HomeMy WebLinkAboutM_Final Buffer Reduction Plan_180625_v4.pdf 2907 Harborview Dr., Suite D, Gig Harbor, WA 98335
Phone: (253) 514-8952 Fax: (253) 514-8954
Soundview Consultants LLC June 28, 2018
1155.0024 Cedars at the Highlands – Conceptual Buffer Reduction and Enhancement Plan Page 1 of 13
To: Alex Morganroth, Associate Planner File Number: 1155.0024
From: Don Babineau, Soundview Consultants LLC Date: June 28, 2018
Re: Conceptual Wetland Buffer Reduction and Enhancement Plan
14120 160th Ave SE, Renton, WA 98059
Dear Mr. Morganroth,
Soundview Consultants LLC (SVC) has been assisting Harbour Homes (Applicant), a wetland and
fish and wildlife assessment for the Cedars at the Highlands preliminary plat application. The property
consists of one parcel located in the Southeast ¼ of Section 14, Township 23 North, Range 05 East,
W.M. (King County Tax Parcel Number 1457500110). Following assessment review and negotiations
with the City of Renton (City) and the City’s environmental consultant (Otak), SVC is assisting the
applicant with the preparation of a conceptual wetland buffer reduction and enhancement plan for an
approximately 4.16-acre property located in the City of Renton at 14120 160th Ave SE (Figure 1). This
wetland buffer reduction and enhancement plan has been prepared to accompany a proposed
preliminary plat application on the subject property. This Technical Memorandum has been prepared
to document regulatory considerations and planning elements for wetland buffer reduction and
enhancement.
SVC was hired by the Applicant to assess the subject property and respond to the December 6, 2017
review by the Otak. of an assessment previously conducted by Sewall Wetland Consulting, Inc. dated
October 3, 2017. SVC conducted the site assessment in January of 2018 in accordance with
Washington State Department of Ecology (WSDOE) methodology, as adopted by the City, and
documented the assessment results and response to Otak review comments with a technical
memorandum dated January 31, 2018. The results of the SVC assessment identified one Category IV
slope wetland located in the northeast portion of the subject property extending offsite to the north
and east containing a small seasonal drainage feature bisecting the slope wetland.
Following the SVC assessment, a site visit with the Applicant, staff from the City, Otak, and SVC was
conducted to review SVC’s results. While Otak concurred with a majority of the results documented
in the SVC assessment, Otak did not concur with the slope hydrogeomorphic (HGM) classification
of the wetland and has incorrectly added classifications to the wetland having a multiple HGM classes
to include slope, riverine and depressional wetland classes through improper interpretation of the
approved WSDOE classification methodology as outlined in the Washington State Wetland Rating System
for Western Washington (Hruby, 2014). As a result of the incorrect classification, Otak rated the wetland
as a Category III wetland requiring a 100-foot standard buffer. The wetland clearly meets the
Technical Memorandum
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classification criteria of having a single slope wetland HGM class as detailed in the technical
memorandum by SVC dated April 4, 2018. When SVC requested independent guidance of the
disputed wetland classification to potentially include consultation with WSDOE staff, the City stated
it would follow Otak’s recommendations, treating Otak as an extension of City staff. The position
adopted by City staff does not leave a reasonable alternative for the applicant to resolve the disputed
HGM classification prior to the hearing.
In an effort to expedite the preliminary plat application, the applicant has agreed to treat the wetland
as a Category III wetland with a reduced 75-foot buffer.
Figure 1. Subject Property Location.
The following sections present the proposed buffer reduction and enhancement plan to address the
minor indirect impacts associated with the proposed development. The proposed reduction and
enhancement actions outlined below are designed to closely adhere to RMC 4-3-050I (Alterations to
Critical Areas Buffers).
Regulatory Considerations
Per negotiations with the City of Renton, Wetland A is being treated as a Category III wetland. Per
RMC 4-3-050 G(2), Category III wetlands in non-low impact land uses with a moderate habitat
function receive a standard 100-foot buffer. Wetland buffers may be reduced up to a maximum of 25
percent under RMC 4-3-050 I.1. As existing buffer function is compromised with invasive species
and intrusion of an existing structure, and to accommodate allowable housing density on the subject
property, the project proposes reducing the Wetland A buffer by 25 percent from 100 feet to 75 feet
and enhancing the Wetland A buffer to improve buffer function.
Subject Property
Location
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Wetland buffer reduction and enhancement projects are required to meet the following criteria as
determined by the reviewing official per RMC 4-3-050I.3:
i. The reduced buffer will function at a higher level than the standard buffer; and
The buffer in its current state is highly disturbed containing a mowed lawn, existing
barn/shop, junk cars and debris, and invasive Himalayan blackberry. The proposed
buffer reduction and enhancement plan consists of removing all cars and debris from
the buffer and replacing invasive plant species throughout the entire 75-foot width of
the reduced buffer on the west side of the wetland with native emergent, shrub and tree
species to create a structurally diverse plant community. The existing building will also
be removed from the buffer and the area restored with native plantings. The planting
design will increase habitat function by creating a dense thorny and evergreen shrub
component and intermediate tree canopy within the outer portion of the buffer to
provide a screen from the proposed residential development. This design feature will
prevent light penetration and human and pet intrusion into the buffer and wetland. A
split rail fence and Native Growth Protection Area (NGPA) signs will also be installed
at the outer edge of the buffer. These enhancement actions will improve the habitat,
water quality and hydrologic function provided by the wetland buffer.
ii. An enhanced buffer shall never be less than seventy five percent (75%) of the standard width at its
narrowest point; and
The proposed buffer reduction proposes a 75-foot buffer around Wetland A on the
subject property, retaining 75% of the standard 100-foot buffer width.
iii. The buffer area has less than fifteen percent (15%) slopes and no direct or indirect, short-term or long-
term, adverse impacts to regulated wetlands, as determined by the City, and
The proposed reduced buffer area has less than 15% slopes. No adverse impacts to
Wetland A are expected from the reduced buffer. Potential temporary impacts will be
addressed using best management construction practices to avoid sediment delivery to
the wetlands. The enhancement activities will not only avoid log term impact, the
removal of the building and replacement of the invasive species with native plantings
will increase habitat, water quality and hydrologic function to the wetland.
iv. The proposal shall rely upon a site-specific evaluation and documentation of buffer adequacy based upon
Wetlands in Washington State, Volume 1: A Synthesis of the Science (Ecology Publication No. 05-
06-006, March 2005) and Wetlands in Washington State, Volume 2: Managing and Protecting
Wetlands (Ecology Publication No. 04-06-008, April 2005), or similar approaches; and
Proposed buffer enhancement actions will increase water quality function as described
in Section 5.5.3 by removing sediment from runoff with the increased woody stem and
root density and increased surface roughness associated with the enhancement plantings
which will decrease flow velocities to act as a mechanical filter and allow for greater
residence time to increase infiltration potential and nutrient and toxin uptake. The
increased infiltration potential will also increase the hydrologic function of the buffer by
providing a more even flux of hydrology to the wetland from subsurface flow.
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Per Section 5.5.4.2, wetland buffers screen wildlife from human and pet activities (noise,
light, movement) and that dense shrubs and trees in a wetland buffer can limit intrusion
and screen light and noise generated by human activity. The proposed enhancement
plantings are specifically designed to prevent human and pet intrusion and screen light,
noise and visibility of human movement/activity.
v. The proposed buffer standard is based on consideration of the best available science as described in
WAC 365-195-905; and
The proposed reduced buffer with enhancement actions is consistent with the best
available science as evidenced by the response to the above RMC 4-3-050 I(3)
subsection iv which demonstrates the use of prescribed actions is in accordance with
multiple vetted sources. The wetland buffer reduction provisions in RMC have also
been reviewed and approved by WSDOE.
vi. Buffer enhancement in the areas where the buffer is reduced shall be required on a case-by-case basis
where appropriate to site conditions, wetland sensitivity, and proposed land development characteristics.
Buffer enhancement is appropriate in this case as the buffer in its current state is highly
disturbed containing a mowed lawn, existing barn/shop, junk cars and debris, and
invasive Himalayan blackberry.
The establishment of a Native Growth Protection Area NGPA is required to protect wetlands
and their buffers from proposed development per RMC 4-3-050.G.3.iv. The proposed project
includes establishing an NGPA around Wetland A and its reduced buffer through a critical areas
tract.
Buffer Reduction Plan
The following sections present the proposed buffer reduction and enhancement plan to address the
minor indirect impacts associated with the proposed development. The proposed reduction and
enhancement actions outlined below are designed to closely adhere to RMC 4-3-050I (Alterations to
Critical Areas Buffers).
Description of Impacts and Enhancement Strategy
The standard 100-foot buffer width of Wetland A will be reduced by 25 percent from 100 feet to 75
feet, resulting in a reduction of approximately 7,884 square feet of Wetland A buffer. The reduced
buffer will be enhanced over an area of approximately 15,460 square feet.
Impacts to the diminished habitat, hydrologic, and water quality function provided by the disturbed
existing buffer as a result from the proposed buffer reduction are being offset by a buffer enhancement
actions. The buffer in its current state is highly disturbed containing a mowed lawn, existing
barn/shop, junk cars and debris, and invasive Himalayan blackberry. Buffer enhancement actions
consist of removing the existing building, junk cars and debris, and replacing the invasive plant species
native plantings to create a structurally diverse plant community.
Wetland hydrology and water quality function will be improved through a planting design to decrease
the flow rate and improve the potential for stormwater infiltration.
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Effective buffer enhancement design will not only offset and improve stormwater impacts associated
with buffer reduction, a well thought out planting design can increase buffer screening function. The
strategy of the buffer enhancement activities proposed will be to provide a dense vegetated screen in
the shrub and intermediate tree canopy layers at the outer edge of the buffer between the development
and the wetland. In addition, all exposed areas will be stabilized with a native seed mix and interior
invasive shrubs under the existing native tree canopy will be replaced with native species. Additional
trees within the reduced buffer area will be planted where gaps in the canopy are present and
understory plantings will be provided where they are lacking. The dense native plantings at the edge
of the buffer where sunlight penetration is greatest will also help prevent invasive Himalayan
blackberry from becoming reestablish where it is most likely to occur. Adjacent to the dense outer
shrub screen, a second screen consisting of evergreen trees further inside the buffer will provide for
the gaps in the mid canopy creating a complex vertical layering at the buffers edge as the enhancement
plantings mature.
Coordination with the Project Biologist will be required to determine location and amount of planting
required within the interior buffer areas to adequately replace the invasive species.
Enhancement Approach and Best Management Practices
The proposed enhancement plan is intended to provide increased wetland protections by maintenance
or improvement of wetland functions. Impacts to buffer are being minimized through careful
planning efforts and project design. The enhancement actions should occur immediately after
development actions have concluded and should be completed during one enhancement effort. TESC
measures will be implemented that consist of high-visibility fencing (HVF) installed around native
vegetation along the reduced perimeter of the buffer, silt fencing between the graded areas and
undisturbed buffer, plastic sheeting on stockpiled materials, and seeding of disturbed soils. These
TESC measures should be installed prior to the start of development and enhancement actions and
actively managed for the duration of the project.
All equipment staging and materials stockpiles should be kept out of the wetland and buffer, and the
area will need to be kept free of spills and/or hazardous materials. All fill material and road surfacing
should be sourced from upland areas onsite or from approved suppliers and will need to be free of
pollutants and hazardous materials. Construction materials along with all construction waste and
debris should be effectively managed and stockpiled on paved surfaces and kept out of the wetland
and buffer area. Following completion of the development activities, the entire site should be cleaned
and detail graded using hand tools wherever necessary, and TESC measures will need to be removed.
In addition, permanent stormwater treatment features will need to be implemented as designed by the
project engineer. Following completion of the proposed project, all wetland and associated buffer
areas adjacent to the planned development areas will be protected by installation of split-rail fencing
and critical areas signage to discourage intrusion and improper use of these areas.
Enhancement Actions
Enhancement actions for the wetland and buffer include, but may not be limited to, the following
recommendations:
• Prior to all planned enhancement actions, pre-treat invasive plants with a Washington
Department of Agriculture approved herbicide. After pre-treatment, grub to remove the
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invasive plants and replant all cleared areas with native trees and shrubs. Pre-treatment of
the invasive plants should occur a minimum of two weeks prior to removal;
• Enhance approximately 15,460 square feet of Wetland A’s buffer with native species
plantings and invasive species removal as needed based on existing vegetative conditions;
• Remove any trash, debris junk cars and the existing building from wetlands and buffers;
• An approved native seed mix will be used to seed disturbed areas after planting;
• Maintain and control invasive plants annually, at a minimum, or more frequently if
necessary. Maintenance to reduce the growth and spread of invasive plants is not restricted
to chemical applications but may include hand removal, if warranted;
• Provide dry-season irrigation as necessary to ensure native plant survival;
• Direct exterior lights away from the wetlands wherever possible; and
• Place all activities that generate excessive noise (i.e. generators and air conditioning
equipment) away from the wetlands where feasible.
Recommended Enhancement Goals, Objectives, and Performance
The proposed buffer enhancement actions are capable of improving habitat, water quality, and
hydrologic functions for the wetland and wetland buffers. The goals and objectives of the
enhancement actions are as follows:
Goal 1 – provide equivalent wetland protection provided by existing standard buffers by enhancing
approximately 15,460 square feet of Wetland A’s buffer with native species plantings and invasive
species removal as needed based on existing vegetative conditions.
Objective 1 – Enhance Wetland A perimeter buffer areas by providing a dense vegetative thorny
and evergreen screen of native shrub and species with a vigorous native sapling tree canopy within
five years in the outer 30 feet of the reduced wetland buffer width.
Performance Standard 1 – The perimeter wetland buffer enhancement area will be planted
with native shrub and tree species.
Performance Standard 2 – By the end of Year 1, native plant survival for the perimeter
wetland buffer enhancement areas will be 100 percent.
Performance Standard 3 – At least 2 native tree species and 3 shrub species will be present
in the perimeter wetland buffer enhancement areas in all monitoring years. To be considered,
the native species must make up at least five (5) percent of the vegetation class.
Performance Standard 4 – The perimeter wetland buffer enhancement area will contain at
least 30 percent total cover by native tree species and 50 percent total cover by native shrub
species by Year 5.
Performance Standard 5 – Non-native invasive plants will not make up more than 5
percent total cover within the perimeter wetland buffer enhancement areas in any growing
season following year 1.
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Objective 2 – Effectively control and/or replacement of non-native invasive shrub species from
the interior wetland buffer enhancement areas with native shade-tolerant shrubs and/or
groundcover and provide for tree plantings in areas where existing tree canopy is lacking.
Performance Standard 6 – By the end of Year 1, native plant survival for the interior wetland
buffer enhancement areas will be 100 percent.
Performance Standard 7 – At least 2 native tree species and 3 shrub species will be present
in the interior wetland buffer enhancement areas in all monitoring years. To be considered,
the native species must make up at least five (5) percent of the vegetation class.
Performance Standard 8 – The interior wetland buffer enhancement area will contain at
least 60 percent total cover by native tree species and 20 percent total cover by native shrub
species by Year 5.
Performance Standard 9 – Non-native invasive shrubs will not make up more than 5
percent total cover within the interior wetland buffer enhancement area in any growing
season following year 1.
Enhancement Specifications
The following specifications are established as a set of minimum standards for proper implementation
of the enhancement actions. Additional actions, modifications, and/or substitutions may be necessary
at the time of construction and may be approved by the responsible Wetland Scientist and Project
Engineer.
Plant Materials and Installation
Plant Materials
All plant materials to be used for enhancement actions will be nursery grown stock from a reputable,
local source. Only native species are to be used; no hybrids or cultivars will be allowed. Plant material
provided will be typical of their species or variety; if not cuttings they will exhibit normal, densely-
developed branches and vigorous, fibrous root systems. Plants will be sound, healthy, vigorous plants
free from defects, and all forms of disease and infestation.
Container stock shall have been grown in its delivery container for not less than six months but not
more than two years. Plants shall not exhibit rootbound conditions. Under no circumstances shall
container stock be handled by their trunks, stems, or tops. Seed mixture used for hand or
hydroseeding shall contain fresh, clean, and new crop seed mixed by an approved method.
All plant material shall be inspected by a qualified Wetland Scientist upon delivery. Plant material not
conforming to the specifications below will be rejected and replaced by the planting contractor.
Rejected plant materials shall be immediately removed from the site.
Fertilizer will be in the form of Agroform plant tabs or an approved like form. Mulch will consist of
sterile wheat straw or clean recycled wood chips approximately 1/2 inch to 1 inch in size and 1/2 inch
thick. If free of invasive plant species, the mulch material may be sourced from woody materials
salvaged from the land clearing activities.
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Plant Scheduling, Species, Density, and Location
Plant installation should occur as close to conclusion of development activities as possible to limit
temporal loss of function provided by the wetland and associated buffer. All planting should occur
between September 1 and May 1 to ensure plants do not dry out after installation, or temporary
irrigation measures may be necessary. Planting shall be under the direction of the Wetland Scientist.
A proposed plant list is provided in the site plans in Attachment A. All planting will be installed
according to the procedures detailed in the following subsections.
Quality Control for Planting Plan
All plant material shall be inspected by a qualified Wetland Scientist upon delivery. Plant material not
conforming to the specifications above will be rejected and replaced by the planting contractor.
Rejected plant materials shall be immediately removed from the site. Under no circumstances shall
container stock be handled by their trunks, stems, or tops.
The landscape contractor shall provide the responsible Wetland Scientist with documentation of plant
material that includes the supplying nursery contact information, plant species, plant quantities, and
plant sizes.
Product Handling, Delivery, and Storage
All seed and fertilizer should be delivered in original, unopened, and undamaged containers showing
weight, analysis, and name of manufacturer. This material should be stored in a manner to prevent
wetting and deterioration. All precautions customary in good trade practice shall be taken in preparing
plants for moving. Workmanship that fails to meet industry standards will be rejected. Plants will be
packed, transported, and handled with care to ensure protection against injury and from drying out.
If plants cannot be planted immediately upon delivery they should be protected with soil, wet peat
moss, or in a manner acceptable to the Wetland Scientist. Plants, fertilizer, and mulch not installed
immediately upon delivery shall be secured on the site to prevent theft or tampering. No plant shall
be bound with rope or wire in a manner that could damage or break the branches. Plants transported
on open vehicles should be secured with a protective covering to prevent windburn.
Preparation and Installation of Plant Materials
The planting contractor shall verify the location of all elements of the mitigation plan with the Wetland
Scientist prior to installation. The responsible Wetland Scientist reserves the right to adjust the
locations of landscape elements during the installation period as appropriate to the mitigation actions
outlined above. If obstructions are encountered that are not shown on the drawings, planting
operations will cease until alternate plant locations have been selected by and/or approved by the
Wetland Scientist.
Circular plant pits with vertical sides will be excavated for all container stock. The pits should be at
least 12 inches in diameter, and the depth of the pit should accommodate the entire root system. The
bottom of each pit will be scarified to a depth of four (4) inches.
Broken roots should be pruned with a sharp instrument and rootballs should be thoroughly soaked
prior to installation. Set plant material upright in the planting pit to proper grade and alignment.
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Water plants thoroughly midway through backfilling and add Agroform tablets. Water pits again upon
completion of backfilling. No filling should occur around trunks or stems. Do not use frozen or
muddy mixtures for backfilling. Form a ring of soil around the edge of each planting pit to retain
water and install a four (4)- to six (6)-inch layer of mulch around the base of each container plant.
Temporary Irrigation Specifications
While the native species selected for mitigation are hardy and typically thrive in northwest conditions,
and the approved mitigation actions are planned in areas with sufficient hydroperiods for the species
selected, some individual plants might perish due to dry conditions. Therefore, irrigation or regular
watering will be provided as necessary for the duration of the first two (2) growing seasons while the
native plantings become established.
Invasive Plant Control and Removal
Invasive species to be removed include reed canarygrass, Himalayan blackberry, cut-leaf blackberry,
and all other listed noxious weeds. To ensure these species do not expand following the enhancement
actions, non-native invasive species within the buffer enhancement areas will be pretreated with a
root-killing herbicide approved for use in aquatic sites (i.e. Rodeo) approximately 30 days prior to
being cleared and grubbed from the buffer area. The pre-treatment with herbicide should occur prior
to all planned enhancement actions, and spot treatment of any recurring invasive vegetation should
be performed again each fall prior to leaf senescence for a minimum of three (3) years.
Conceptual Maintenance and Monitoring Plan
The Applicant is committed to compliance with the mitigation plan and overall success of the project.
As such, the Applicant will continue to maintain the mitigation area, keeping the site free from of non-
native invasive vegetation, trash, and yard waste.
The buffer enhancement actions will require continued monitoring and maintenance to ensure the
enhancement actions are successful. Therefore, the enhancement site will be monitored for a period
of 5 years with inspections by a qualified Wetland Scientist. Monitoring events will be scheduled
annually for the duration of the monitoring period.
Monitoring will consist of plant counts and percent cover measurements at permanent monitoring
stations, walk-through surveys to identify invasive species presence and dead or dying enhancement
plantings, photographs taken at fixed locations, wildlife observations, and general qualitative habitat
and buffer function observations.
To determine percent cover, observed vegetation will be identified and recorded by species and an
estimate of areal cover of dominant species within each sampling plot. Circular sample plots,
approximately 20 feet in diameter (314 square feet), are centered at each monitoring station. The
sample plots encompass the specified wetland areas and terminate at the observed wetland boundary.
Trees and shrubs within each 20-foot diameter monitoring plot are then recorded to species and areal
cover. A list of observed tree and shrub species including percent areal cover of each species will be
included within the monitoring report.
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June 22, 2018
Routine maintenance is necessary to ensure the integrity and success of the enhancement actions.
Long-term management actions include continuous invasive plant removal, removal of potential
garbage, and ensuring survival of native plant species.
Reporting
Following each monitoring event, a brief monitoring report detailing the current ecological status of
the wetland buffers, measurement of performance standards, and management recommendations will
be prepared and submitted to the City of Renton within 90 days of each monitoring event to ensure
full compliance with the enhancement plan, performance standards, and regulatory conditions of
approval.
Contingency Plans
If monitoring results indicate that performance standards are not being met, it may be necessary to
implement all or part of the contingency plan. Careful attention to maintenance is essential in ensuring
that problems do not arise. Should any portion of the site fail to meet the success criteria, a
contingency plan will be developed and implemented with regulatory approval. Such plans are
adaptive and should be prepared on a case-by-case basis to reflect the failed mitigation characteristics.
Contingency plans can include additional plant installation, erosion control, and plant substitutions
including type, size, and location.
Contingency/maintenance activities may include, but are not limited to:
1. Replacing plants lost to vandalism, drought, or disease, as necessary;
2. Replacing any plant species with a 20 percent or greater mortality rate after two (2) growing
seasons with the same species or native species of similar form and function;
3. Irrigating the mitigation areas only as necessary during dry weather if plants appear to be too
dry, with a minimal quantity of water;
4. Reseeding and/or repair of wetland buffer areas as necessary if erosion or sedimentation
occurs;
5. Spot treat non-native invasive plant species; and
6. Removing all trash or undesirable debris from the wetland and buffer areas as necessary.
The Applicant proposes a buffer reduction and enhancement plan consistent with the requirements
in RMC 4-3-050I. This proposed plan will reduce the Wetland A buffer by 25% from 100 feet to 75
feet. Buffer enhancement will consist of removing invasive species, junk cars the existing building
and any debris and trash from the buffer and planting native tree and shrub species to create a
structurally diverse community within the Wetland A buffer.
If you have any questions, please contact us at your earliest convenience.
Sincerely,
____________________________ _________________
Don Babineau Date
Environmental Planner/Project Manager
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References
Brinson, M. M. 1993. A hydrogeomorphic classification for wetlands, Technical Report WRP-DE-4, U.S.
Army Engineer Waterways Experiment Station, Vicksburg, MS.
City of Renton, 2018. Renton Municipal Code 4-3-050 – Critical Areas Regulations. Passed June 04,
2018. Website: http://www.codepublishing.com/WA/Renton/#!/Renton04/renton0403
/renton0403.html
Cowardin, L.M. V. Carter, F. Golet, and E.T. LaRoe. 1979. Classification of Wetlands and Deepwater
Habitats of the United States. U.S. Fish & Wildlife Service. Washington D.C.
Hitchcock, C.L. and A. Cronquist. 1973. Flora of the Pacific Northwest. University of Washington
Press. Seattle, Washington.
Hruby, T. 2014. Washington State Wetland Rating System for Western Washington: 2014 Update.
Washington State Department of Ecology Publication # 14-06-029.
Lichvar, R.W., D.L. Banks, W.N. Kirchner, and N.C. Melvin. 2016. The National Wetland Plant List:
2016 wetland ratings. Phytoneuron 2016-30: 1-17. Published 28 April 2016. ISSN 2153 733X
Otak. 2017. Technical Memorandum: Cedars at the Highlands Critical Areas Review. Redmond,
WA. December 2017.
Sewall Wetland Consulting, Inc. 2017. Revised Critical Areas Study – “Cedars at the Highlands.” Fall
City, WA. October 2017.
Sheldon, D., T. Hruby, P. Johnson, K. Harper, A. McMillan, T. Granger, S. Stanley, and E.
Stockdale. 2005. Wetlands in Washington State - Volume 1: A Synthesis of the Science. Washington
State Department of Ecology. Publication #05-06-006. Olympia, WA. March 2005.
Soundview Consultants, LLC (SVC). 2018a. Technical Memorandum re 1420 160th Ave SE – Technical
Memorandum – Ref. No.: 32847.B. Gig Harbor, WA. January 2018.
Soundview Consultants, LLC (SVC). 2018b. Technical Memorandum re 1420 160th Ave SE –
Technical Memorandum – Ref. No.: 32847.B – follow-up site visit. Gig Harbor, WA. April
2018.
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Attachment A – Site Plans
160TH AVE SE162ND AVE SEWETLAND A
CATEGORY III
PROPERTY BOUNDARY
PROPERTY BOUNDARY
100' STANDARD
BUFFER
75' REDUCED BUFFER
PER RENTON MUNICIPAL
CODE 4-3-050 I (1)
EXISTING STRUCTURE
WITHIN BUFFER
TO BE REMOVED
CEDARS AT THE HIGHLANDS - EXISTING CONDITIONS
1
BY: DS
SCALE: SEE GRAPHICSOURCES:PRELIMINARY
INFORMATION ONLY
NOT FOR CONSTRUCTION
SOUNDVIEW CONSULTANTS LLC ASSUMES
NO LIABILITY OR RESPONSIBILITY FOR
CONSTRUCTION, IMPROVEMENTS, OR
ESTIMATES BASED ON THIS PLAN SET CEDARSAT THE HIGHLANDS14120 160TH AVESERENTON, WASHINGTON 98059THE SE 14 OF SECTION 14, TOWNSHIP 23N,RANGE 05E, W.M.DATE: 6/20/2018
JOB: 1155.0024
SHEET OF 4
160TH AVE SE162ND AVE SEWETLAND A
CATEGORY III
PROPERTY BOUNDARY
PROPERTY BOUNDARY
100' STANDARD
BUFFER
75' REDUCED BUFFER
PER RENTON MUNICIPAL
CODE 4-3-050 I (1)
EXISTING STRUCTURE
WITHIN BUFFER
TO BE REMOVED
CEDARS AT THE HIGHLANDS - EXISTING CONDITIONS
1
BY: DS
SCALE: SEE GRAPHICSOURCES:PRELIMINARY
INFORMATION ONLY
NOT FOR CONSTRUCTION
SOUNDVIEW CONSULTANTS LLC ASSUMES
NO LIABILITY OR RESPONSIBILITY FOR
CONSTRUCTION, IMPROVEMENTS, OR
ESTIMATES BASED ON THIS PLAN SET CEDARSAT THE HIGHLANDS14120 160TH AVESERENTON, WASHINGTON 98059THE SE 14 OF SECTION 14, TOWNSHIP 23N,RANGE 05E, W.M.DATE: 6/20/2018
JOB: 1155.0024
SHEET OF 4
B
1310112121ROAD ATRACT C43567TRACT A89TRACT B160TH AVE SE
162ND AVE SELOT LINESWETLAND ACATEGORY IIIPROPERTY BOUNDARYPROPERTY BOUNDARY75' REDUCED BUFFERPER RENTON MUNICIPALCODE 4-3-050 I (1)BUFFER ENHANCEMENTAREA (GREEN HATCH)15,461 SFEXISTING STRUCTUREWITHIN BUFFERTO BE REMOVEDBUFFERREDUCTIONAREA(GRAY HATCH)7,741 SFCEDARS AT THE HIGHLANDS - PROPOSED PROJECT 2BY: DSSCALE: SEE GRAPHICSOURCES:PRELIMINARYINFORMATION ONLYNOT FOR CONSTRUCTIONSOUNDVIEW CONSULTANTS LLC ASSUMESNO LIABILITY OR RESPONSIBILITY FORCONSTRUCTION, IMPROVEMENTS, ORESTIMATES BASED ON THIS PLAN SETCEDARS
AT THE HIGHLANDS
14120 160TH AVESE
RENTON, WASHINGTON 98059
THE SE 1 4 OF SECTION 14, TOWNSHIP 23N,
RANGE 05E, W.M.DATE: 6/20/2018JOB: 1155.0024SHEET OF 4
WETLAND ACATEGORY III75' REDUCEDBUFFERCONIFEROUSTREESSHRUBPLANTINGAREASCEDARS AT THE HIGHLANDS - PRELIMINARY BUFFER ENHANCEMENT PLANTING PLAN 3BY: DSSCALE: SEE GRAPHICSOURCES:PRELIMINARYINFORMATION ONLYNOT FOR CONSTRUCTIONSOUNDVIEW CONSULTANTS LLC ASSUMESNO LIABILITY OR RESPONSIBILITY FORCONSTRUCTION, IMPROVEMENTS, ORESTIMATES BASED ON THIS PLAN SETCEDARS
AT THE HIGHLANDS
14120 160TH AVESE
RENTON, WASHINGTON 98059
THE SE 1 4 OF SECTION 14, TOWNSHIP 23N,
RANGE 05E, W.M.DATE: 6/20/2018JOB: 1155.0024SHEET OF 4SCALE: 1" = 30'PRELIMINARY REDUCED BUFFER ENHANCEMENT PLANPRELIMINARY NATIVE PLANT SCHEDULEBUFFER PERIMETER (OUTER 30')DENSE PLANTING TO PROVIDESCREEN FOR WETLAND(TREES, SHRUBS AND SEEDING)BUFFER INTERIOR (INNER 40')POCKETS OF DENSE SHRUBS (PRIMARILY)PLANTED IN AREAS WHERE INVASIVESHAVE BEEN REMOVED AND BETWEENEXISTING TREES(TREES, SHRUBS AND SEEDING)
CEDARS AT THE HIGHLANDS - PRELIMINARY BUFFER ENHANCEMENT PLANTING PLAN 4BY: DSSCALE: SEE GRAPHICSOURCES:PRELIMINARYINFORMATION ONLYNOT FOR CONSTRUCTIONSOUNDVIEW CONSULTANTS LLC ASSUMESNO LIABILITY OR RESPONSIBILITY FORCONSTRUCTION, IMPROVEMENTS, ORESTIMATES BASED ON THIS PLAN SETCEDARS
AT THE HIGHLANDS
14120 160TH AVESE
RENTON, WASHINGTON 98059
THE SE 1 4 OF SECTION 14, TOWNSHIP 23N,
RANGE 05E, W.M.DATE: 6/20/2018JOB: 1155.0024SHEET OF 4NATIVE GROWTH PROTECTION AREANOT TO SCALESPLIT RAIL FENCE DETAILNOT TO SCALENGPA SIGN DETAIL70-80 % OF STAKE STORAGE OF LIVE STAKESALL WOODY PLANT CUTTINGS COLLECTEDMORE THAN 12 HR PRIOR TOINSTALLATION, MUST BE CAREFULLYBOUND, SECURED, AND STORED OUT OFDIRECT SUNLIGHT AND SUBMERGED INCLEAN FRESH WATER FOR A PERIOD OFUP TO TWO WEEKS.OUTDOOR TEMPERATURES MUST BE LESSTHAN 50 DEGREES F AND TEMPERATUREINDOORS AND IN STORAGE CONTAINERSMUST BE BETWEEN 34 AND 50 DEGREES F.IF THE LIVE STAKES CANNOT BEINSTALLED DURING THE DORMANTSEASON, CUT DURING THE DORMANTSEASON AND HOLD IN COLD STORAGE ATTEMPERATURES BETWEEN 33 AND 39DEGREES F FOR UP TO 2 MONTHS.INSTALLED BELOW GRADE 1. LIVE STAKES TO BE 1 TO 2 INCH DIAMETER 24 TO 32 INCHES LENGTH.2. USE 1/2 INCH DIAMETER REBAR OR ROCK BAR TO MAKE PILOT HOLE.3. INSTALL LIVE STAKES TAPER END DOWN WITH BUDS POINTED UP.4. MINUMUM TWO BUDS ABOVE GRADE.5. SET LIVE STAKES WITH DEAD-BLOW HAMMER.6. WATER IMMEDIATELY AFTER INSTALLATION.NOTES:NOT TO SCALELIVE STAKE PLANTING DETAILNOTES:1. PLANT SHRUBS OF THE SAME SPECIES INGROUPS OF 3 to 9 AS APPROPRIATE, OR AS SHOWNON PLAN. AVOID INSTALLING PLANTS IN STRAIGHTLINES TO ACHIEVE A NATURAL-LOOKING LAYOUT.2. EXCAVATE PIT TO FULL DEPTH OF ROOT MASSAND 2 X ROOT MASS DIAMETER. SPREAD ROOTSTO FULL WIDTH OF CANOPY. SCARIFY SIDES OF PIT.3. MIDWAY THROUGH PLANTING ADD AGROFORMTABLET AND WATER THOROUGHLY.4. BACKFILL TO BE COMPACTED USING WATER ONLY.5. WATER IMMEDIATELY AFTER INSTALLATION.LOCATOR LATH (IF SPECIFIED)3 to 4 INCH LAYER OF MULCH - KEEP MULCHMIN. 3" AWAY FROM TRUNK OF SHRUBNOT TO SCALETREE AND SHRUB PLANTING DETAIL (TYPICAL)SET TOP OF ROOT MASS / ROOT BALL FLUSHWITH FINISH GRADE OR SLIGHTLY ABOVEUNDISTURBED ORCOMPACTED SUBGRADE
Soundview Consultants LLC June 28, 2018
1155.0024 Cedars at the Highlands – Conceptual Buffer Reduction and Enhancement Plan Page 13 of 13
Attachment B — Qualifications
All field inspections, jurisdictional wetland boundary delineations, habitat assessments, and supporting
documentation, including this Wetland Buffer Reduction Plan Technical Memorandum prepared
for Harbor Homes, were prepared by, or under the direction of, Don Babineau of SVC. In addition,
report preparation was assisted by Laura Livingston.
Don Babineau
Environmental Planner/Project Manager
Professional Experience: >12 years
Don Babineau is an Environmental Planner and Project Manager with a diverse background in urban
and commercial forestry, land planning, landscape architecture, stormwater monitoring and civil
engineering. Don has experience as a Forester with Washington State Department of Natural
Resources stream typing and delineating stream protection zones, as well as implementing Washington
State’s Habitat Conservation Plan to foster the creation of old-growth forest characteristics on state
trust lands. Don earned a Bachelor of Science degree in Forest Ecosystems Management and a
Bachelor of Landscape Architecture degree, both from the University of Idaho.
Don has been formally trained by the Washington State Department of Ecology in the use of the
Washington State Wetland Rating System. In addition, he has received formal training in wetland
delineation from the Northwest Environmental Training Center and has experience as certified
erosion and sediment control lead (CESCL). He is also a Pierce County qualified Professional
Forester.
Laura Livingston
Staff Environmental Planner
Professional Experience: 1 year
Laura Livingston is a Staff Environmental Planner with a background in water quality monitoring,
invasive species monitoring, wildlife monitoring, wilderness stewardship, and erosion control projects.
Laura has field experience working on natural resources projects, with an emphasis on stream and
river projects, in the Northwest, Northeast, and Southwest United States. She has also worked on a
variety of environmental science research, grant, and teaching projects requiring scientific writing,
science communication, laboratory work, and statistical analysis. She currently performs wetland,
stream, and shoreline delineations and fish and wildlife habitat assessments; conducts environmental
code analysis; and prepares environmental assessment and mitigation reports, biological evaluations,
and permit applications to support clients through the regulatory and planning process.
Laura earned a Master of Science degree in Environmental Science from Washington State University,
Pullman.