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VEK on Aberdeen Unit Lot Subdivision
WETLAND BUFFER
MITIGATION PLAN
957 Aberdeen Ave NE
City of Renton, Washington
King County Parcel no
3119900066
VEK on Aberdeen Townhomes Plat
Site Plan Review # LUA19-000280
Prepared for:
Mr. Andy Park
Viewcrest Capital LLC
1400 112th Ave SE, Suite 100
Bellevue, WA 98004
(425) 449-4160
info@viewcrestcapital.com
Prepared by
Beaver Creek Environmental Services, Inc.
POB 731695
Puyallup, WA 98373
253 732-6515
MarkHeckert@Outlook.com
February 25, 2025
EXECUTIVE SUMMARY
The VEK on Aberdeen project, 957 Aberdeen Ave NE, King County Parcel no.
3119900066 is located generally in the City of Renton, Washington. The project site is
approximately 54,057 sq. ft. [ 1.24 acre]. The site contains a single-family house in the
east.
As part of the site planning process an assessment of the project site was completed
following the procedures outlined in the Washington State Wetlands Identification and
Delineation Manual (Wash. Manual) and the Corps of Engineers Wetland Delineation
Manual (2010 Supplement). Drainage corridors were also assessed in accordance with
the criteria established by City of Renton and the State of Washington Department of
Natural Resources (WDNR) Forest Practice Rules (WAC 222-16-030). These
assessment activities resulted in the identification of one wetland area and two streams
(See Critical Areas Designation VEK on Aberdeen Plat, Century Construction, BCES,
July 16, 2020). The site is encumbered by wetlands, streams, and their buffers.
The selected site development actions for this project site is the development of a multi-
family community consistent with City of Renton comprehensive plan and local land use
zoning. Through site planning the project team has been able to design the structures
and associated utilities and access to avoid adversely impacting the identified onsite
wetlands or stream. However, to obtain reasonable use of the parcel to accommodate a
multi-family development, the buffer of the on-site wetlands and the stream will be
reduced to accommodate the stormwater pipe and outlet block. To mitigate for the
encroachment into the standard buffer, the wetland area on site will be revegetated with
native trees and shrubs.
The area of impact from the tight line system and discharge pad is 315 sq. ft.(Encompass
Engineering, pers. comm.). The drainpipe as it transects the stream buffer is 168 ft. long.
TABLE OF CONTENTS
INTRODUCTION............................................................................................................. 1
STUDY PURPOSE ......................................................................................................... 1
SITE DESCRIPTION ..................................................................................................... 1
MITIGATION PLAN ....................................................................................................... 1
DESCRIPTION OF THE MITIGATION PROGRAM ................................................... 3
GOAL AND OBJECTIVE OF THE MITIGATION PLAN ........................................... 4
SELECTED PLANT COMMUNITIES .......................................................................... 5
RESTORATION PLANTING GUIDELINES ........................................................... 6
CONSTRUCTION INSPECTION ................................................................................. 6
MITIGATION CONSTRUCTION SCHEDULE ........................................................... 8
SEEDING FOR EXPOSED BUFFER AREA .............................................................. 11
CONTINGENCY PLAN .............................................................................................. 11
PLANTING NOTES ..................................................................................................... 11
WETLAND MITIGATION PERFORMANCE BOND ............................................... 12
REFERENCE LIST ........................................................................................................ 13
ATTACHMENT 1 - 1Mitigation Plan Drawing ….……………………………….......15
ATTACHMENT 2 - Bond Quantity Worksheet ………………………………………16
ATTACHMENT 3 – Site Plan ………...………………………………..17
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, proposed buffers, and proposed
compensatory mitigation should be reviewed and approved by City of Renton Planning
dept. personnel and potentially other resource agency staff. Beaver Creek Environmental
Services, Inc. (BCES) has 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. BCES is not responsible for design costs
incurred before this document is approved by the appropriate resource and permitting
agencies.
Mark Heckert
BCES
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INTRODUCTION
This report details activities to mitigate for unavoidable impacts to regulated City of Renton
Environmentally Critical Areas as an initial element of the site planning process for the
VEK on Aberdeen development (Parcel # 3119900066). The project site is approximately
54,057 sq. ft. [ 1.24 acre]. The site is bounded on the north, east, and south by residential
development, and on the west by State Hwy. 167. The site is a single-family residence.
STUDY PURPOSE
This purpose of this document is to present the plan for mitigation of unavoidable impacts
to the regulated wetland and stream buffers within the project site. 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 site is rectangular, approximately 54,057 sq. ft.. Recent past use is as a single-family
house site. It is elevated in the east and drops precipitously in the west.
MITIGATION PLAN
The selected site development actions for the VEK on Aberdeen is the development of a
multi-family residence community consistent with City of Renton comprehensive plan and
local land use zoning. The creation of this community will include the establishment of
multi-family structures and internal access for driveway and utilities.
Through site planning the project team has been able to design the homesites and
associated utilities to avoid adversely impacting the identified onsite wetlands and stream.
Because of the precipitous nature of the site, collected stormwater must be released where
the stream channel gradient diminishes. Stormwater will be transported to the Rock-lined
Pipe Discharge Protector by elevated pipe (see detail). The pipe traverses 231 ft. of
wetland buffer to the 84 sq. ft. Discharge Protector. This results in a permanent impact to
the wetland buffer of 315 sq. ft.
*Note: This pipe does NOT cross the regulated stream feature.
This encroachment into the identified buffer for the on-site wetlands is required to establish
the home sites. The proposed development is the minimum required to achieve
reasonable use of the site. The development is situated as far from the wetland and
stream as practicable.
Per RMC 4-3-050J.2.b.iii, new utility routes shall avoid paralleling the stream or following
a down-valley course near the channel. Beaver Creek Environmental Services has
reviewed the Tree Retention Plan by Encompass Engineering & Surveying dated
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12/11/2020 (see attached) to assess compliance with this code requirement. The
proposed storm line that passes through the stream buffer avoids paralleling the stream
to the greatest extent feasible, while still meeting tree retention and the storm discharge
location requirements of the Geotechnical Engineer of Record. Per page 11 of the
Revised Geotechnical Engineering Report by the Riley Group (see attached), stormwater
directed toward the downstream steep slope must be piped in a closed conduit installed
on the slope face and discharged beyond the toe of the slope. Therefore, the proposed
outfall location was selected in order to allow the tightline stormwater pipe to discharge
beyond the toe of slope, where grades are less than 15%. In addition, the proposed
tightline stormwater pipe alignment was selected in order to avoid disturbance of all
protected significant trees within the Critical Area Tract per City code requirements. In
order to connect the required tightline system to the outfall location with minimal
disturbance of significant trees, the stormwater pipe must parallel the stream for a short
portion of the alignment. The proposal avoids paralleling the stream to the maximum
extent feasible, while still meeting Critical Area Tract tree retention requirements and the
storm discharge location requirements of the Geotechnical Engineer of
Record.
MITIGATION SEQUENCING
This mitigation plan follows the required mitigation sequencing of Avoidance, Minimization,
Mitigation.
Avoidance: All project elements moved outside wetland buffer boundary, except the pipe
and outlet, which must be located at the outlet elevation for flow. The project does NOT
cross the creek, which avoids stream impacts.
Minimization: The pipe is the minimum length necessary to site the splash block, which
must by code be in that elevation. The pipe is directed so to avoid all trees through the
buffer.
Mitigation: The on-site wetland, which is depauperate of vegetation, will be enhanced by
planting trees and shrubs.
Mitigation for the required buffer impact will be provided by replanting the wetland with a
variety of native trees and shrubs.
Through this compensatory mitigation the development would not result in a “net loss” of
regulated wetland area, function, or value consistent with City of Renton Zoning Code.
Impact Area Analysis – (in sq. ft.)
Area Development
Impact
Mitigation
Enhancement
Mitigation ratio
Enhanced to reduced
Buffer – Wetland A &
Stream
315 315 ON-SITE WETLAND
& BUFFER 1 to 1
TOTAL 315 315 1 to 1
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Fencing: A fence will be installed at the modified buffer boundary of Stream A at the top
of the slope. City of Renton wetland buffer boundary will be attached every 100 ft.. No
further activity will occur within the fenced area once enhancement planting is complete.
The existing wetland buffer in the interior of the site has been severely degraded by erosion
and prior management and is bare ground.
Potential impacts to habitat from the development are:
1). Short-term construction disruption. This impact will be mitigated thru
the placement of silt fence barriers in every area which may flow into the
wetland and stream (see VEK on Aberdeen Site Civil Plans, Erosion Control
Plan) and oversight by the project biologist during construction. The project
biologist will observe and consult with construction crews during construction
to ensure compliance with best management practices during the excavation
of the buffer area.
2). Long-term impacts from development:
a). Permanent loss of habitat area. There will be no functional loss of
habitat area. The present wetland and buffer in the mitigation area is
moderate functional. Functional buffer area will increase as a result of
installation of trees and habitat structures.
b). Loss of habitat utility due to light and noise from the development and
increased visitation by people. Lighting of the developed area will
increase “spill-over” of light to the mitigated buffer and wetland. All
lighting will be directed away from the mitigation area. The boundary
fence will be a 2-post cedar fence to inhibit intrusion by people.
MITIGATION FUNCTIONAL COMPARISON
ENVIRONMENTAL FUNCTION EXISTING PROPOSED
Hydrological Support Function Low Moderate
Stormwater Storage Function High High
Floodwater Storage Function moderate High
Water Quality Function low High
Groundwater Recharge Function Moderate Moderate
Natural Biological Functions Low High
Education and Recreational
Opportunities
Low moderate
Threatened and Endangered
Species
low Moderate
(after Adamus et al. 1987: Reppert et al. 1979)
DESCRIPTION OF THE MITIGATION PROGRAM
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1. As mitigation for the unavoidable impact to 315 sq. ft. of City of Renton regulated
Category 3 Wetland buffer and Type Ns Water buffer, the retained on site wetland of
282 sq. ft. and 33 sq. ft. of buffer will be enhanced with native trees and shrubs. The
wetland area to be enhanced is presently dominated by bare ground and ag invasives.
Supportive hydrology will continue to be provided by the existing wetlands and stream
corridor.
2. Temporary and long-term erosion control measures will be implemented (see VEK on
Aberdeen Site Civil Plans erosion control Plan). These measures include silt fencing
during site preparation and buffer enhancement and planting of new vegetation.
3. All onsite activities will be monitored by the project biologist. Following the completion
of onsite planting activities a "record-drawing" plan will be prepared and submitted to
City of Renton. A five-year monitoring program will be undertaken to assure the
success of the wetland and buffer enhancement program. A series of financial
guarantees will also be implemented to assure that the proposed work is completed
and is successful.
4. The outer boundaries of the established buffer tract would be marked with standard
City of Renton buffer boundary signs. The buffer boundaries will be fenced to limit
human intrusions between the upland boundary of the remaining buffer and the
developed portion of the site. In addition, the project team will remove the trash, debris,
and invasive shrubs within the retained wetland and buffer areas.
5. Wetland, stream and buffer vegetation cleared or otherwise damaged during the
installation of the mitigation plan shall be revegetated with appropriate native plants
installed at an appropriate density to restore the damaged condition. These plants shall
be subject to the same performance standards indicated in the mitigation plan.
GOAL AND OBJECTIVE OF THE MITIGATION PLAN
The GOAL of the Mitigation Plan is to fully compensate for the unavoidable adverse impact
to regulated buffer areas. Upon the completion of this mitigation plan there will be no net
loss of wetland acreage, functions, or values; and an increase in the potential for the buffer
to protect aquatic habitats.
To achieve the defined GOAL, the following OBJECTIVES and PERFORMANCE
CRITERIA have been established to apply to the compensatory mitigation wetland area.:
Objective A. The retained & enhanced wetland and buffer area will total 315 sq. ft.
and be located in the southwest corner of the site. The enhanced wetland will be
hydrologically connected to the adjacent City of Renton Type Ns Stream. The enhanced
wetland area will exhibit a scrub/shrub vegetation class within five years following initial
planting.
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Performance Criterion #A1: As defined by plant counts 100% of the shrubs
installed as a part of the initial planting phase will be alive at the end of the first
growing season.
Performance Criterion #A2: As defined by plant counts 80% of the shrubs
installed as a part of the initial planting phase will be alive at the end of the fifth
growing season.
Performance Criterion #A3: As defined by aerial cover, invasives will cover less
than 10% of the planting area in any one year.
Objective B. The enhanced mitigation wetland area will total 315 sq. ft. and be
located at the southwest corner of the site. The enhanced wetland will be hydrologically
connected to City of Renton Type Ns Stream. The enhanced wetland area will exhibit a
tree vegetation class within five years following initial planting.
Performance Criterion #B1: As defined by plant counts 100% of the trees
installed as a part of the initial planting phase will be alive at the end of the first
growing season.
Performance Criterion #B2: As defined by plant counts 80% of the trees installed
as a part of the initial planting phase will be alive at the end of the fifth growing
season.
Performance Criterion #B3: As defined by aerial cover, invasives will cover less
than 10% of the planting area in any one year.
SELECTED PLANT COMMUNITIES
The plant communities and plants selected for the enhanced wetland area will be obtained
as nursery stock. These selected species are native and commonly occur in the local
area. The plant species prescribed are selected to increase plant diversity, match present
onsite communities, increase wildlife habitats, and enhance the aquatic environment.
Plantings will be located as depicted on the attached VEK on Aberdeen Mitigation Plan
drawing.
PLANTING AREA: RETAINED WETLAND –
315 sq. ft. @ 12-ft on center = 4 trees
315 sq. ft. @ 8-ft on center = 8 shrubs
COMMON NAME
SCIENTIFIC NAME
LOCATION PROPOSED
SPACING (oc)
PROPOSED
SIZE
INDICATOR
STATUS
TREE
2 Pacific willow(SAL)
Salix lasiandra
WETLAND 12 ft. 2 Gal. FACW
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2 Sitka spruce (PIS)
Picea sitchensis
WETLAND 12 ft. 2 Gal. FAC
SHRUB
4 Red-osier dogwood (COS)
Cornus stolonifera
WETLAND 8 ft 1 gal FACU
4 Sitka willow (SAS)
Salix sitchensis
WETLAND 8 ft. 2 Gal. FACW
RESTORATION PLANTING GUIDELINES
1. Trees 12’ O.C., (this assumes 2-5 gal. size)
2. Plus shrubs 8’ O.C.,(this assumes 1-2 gal. size);
CONSTRUCTION INSPECTION
Essential to the success of the compensatory mitigation program is the accurate inspection
of onsite activities immediately prior to and during the wetland creation and planting
phases. These activities include pre-construction site inspection, onsite inspection and
technical direction during wetland creation and planting activities, and post-
creation/planting site inspection and evaluation.
The pre-creation site inspection allows the project proponent and the project biologist to
evaluate and, if necessary, adjust the onsite construction steps. These steps include
analysis of project site elevation features, project sequencing and timing, final grade
analysis, unforeseen required minor modifications to the original establishment plan, and
the establishment of environmental protections (silt fences, etc.) required during
construction. Interaction with City of Renton wetland staff is also an essential element
during pre-construction site inspections and discussions. Onsite technical inspection
during construction and planting activities will be implemented by the project biologist. The
project biologist will perform oversight and address minor unforeseen difficulties to assure
that the intent of the wetland mitigation plan is met.
The project biologist shall also be responsible for ensuring that the species and sizes of
native plants selected are utilized during initial planting. If selected native species become
unavailable, the project biologist will consult with City of Renton wetland staff for substitute
plant species to ensure that the intent of the wetland mitigation plan is met. Post-creation
site inspection/evaluation will include the preparation of a "record-drawings” which will be
submitted to City of Renton wetland staff.
VEGETATION MAINTENANCE PLAN
Maintenance of the created wetland and buffer plant communities may be required to
assure the long-term health and welfare of the wetland's and buffer's environmental
functions. The overall objective is to establish undisturbed plant communities that do not
require maintenance.
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Activities will include, but are not limited to, the removal of invasive non-native vegetation
and the additional irrigation of selected areas. Established maintenance activities include
the removal of any trash within the buffer.
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MITIGATION CONSTRUCTION SCHEDULE
PROJECT TASK TASK SCHEDULE
(on or before)
Onsite pre-creation meeting July 2025
Placement of protective fencing, final marking, and
identification of work area.
July 2025
Planting of wetland mitigation September 2025
Record-drawings report to City September 2025
RMC 4-3-050L- a-ii.PROJECT MONITORING
Following the successful completion of the proposed compensatory mitigation plan a five-
year monitoring and evaluation program will be undertaken. The purpose of this program
is to assure the success of the selected mitigation as measured by an established set of
performance criteria (see above). This monitoring will also provide valuable information
on the effectiveness of mitigation procedures.
STANDARDS OF SUCCESS
Vegetation Sampling Methodology and Monitoring Schedule
Permanent vegetation sampling plots will be located within each planting
community in areas representative of the communities being sampled. These
sampling plots will be located along specific transects and at stationary identified
points. Observations and measurements will be recorded for all plant species in
order of dominance based on the relative percent cover for each species within the
various vegetation strata. Sampling for tree and shrub species will be completed in
30-foot radius sampling plots. Stratified methods will be used to increase the
precision of sampling data while also maintaining elements necessary for statistical
inferences.
The evaluation of the success of the enhancement program will be based on the
expected cover percentages and the selected 80% survival rate. These defined
threshold criteria will be applied at the times of yearly monitoring. The percent of
aerial cover and the percent survival rate will be based on combined counts of
existing and planted species during vegetation monitoring. Sample location will be
shown on the design and the "record drawings" plans, and will correspond to
identified photo points. Trees and shrubs will be visually evaluated to determine
the rate of survivorship, health, and vigor of each plant. The categories to be used
will include live, stressed, tip dieback, basal sprouts, not found, apparently dead,
and dead.
Vegetation Monitoring will include:
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1. Upon the completion of initial planting and as a part of each monitoring period
the project biologist will count the number of live plants which were planted
within the buffer area. Plants will be identified to species and observations of
general plant condition (i.e., plant health, amount of new growth) are to be
recorded for each plant.
2. At identified sample plots within the enhanced buffer areas the project biologist
will determine percent coverage of vegetation using the Canopy Coverage
Method sampling (0.85 m2 plot frame) procedure for emergent species and by
using the Line-intercept Method sampling procedure for the scrub/shrub and
sapling tree species.
3. Within the entire mitigation area the project biologist will count the number of
undesirable invasive plants and estimate the aerial coverage (as if the observer
were looking straight down from above) of these invasive plants. Undesirable
plants include blackberries, Scot’s broom, tansy ragwort, and other such plants
listed in the Washington State Noxious Weed List.
4. Within the sample plots mitigation area the project biologist will count the
number of desirable "volunteer" plants and estimate the aerial coverage of these
plants.
5. The project biologist will take photographs that show the entire mitigation area.
During the five-year monitoring period photos will be taken in the same direction
and at the same location to provide a series of photos. These photos will show
plant growth, plant species, and plant coverage.
6. Upon the completion of the initial project planting and upon the completion of
each monitoring period the project biologist will prepare a report defining
methods, observations, and results along with the date the observations were
completed and photos. Each report will be sent to: The City of Renton.
7. The monitoring schedule is defined as:
A. At the completion of initial project planting. This report will include
a “record drawing” defining the species used, locations, and general
site conditions. This report will also include a “lessons learned”
section to assist in future monitoring and final project assessment.
This “record drawing” and report will be provided to the City within two
weeks after the completion of onsite planting.
B. At 30 days following initial project area planting. This “30-day”
report will be provided to the City within two weeks after the
completion of onsite monitoring. Depending upon the date of
completion of the initial onsite planting the “30-day” monitoring may
overlap with the start of the “year-1” monitoring.
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C. Vegetation community monitoring once a year for five years
following the completion of initial onsite planting. For each
monitoring year, onsite monitoring will be completed once near the
end of the growing season (mid-September). For each onsite
monitoring activity a report will be prepared and provided to the City
within two weeks after the completion of onsite monitoring.
The last monitoring report will include notification to the City biologist that
the monitoring program has concluded and that City review and site
inspection is required for project analysis and release of the financial
guarantee. This final report will also include a “lessons learned” section
to assist and final project assessment and to potentially assist in the
evaluation other mitigation projects.
RMC 4-3-050L-a-ii. Vegetation Monitoring Sequencing
IDENTIFIED TASK DATE OF COMPLETION
(on or before)
First growing season fall plant inspection September 30, 2025
First growing season fall report October 15, 2025
Second growing season fall plant inspection September 30, 2026
Second growing season fall report October 15, 2026
Third growing season fall plant inspection September 30, 2027
Third growing season fall report October 15, 2027
Fourth growing season fall plant inspection September 30, 2028
Fourth growing season fall report October 15, 2028
Fifth growing season fall plant inspection September 30, 2029
Fifth growing season fall report October 15, 2029
WILDLIFE OBSERVATIONS
Observations of wildlife will coincide with the onsite activities undertaken as part of
the Vegetation Monitoring Program. The onsite team will document the extent of
bird species abundance, site utilization, nesting and feeding activities, and species
diversity. In addition, documentation of terrestrial and aquatic reptiles, amphibians,
and mammals observable without trapping will also be documented. Wildlife
observations will be documented within the Vegetation Monitoring Reports noted
above.
VEGETATION MAINTENANCE PLAN
Maintenance of the created wetland and buffer plant communities may be required
to assure the long-term health and welfare of the wetland's and buffer's
environmental functions. Such maintenance would be identified during the
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monitoring period and undertaken only following discussion and coordination with
City of Renton wetland staff. The overall objective is to establish undisturbed plant
communities that do not require maintenance.
Activities may include, but are not limited to, the removal of invasive non-native
vegetation and the irrigation of selected areas. Established maintenance activities
include the removal of any trash within the buffer.
REMOVAL OF INVASIVE NON-NATIVE VEGETATION
As a contingency, should the removal of invasive non-native vegetation become
necessary, the project proponent will contact City of Renton wetland staff to
establish and define specific actions to be taken. Resultant contingency plan
activities will be implemented when the ongoing vegetation monitoring program
indicates that plants listed in the Washington State Noxious Weed List and Scot's
broom are becoming dominant in the community.
SEEDING FOR EXPOSED BUFFER AREA
Seeding for all exposed surfaces within the buffer will be completed within two
weeks following the completion of onsite grading.
CONTINGENCY PLAN
As a contingency, should the proposed compensatory plan fail to meet the
performance criteria, the project proponent will undertake required remedial
actions. Where plant survival is the failing component, the project proponent will
replant and assure the success of this second planting which would be held to the
same standard of success as measured by threshold criteria and monitoring
processes. Should additional remedial actions be required, the project proponent
will meet with City of Renton wetland staff to establish and define actions to be
taken to meet the desired goal of this program.
PLANTING NOTES
All plant materials shall be native to the southern Puget Sound Region. The onsite
biologist shall inspect plant materials to assure the appropriate plant schedule and
plant characteristics are met.
The project proponent shall warrant that all plants will remain alive and healthy for
a period of one year following completion of planting activities. The project
proponent shall replace all dead and unhealthy plants with plants of the same
specifications.
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RMC 4-3-050L-a-i (financial resources)
WETLAND MITIGATION PERFORMANCE BOND
A Wetland Mitigation Performance Bond will be provided for this project. This bond
will be held by the City of Renton and be equal to 125% of the actual estimated
costs for identified activities. This increased percentage will allow for adequate
funds to be available as a contingency should actions be required to meet the goals
of these plans.
The Performance Bond will be deemed to be released upon meeting the
established threshold criteria and acceptance by the City of Renton of the required
reporting documents after completion of the 5-year monitoring period.
The amount of these guarantees shall be established as a part of the final mitigation
plan.
Construction Guarantee: (see Bond Quantity Worksheet, Attached)
TASK ASSOCIATED COST
Plants and installation $ 1701.00
Habitat Structures $.00
Erosion Control $ 240.00
Fencing 1795.00
Mobilization 374.00
30% contingency $1,120.00
CONSTRUCTION GUARANTEE TOTAL $5,230.00
Performance Guarantee
TASK ASSOCIATED COST
Onsite Maintenance ($1,000/yr. x 5 years) $ 5,000.00
Onsite Monitoring with report ($1,440/yr. 5 years) $ 7,200.00
PERFORMANCE GUARANTEE TOTAL $12,200.00
Per RMC 4-3-050L.
Professional Qualification
Mitigation Plan prepared by Mark Heckert Managing Principal of Beaver Creek
Environmental Services, Inc..
Mark has an AAS in Fish & Wildlife Technology and a B.S. in Wildlife Science.
Mark has 25 years’ experience in wetland delineation, impact assessment, and mitigation
planning throughout the Puget sound region.
Mark has completed the US Army CoE wetland training, Washington State Wetland Rating
System, and numerous individual courses in wetland function and management, and is
preferred consultant in King & Pierce Counties and has authored 500+ accepted critical
areas reports in 14 Puget Sound jurisdictions.
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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-79/31.
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.
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. Army Corps of Engineers. 2010. Regional Supplement to the Corps of Engineers
Wetland Delineation Manual: Western Mountains, Valleys, and Coast Region (Version
2.0), ed. J. S. Wakeley, R. W. Lichvar, and C. V. Noble. ERDC/EL TR-10-3. Vicksburg,
MS: U.S. Army Engineer Research and Development Center.
U.S. Department of Agriculture, Soils Conservation Service. Soils Survey of King County
Area Washington, February 1979.
Washington State Department of Ecology. 1997. Washington State Wetlands Identification
and Delineation Manual. Publication Number 96-94.
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IN COMPLIANCE WITH CITY OF RENTON STANDARDS
Know what'sCall below.
before you dig.
R
Encompass
Eastern Washington Division
407 Swiftwater Blvd. ▪ Cle Elum, WA 98922 ▪ Phone: (509) 674-7433
Western Washington Division
165 NE Juniper Street, Suite 201 ▪ Issaquah, WA 98027 ▪ Phone: (425) 392-0250
ENGINEERING & SURVEYING
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E
E
N
DEMOLITION & TESC PLAN
VIEWCREST CAPITAL, LLCUNIT LOT SUBDIVISION
V.E.K. ON ABERDEEN
SURVEY LEGEND:
NO
R
T
H
TESC LEGEND:
CRITICAL AREAS LEGEND:EROSION & SEDIMENT CONTROL (ESC) STANDARD PLAN NOTES:
RETAINED TREE NOTE:
CONSTRUCTION SEQUENCE:
EARTHWORK QUANTITIES:
DEMO NOTE:
CONSTRUCTION SCHEDULE:
·
·
·
DISTURBANCE AREA TABLE:
TRACT G
LOT 6LOT 7LOT 8LOT 9LOT 10LOT 11LOT 12
TRACT D
TRACT F
TRACT E
TRACT B
CB #6
CB #7
AREA
DRAIN #3
AREA
DRAIN #2AREA
DRAIN #1
TRENCH
DRAIN #1CB #1
BIOPOD
CB #2
CB #3
CB #5
CB #4
TRACT C
DETENTION
TANK
AREA
DRAIN #7
PAVING LEGEND:
STRUCTURE TABLE STRUCTURE TABLE STRUCTURE TABLE
IN COMPLIANCE WITH CITY OF RENTON STANDARDS
Know what'sCall below.
before you dig.
R
Encompass
Eastern Washington Division
407 Swiftwater Blvd. ▪ Cle Elum, WA 98922 ▪ Phone: (509) 674-7433
Western Washington Division
165 NE Juniper Street, Suite 201 ▪ Issaquah, WA 98027 ▪ Phone: (425) 392-0250
ENGINEERING & SURVEYING
V.
E
.
K
.
O
N
A
B
E
R
D
E
E
N
13
V.
E
.
K
.
O
N
A
B
E
R
D
E
E
N
COMPOSITE UTILITY PLAN (LOTS 7-12)
VIEWCREST CAPITAL, LLCUNIT LOT SUBDIVISION
V.E.K. ON ABERDEENNO
R
T
H
CRITICAL AREAS LEGEND:
SURVEY LEGEND:
CONSTRUCTION NOTES:
PIPE CROSSING TABLE
UTILITY LEGEND:
WATER KEYNOTES:
STORM STORM STORM
GRINDER PUMP NOTE:
TRACT F
IN COMPLIANCE WITH CITY OF RENTON STANDARDS
Know what'sCall below.
before you dig.
R
Encompass
Eastern Washington Division
407 Swiftwater Blvd. ▪ Cle Elum, WA 98922 ▪ Phone: (509) 674-7433
Western Washington Division
165 NE Juniper Street, Suite 201 ▪ Issaquah, WA 98027 ▪ Phone: (425) 392-0250
ENGINEERING & SURVEYING
V.
E
.
K
.
O
N
A
B
E
R
D
E
E
N
14
V.
E
.
K
.
O
N
A
B
E
R
D
E
E
N
COMPOSITE UTILITY PLAN (TRACT F)
VIEWCREST CAPITAL, LLCUNIT LOT SUBDIVISION
V.E.K. ON ABERDEENNO
R
T
H
CRITICAL AREAS LEGEND:
SURVEY LEGEND:
CONSTRUCTION NOTES:
UTILITY LEGEND:RETAINED TREE NOTE:
Date: 2/25/25 Prepared by:
Project Number:
Applicant:Phone:
PLANT MATERIALS (includes labor cost for
plant installation)
Type Unit Price Unit Quantity Cost
PLANTS: Potted, 4" diameter, medium $5.00 Each $ -
PLANTS: Container, 1 gallon, medium soil $11.50 Each 8.00 $ 92.00
PLANTS: Container, 2 gallon, medium soil $16.00 Each 4.00 $ 64.00
PLANTS: Container, 5 gallon, medium soil $36.00 Each $ -
PLANTS: Seeding, by hand $0.50 SY $ -
PLANTS: Slips (willow, red-osier)$2.00 Each $ -
PLANTS: Stakes (willow)$2.00 Each $ -
PLANTS: Stakes (willow)$2.00 Each $ -
PLANTS: Flats/plugs $2.00 Each $ -
TOTAL $ 156.00
Type Unit Price Unit Cost
Compost, vegetable, delivered and spread $37.88 CY $ -
Decompacting till/hardpan, medium, to 6" depth $1.57 CY $ -
Decompacting till/hardpan, medium, to 12" depth $1.57 CY $ -
Hydroseeding $0.51 SY $ -
Labor, general (landscaping other than plant installation)$32.00 HR 10.00 $ 320.00
Labor, general (construction)$40.00 HR $ -
Labor: Consultant, supervising $55.00 HR 5.00 $ 275.00
Labor: Consultant, on-site re-design $95.00 HR 10.00 $ 950.00
Rental of decompacting machinery & operator $70.00 HR $ -
Sand, coarse builder's, delivered and spread $42.00 CY $ -
Staking material (set per tree)$7.00 Each $ -
Surveying, line & grade $250.00 HR $ -
Surveying, topographical $250.00 HR $ -
Watering, 1" of water, 50' soaker hose $3.62 MSF $ -
Irrigation - temporary $3,000.00 Acre $ -
Irrigation - buried $4,500.00 Acre $ -
Tilling topsoil, disk harrow, 20hp tractor, 4"-6" deep $1.02 SY $ -
TOTAL $ 1,545.00
ITEMS Unit Cost Unit Cost
Fascines (willow) $ 2.00 Each $ -
Logs, (cedar), w/ root wads, 16"-24" diam., 30' long $1,000.00 Each $ -
Logs (cedar) w/o root wads, 16"-24" diam., 30'$400.00 Each $ -
Logs, w/o root wads, 16"-24" diam., 30' long $245.00 Each $ -
Logs w/ root wads, 16"-24" diam., 30' long $460.00 Each $ -
Rocks, one-man $60.00 Each $ -
Rocks, two-man $120.00 Each $ -
Root wads $163.00 Each $ -
Spawning gravel, type A $22.00 CY $ -
Weir - log $1,500.00 Each $ -
Weir - adjustable $2,000.00 Each $ -
Woody debris, large $163.00 Each $ -
Snags - anchored $400.00 Each $ -
Snags - on site $50.00 Each $ -
Snags - imported $800.00 Each $ -
* All costs include delivery and installation TOTAL $ -
EROSION CONTROL
ITEMS Unit Cost Unit Cost
Backfill and Compaction-embankment $ 4.89 CY $ -
Crushed surfacing, 1 1/4" minus $30.00 CY $ -
Ditching $7.03 CY $ -
Excavation, bulk $4.00 CY $ -
Fence, silt $1.60 LF 150.00 $ 240.00
Jute Mesh $1.26 SY $ -
Mulch, by hand, straw, 2" deep $1.27 SY $ -
Mulch, by hand, wood chips, 2" deep $3.25 SY $ -
Mulch, by machine, straw, 1" deep $0.32 SY $ -
Piping, temporary, CPP, 6"$9.30 LF $ -
Piping, temporary, CPP, 8"$14.00 LF $ -
Piping, temporary, CPP, 12"$18.00 LF $ -
Plastic covering, 6mm thick, sandbagged $2.00 SY $ -
Rip Rap, machine placed, slopes $33.98 CY $ -
Rock Constr. Entrance 100'x15'x1'$3,000.00 Each $ -
Rock Constr. Entrance 50'x15'x1'$1,500.00 Each $ -
Sediment pond riser assembly $1,695.11 Each $ -
Sediment trap, 5' high berm $15.57 LF $ -
Sediment trap, 5' high berm w/spillway incl. riprap $59.60 LF $ -
Sodding, 1" deep, level ground $5.24 SY $ -
Sodding, 1" deep, sloped ground $6.48 SY $ -
Straw bales, place and remove $600.00 TON $ -
Hauling and disposal $20.00 CY $ -
Topsoil, delivered and spread $35.73 CY $ -
TOTAL $ 240.00
Critical Areas Mitigation
City of Renton Bond Quantity Worksheet
Description
Mark Heckert
Project Description: Stream buffer Mitigation Site
Project Name: VEK on Aberdeen, RENTON MITIGATION AREA
Location: Parcel # 3119900066 Viewcrest Capital LLC
INSTALLATION COSTS ( LABOR, EQUIPMENT, & OVERHEAD)
HABITAT STRUCTURES*
GENERAL ITEMS
ITEMS Unit Cost Unit Cost
Fencing, chain link, 6' high $18.89 LF $ -
Fencing, chain link, corner posts $111.17 Each $ -
Fencing, chain link, gate $277.63 Each $ -
Fencing, split rail, 3' high (2-rail)$10.54 LF 170.00 $ 1,791.80
Fencing, temporary (NGPE)$1.20 LF $ -
Signs, sensitive area boundary (inc. backing, post, install)$28.50 Each $ -
TOTAL $ 1,791.80
$ 3,732.80
ITEMS
Percentage
of
Construction
Cost Unit Cost
Mobilization 10%1 $ 373.28
Contingency 30%1 $ 1,119.84
TOTAL $ 1,493.12
MAINTENANCE AND MONITORING
Maintenance, annual (by owner or consultant)
Less than 1,000 sq.ft. and buffer mitigation only $ 1.08 SF $ -
Less than 1,000 sq.ft. with wetland or aquatic area
mitigation $ 1.35 SF 1410.00 $ 1,903.50
Larger than 1,000 sq. ft. but less than 5,000 sq.ft. of buffer
mitigation $ 180.00 EACH $ -
Larger than 1,000 sq. ft. but less than 5,000 sq.ft. of
wetland or aquatic area mitigation $ 270.00 EACH $ -
Larger than 5,000 sq.ft. but < 1 acre -buffer mitigation only $ 360.00 EACH $ -
Larger than 5,000 sq.ft. but < 1 acre with wetland or aquatic
area mitigation $ 450.00 EACH $ -
Larger than 1 acre but < 5 acres - buffer and / or wetland or
aquatic area mitigation $ 1,600.00 DAY $ -
Larger than 5 acres - buffer and / or wetland or aquatic area
mitigation $ 2,000.00 DAY $ -
Monitoring, annual (by owner or consultant)
Larger than 1,000 sq.ft. but less than 5,000 wetland or
buffer mitigation $ 720.00 EACH $ -
Larger than 5,000 sq.ft. but < 1 acre with wetland or aquatic
area impacts $ 900.00 EACH $ -
Larger than 1 acre but < 5 acres - buffer and / or wetland or
aquatic area impacts $ 1,440.00 DAY $ -
Larger than5 acres - buffer and / or wetland or aquatic area
impacts $ 2,160.00 DAY $ -
TOTAL $ 1,903.50
Total $7,129.42
(16 hrs @ $90/hr)
(24 hrs @ $90/hr)
(10 hrs @ $45/hr)
(WEC crew)
(1.25 X WEC crew)
(8 hrs @ 90/hr)
(10 hrs @ $90/hr)
(4hr @$45/hr)
(8 hrs @ 45/hr)
(3 X SF total for 3 annual events;
Includes monitoring)
(3 X SF total for 3 annual events;
Includes monitoring)
(6hr @$45/hr)
NOTE: Projects with multiple permit requirements may be required to have
longer monitoring and maintenance terms. This will be evaluated on a case-by-case basis for development applications. Monitoring and maintance ranges may
be assessed anywhere from 5 to 10 years.
(Construction Cost Subtotal) OTHER