space for the recording number thereof. Note that if there are restrictive covenants, agreements or easements to others (neighboring property owners, etc.) as part of this subdivision, they can be recorded concurrently with the plat. The plat drawings and the associated document(s) are to be given to the Project Manager as a package_ The plat document will be recorded first (with King County). The recording number(s) forthe associated document(s) (said documents recorded concurrently with, but following the plat) need to be referenced on the plat drawings. There needs to be language regarding the conveyance of the tracts created by the plat; please check with the Stormwater Utility to see if they will require that the City be the owner of the tracts containing Stormwater detention facilities, if not and if there is to be a Homeowners' Association (HOA) created for this plat, include conveying ownership as appropriate. The foregoing statements are to be accompanied by language defining the maintenance responsibilities for any infrastructure located on tracts serving the plat or reference to a separate recording instrument detailing the same. Please discuss with the Stormwater Utility any other language requirements regarding surface water BMPs and other rights and responsibilities. hafilc sysllnd - land subdivision & surveying recordsllnd-10 - plats10499(fleuve des voiles & cogger)1rv12011.1.doc Page 3 of 3 0 V 11/2013 All vested owner(s) of the subject plat, at the time of recording, need to sign the final plat. For the street dedication process, include a current title report noting the vested property owner. The access road 124th Ave SE appears to use a portion of the King County property to the east. Please provide a formal easement for such use. hAfile sysllnd - land subdivision & surveying recordsllnd-10 - plats10499(fleuve des voiles & cogger)lry 12011 1.doc DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: December 19, 2012 TO: Ali Reviewing Departments 1e� FROM: Rocale Timmons, Planning Division SUBJECT: LUA12-000104 Fleuve de Voiles & Cogger rt Plat Modifications (LUA09-052 & LUA09-016) Attached you will find the following documents: • Revised Project Narrative • Revised Critical Area report • Preliminary Plat Plan • Grading Pian Grading profiles • Drainage Control Plan • Landscape Plan • Tree Retention Plan • Wetland Assessment Plan • Drainage Report Changes were made to the approved plats in order to combine the plat and short plat, redesign the lot/road layout, and eliminate the King County required recreation space. Please review these plans and provide comments by January 2, 2013. Feel free to let me know if you have any questions, ext. 7219. Thank you. C hAced\planning\current planning\projects112-000104.rocale\revision memo_docx -.` DEPARTMENT DE COMMUNITY � C:ityof��� AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: December 19, 2012 TO: All Reviewing Departments ('s FROM: Rocale Timmons, Planning Division SUBJECT: LUAZZ-000104 Fleuve de Voiles & Cogger Short Plat Modifications (LUA09-052 & LUA09-016) Attached you will find the following documents: • Revised Project Narrative • Revised Critical Area report * Preliminary Plat Plan • Grading Plan • Grading profiles • Drainage Control Plan • Landscape Plan • Tree Retention Plan • Wetland Assessment Plan • Drainage Report Changes were made to the approved plats in order to combine the plat and short plat, redesign the lot/road layout, and eliminate the King County required recreation space. Please review these plans and provide comments by January 2, 2013. Feel free to let me Know if you have any questions, ext. 7219. Thank you. ely-li-X. r"7 C�' C, 4-0 cwy ? 1701 1 l • 'i f 0 `0A t �..3 �F+/ A4 Z Vr 3-7 t5 C'�`T 2. 0,r%f : s D " hA pdlplanninganent planninVTS ro}ects112-000194.rocalelrevision memo.docx U<-e—G� .0 M044r� co i dcL � �-x.�'�y �6"l Q �( DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: December 19, 2012 TO: All Reviewing Departments FROM: Rocale Timmons, Planning Division SUBJECT: LUA12-000104 Fleuve de Voiles & Cogger Short Plat Modifications (LUA09-052 & LUA09-016) Attached you will find the following documents: • Revised Project Narrative • Revised Critical Area report • Preliminary Plat Plan • Grading Plan • Grading profiles • Drainage Control Plan • Landscape Plan • Tree Retention Plan • Wetland Assessment Plan • Drainage Report Changes were made to the approved plats in order to combine the plat and short plat, redesign the lot/road layout, and eliminate the King County required recreation space. Please review these plans and provide comments by January 2, 2013. Feel free to let me know if you have any questions, ext. 7219. Thank you. P—C2 (f-Je( iV � 'V /2V27// 2 s A;�-- "off �o D - T -44r -M a Lv 2. h:lcedlplanninglcurrent plarnninglprojects112-000104.rocalelrevision memo.docx DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT L� M E M Q R A N Q U M DATE: December 19, 2012 TO: All Reviewing Departments FROM: Rocale Timmons, Planning Division SUBJECT: LUA12-000104 Fleuve de Voiles & Cogger Short Plat Modifications (LUA09-052 & LUA09-016) Attached you will find the following documents: • Revised Project Narrative • Revised Critical Area report • Preliminary Plat Plan • Grading Plan • Grading profiles Drainage Control Plan • Landscape Plan + Tree Retention Plan • Wetland Assessment Plan + Drainage Report Changes were made to the approved plats in order to combine the plat and short plat, redesign the lot/road layout, and eliminate the King County required recreation space. Please review these plans and provide comments by January 2, 2013. Feel free to let me know if you have any questions, ext. 7219. Thank you. hacedlplanning\current planning\projects112-000104.rocalelrevision memo.docx City of Renton /_��x l2 0�jolb LAND USE PERMIT NO) Zdj; MASTER APPLICATION, PROPERTY OWNER(S) NAME: Soos Creek Real Estate, LLC ADDRESS: 6839 Ravenna Avenue NE CITY: Seattle, WA ZIP: 98115 TELEPHONE NUMBER: 206-526-8481 APPLICANT (if other than owner) NAME: Charles Spaeth COMPANY (if applicable): Soos Creek Real Estate, LLC ADDRESS: 6839 Ravenna Avenue NE CITY: Seattle, WA ZIP: 98115 TELEPHONE NUMBER: 206-526-8481 CONTACT PERSON NAME: William N. (Bill) Taylor, P.E. COMPANY (if applicable): TEC, Inc, ADDRESS: P.O. Box 1787 CITY: Issaquah, WA ZIP: 98027 TELEPHONE NUMBER AND EMAIL ADDRESS: 425-391-1415 btaylor@teccivil.com Z:'JOB51200.2991294 jma'tiadminlI.,and Use Permit masterapp.docx - 1 - PROJECT INFORMATION PROJECT OR DEVELOPMENT NAME: Fleuve des Voiles & Cogger Plats PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: Just north of SE 192nd Street and west of 1241h Avenue SE, 98058 KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): 6199000240,6199000260 & 6199000241 EXISTING LAND USE(S): Vacant PROPOSED LAND USE(S): 47 residential lot subdivision EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: i RLD PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable) EXISTING ZONING: King county R6 (vested) I PROPOSED ZON#NG (if applicable): SITE AREA (in square feet): 343,470 sf SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE DEDICATED: 62,290 sf SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: 2,600 sf PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (if applicable) 5.96 NUMBER OF PROPOSED LOTS (if applicable) 7 NUMBER OF NEW,DWELLING UNITS (if applicable): 3 03111 PROJECT INFORMA NUMBER OF EXISTING DWELLING UNITS (if applicable): SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if applicable): NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): a TION (continuo! PROJECT VALUE: $2,000,000-00 IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): ❑ AQUIFIER PROTECTION AREA ONE ❑ AQUIFIER PROTECTION ARI=A TWO - ❑ FLOOD HAZARD AREA sq. ft. ❑ GEOLOGIC HAZARD sq. ft. ❑ HABITAT CONSERVATION sq. ft. ❑ SHORELINE STREAMS & LAKES sq. ft. ❑ WETLANDS sq. ft. I LEGAL DESCRIPTION OF PROPERTY (Attach legal descrit)tion on sevarate sheet with the following information included) SITUATE IN THE SW QUARTER OF SECTION 33 , TOWNSHIP 23N, RANGE 5E , IN THE CITY OF RENTON, KING COUNTY, WASHINGTON AFFIDAVIT OF OWNERSHIP I, (Print Name/s) Charles Spaeth , declare under penalty of perjury under the lav of the State of Washington that I am (please check one) the current owner of the property involved in this application or the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and the information herewith are in all respects true and correct to the best of my knowledge and belief. // / Signatureof OwnerlRep sentative Date STATE OF WASHINGTON ) Signature of Owner/Representative Date ) SS COUNTY OF KING } I certify that I know or have satisfactory evidence that Ns spay t r` ` signed this instrument and acknowledge it to be his/her/their free and voluntary act for the uses and purpose mentioned in the instrument. N DvCTW_,9- CQ 011 Dated Notary Public State of Washington LAURA JEANNE CASTANEDA My Appointment Expires Mar 5, 2013 Notary Public in and for the State of Washington Notary(Print): � AkLa CAJ-Iawaa My appointment expires: N1.ato 1 I Z:\JOBS1200-299\294-jma\admin\Land Use Permit mastcrapp.docx - 2 - 03/11 A N -11.S Administration I of 2 Limited Liability Company CRNL Version Number; RETRIEVED ARCHIVE ON 6/2912009 at 15:40 PM Your annual report has been completed and submitted. Your renewal is not complete until payment is received from your credit card provider. Please allow 14 days to receive your license document in the mail. If you have any questions contact us at mis@dol.wa.gov. Completed Date and Time: May 15 2009 9 19AM iPaOfic Time Zones Transaction Number: 2009 135 5151 ,Refer to th:s nurrber !f you have questions about this app ication ) Credit Caryl Approval Number: 2424043710003322364262 Business Entity Information: SOOS CREEK REAL ESTATE LLC Limited Liability Company Your license will be mailed to the registered agent Unified Business ID: below. State of Formation: CHARLES W SPAETH Date of Formation: 6B39 RAVENNA AVE NE Expiration Date: SEATTLE, Washington 98115 Annual Report: Principal place of business in Washington: Telephone Number: Nature of your business: Is the company managed by managers? Does your company own land, buildings, or other real property in Washington? If Yes, has there been a change of 50% or more of the ownership of stock or other interest in the company during the last 12 months? Confirmed Governing People: Name RAVENNA DEVELOPMENT LLC BF REINAUEP. 6839 Ravenna Ave NE Seattle. Washington 98115 (206) 526 8481 Services - All Other Yes Yes no Address 6839 RAVENNA AVE NE SEATTLE, Washington 981"5 124 E 84TH ST #8C NEW YORK, New fork 10028 602 401 291 Wash;ngtor. 06104/2004 0613/0;2010 Title(s) Manager Manage, ilitl)�:' il)rtCctis.�\'�k.L(11''tllli n�Iy:'i11I5-.iCji11112 A��143(�lain.:i,p W-19:'1001 Corporal m Dwhoon .801 Cepdd W8y SO+IM - PA Box 402434 . 04WV*. WA 98504-0234.3W753-711 b -Fax 3&MW-WM LMRTED LIABILITY COMPANY AMENDED REPORT FILING FEE $10-00 LAR RAVE NA UrAn.OP11E ff LLC L.L.C. Account # CHAMn W SPAETH .State of Formation : WA 8839 RAVENNA AVE NE Formation Deft: i76 aa004 SEATTLE WA 98115 Unified Business ID # :602396M IS SECTION - Th TERM AGENT OR ADDRESS HAS CHANGED, COMPLETE Tt-}ese acsOns have been au8wrbed by tl�e Bated of Dbactom. New RegIsIved New AW*6 Apenra Name Ca�1 d (Plas+e Two or P" {baa s� Agat) NOW E7eOtoMd Office Addr�n (SWOVILA Eltsaive o Mdreasl trip coda) PLMSE NOTE., A Pass ciRoe Bac MRS& be used kv COM"Acn WO ■ 00001 west 40&es& Address of Principal place of business in CRY. state, Telephone Number of Limited liability Company( 204 526-8481 Briefly state nature of bis in WA Real Estate Investment Foreign Limited Liawly Company: Principal offfoe address in statekountry of Formation (Indude street, city, state, 8 ZIP code) Management of Limited Liability Company is vested in (Ch"* Odie): 0 MEMBERS a MANAGERS list of tt w members or managers (attach additional list, if needed.) Charles W. Spaeth 6839 Ravenna Ave. NE, Seattle, WA 98115 Nwm CRY so ZP Ad&M CRY Sh" zip �44f Charles W. eth Manager' 2/2W (sfpr+►att"I (Type or ftw lUei M anti TAga) (Da%) Do m st ma be gg*W by either' a s w&w or assmW bsftd above- Mahc eb"Im Papabis to the sears" of Side and ++core to sddr slomm shave. 025-OD7 LLCR T r Legal Description of the Project Property: (PER SURVEYOR'S CERTIFICATE, DATED JULY 2008 BY CRAMER NW, INC.) LOTS X, Y AND Z PER KING COUNTY BOUNDARY LINE ADJUSTMENT NO. 1-061-0093, AS SHOWN ON THAT RECORD OF SURVEY FILED IN BOOK 222, PAGES 293-294 RECORDED UNDER KING COUNTY RECORDING NO. 20070419900019, IN KING COUNTY, WASHINGTON SITUATE IN THE SW QUARTER OF SECTION 33, TOWNSHIP 23N, RANGE 5E, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON r 01 PROJECT NARRATIVE�q Fleuve des Voiles and Cogger Plats The 6.63 -acre Fleuve des Voiles Plat and the 1.25 -acre Cogger Plats propose to subdivide three existing lots located near 19100 124th Avenue SE and 1221. d Street into 47 residential lots. Preliminary Plat, Final Plat/Site Plan Reviowyah`� `rde permits will be required. The zoning designation of the site and adjacent prb'pe"i`ties is R6 (King County vested). Currently, the site is vacant and forested, with a wetland on the adjacent property to the east With a buffer that extends onto the project property. The Fleuve des Voiles and Cogger plat projects were both granted Preliminary Plat Approval by King County in 2407. Since then the area has been annexed into the City of Renton. The Preliminary Approval and applicable King County code is vested based on an Interlocal Agreement between King County and the City of Renton. Otherwise, no modifications to the code are anticipated for the project. The current proposal is for a minor modification to the approved Preliminary Plats. The proposed revisions include a change in internal road layout, combining the two plats into a single permit review, and removal of one recreational space from the plat. The proposed road layout is revised from a loop system within the Fleuve des Voiles plat to a through road connecting to the adjacent Wehrman plat to the north and a separate cul-de-sac to the west. The benefits of this revised layout include significant reduction in earth disturbance, improved fire equipment access grades, and coordination with future public road and utility access to adjacent properties to the west. The Renton Planning Department has stated that the two plats may be combined to simplify the review process since the plats are dependent upon one another for access, drainage and utilities. One recreation space has been removed in exchange for facilitating and if necessary, providing easements and/or land sales to King County for the extension of the Soos Creek King County trail system per discussions between Charles Spaeth and City of Renton staff including; Kayren Khrick, Rocale Timmons, Chip Vincent and Neil Watts. The applicant is still interested in continuing discussions with King County Parks Department regarding a sale of land or provision of easement for the Soos Creek Trail across the Flueve property. A geotechnical study and report, dated March 20, 2004 was performed/prepared by GeoTrends, Inc. This report describes the soils as, "characteristic Alderwood soil associations consisting of wooded upland terraces and slopes, composed of glacial material, are laterally continuous and consistent." Soil test pits throughout the site found sandy loam with cobbles or pebbles and roots, underlain by gray till soils. Shallow groundwater was encountered at the pits on the western edge of the property. The report states, "No evidence of water —bearing or -directing horizons (springs) was observed at the surface or along the slope." The 47 lot subdivision will result in a base density of 5.96 dwelling unitslacre in accordance K.C.C. 21A.12.030 and density per net buildable area of 6.98 per K.C.C. 21A.06.797. The smallest proposed building lot is 2,899 sf and the largest proposed building lot is 10,420 sf. The developed site will be accessed on the south via a 420 lineal foot extension of 124th Avenue SE from SE 192nd Street, and on the north from an extension of SE 1881h Street through the adjacent, proposed Wehrman subdivision project. The 124th Avenue SE extension will be constructed within a 30 -foot road and utility easement that was deeded by Huffman to King County in 2004 (see attached Quit Claim Deed). The 124th Avenue SE offsite road extension to the plat will include 24` of traffic pavement, curb and gutter on both sides, sidewalk on one side in a 30' right-of-way. The project will develop Page 1 PROJECT NARRATIVE Fleuve des Voiles and Cogger Plats new public roads internal to the plat. The SE 190"' Street and 122nd Avenue SE road improvements will include sidewalk and a planting strip, 26' of traffic pavement and concrete curb and gutter in a 36' right-of-way. The 123`d Avenue SE, SE 191St Street, 1215` Avenue SE road improvements will include sidewalk on one side, 24' of traffic pavement and concrete curb and gutter in a 30' right-of-way. The 122"d LanelCourt SE road improvements will include 20' of pavement including an asphalt wedge curb for drainage in a 20' right-of-way. Street trees will be included on all streets internal to the plat. Public water and sanitary sewer mains, as well as a storm drainage system will be extended along the new rights-of-way. A sanitary sewer main will be extended to SE 192nd Street to make a connection with an existing Soos Creek Water and Sewer District sewer main. The cost of construction of the plat infrastructure is estimated at approximately $2.5 million. The estimated fair market value of the recorded plat is approximately $4.5 million. The current grading design will result in approximately 34,200 cubic yards of cut and 17,500 cubic yards of fill. The current project plans include exporting the excess cut soils to the adjacent proposed Wehrman Plat. All of the trees within the clearing limits will be removed for this project. The project arborist report shows 165 trees within the grading limits that must be removed for this project. This number includes 28 trees that are identified as needing to be removed for health reasons not withstanding the grading conflict. The net removal of healthy trees is therefore approximately 137. The project will dedicate the proposed public rights-of-way for 124th Avenue SE, SE 190th Street, 122"d Avenue SE, SE 191St Street, 123`d Avenue SE and 122"d Lane/Court SE. The total area to be dedicated is approximately 62,290 sf (1.43 ac). The construction project for the plat infrastructure will include a job shack and portable toilet facilities. No sales trailers or model homes are anticipated for this portion of the project. The project is adjacent to a wetland along the entire east boundary. The wetland buffer is 100' wide, and a portion of the 124the Avenue SE extension encroaches into this buffer. However, the existing gravel roadway surface "constitutes loss of buffer function" in this area which is not subject to mitigation (reference: AC Roth Environmental Services Conceptual Buffer Mitigation Plan, March 2006). The current project layout as presented in this minor modification has only slight variations from the King County -approved Preliminary Plat of January, 2007. The attached sketch shows the 2007 approved wetlands impacts and mitigation as presented in the AC Roth Environmental Services "Conceptual Buffer Mitigation Plan" overlaid on the current site plan. The comparative impact areas are identified and quantified on this sketch — showing that the buffer impacts of the proposed minor revision are actually less than those anticipated in the 2407 King County approved Preliminary Plat. Approval of the status of the 124th encroachment and the extent of wetland buffer impacts north of the existing 124th improvements was included in the Preliminary Plat approval with the following condition from the Hearing Examiner: "Road crossings of wellands and/or buffers may he allowed per KC2 ]A. 24.330. C:onslrreetion Techniques such as retaining walls may be required to limit impacts. Allowed impacts shall require mitigation. A final mitigation plan shall be required during engineering review. " It is anticipated that the required mitigation will provide for wetland buffer enhancement through the planting of native plant species. A final, comprehensive mitigation report showing a final buffer enhancement plan will be submitted at the time of the Engineering Review. And the temporary impacts to the buffer of all disturbed areas, including those from construction of the road and pond wall adjacent to the buffer and utility lines that may cross the buffer, will be replanted/restored. Page 2 Ulu I.VV .r. 4 AREAS SUMMARY: ROTH REPORT TOTAL BUFFER IMPACT = APPROX 3,622 SF CURRENT DESIGN TOTAL BUFFER IMPACT AREA = 3,376 SF ROTH REPORT BUFFER IMPACT AREA FOR POND OVERFLOW = 1,265 SF REVISED BUFFER IMPACT AREA FOR POND OVERFLOW = 518 SF - ROTH REPORT MITIGATION PLANTING AREA = 8,395 SF UPDATE ADDMONAL BUFFER IMPACT AREA = 71 SF ROTH REPORT= CURRENT DESI BUFFER IMPACT AREA FOR ROADW Y = 2,357 SF I A 0 20 40 f SCALE: f" = 40 & & onsulting WETLAND EVALUATION AND DELINEATION REPORT SOOS CREEK PLAT PROJECT SITE King County, Washington Section 33, Township 23 North, Range 5 East, W.M. prepared for Boston Design and Development 13425 E. Lk. Kathleen Dr. SE Renton, WA 98059 prepared by H & S Consulting P. O. Box 731695 Puyallup, WA 98373 253 732-6515 mheckert@gwest.net May 26, 2004 sz� tbn fir iv 3 P. C. Box 731695 • Puyallup WA 98373 (253) 732-6515 mheckert@qwest.net (360) 893-6779 EXECUTIVE SUMMARY The Soos Creek Plat Project Site is approximately 7.26 acres in total size and located to the east of the City of Renton, King County, Washington. The project site is comprised of three parcels, ( Parcel # 6199000220, 6199000240, 6199000260). The project site is dominated by mature and sub -mature forest, with single-family residences, managed and maintained lawns, and unmanaged portions. Onsite assessment of the project site following the procedures outlined in the Washington State Wetlands Identification and Delineation Manua! (Wash. Manual) and the Corps of Engineers Wetlands Delineation Manual (1987 Manual) resulted in the identification of two areas that exhibited hydric soils, wetland hydrology, and hydrophytic vegetation consistent with the established criteria of both the Wash. and 1987 Manuals. This assessment, completed in accordance with King County regulations, included an evaluation of the function and value rating for the identified wetlands, a classification of the wetland following the U.S. Fish and Wildlife methods, and an identification of the standard King County buffer width required for these wetlands. WETLAND SIZE CLASSIFICATION KING FUNCTION STANDARD ONSITE (USFWS) COUNTY AND VALUE BUFFER WIDTH (square RATING RATING feet) A Offsite _ PFOE 1 High 100 ft. Buffer onsite B *998 PSSC 3 non- Low Not regulated re ulated *connotes wetland continues off-site PFOE palustrine, emergent, seasonally flooded PSSC palustrine, shrub -scrub, seasonally flooded/saturated The U.S. Army Corps of Engineers and King County, as well as a number of other local, state, and federal agencies, regulate activities in and around identified wetland and drainage corridor areas. Such regulations focus on the avoidance of adverse impacts to wetlands, streams, associated buffers and the mitigation of such impacts that cannot be avoided. King County has established criteria to categorize wetlands for purposes of regulation and the establishment of buffers. In addition, King County allows a limited amount of alterations to wetlands (i.e. isolated wetlands, roadway crossings) provided such impacts are mitigated pursuant to an approved mitigation plan. The Selected Action Plan of the Soos Creek Plat project site focuses on the creation of independent lots suitable for the development of single-family homesites consistent with the King County Comprehensive Plan. TABLE OF CONTENTS INTRODUCTION............................................................................................................. I STUDYPURPOSE .................... ............................... ............... ......................... I............. I SITEDESCRIPTION .............. ................. ............................. ........................ I--........... I BACKGROUNDINFORMATION................................................................................ 2 NATIONAL WETLAND INVENTORY MAPPING .................................................... 2 STATE OF WASHINGTON PRIORITY HABITATS AND SPECIES ....................... 2 STATE OF WASHINGTON STREAM CATALOG ..................................................... 2 KING COUNTY SENSITIVE AREAS MAPPING ......................... I .......................... ... 2 SOILSMAPPING.......................................................................................................... 2 ONSITE EVALUATION - WETLANDS....................................................................... 3 WETLANDSTUDY METHODS................................................................................. 3 FIELDOBSERVATION................................................................................................ 4 WETLAND AND STREAM DETERMINATION........................................................ 6 WETLAND FUNCTION AND VALUE ASSESSMENT ............................................. 7 ONSITE WETLAND VALUATION ................................................. I........................... 8 REGULATORY CONSIDERATION...........................................................................10 U.S. ARMY CORPS OF ENGINEERS - SECTioN 404 ............................................... 10 STATE OF WASHINGTON DEPARTMENT OF ECOLOGY .................................. 1 I KING COUNTY - "ENVIRONMENTALLY SENSITIVE AREAS" ORDINANCE 21A.24...... I I SELECTEDACTION PLAN........................................................................................13 FIGURES.........................................................................................................................14 REFERENCELIST........................................................................................................15 APPENDIXA..................................................................................................................16 ATTACHMENT1..........................................................................................................17 a STANDARD OF CARE Prior to extensive site planning, this document should be reviewed and the wetland boundaries verified by the appropriate resource and permitting agencies. Wetland boundaries, wetland classifications, wetland ratings, and all proposed wetland restoration and enhancement activities must be reviewed and approved by King County and potentially other regulatory staff. The above consultants have provided professional services that are in accordance with the degree of care and skill generally accepted in the nature of the work accomplished. No other warranties are expressed or implied. The consultant is not responsible for design costs incurred before this document is approved by the appropriate resource and permitting agencies. Mark Heckert H & S Consulting F iV INTRODUCTION This _report details the culmination of activities and onsite evaluations undertaken to complete both a wetlands evaluation and a wildlife habitats assessment as an element of the planning and site development of the Soos Creek Plat Project Site. The project area is approximately 7.26 acres in total size and generally located within a quickly urbanizing area east of the City of Renton, King County, Washington (Figure 1). The evaluation and delineation of onsite and adjacent wetlands and drainage corridors is a vital element in the planning and selection of a site development action. The goal of this approach is to assure that planned site platting does not result in adverse environmental impacts to such areas. Wetlands are generally defined as "those areas of King County that are inundated or saturated by ground or surface water at a frequency and duration sufficient to support, and that under normal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soil conditions." (King County Environmentally Sensitive Areas). STUDY PURPOSE This purpose of this document is to present the results of the onsite assessment and evaluation of the wetland/drainage corridor areas and the wildlife habitats within the project area. Included within this report is an assessment of the proposed impacts and compensatory actions to be taken to ensure that proposed onsite actions do not adversely impact environmentally sensitive areas. This study was designed to accommodate site planning and potential regulatory actions. This report is suitable for submittal to federal, state, and local authorities for wetland boundary verification and permitting actions. SITE DESCRIPTION The project site is comprised of three parcels; ( Parcel # 6199000220, 6199000240, 6199000260). The project site is dominated by mature and sub -mature forest, with a single-family residence, managed and maintained lawns, and unmanaged portions. The forested portion of the site is dominated by a mixed forested plant community of mature Douglas fir (Pseudotsuga menziesir) and mature big leaf maple (Acer macrophyllum). The project site is generally sloping to the east. There is a constructed ditch along the northwestern boundary of the site, to convey surface water from an adjacent development east down the slope. There is no evidence onsite of a continuous stream channel other than the ditch. 031103 Boston 124tH Ave. SE - 7 BACKGROUND INFORMATION NATIONAL WETLAND INVENTORY MAPPING The National Wetland Inventory (NWI) mapping completed by the U.S. Fish and Wildlife Service was reviewed as a part of this assessment. This mapping resource did not identify any wetlands on the project site. This resource identified a wetland immediately off-site to the east as palustrine, forested, seasonally flooded (PFOC) Palustrine, Scrub - Shrub, Seasonally Flooded (PSSC), and palustrine, emergent, seasonally flooded (PEMC) (Figure 2). STATE OF WASHINGTON PRIORITY HABITATS AND SPECIES The State of Washington Priority Habitats and Species (PHS) Mapping was reviewed as a part of this assessment. This mapping resource identified Big Soos Creek within the immediate vicinity. STATE OF WASHINGTON STREAM CATALOG The State of Washington Stream Catalog for Puget Sound was reviewed as a part of this assessment. This mapping resource did not identify any streams within the project site. Offsite, adjacent to the east, a stream corridor was identified as Big Soos Creek. This creek was identified to provide habitat for resident and anadromous fish species. KING COUNTY SENSITIVE AREAS MAPPING The King County Wetland Inventory was reviewed as a part of this assessment. This mapping resource did not identify any wetlands on the project site. This resource identified a wetland immediately off-site to the east as Map Folio Wetland 5402, Class 1(C), 134 acres. This resource also identified Big Soos Creek transecting the wetland as a Class 2S stream. SOILS MAPPING A review of the mapping of soil types within the project area completed by the U -S. Soils Conservation Service (SCS) identified that the onsite soils consist primarily of Alderwood gravelly sandy loam (Soils Survey of King County Area Washington, Nov. 1973). This soil is described as: AgC - Alderwood gravelly sandy loam: This series consists of moderately well drained soils that have a weakly consolidated to strongly consolidated substratum at a depth of 24 to 40 inches. This soil is on uplands and formed in glacial deposits. A typical pedon of Alderwood soils from 0 -12 inches is dark brown (10YR 413) gravelly sandy loam. From 12 to 27 inches the soil is 031103 Boston 12e Ave. SB - 2 Wetland Report grayish -brown (2.5YR 512) gravelly sandy loam with many medium, distinct mottles. This soil series is not listed as a hydric soil. ONSITE EVALUATION - WETLANDS WETLAND STUDY METHODS Presently accepted wetland identification is based on a three parameter criteria test as established within both the Corps of Engineers Wetlands Delineation Manual (1987 Manual) and the Washington State Wetlands Identification and Delineation Manual (Wash. Manual). These criteria are: 1. A predominance of hydrophytic vegetation. 2. The presence of hydric soils, and 3. The presence of wetland hydrology. Initial onsite assessment and evaluation was completed during several site visits in 2003 and 2004. Specific identification of wetland boundaries was completed on December 17, 2003. Assessment transects were established on a north/south pattern through the project area. Wetland assessment within the project site followed the methods and procedures outlined in both the Wash. Manual and the 1987 Manual. Onsite assessment noted that there were no differences in the identified wetland boundaries as a result to using either the Wash. Manual or the 1987 Manual. Drainage corridors were assessed and identified in accordance with the criteria established by King County and the State of Washington Department of Natural Resources (WDNR) Forest Practice Rules (WAC 222-16-030). The site characteristics were assessed on April 2, 2004 with King county staff (N. Gillen) to confirm wetland categorization and discuss mitigation options. The boundary between wetland and non --wetland areas was established by examining the transitional gradient between wetland criteria along transects through the site. Delineation was performed using the routine methodology for areas greater than five acres as detailed in the 1987 Manual. Field data sheets are provided in Appendix A. Identified boundaries were marked in the field with number flagging. These boundaries were then surveyed and made a part of the site plan mapping. 031103 Boston 124h Ave. SE - 3 Wetland Report FIELD OBSERVATION Vegetation The dominant onsite species was Douglas fir and big leaf maple_ These mature trees formed open stands across the treed portion of the site_ Additional tree species occurring onsite included Western red cedar (Thuja plicata), Western hemlock (Tsuga heterophylla), red alder (Alnus rubra), black cottonwood (Populus trichocarpa), cherry (Prunus spp), and cascara (Rhamnus purshiana). The understory included a wide variety of shrubs and herb species including vine maple (Acer circinatum), salal (Gaultheria shallon), Oregon grape (Berberis spp.), hazelnut (Corylus comuta), salmonberry (Rebus spectabilis), Scot's broom (Cytisus scoparius), Himalayan blackberry (Rebus procera), evergreen blackberry (Rubus laciniatus), Pacific red elderberry (Sambusus racemosa), snowberry (Symphoricarpus albus), bracken fern (Pteridium aquilium), and sword fern (Polystichum munitum). Throughout the project site this plant community had been altered by prior management actions. This plant community was identified as non-hydrophytic (i.e. typical of non -wetlands). In the northwestern portion of the site, at the northwest corner, an isolated depression occurs. The plant community in this area is shrub -scrub, dominated by salmonberry, spiraea (Spiraea douglasir), slough sedge (Carex obnupta), buttercup (Ranunculus r3epens), reed canarygrass (Phalaris arundinacea), softrush, and lady fern (Athyrium filix-femina), with alder (Alnus rubra) saplings occurring intermittently. . This plant association was identified as hydrophytic in character (i.e. typical of wetlands). Offsite to the east a large stream corridor occurs. The plant community in this area is shrub -scrub, dominated by red -osier dogwood (Comas stolonifera), spiraea (Spiraea douglasir), salmonberry, Sitka willow (Salix sitchensis), slough sedge. (Carex obnupta), buttercup (Ranunculus repens), and willow -weed (Polygonum lapathifolium). . This plant association was identified as hydrophytic in character (i.e. typical of wetlands). • Soils As identified by numerous sample plots throughout the project site, the majority of the site exhibited a soil profile typical of the Alderwood soil series. The soil was defined as gravelly sandy loam with a soil matrix color of dark brown (10YR 313) to brown (10YR 414). These soils did not exhibit redoximorphic features such as prominent soil mottles, oxidized root channels, or glayed soil layers within the first 20 inches of soil depth. The majority of the project site exhibited soil which would not be considered "hydric." Representative sample plots are identified. (Special note - many more sample plots were completed during the field assessment than are reported within Appendix A). Sample plots within the defined isolated depression exhibited a mixed gravelly loam soil texture. These soils appeared to be mineral in character. Soils ranged in color from very dark brown (10YR 311) to dark grayish brown (10YR 412). Redoximorphic features 031103 Boston 124` Ave. SE - 4 Wetland Report were present and often very prominent. Soils within these areas exhibited "hydric" characteristics. • Hydrology Onsite hydrology appeared to be the result of seasonal stormwater runoff from onsite and adjacent properties. In addition, the pattern of surface water movement appeared to have been modified by prior land use activities. These activities have included the development of offsite homesites, the development of roadways and utilities, and the placement of culverts. The general movement of surface water runoff across the site was generally to the east. Surface water through the site was captured in boundary and roadside ditches which occur at the north and south boundaries of the site. Within the isolated depression, evidence of seasonal soil saturation was documented. This area was in a small depression, and had been impacted by prior land use actions (i.e, grazing, compaction, pasture management). Based on field indicators (i.e. water stained leaves, drift lines, soil saturation, oxidized root channels, wetland drainage pattern) this depression met the wetland hydrology criteria of the 1987 Manual and the Wash. Manual. This depression apparently drained to the ditch which flows east along the northern boundary of the site. Within the stream corridor area located offsite to the east of the site evidence of seasonal soil saturation was also documented. This area was part of a large wetland complex, and had been impacted by prior and on-going land use actions (i.e. utility corridor development). Based on field indicators (i.e. water stained leaves, drift lines, soil saturation, oxidized root channels, wetland drainage pattern) this depression met the wetland hydrology criteria of the 1987 Manual and the Wash. Manual. 031103 Boston 124tH Ave. SE - 5 Wetland Report WETLAND AND STREAM DETERMINATION Wetland determination was based on sample plots which contained hydrophytic vegetation, hydric soils, and wetland hydrology in accordance with the 1987 Manual and the Wash. Manual. Based on these methods two wetland areas were identified onsite (Attachment 1). No area was identified onsite to exhibit characters typical of a "stream" (i.e. a continuous pattern of surface water movement, either permanent or intermittent). Aiso one area, noted to have been intentionally created in an upland area, captured residential runoff. WETLAND SIZE CLASSIFICATION KING FUNCTION STANDARD ONSITE (USFWS) COUNTY AND VALUE BUFFER WIDTH (square RATING RATING feet) A Offsite - PFOE 1 High 100 ft. Buffer onsite B *998 PSSC 3 non- Low Not regulated re ulated *connotes wetland continues off-site PFOE palustrine, emergent, seasonally flooded PSSC palustrine, shrub -scrub, seasonally flooded/saturated Wetland A: This wetland was identified within a large wetland/stream complex off-site to the east of the project site. This wetland was dominated by a shrub — scrub plant community adjacent to the project site, and was forested further away from the site. This plant community was managed apparently to maintain the utility corridor access and maintenance road. This wetland exhibited shallow ponded surface water during the winter and early growing season as a result of topography. Wetland A was identified to meet the U.S. Fish and Wildlife Service (USFWS) criteria for classification as palustrine, shrub --scrub, seasonally flooded/saturated (PSSE). Based on the size of the wetland, association with a Class 2(S) stream, and the forested plant community this wetland complex was identified to meet the criteria for designation as a King County Class 1 Wetland. The standard buffer for a Class 1 Wetland is 100 ft. as measured perpendicular to the wetland edge. Wetland B: This wetland was identified within an isolated depression in the northwest corner of the project site. This wetland was dominated by a shrub -scrub plant community. This wetland was hydrologically supported by road and roof runoff conveyed by a ditch from an off-site single-family residence. This wetland exhibited shallow ponded surface water during the winter and early growing season as a result of topography and roof runoff. Wetland B was identified to meet the U.S. Fish and Wildlife Service (USFWS) criteria for classification as palustrine, scrub -shrub, seasonally flooded/saturated (PSSE). Based on the size of the wetland and the shrub -scrub plant community this wetland was 031103 Boston 124'" Ave_ SE - 6 Wetland Report identified to meet the criteria for designation as a King County Class 3 Wetland. However, since this wetland is smaller than 2,500 sq. ft. in total size, this wetland is apparently not regulated by King County. WETLAND FUNCTION AND VALUE ASSESSMENT Wetlands are known to perform significant roles in the ecosystem, some of which are of immediate value to society. These roles vary greatly with the size, type, hydrology, vegetation, and location of wetland areas. Although the ecological functions performed by this wetland are complex, interrelated, and difficult to assess and quantify, methods have been developed for the U.S. Army Corps of Engineers (Adamus et al. 1987: Reppert et al. 1979). The functions provided by wetlands include hydrologic support, shoreline protection, stormwater and floodwater storage, water quality, groundwater recharge, and provision of wildlife habitat. The HYDROLOGIC SUPPORT FUNCTION is defined by the measure of hydrologic stability and environmental integrity which the wetland provides. This function is measured by the frequency of inundation and saturation by tidal actions, stream flow, runoff, and precipitation. Wetlands permanently inundated or saturated, or intertidal wetlands are valued as high. Medium valued wetlands are seasonally flooded or are open water systems that remain saturated during most of the growing season. Wetlands that are intermittently flooded or hydrologically isolated are considered of low value. The SHORELINE PROTECTION FUNCTION is defined by the measure of shielding from wave action, erosion, or storm damage which a wetland provides. This function is measured by the location and width of the wetland along shoreline areas, types of vegetation present, and the extent of development along the shoreline. A high value is given to wetlands along a shoreline that have a width greater than 200 yards and dense woody vegetation. A medium value is given to a wetland with a width of 100 to 200 yards, sparse woody vegetation, and dense emergent vegetation. Wetlands less than 100 yards in width and emergent or lacking vegetation are considered of low value. The STORMWATER AND FLOODWATER STORAGE FUNCTION is defined by the ability of a wetland to store water and retard flow during periods of flood or storm discharge. Wetlands of larger size are generally considered to have greater ability to provide this function. In addition, wetlands nearer to urban or potentially develop -able areas are also considered to provide greater flood protections than wetlands which are in undeveloped areas. The WATER QUALITY FUNCTION is defined by the physical, biological, and chemical processes which wetlands provide to naturally purify water. This function removes organic and mineral particulates through natural filtration. In general, wetlands of greater size, more dense vegetation, and those which are 031103 Boston 124' Ave. SE - 7 Wetfand Report close to point sources of pollution are considered to be of higher value_ Wetlands which are small (<5 acres), lacking dense vegetation, and not close to point or non -point sources of pollution are considered of low value. The GROUNDWATER RECHARGE FUNCTION is defined by the interaction of the underlying geology and soils, and the surface topography. This function provides for the movement of surface water into groundwater systems. Important to this function is wetland size, period of inundation, and depth of standing water within the wetland. High value is given to permanently inundated wetlands greater than 10 acres in size. Medium value is given to wetlands which are seasonally flooded and 5 to 10 acres is size. Wetlands less than 5 acres in size, isolated, and temporarily saturated are considered of low value. The NATURAL BIOLOGICAL FUNCTION is defined by the complexity of physical habitats and biological species within the wetland area. The value given to a wetland depends upon its ability to provide habitat for nesting (spawning), incubation, feeding, rearing, and cover of aquatic and terrestrial animal and fish species. In addition, the ability of a wetland to provide support for varying food chains is an important element in value assessment. Wetlands of high species diversity, three or more habitat types, unique habitat features, large in size, and associated with a permanent stream or tidal marsh are considered of high value. Wetlands with moderate species diversity, two habitat types, moderate in size, and associated with an intermittent stream or high salt marsh are considered of medium value. A low value is given to wetlands of low species diversity, small size, and isolated. These six functions are rated low, moderate, or high, based on the criteria outlined above. These criteria are guidelines compiled from Adamus (1987) and Reppert (1979) and professional judgment must be exercised in assessing these criteria. Overall values for a wetland are assigned, based on a synthesis of individual values. In addition to intrinsic functions, extrinsic functions are also recognized. These extrinsic functions provide social values that have indirect benefits to wetlands. Education and recreational opportunities are most often mentioned as extrinsic functions. Associated values are often subjective and are thus difficult to evaluate. As such, these functions are not rated, but are nonetheless important when considering creation, restoration, or enhancement projects. ONSITE AND OFFSITE WETLAND VALUATION Following the function and value assessment process noted above Wetland A (Located offsite) was rated as exhibiting a High rating: • Water Quality Benefits - This wetland was part of a large complex associated with Big Soos Creek. This complex had been impacted by prior and on-going utility corridor land management. This wetland appeared to retain more than 50% of the runoff which occurred within the local area. This 031103 Boston 124th Ave. SE - 8 Wetland Report 0 wetland also exhibited a wide vegetation diversity. The primary water quality benefit provided by This wetland was a significant amount of biofiltration of surface stormwater. • Stormwater Storage - This wetland are part of a large wetland complex and had been impacted by prior land uses. These wetland was located in a rapidly developing part of King County. This wetland was large exhibited a substantial capacity to store stormwater. • Hydrologic Support - This wetland appeared large, and noted to pond a substantial amount of surface water throughout the growing season. Evidence of seasonal ponding; and saturation to the surface was significant. • Groundwater Recharge - This wetland appeared large, and to pond a significant amount of surface water throughout the growing season. Evidence of seasonal ponding and saturation to the surface was substantial. • Natural Biological Function - This wetland was large, and exhibited an extensive range of plant diversity and vegetation complexity. Unique habitat features (i.e. snags, fallen trees, mature trees along the wetland boundary) were limited adjacent to the project site. Following the function and value assessment process noted above Wetland B were rated as exhibiting a low rating: • Water Quality Benefits - This wetland was small and had been impacted by prior grazing and pasture and land management. This wetland appeared to retain less than 25% of the runoff which occurred within the local area. This wetland also exhibited a limited vegetation diversity as a result of prior grazing and land use. The primary water quality benefit provided by This wetland was a very limited amount of biofiltration of surface stormwater. • Stormwater Storage - This wetland appeared within a topographic depression and had been impacted by prior land uses. This wetland was located in a rapidly developing part of King County. This wetland was small and exhibited a very limited ability to store stormwater. • Hydrologic Support - This wetland appeared small, and noted to pond a limited amount of surface water early in the growing season. Evidence of seasonal ponding and saturation to the surface was limited. Groundwater Recharge - This wetland appeared small, and to pond a limited amount of surface water early in the growing season. Evidence of seasonal ponding and saturation to the surface was limited. 031103 Boston 12e Ave_ SE - 9 Wetland Report • Natural Biological Function - This wetland was small, and exhibited a very limited range of plant diversity and vegetation complexity. Unique habitat features (i.e. snags, fallen trees, mature trees along the wetland boundary) were absent. ` REGULATORY CONSIDERATION The proposed alteration of lands defined by various federal, state, and local authority rules and regulations as "wetlands" raises environmental concerns that are generally addressed in the development review process. These concerns center around the development's potential adverse impacts to the structure, function, value, and size of these "wetland" areas. Such adverse impacts may include a reduction in wildlife habitats, reduced surface water quality, reduced water retention, a reduced ground water recharge rate, reduced plant species diversity, and the reduction in the function and value of other associated wetland and non -wetland characteristics. U.S. ARMY CORPS OF ENGINEERS - Section 444 Section 404 of the Clean Water Act (33 U.S.C.'1 344) prohibits the discharge of dredged or fill material into "Waters of the United States" without a permit from the Corps of Engineers (Corps). The Corps has jurisdiction over freshwater systems waterward from the ordinary high water line of a water body or waterward from the upland boundary of the adjacent wetland. The definition of fill materials includes the replacement of aquatic areas with dry land, grading which changes the surface contour of a wetland, and mechanized land clearing in wetlands. For the purposes of Section 404 permitting the Corps makes the final determination as to whether an area meets the wetland definition and would be subject to regulation under the Corps program. Currently the Corps has two specific types of permits which apply to wetland fill proposals. These two types are a series of specific Nationwide Permits and the Individual Permit. The Nationwide Permit process identifies specific categories of work that can be undertaken following a set of specific conditions applicable to each Nationwide Permit number. For example; NWP#12 allows for the limited, short term impacts to wetlands for the placement of utilities, and NWP#14 allows for a limited impact to wetlands as a part of the development of a roadway crossing. The Corps has noted several times within information papers, documents, and workshops that a project proponent that places fill within a wetland without specific Corps authorization does so at the proponent's own risk. The Corps requires an Individual Permit where a proposed activities within an identified jurisdictional wetland area can not be authorized under one of the Nationwide Permits. Within the Individual Permit process the Corps undertakes a much more in- depth review of the proposed project and the proposed impacts. The Corps must evaluate whether the benefits derived from the project outweigh the foreseeable environmental impacts of the project's completion. 031103 Boston 124' Ave_ SE -10 Wetland Report STATE OF WASHINGTON DEPARTMENT OF ECOLOGY Proposed action undertaken through either of the Corps of Engineers processes (Nationwide, Individual, or isolated) are also subject to the provisions of the Washington State Department of Ecology Water Quality Certification Process. Projects that may be exempt from Corps of Engineers Section 404 jurisdiction may still require review by the Washington State Department of Ecology to ensure consistency with State water quality protection provisions. KING COUNTY _ "Environmentally Sensitive Areas" Ordinance 21A.24 Wetland and Stream Classes King County regulates activities in and around wetland areas. Such regulations also require that an undisturbed native vegetation buffer be retained along the upland side of the identified wetland areas. To assist in this regulation the County has defined classes by which to regulate wetlands, streams, and their associated buffer area. These categories are based on such features as size; the presence of endangered or threatened plants, fish, or animals; regionally rare wetlands; wetlands of local significance for wildlife or stormwater functions; the number of wetland classes and subclasses; and percentage of open water. A Class 1 Wetland means a wetland assigned the Unique/Outstanding rating in the King County Wetlands Inventory, or any wetland which meets any of the following criteria: 1. The presence of species listed by the federal government or state as endangered, or threatened, or the presence of critical or outstanding actual habitat for those species; 2. Wetlands having 40% to 60% permanent open water in dispersed patches with two or more classes of vegetation; 3. Wetlands equal to or greater than ten acres in size and having three or more wetland classes, one of which is open water; or 4. The presence of plant associations of infrequent occurrence. A Class 2 Wetland means a wetland assigned the Significant #2 Rating in the King County Wetlands Inventory; or any wetlands which meet any of the following criteria: 1. Wetlands greater that one acre in size; 2. Wetlands equal to or less that one acre in size and having three or more wetland classes; 3. Wetlands equal to or less than one acre that have a forested wetland class; 4. The presence of heron rookeries or raptor nesting trees. 031103 Boston 124th Ave. SE - 11 Wetland Report A Class 3 Wetland means a wetland assigned a Lesser Concern #3 Rating in the King County Wetlands Inventory, 1983, or uninventoried wetlands that area equal to or less than one acre in size and that have two or fewer wetland classes. King County does not regulate wetlands less than 2,500 square feet in total size within the Urban Growth Boundary of King County. King county defines "Streams" as those areas in King County where surface waters produce a defined channel or bed, not including irrigation ditches, canals, storm or surface water run-off devices or other entirely artificial watercourses, unless they are used by salmonids or are used to convey streams naturally occurring prior to construction in such watercourses. • Required Buffers King County has established a standard buffer to be applied to a wetland or stream to assure protection of the wetland function and value. This buffer area is measured perpendicular to the defined wetland edge or perpendicular to the identified ordinary high water mark of a stream. WETLAND CLASS STANDARD BUFFER WIDTH 1 100 feet 2 50 feet 3 25 feet King County allows the standard buffer to be modified where such actions would provide additional protection to wetlands or enhance the wetland's functions (21A.24.320.B). Buffer averaging may be allowed as long as the total area contained in the buffer on the development proposal site does not decrease and the minimum width of the final buffer is not less than 65% of the standard buffer width. 031103 Boston 124' Ave. 5E - 12 Wetland Report SELECTED ACTION PLAN The Selected Action Plan of the Soos Creek Plat project site focuses on the creation of independent lots suitable for the development of single-family homesites consistent with the King County Comprehensive Plan. A primary feature in the creation of these homesite lots will be the establishment of a protective buffer adjacent to the identified offsite wetland consistent with the King County Environmental Sensitive Areas Ordinance. Wetland B will be filled in accordance with King County regulation. Preliminary development and mitigation plans are submitted by the Owner (Boston Design & Development) as an attachment to this report. 031103 Boston 124th Ave. SE - 13 Wetland Report FIGURES 031103 Boston 124 ' Ave. SE - 14 Wetland Report esti _' ,,a•� „1.` :' s}A; f■ Legend N 0120 SE I tH_37 � F'sM12rJ iaSt7@ US''1 f1t ? Qtr L 1661 E� ' COW £ _St [gar" pL Streets e'•�2, -gid f-ej._r)ST r7 uS f G,f vl Fish and Glitch f ✓ 9E , Q., 4 1 - LEIJG i1< -D U3 I �s'lc SAC] Wetiand Q230 f.'U-?ri kxti 1680 eq 0690 1 OYU WV 0%42 w86 C'1"!7 024: f.72f_il sr 0320 Er<,1.3 U1 L'1E7'J C71=C7 QI'uy d C.i.V v; }r -TEE H �•5 024' L1S� f�. '' 82 SE_142H n_S�T.w di f.2.� rt1 f it 7 4Yi2:' CCR 13 CC73Cti H 971'4 CIC -26 f.7LS1S N rx�'� r•s_73�i C I'7 sf+7' 9CE4 CO, S r- . r1 90Z5 p',}Y-I rr ,fr ry71.i C.VY--5 {C) mm King Cauniy 9031 D C t7. f■ Legend N 0120 Selacted Features � F'sM12rJ iaSt7@ US''1 f1t ? Qtr L 1661 E� ' COW £ _St [gar" pL Streets e'•�2, -gid f-ej._r)ST r7 uS cy�,tr5 B8TF1 Fish and Glitch f ✓ 9E , Q., f'h2fJ n3' fJ - JfK r_k`ad L>5"u3 f71y; SAO Stream �s'lc SAC] Wetiand Q230 f.'U-?ri kxti 1680 eq 0690 1 {l'jrjl7 , QI'uy t7. f■ Legend Ov Selacted Features Cimx 1 £ /f Streets e'•�2, -gid Parcel ala-2Sa masd Fish and Glitch f ✓ C; rs 3 V4°eite Noivmrk - JfK r_k`ad SAO Stream SAC] Wetiand IR &� eonsulting Figure 1. Site Vicinity And King County Wetlands Map Soos Creek Plat S I Figure 2. Soos Creek Plat NW I Map Renton nwi llfl'\\\,Il Renton nwi PEMC 0.06 0 PFOC 0.06 PSC 0.12 Miles S I Figure 2. Soos Creek Plat NW I Map Renton nwi llfl'\\\,Il Renton nwi PEMC PEMF PFOC 0 PSC S I Figure 2. Soos Creek Plat NW I Map REFERENCE LIST Adamus, P.R., E.J. Clairain Jr., R.D. Smith, and R.E. Young. 1987. Wetland Evaluation Technique (WET); Volume II: Methodology, Operational Draft Technical Report Y-87, U.S. Army Engineer Waterways Experiment Station, Vicksburg, Mississippi. 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, U.S. Fish and Wildlife Service, U.S. Department of the Interior, FWS/OBS-79131. Environmental Laboratory. 1987. "Corps of Engineers Wetlands Delineation Manual," Technical Report Y-87-1, US army Engineer Waterways Experiment Station, Vicksburg, Miss. Hitchcock, C.L., A. Cronquist. 1977. Flora of the Pacific Northwest. University of Washington Press. Seattle, Washington. Horner, R.R. and K.J. Raedeke. 1989. Guide for Wetland Mitigation Project Monitoring. Washington State Department of Transportation. contract number GC8286, task 6. King County Department of Natural Resources. 1991DRAFT Wildlife Management in King County: Issue Paper. Mikol, S.A. 1980. Field Guidelines for Using Transects to Sample Nongame Bird Populations. U.S. Fish and Wildlife Service publication FWS/OBS - 80/58. Reppert, R.T., W. Sigleo, E. Stakhiv, L. Messman, and C. Meyers. 1979. Wetland Values - Concepts and Methods for Wetland Evaluation. Research Report 79-R1, U.S. Army Corps of Engineers, Institute for Water Resources, Fort Belvoir, Virginia. U.S. Department of Agriculture, Soils Conservation Service. Soils Survey of King County Area Washington, Nov. 1973. Washington State Department of Ecology. 1997. Washington State Wetlands Identification and Delineation Manual. Publication Number 96-94. Washington State Department of Fisheries, Catalog of Washington Streams and Salmon Utilization, Volume 1., 1975 031103 Boston 124h Ave. SE - 15 Wetiand Report APPENDIX A FIELD DATA FORMS 031103 Boston 12e Ave. SE - 16 Wetland Report Job Number: 031103 Data Form city: none Routine Wetland Determination Wetland Data Point; SP 1 Project/Site: Boston 124th Ave. SE Date: December 17, 2003 Applicant/Owner: Boston Design & DevelopmoM Co. County: King Investigator: M. Heckert State: Wa [X] Do normal circumstances exist on the site? Community 1D: Forest [ ] Have vegetation, soils, or hydrology been disturbed? Station ID: [ ] Is the area a potential problem area? Plot ID: Vegetation Dominant Species — _ Common Name % Cover Indicator herbaceous X PhalariS arundinacea Grass,Reed Canary 50 FACW Shrub X Oemleria cerasiformis Indian Plum 25 FACU X Rubus ermeniacus Biackberry,Himaiaya 50 FACU Tir" X Alnus rubra Alder Red 66 FAC % Species that are OBL, FACW, or FAC (except FAC-): 5o Cowardin Classification: Remarks appears to drain well Hydrology [ } Recorded Data (describe in remarks) [ } Stream, Lake, or Tide Gage [ ] Aerial Photograph [ ] Other (describe in remarks) Field Observations' Depth of SudWater(in.): 0 Depth to Free Water in Pit(in.); >24 Depth to Saturated Soils(in.): >24 Remarks appears to drain well Primary Wetland Hydrology Indicators [ ] Inundated [ ] Saturated In upper 12 inches [ ] Water marks f 1 Drift lines f l Sediment deposits [ ] Drainage patterns in wetlands Secondary Hydrology Indicators [ ] Oxidtzed root channels [ } Water -stained leaves [ ] Loral soil survey data [ } FAC -Neutral test [ ] Other (explain in remarks) Soils Depth Hor, Matrix Mottle 12nd Mottle Texture, in. Color iMoTor Abundance ontrast Structure, etc. 0-6 A 10YR 312 Coarse Sandy Loam stones 6-18 B 10YR 313 Coarse Sandy Loam stones Hydrrc Soils Indicators f 3 Histosol [ ] Histic Epipedon [ ] Sutfidic Odor [ ] Probable Aquatic Moist Regime [ ] Reducing Conditions [ ] Gleyed or Low-Chroma Colors Unit Name: Drainage Ctass: Remarks app2ars to drain well Wetland Determination { ] Hydrophytic Vegetation Present [ ] Hydric Soils Present [ ] Wetland Hydrology Present Remarks fill wetland criteria NOT met appears to drain well [ ] Concretions f 1 High Organic % in Surface layer [ ] Organic Streaking [ ] Listed on Local Hydric Soils List [ ] Listed on National Hydric Soils List [ ] Other (explain in remarks) Taxonomy: [ ] Field Observations match map [ ] This Data Point is a Wetland Pace 1 of 10 Remarks appears to drain poorly Soils Hor, Matrix Mottle / 2nd Mottle 0-6 A 10YR 312 6-18 B 10YR 313 10YR 5/6 Hydric Soils Indicators [ ] Histosol [ ] Histic Epipedon [ ] Suilfidic Odor [X] Probable Aquatic Moist Regime [X] Reducing Conditions [X] Gleyed or Law-Chroma Colors Unit Mame: Drainage Class: Remarks appears to drain poorly Wetland Determination Texture, Coarse Sandy Loam cobbles common distinct Coarse Sandy Loam stones [X] Concretions [ ] High Organic % in Surface Layer [X] Organic Streaking [ ] Listed on Local Hydric Soils List [ ] Listed on Nafional Hydric Soils List [ ] Other (explain in remarks) Taxonomy: [ ] Feld Observations match map [X] Hydrophytic Vegetation Present [X] This Data Point is a Wettand [X] Hydric Soils Present [X] Wetland Hydrology Present Remarks fill wetland criteria MET appears to drain poorly ws A Al to A22 Paw 2 of 10 Job Number: 031103 Data Form city: none Routine Wetland Determination Wetland Data Point: SP 2 Project/Site: Boston 124th Ave. SE Date: December 17, 2003 Applicant/Owner: Boston Design & Development Co. County: King investigator: M. HeckertState: Wa [X] Do normal circumstances exist on the site? _ Community ID: [ ] Have vegetation, soils, or hydrology been disturbed? Stadon ID: [ ] is the area a potential problem area? Plot ID: Vegetation Dominant Species Common Name %Cover Indicator ff- ceous X Phalarls arundinecea Grass,Reed Canary 90 FACW Sh.rUX Rubus spectabilis Berry,Saimon 25 FAC X Splraeadoualasii S iraea Do u las' _ 25 FACW % Species that are OBL, FACW, or FAC (except FAC-): 100 Cowardin Classification: psse Remarks appears to drain poorly Hydrology Primary Wetland Hydrology indicators Secondary Hydrology Indicators [ ] Recorded Data (describe in remarks) [ ] inundated [X] Oxidized root channels [ ] Stream, Lake, or Tide Gage [X] Saturated in upper 12 inches [ ] Water-stained leaves [ ] Aerial Photograph [X] Water marks [ ] Local soil survey data [ ] Other (describe in remarks) [ ] Drift lines [ ] FAC-Neutral test [X] Sediment deposits [ } Other (explain in remarks) Field Observations: [ l Drainage patterns in wetlands Depth of Surface Water(in.): 0 Depth to Free Water in Pit(in.): 12 Depth to Saturated Soils(in): 12 Remarks appears to drain poorly Soils Hor, Matrix Mottle / 2nd Mottle 0-6 A 10YR 312 6-18 B 10YR 313 10YR 5/6 Hydric Soils Indicators [ ] Histosol [ ] Histic Epipedon [ ] Suilfidic Odor [X] Probable Aquatic Moist Regime [X] Reducing Conditions [X] Gleyed or Law-Chroma Colors Unit Mame: Drainage Class: Remarks appears to drain poorly Wetland Determination Texture, Coarse Sandy Loam cobbles common distinct Coarse Sandy Loam stones [X] Concretions [ ] High Organic % in Surface Layer [X] Organic Streaking [ ] Listed on Local Hydric Soils List [ ] Listed on Nafional Hydric Soils List [ ] Other (explain in remarks) Taxonomy: [ ] Feld Observations match map [X] Hydrophytic Vegetation Present [X] This Data Point is a Wettand [X] Hydric Soils Present [X] Wetland Hydrology Present Remarks fill wetland criteria MET appears to drain poorly ws A Al to A22 Paw 2 of 10 Job Number: 031103 Data Form City: none Routine Wetland Determination wetland Data Paint: SP 3 Project/Site: Boston 124th Ave. SE Date: December 17, 2003 Applicant/Owner; Boston Design & Development Co. County: King Investigator: M. Heckert State: We [Xj Do normal circumstances exist on the site? Community ID: Palustrian shrub/ [ ] Have vegetation, soils, or hydrology been disturbed? Station ID-- D:Is Isthe area a potential problem area? Plot ID: Vegetation j ] Other (explain in remarks) Dominant Species Common Name %Cover Indicator _._ Depth to Free Water in Pit(in_): 6 Uerbac� XPhelaris arundirtacea Grass,Reed Canary 90 FACW are OBL, FACW, or FAC(except FAC-): 100 Cowardin Classification: pssc Remarks appears to drain poorly Hydrology Primary Wetland Hydrology Indicators Secondary Hydrofty Indicators [ ] Recorded Data (describe in remarks) [ ] Inundated [X] Oxidized root channels [ ] Stream, Lake, or Tide Gage [X] Saturated in upper 12 inches [X] Water -stained leaves [ ] Aerial Photograph [ ] Water marks [ ] Local soil survey data [ ] Other (describe in remarks) [ ] Drift lines [ ] FAC -Neutral test Field Observations: [X] Sediment deposits j ] Other (explain in remarks) Depth of Surface Water(in.): 0 [X] Drainage patterns in wetlands Depth to Free Water in Pit(in_): 6 Depth to Saturated Soiis(in.): 6 Remarks appears to drain poorly Soils Depth Hor_ Matrix (in.) Color 0-6 A 10YR 3/1 6-18 A/B 10YR 411 / 2nd Texture, Coarse Sandy Loam pebbles 10YR 516 common distinct Loamy Sand stones Hydric Soils Indicators [ ] Histosol [ ] Histic Epipedon [ ] Sulfidic Odor [ ] Probable Aquatic Moist Regime [ ] Reducing Conditions [ ] Gleyed or Low-Chroma Calors Unit Name: Drainage Class: Remarks appears to drain poorly Wetland Determination [ ] Concretions [ ] High Organic % in Surface Layer [ ] Organic Streaking [ ] Listed on Local Hydric Soils List [ ] Listed on National Hydric Soils List [ ] Other (explain in remarks) Taxonomy: [ ] Field Observations match map [X] Hydrophytic Vegetation Present [X] This Data Point is a wetland [X] Hydric Soils Present [X] Wetland Hydrology Present Remarks on edge wetland criteria MET appears to drain poorly Paae 3 of 10 Job Number: 031103 Data Form City: none Routine Wetland Determination Wetland Data Point: SP 4 Project/Site: Boston 124th Ave. SE Date: December 17, 2003 Applicant/Owner: Boston Design & Development Co. County: King Investigator: M Heckert State: Wa {X] Do normal circumstances exist on the site? Community ID: [ ] Have vegetation, soils, or hydrology been disturbed? Station ID: [ ] Is the area a potential problem area? Plot ID: Vegetation Dominant SpeciesCommon Name % Cover Indicator Herbaceous X Phalaris arundinacea Grass,Reed Canary 80 FACW 3hrrr>5 X Rubus armeniacus Blackberry, Himalaya 25 FACU X Salix hookerene Willow,Hooker 6 FACW- X Populus trichocarpa Cotton -Wood, black T 40 FAC % Species that are OBL, FACW, or FAG (except FAC-): 75 Cowardin Classification: PSS -PFO Remarks appears to drain poorly Hydrology Primary Wetland Hydrology Indicators Secondary Hydrology Indicators [ ] Recorded Data (describe in remarks) [ ] Inundated [X] Oxidized root channels [ ] Stream, Lake, or Tide Gage [X] Saturated in upper 12 inches [ ] Water -stained leaves [ ] Aerial Photograph [X] Water marks [ ] Local soil survey data [ ] Other (describe in remarks) [ ] Drift lines [ ] FAC -Neutral test Field Observations: [ ] Sediment deposits [ ] Other (explain in remarks) Depth of Surface Water(in.): 0 [X] Drainage patterns in wetlands Depth to Free Water in Pit(in.): 3 Depth to Saturated Soils(in.): 3 Remarks appears to drain poorly Soils Depth Hor. Matrix Mottle /2nd Mottle Texture, (in- Color o o �_ r Abundance ontrast Structure, etc. 0-16 AB 10YR 412 -1 t7YR 5/6 common distinct Coarse Sandy Loam pebbles Hydric Soils Indicators [ ] Hlstosol [ ] Histic Epipedon [ ] Suifidlc Odor [X] Probable Aquatic Moist Regime [X] Reducing Conditions [X] Gleyed or Low-Chroma Colors Unit Name: Drainage Class: Remarks ape2ars to drain p22dy Wetland Determination [ ] Concretions [ ] High Organic % in Surface Layer [X] Organic Streaking [ ] Usted on Local Hydric Soils List [ 3 Listed on National Hydric Soils List [ ] Other (explain in remarks) Taxonomy: [ ] Field Observations match map [X] Hydrophytic Vegetation Present [X] This Data Point is a Wetland [X] Hydric Soils Present [X] Wetland Hydrology Present Remarks wetland criteria MET appears to drain poorly Palle 4 of 10 Field Observations: I ] Sediment deposits [ ) Other (explain in remarks) Depth of Surface Water(in.): 4 E ] Drainage patterns in wetlands Depth to Free Water in Pit(in.): 8 Depth to Saturated Soils(in.): 8 Remarks appears to drain poorly Soils Depth Hor. Matrix Mottle) 2nd Mottle Texture, (in.) Color o F Abundance coniiasT Structure, etc. 0-16 A/B 10YR 412 10YR 516 common distinct Loamy Sand Hydric Soils Indicators [ ] Histosol ( ] Histic Epipedon ] ] Sulfidic Odor [ ] Probable Aquatic Moist Regime { ] Reducing Conditions [ ] Gleyed or Low-Chroma Colors Unit Name: Drainage Class: Remarks appears to drain poorly Wetland Determination [ ] Concretions [ ] High Organic % in Surface Layer 13 Organic Streaking [ ] Listed on Local Hydric Soils List [ ] Listed on National Hydric Soils List [ ] Other (explain in remarks) Taxonomy: [ ] Field Observations match map [X] Hydrophytic Vegetation Present [X] This Data Point is a Wetiand [X] Hydric Soils Present [X] Wetland Hydrology Present Remarks wetland criteria MI=T appears to drain poorly Paae 5 of 10 Job !Number: 431103 Data Form City: none Routine Wetland Determination Wetland Data Point SP 5 Pro]ectlSite: Boston 124th Ave. SE mate: December 17, 2003 ApplicantlOwner: Boston Design & Development Co. County: King Investigator: M. Heckert � State_ Wa [X] Do normal circumstances exist on the site? Community Ip: Palustrian shrub/ [ ] Have vegetation, soils, or hydrology been disturbed? Station ID: [ ] Is the area a potential problem area? Plat ID: Vegetation Domlm Species Common Name % Cover Indicator us H XX Phalaris arundinacea Grass,Reed Canary 90 FACW ShX b Soaea douglasii Spiraea,Douglas' 30 FACW X Salix sitchensls Wiliow,Sitka 25 FACW X water birch _ 21 % Species that ate -08L, FACW, or FAC (except FAG): 75 Cowardin Classification: past Remarks appears to drain poorly Hydrology Primary Wetland Hydrology Indicators Secondary Hydrology Indicators [ ] Recorded Data (describe in remarks) [ ] Inundated [X] Oxidized root channels [ ] Stream, Lake, or Tide Gage [X] Saturated in upper 12 inches [X] Water -stained leaves [ ] Aerial Photograph [X] Water marks [ ] Local soil survey data [ ] Other (describe in remarks) [ ] Drift lines [ ] FAC -Neutral test Field Observations: I ] Sediment deposits [ ) Other (explain in remarks) Depth of Surface Water(in.): 4 E ] Drainage patterns in wetlands Depth to Free Water in Pit(in.): 8 Depth to Saturated Soils(in.): 8 Remarks appears to drain poorly Soils Depth Hor. Matrix Mottle) 2nd Mottle Texture, (in.) Color o F Abundance coniiasT Structure, etc. 0-16 A/B 10YR 412 10YR 516 common distinct Loamy Sand Hydric Soils Indicators [ ] Histosol ( ] Histic Epipedon ] ] Sulfidic Odor [ ] Probable Aquatic Moist Regime { ] Reducing Conditions [ ] Gleyed or Low-Chroma Colors Unit Name: Drainage Class: Remarks appears to drain poorly Wetland Determination [ ] Concretions [ ] High Organic % in Surface Layer 13 Organic Streaking [ ] Listed on Local Hydric Soils List [ ] Listed on National Hydric Soils List [ ] Other (explain in remarks) Taxonomy: [ ] Field Observations match map [X] Hydrophytic Vegetation Present [X] This Data Point is a Wetiand [X] Hydric Soils Present [X] Wetland Hydrology Present Remarks wetland criteria MI=T appears to drain poorly Paae 5 of 10 Conceptual Buffer Mitigation Plan Plat of Fleuve de Voiles (1-04P0002) King County, Washington Prepared for: Ravenna Development LLC 6839 Ravenna Avenue NE Seattle, WA 98115 Prepared by: Anthony Roth March 28, 2006 G1 'Ael lend 3�•f i2. e� sti�onY �, Rot e4 V1 � iT ,.y 1RX1iJ � b � � O �@ � . pC �O�G 1, AC ROTH ENVIRONMENTAL SERVICES 115 NORTH 49T" STREET • SEATTLE, WASHINGTON 98103 206.784.4755 Table of Contents Table of Contents Preface............................................................................................ 1. introduction................................................................................1 2. Critical Areas Description.........................................................3 3. Project Impacts..........................................................................5 4. Conceptual Mitigation Measures...............................................6 4.1 Mitigation Overview..........................................................6 4.2 Vegetation Replacement and Enhancement ...................... 6 4.3 Construction Sequence.......................................................7 4.3.1 Finalization of the Mitigation Plan ...........................7 4.3.2 Pre -Construction Meeting.........................................7 4.3.3 Staking of Construction Arca/Installation of Temporary Erosion Control......................................7 4.3.4 Implementation of the Planting Plan/Construction Observation............................................................... 8 4.3.5 Construction Observation. ......................................... 8 4.3.6 Post -Construction Activities.....................................8 5. Monitoring Program.................................................................. 8 6. Maintenance Plan......................................................................9 7. Contingency Plan ................... 8. Performance Surety...................................................................9 9. Bibliography............................................................................10 List of Figures 1, Vicinity Ma ....................................................................1 2. Site Map with Wetland Buffer..........................................................2 3. Conceptual Impact and Restoration Areas......................................4 List. of Tables 1. Buffer Loss and Mitigation...............................................................5 Conceptual Buffer Mitigation Plan 1 Proposed Plat of Fleuve des Voiles (L04Pao02) Preface Preface This report revises a June 14, 2005 report, previously submitted to King County, and has been prepared for the use of Ravenna Development LLC and consultants associated with the project. In preparing this report, AC Roth Environmental Consultants (RES) has used site information and plat design from Taylor Engineering Consultants, as well as a Wetland Evaluation and Delineation Report (Heckert 2004, submitted previously). Findings reported herein are as well based on information gathered in the field at the time of investigation by RES, RES's understanding of the 1997 Washington State Wetlands Identification and Delineation Manual (Ecology 1997), and RES's understanding of federal, state and local regulations governing wetland and stream areas. The recommended buffers are RES's best professional opinion based on the circumstances and site conditions at the time of its study. The final required buffers and setbacks are subject to change by the appropriate federal, state, and local jurisdiction. Prior to preliminary and final design or any construction, all appropriate regulatory agencies should be contacted to verify the findings of this report, and to obtain appropriate approvals and permits. Water resource and buffer determinations are subject to professional judgment consistent with the standards of professional practice_ No warrantee of use of this document is expressed or implied, Conceptual Buffer Mitigation Plan Proposed Plat of Fleuve des Voiles (L04P0002) Introduction 1. Introduction The subject property is a 7.71 acre site located north of SE 192nd Street near its intersection with 1.24' Avenue SE, and west of Soos Creek in Section 33, Township 23 North, Range 5 East, W.M., King County, Washington (Figures 1 and 2). The applicant proposes a 39 -lot single family residential subdivision, consistent with the RS -6 zoning of the property. The purpose of this report is to present a Conceptual Buffer Mitigation Plan, consistent with those requirements of the King County Code (KCC) Section 2 1 A which were applicable at the October 1, 2004 project vesting. Any code references herein will be consistent with pre -2005 Sensitive Areas Ordinance. Figure I Vicinity Map Conceptual Buffer Mitigation Plans 1 Proposed Plat of Fleuve des Voiles (1-04P0002) S ;t uV 1£th t ' �Cig0t ©{ `"x' Biotto Boeing Oth rs { r Longooresm S£ 23td 5a oI 1ti1s1 - }3V Indu*ial Palk } 1-r h Sif4 r th a; r o }u W EAY 3 4 l!F }11 fD SE 16-41h � tlA 3f xt U' .n ;n 1 cn _ qt 4t, a �, �, a, a ascadc•Fairwoad h $W 34th St W Cit f b 3fF •, aFal C" iNth ryy 5i5_.' �. �« Petrowts" CL S 18Qth St A,,06*nsan Htig 15'7th 5:� a}ttt Y1 �` W rEr -;,E a 1 Bih St ay LI, 4' 1661h S: ■� 7 •r4 �i J t w S 1GCYth 5t LL O O � r u 192nd St I F.rtn E; r' � SE 1 t .� * l �•: s Iset" St �^ r E 1 i'Aff} Pt r,.l '7 Jr S 200th 5t H Panther a. S 202ndAt x � � o Lake SE --- 1 St r :1E 0,.4T . F S 20" St SE 208th St LU ao - �n9t* Pt * 1# i�rrti S 212th St r I , r Sc7th ua. U; 5 2113th 5: ar " 2 1 tfr 7,1 2, Esti+ a SE �rtirh �; •„ 1.0 krn T `' M0.5 a . mi ,E =^_ 1tt, S e- 02005 Yahoo! inc 02004 NAVTEQ Figure I Vicinity Map Conceptual Buffer Mitigation Plans 1 Proposed Plat of Fleuve des Voiles (1-04P0002) C 16A U O L C r1 m QL7 C Q -) C�/ W E 7+ () L U O U Q) 3 N U) ro C D D1 C C W O O 5 Q) m CZ Q) Q) 0 4 CI) CD s Cl E 7+ () L U O U Q) 3 N U) ro C D D1 C C W O O 5 Q) m CZ Q) Q) 0 4 CI) CD Critical Areas Description 2. Critical Areas Description A Palustrine scrub -shrub wetland less than 2,500 square feet (st) in area occurs in the northwest corner of the site and extends offsite into the property to the northwest (Heckert 2004, submitted previously); Heckert(2004) notes that this wetland is not regulated by King County_ As described by Heckert (2004), the site is forested and dominated by Douglas fir and big leaf maple, with sub- dominants of western red cedar, western hemlock, and red alder. Some cottonwood is found at lower elevation. The Soos Creek wetlands occur to the east of the property, as delineated and described by Heckert (2004) and portrayed in submittal documents. Heckert (2004) indicates that the vegetation in the immediately offsite riparian wetland corridor associated with Soos Creek is a scrub -shrub community which has been subject to historic and ongoing human disturbance from powerline maintenance and installation of the Soos Creek Water and Sewer District (Sewer District) 8 inch sewer force main). Consistent with disturbed scrub -shrub areas, and based on a site visit in March 2005, the wetland vegetation adjacent to the proposal is dominated by a mix of Douglas spiraea, red -osier dogwood, and reed -canary grass, with lesser constituents comprised of salmonberry, Sitka willow, slough sedge, buttercup, and willow -weed. Heckert (2004) cites that this wetland is a Class 1 wetland, under KCC Section 21A.06.1415. As shown in Figures 2 and 3, KCC 21A_24.320 requires a 100 foot (ft) buffer from Class 1 Wetlands. The westerly margin of the wetland buffer adjacent to the east side of the project is similarly impacted by human activity. A 30 ft access easement lies within the buffer, a 5,052 square foot (sf) portion of which is currently being used as the driveway to the existing offsite residences. Gravel has been placed on the driveway surface itself, constituting an existing, pre -project loss of buffer function. Immediately northerly of the driveway, the easement (including the wetland buffer) is dominated by Himalayan blackberry and has been subject to considerable human disturbance, resulting in low buffer function. The buffer in the easement to the north of the driveway, as well as the remainder of the buffer to the north, is a mix of scrub -shrub vegetation, small -diameter trees, and invasive vegetation, including Himalayan blackberry. As invasive vegetation gives way to more naturally -occurring tree and shrub vegetation, and as elevation increases beyond an elevation of approximately 384, buffer values increase from low to moderate (see project drawings for elevations). Conceptual Buffer Mitigation Plan Proposed Plat of Fleuve des Voiles (L04P0002) A'7 "15 Al 4 TR. "T TR V IR k AIO 6N— pm�ro Be DED A' 'A A� -EJPIMMAFIPLjT BLFFER IVPAC75 i 'T' !;TiNC 6PA�E-Z-J POADAI,,Y UNEEPLYING PRGPOSE-) PLP.' R,AD, 1�052 SF PPpPOSM NFW ON/ylS,)LA ILL) BXILP, 53.5'-, SF T-VPC)PARY BUFFER IMPAC'S ti Ro(',VERY CONSTRUCTICN ACCESS AREA, c SJ UJNSTPUCTICN ACCFSS APILA, S` DUFfFP RESIQqAii()N AND LNqAN(,EVENT -'-r,)ISTIJRBF,) U0FFFP AREA HE3jIUHA I',UN, 5375 SF P.0(-,KCP.) CONSTPJI,-TJON ACCESS AREA 553 SF OVEz4I-(JW/GAU0N L4r,4-TPIjCTIQN ACCESS APEA. SE,G 3F Project Impacts 3. Project Impacts To minimize unavoidable impacts to the onsite buffer, the proposed plat road entry principally occupies the area that now comprises the existing driveway for the offsite residences, and then turns west just at the disturbed margin of the common boundary with the existing residence. As detailed in Figure 3, the impact from establishment of a right-of-way extension for the new road network within the buffer will result in the disturbance of approximately 3,827 sf of wetland buffer not previously disturbed by construction and use of the existing gravel road. Of that amount, 653 sf of buffer that will be affected during rockery placement on the easterly side of the roadway will be available for restoration planting. In addition, construction of the stormwater emergency overflow structure and the outfall gabion will disturb approximately 748 sf of buffer, of which 217 sf will be permanently removed, The balance, or 531 sf, will be available for restoration planting. Additionally, approximately 1,969 sf of wetland buffer (Figure 3) now occupied by residential plantings west of the driveway and easement will be isolated from the buffer to the east by the roadway construction, and will thereby lose its functions and associated values. Table 1 summarizes these values. Table 1. Buffer Loss and Mitigation, in Square Feet Loss I Mitigation I Mitigation I Credit, Impacts.-- Permanent Tem ora Required offered Percent Ratio Existing raveled driveway) 5052 0 Proposed Road and Rockery 3174 Isolated buffer 1969 Gabion 140 Overflow Structure 77 Total, road, rockery, overflow structure, gabion, isolated buffer 5360 5360 5375 100 1:1 rockery construction area restoration 653 653 653 100 1:1 overflow structure construction area restoration 195 195 195 140 1:1 gabion construction area restoration Totals 5360 336 1184 336 6544 336 6555 100 100 1:1 1:1 Conceptual Buffer Mitigation Plan 5 Proposed Plat of Fleuve des Voiles (L04P0002) Project Impacts Proposed _ Road and Rockery 3174 Isolated buffer 1969 Gabion 140 Overflow Structure 77 Total, road, rockery, overflow structure, gabion, isolated buffer 5360 5360 5375 100 1:1 rockery construction area restoration 653 653 653 100 1:1 overflow structure construction area restoration 195 195 195 100 1:1 gabion construction area restoration Totals 5360 336 1184 336 6544 336 6555 100 100 1:1 1:1 Conceptual Buffer Mitigation Plan Proposed Plat of Ffeuve des Voiles (1-04PO002) onceptua3 Mitigation Measures wetland and buffer replacement/enhancement associated with the sewer line installation. Highlights of the construction plan are provided below. 4.3 Construction Sequence Implementation of this mitigation plan will involve six tasks: (1) finalization of the mitigation plan; (2) pre -construction meeting; (3) staking of the construction area and installation of temporary erosion control; (4) planting plan implementation; (5) construction observation; and (6) post -construction meeting. 4.3.1 Finalization of the Mitigation Plan An element of the final buffer mitigation plan will be the preparation of a detailed planting plan for restoration of buffer habitat. This plan, to be developed to County standards in effect at the time of original plat vesting, will: direct the replacement of biological habitat support functions lost from the proposed buffer impacts; detail a monitoring program to determine performance success; specify a maintenance plan; specify contingency actions; and identify appropriate surety measures. To provide as much diversity and biological support as possible, plantings in the plan will include native trees, shrubs, and herbs that are common in area native uplands. Included in this plan will be standards and protections associated with site access, planting timing and techniques, and post -planting clean-up. 4.3.2 Pre -Construction Meeting A pre -construction meeting will be held on-site with the project proponent, landscape contractor, invited County staff, and a project biologist to review the final plan and to discuss the project. This meeting will allow all involved parties to understand the intent and specifications of the mitigation project. 4.3.3 Staking of Construction Area/installation of Temporary Erosion Control Prior to any construction in the wetland buffer, such areas will be staked and temporary erosion control measures will be installed to meet Best Management Practices (BMPs). Conceptual Buffer Mitigation Plan 8 Proposed Plat of Fleuve des Voiles (L04P0002) Conceptual Mitigation sures and Monitoring Program 4.3.4 Implementation of the Planting Plan/Construction Observation The contractor selected to provide and install the plants detailed in the Planting Plan will assemble plant materials on the site and implement the Planting flan to the specifications detailed therein. To ensure maximum planting success, plant installation will occur within the period of late fall to early spring, 4.3.5 Construction Observation A monitoring biologist will review the site periodically during mitigation implementation. The purpose of construction observation is to provide assistance to the contractor and client for the interpretation and proper implementation of the plan. The responsibilities of the monitoring biologist may include, but are not limited to: providing explanations of unique construction or planting techniques, including use of plating to reduce access impacts; review of construction materials and nursery stock; review of plant locations; and review of TESC measures and their maintenance during construction. It will be the responsibility of the landscape contractor(s) to verify that plan specifications have been met and provide the project biologist with an as -built plan of the planting. 4.3.6 Post -Construction Activities After project installation, if the project is constructed per the final mitigation plan, a letter of compliance will be prepared by the project biologist for submittal to DDES. Should departures occur from the final mitigation plan, an as -built report will be submitted to DDES upon successful installation. Final plat approval will be subject to DDES inspection of the mitigation, subsequent to receipt of either the letter of compliance or as -built report. 5. Monitoring Program The objectives of the monitoring program over a three-year duration will be to assess restoration success in the buffer restoration areas. Results of all monitoring will be included in annual monitoring reports submitted to the attention of the appropriate staff at DDES by the end of each year. The monitoring results will be related to the performance standards and if warranted, recommendations for additional plantings, follow-on maintenance, and other measures will be made based on these findings. The establishment and success of the mitigation plantings will be evaluated annually during the 3 -year of the monitoring program. It is proposed that DDES Conceptual Buffer Mitigation Plan Proposed Plat of Fleuve des Voiles (L04P0002) Moni g Program, Maintenance Plan, Continge _ Plan, and Performance S technical staff (supported by payment on the part of the applicant) will meet the project biologist for a 30 -minute to one hour joint site visit on an annual basis to evaluate success, compared to the Plan. Planting success in the mitigation areas will be evaluated by visual inspection and documented by photographs taken at static reference sites, to estimate the survivorship ratio for the mitigation site. Derived from plant survival estimates compared to the as -built plans, level of attainment of tree and shrub performance standards will be developed on the basis of consensus between DDES staff and the project biologist. A Letter of Consensus summarizing each annual joint site visit will serve as the annual monitoring report. The first-year monitoring will serve as the one-year warranty inspection. 6. Maintenance Plan The landscape contractor or owner, under direction of the monitoring biologist, will perform maintenance within the mitigation areas. Required maintenance activities will include temporary irrigation of new plantings, trash removal from restoration/enhancement areas, repair or replacement of critical area signage, and ongoing weeding. At the end of the second and third years, volunteer red alder will be cleared to ten feet, on center, throughout the mitigation areas. Non-native invasive species will not be allowed to exceed ten percent within any of the mitigation/restoration areas. 7. Contingency Plan The contingency plan will provide for replacing plants that have failed to survive, so that the performance standards continue to be met during the monitoring period. If warranted, a recommendation will be made to replace dead plants, either in-kind or with alternative native species. The contingency plan will be enacted in whole, or in part, whenever the action is warranted by the monitoring reports. If the desired mitigation goals, as measured by the monitoring program and performance standards, are not achieved, then a joint determination by DDES and the project proponent could be made to implement the contingency plan. 8. Performance Surety During preparation of the final mitigation plan, a performance surety instrument will be developed and proposed for implementation to achieve project approval. Conceptual Buffer Mitigation Plan 10 Proposed Plat of Fleuve des Voiles (L04P0002) Bibliography_ 9. 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-79131. Munsell xxxx. Soil Color Charts, Kollmorgan Instruments Corporation, Baltimore, Maryland. Phinney, L.A. and P. Bucknell. 1975. Catalog of Washington streams and salmon utilization. Volume 1, Washington Department of Fisheries, 1975_ Reed, P., Jr. 1988. National list of plant species that occur in wetlands: Northwest (Region 9). U.S. Fish Wild]. Serv, Biol. Rep. 88(26.9). Reed, P., Jr., 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 Washington State Department of Ecology. 1997. Washington State Wetlands Identification and Delineation Manual. Publication No. 96-94, March 1997. . 1993. Washington State Wetlands Rating System for Western Washington, Second Edition. Conceptual Buffer Mitigation Plan Proposed Plat of Fleuve des Voiles (1-04P0002) 11 )nceptual Mitigation Measures 4. Conceptual Mitigation Measures 4.1 Mitigation Overview As compensation for the impacts identified in the previous section, the applicant proposes the following mitigation goals: Consistent with the provisions of KCC 21A.24.330 and KCC 21A.24.340, as 1:1 compensation for 6,544 sf (Table 1) of lost low -value buffer function due to proposed unavoidable impact from project construction, the proposed mitigation implements; a. Restoration of 653 sf of vegetation disturbed during rockery construction, b. Restoration of approximately 531 sf of vegetation disturbed during stormwater emergency overflow and infiltration gabion construction, and c. Removal of invasive vegetation and restoration of native, non-invasive vegetational structure of approximately of 5,375 sf of low -value, disturbed wetland buffer immediately adjacent to the rockery. 2. Use of solid plating or plywood within access and construction areas in the wetland buffer areas to reduce equipment pressures and retain duff layer. The specific performance standards necessary to achieve the mitigation goals will be: At least 80 percent of all planted trees, shrubs, and herbs in buffer mitigation areas will survive a 3 -year monitoring period. 2. Allow no more than 10 percent cover of the mitigation/restoration areas with invasive, non-native species during the 3 -year monitoring period. 3, in second and third year, thin volunteer red alder and cottonwood to 10 -foot centers within mitigation/restoration areas. 4.2 Vegetation Replacement and Enhancement During preparation of a final mitigation plan, a planting plan will be prepared which identifies the species, numbers, and locations of plantings for the buffer enhancement and restoration associated with the road encroachment and the Conceptual Buffer Mitigation Plan Proposed Plat of Fleuve des Voiles (1-04P0002) RECEIPT EG00000755 BILLING CONTACT Soos Creels Real Estate LLC 6839 Ravenna Ave Ne, 201 Seattle, WA 98115 City of 7, 7, REFERENCE NUMBER FEE NAME TRANSACTION PAYMENT AMOUNT PAID TYPE METHOD LUA12-000104 PLAN - Modification Fee Payment Check #2589 $100.00 Technology Fee Fee Payment Check #2589 $3.00 SUB TOTAL $103.00 city of Remjl��TOTAL Pl-,jni)H-,c3 viv;9C� -I No\i - 61 LAU $103.00 Printed On: November 08, 2012 Prepared By: Rocale Timmons Page 1 of 1