HomeMy WebLinkAboutMisc - folder 3,
May 6, 2013
Revised February 26, 2014
ES-2089.02
Earth Solutions NW LLC
Avana Trails, LLC
c/o American Classic Homes
9725 Southeast 36th Street, Suite 214
Mercer Island, Washington 98040
Attention: Mr. Justin Lagers
City of Renton
Planning Division
FEB' 2 6 2014
Subject: Revised Coal Mine Hazard Traffic Loading Assessment
Proposed Fieldbrook Residential Plat
Southeast 172nd Street
Renton, Washington
LUA13-001109 FPUD
Reference: Final Planned Urban Development Report & Decision
Dated February 21, 2014
Earth Solutions NW, LLC
Plan Review Letter
ES-2089.02, dated May 6, 2014
Earth Solutions NW, LLC
Geotechnical Engineering Study
ES-2089, dated December 13, 2011
Dear Mr. Lagers:
• Geotechnical Engineering
• Construction Monitoring
• Environmental Sciences
In accordance with your request, Earth Solutions NW, LLC (ESNW) has prepared this revised
letter providing additional pavement loading and recommendations for the subject project as it
relates to the existing coal mine hazard and buffer area. We understand as part of the
referenced final conditional approval (item #18), further analysis that pavement designs near
the proposed trash collection area can withstand heavy traffic loading from commercial and
emergency vehicles. We understand the trash enclosure area has been relocated out of the
Coal Mine Hazard buffer area.
1805 -136th Place N.E., Suite 201 • Bellevue, WA 98005 • (425) 449-4704 • FAX (425) 449-4711
r ----
Avana Trails, LLC
c/o American Classic Homes
May 6, 2013
Revised February 26, 2014
ES-2089.02
Page2
In our opinion, the following pavement section recommendations will provide adequate support
for occasional HS-20 traffic loading associated with trash collection and loading from
commercial/emergency vehicles including, but not limited to, parking of fully-loaded emergency
vehicles. The design recommendations were evaluated using a maximum gross vehicle weight
of 50,000 pounds and outrigger pressure of 75 pounds per square inch (psi) for emergency
vehicles. This section is also provided in the referenced geotechnical engineering study which
requires the subgrade be proof-rolled using a loaded dump truck, which would mimic the weight
imposed by loaded trash and emergency vehicle loads. In our opinion, the occasional heavy
traffic loading and parking is considered transient and is not likely to cause subsidence within
the existing coal mine hazard area. "The proposed parking/trash facility would be an
appropriate use located within the hazard area".
Heavy Pavements
The performance of site pavements is largely related to the condition of the underlying
subgrade. To provide adequate pavement performance, the subgrade should be in a firm and
unyielding condition when subjected to proofrolling with a loaded three-axle (100,000 pound
gross vehicle weight) dump truck. Structural fill in pavement areas should be compacted as
recommended in the "Site Preparation and Earthwork" section of the referenced geotechnical
engineering study. It is possible that soft, wet, or otherwise unsuitable subgrade areas may still
exist after base grading activities. Areas of unsuitable or yielding subgrade conditions will
require remedial measures such as overexcavation, placement of a geotextile and thicker
crushed rock or structural fill sections prior to pavement.
For relatively high volume, heavily loaded pavements subjected to moderate to high, loaded
truck traffic, the following preliminary pavement sections can be considered:
• Three inches of hot-mix asphalt (HMA) placed over six inches of crushed rock base
(CRB), or; ,
• Three inches of HMA placed over four and one half inches of asphalt treated base
(ATB).
The HMA, ATB and CRB materials should conform to WSDOT specifications. All soil base
material should be compacted to at least 95 percent of the maximum dry density.
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.. -
Avana Trails, LLC
c/o American Classic Homes
May 6, 2013
Revised February 26, 2014
We trust this letter meets your current needs.
information is required, please call.
Sincerely,
EARTH SOLUTIONS NW, LLC
ES-2089.02
Page 3
If you have any questions, or if additional
Kyle R. Campbell, P.E.
Principal
Earth Solutions NW, LLC
WETLAND RESTORATION & CREATION
Strengthening Our Community With Nature
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Sewall Wetland Consultin Inc.
PNW HOLDINGS LLC -FIELDBROOK COMMONS
CITY OF RENTON
Sewall Wetland Consulting, Inc.
27641 Covington Way SE, #2
Covington, WA 98042
MITIGATION PLAN 3-13-2014
NWS-2012-1281
Prepared For:
PNW Holdings, LLC
9675 SE 361h Street
Suite 105
Mercer Island, Washington 98040
Attn: Justin Lagers
City c,f Aenton
Planning Division
MAR 1 3 1014
----1.R@ihlu:®fill e
March 13, 2014
Job#ll-21
Planning Division
ffi\ [p) [p) [R1 (Q)~ [E [Q) ~~1!!sn?r {Jh.-,
Phone: 253-859-0515
Fax: 253-852-4732
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Sewall Wetland Consulting, Inc.
27641 Covington WaySE#2
Covington WA \IDl2
PNW HOLDINGS LLC -FIELDBROOK COMMONS
CITY OF RENTON
1.0 INTRODUCTION
MITIGATION PLAN 3-13-2014
NWS-2012-1281
Phare 253-S59-0515
Fax: 253-8524732
This report describes the proposed wetland mitigation for the Fieldbrook Commons PUD
project, located on the east side of Benson Road South, and north of Cedar A venue South
(SE l 72"d Street) in the City of Renton, Washington (the "site").
2.0 PROPOSED PROJECT & MITIGATION SEQUENCING
The purpose of the proposed project is to construct a multi-family apartment complex as
the property has been zoned for, as well as planned for in the City of Renton
Comprehensive plan. The need for apartment units within Renton is high and this project
has been proposed to meet that need.
The proposed project is the construction of a 161 PUD project with associated
infrastructure. The location of Wetlands D, E and F result in most of the developable
property on the site being encumbered by wetland or buffer. Since these wetlands,
particularly Wetlands E and Fare of low value, and Wetland Dis small in size but
because of its linear shape impacts the sites usable space so greatly, we are proposing
filling these three wetlands.
As a result, it is our intention to fill these wetlands and provide adequate mitigation for
their lost functions by creating wetland on the eastern side of the site in and around
Wetlands A, Band C. Impacts to wetlands must be justified through a mitigation
sequence as detailed in City of Renton Code. Ideally we would be able to use the King
County fee mitigation banking process as is preferred by the Corps and WADOE. We
are in agreement that using the fee-in-lieu mitigation option would be ideal and the
easiest/fastest way to mitigate the proposed impacts. However, the City of Renton has
refused to let us use this as a mitigation option as it moves the mitigation area outside the
City limits and in their opinion is a net loss of critical areas to the City. It appears the
City looks at the mitigation, and trail through the buffer as part of the "public benefit"
aspect of this project. The construction of the mitigation onsite, as well as the placement
of a trail through the buffer are being required by the City to allow us to construct this
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Fieldbrook/#11-121
Sewall Wetland Consulting, lnc.
March 13,2014
Page 2
project. It is our opinion that the trail does increase the amount of human intrusion into
the wetland, and would be best left off the plan. However, the City of Renton will not
accept this and are forcing us to bring a trail through the buffer regardless of the logic.
The next best option is on-site replacement of the wetland area and functions as proposed
in our mitigation plan.
The attached mitigation plan has been prepared with the recommended documents
elements as requested by Suzanne Anderson of the US Army Corps of Engineers in
previous comments. This plan is prepared in the exact same manner and with the same
information as numerous mitigation plans we have submitted and had approved by the
Corps for various Nationwide as well as Individual Permits. As requested the monitoring
has been modified to include I Oyears of monitoring.
(c) Per the Federal Mitigation Rule, you must provide additional infonnation to
document that a watershed approach to compensatoi:y mitigation was used for the mitigation plan
[33 CFR 332.3(c)]. A link to Wetland MIi/gaiion Siles Using a Watershed Approach, Ecology
Publication #09-06-032 is available from our webpage at www.nws.usace.army.mil, select
"Regulatoi:y Branch, Permit Information", then "Mitigation Resources", then "Mitigation Tools".
We recommend that you demonstrate that the chosen mitigation site satisfies criteria In Charts 2
and 3 of the site selection guidance (i.e., identified as a site with potential and that is
sustainable); and that it satisfies criteria In Charts 4 through 11 for the appropriate functions.
Using Chart 2 from the Watershed approach which is an analysis utilized to pick a
mitigation site is not really applicable, as the City of Renton is requiring we conduct the
mitigation on the site where the impact is occurring. In addition, there is no other
available mitigation sites within this drainage basin that is owned by either the City or the
client for use as a mitigation receiving site. Therefore, mitigating on-site is the only
feasible alternative given these constraints.
In regards to Chart 3;
Question 3A: Identify the watershed processes that have been altered witl,in the 1,ydrologic
unit w!,ere the mitigation site is located.
Human activities can change watershed processes by changing water flows; introducing
nutrients, pollutants, non-native species, and sediment; and by fragmenting habitats.
Changes in these processes often create problems that can be improved through mitigation
activities. To begin you need to identify the major landscape-scale problems (i.e., alterations
to processes, not structure) that exist in the hydrologic unit where your site is found. This will
help you identify which restoration or enhancement actions will be the most effective in that
hydrologic unit. Check the appropriate column in the following table to identify problems
that might exist. The last column notes if the altered process has already been identified in an
existing watershed plan as a problem that needs to be addressed.
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Fieldbrook/# 11-121
Sewall Wetland Consulting, Inc.
March 13, 2014
Page 3
The current flooding events within the Soos Creek drainage are generally not increasing due
to the current use of modem storm water facilities within the basin. However, there still is
some increase as there is more water getting to the basin faster in storm events.
There is less eutrophication in rivers and streams in the basin primarily from removals of
livestock and old septic systems.
Water quality has been reduced in the basin to a degree.
Some stream and bank erosion does occur within the basin.
Habitat has become more fragmented as the area's population grows and more development
occurs.
Question 3B: Will the mitigation result in a wetland of the appropriate hydrogeomorphic
(HGM) class for the landscape setting?
Wetland mitigation sites are sustainable only if the type of wetland being proposed is
appropriate for its position in the landscape. The HGM classification of wetlands is based on
characteristics of water movement and position in a landscape. Therefore, it can be used to
identify appropriate wetland types for different locations in a hydrologic unit.
Yes, we will be mitigating for depressional wetlands with a depressional wetland
mitigation area.
Question 3C: Will the primary source of water to the mitigation site be appropriate for the
HGMclass?
Groundwater and direct precipitation will be the source of hydrology for the wetland
mitigation site as was the source for the impacted wetlands. Hydrologic monitoring of the
mitigation site has shown that surficial groundwater elevations in the mitigation area will
sufficiently hydrate the creation area with soils saturated to the surface and some standing
water in the growing season.
Question 3D: Will the site have an adequate l'Upply of water to maintain a wetland without
engineering the delivery of water that would require long term control or maintenance?
The surficial groundwater monitoring and proposed grades should create a wetland area that
will require no additional or artificial source of water to maintain its viability. It is thought
that Wetland A which is located within the area of an old mine is discharging water from
historic mining and as such there is an abundant supply of water in this area.
Question 3E: Will the mitigation activitie., maintain hydric soils, if they exist, al the site?
Removing hydric soils can decrease the potential for success of wetland restoration. Hydric
soils often contain a seedbank of wetland plants that supplement any planting you may
propose.
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Fieldbrook/# 11-121
Sewall Wetland Consulting, Inc.
March 13, 2014
Page 4
Hydric soils from the filled wetlands will be mixed with topsoil and utilized in the newly
created wetland maintaining viable seedbanks.
Question 3F: Can the mitigation be designed to control aggressive plant species?
There is currently not a predominance of aggressive invasive or weedy species in the area
of the proposed mitigation or the two wetlands that will be connected together with the
creation. Standard invasive species control will be utilized in the mitigation area which
has proven successful in other mitigation sites.
Regarding the appropriate Charts 4-l l;
Chart S: Goal-lmpro\ing H)·drology Functiom: in Depresdonnl Systems Outside of floodplnim
ADDRESSING CONSTRAINTS
old roadbed and mining fill
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Fieldbrook/#11-121
Sewall Wetland Consulting, Inc.
March 13, 2014
Page 5
Chart 7: Goal -Impro,ing Water Quality (WQ) Functions in Depresslonal System'i Outside of Floodp1ains
u.HDSCAPE CONS11WNTS
Chi\rt 10: Goal -lmprmin1 Spttie, Rkbuns or Wildlife
t,,crt,u, 'dMI "'9ctlvantit of 1QII
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Chart 11: Goal -Impro,ing Spedes Richne.'l;s of Plnnh
ADDRESSING:a>NSTRAINTS
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Fieldbrook/#11-121
Sewall Wetland Consulting, Inc.
March 13, 2014
Page 6
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ADDRESSING CONSTIWNTS
This sequencing requires addressing the following criteria;
a. Avoid any dislurbances lo the weiland or buffer;
ISSUES TO 8£"/AOORESSED IN Pt:AN
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The site contains three small wetlands which the developer proposes to fill and mitigate
for through the creation of a new wetland area and enhanced buffer areas for the existing
and remaining wetlands A, B & C in the eastern third of the site. Wetland F located on
the western side of the site is Category Ill wetland measuring l 595sf. Due to the
requirement to provide a secondary fire access directly out to l 08 1h Ave S.E. the
developer is unable to avoid direct impact to this wetland. Wetland E, located in the
center of the site and adjacent to S.E. 172nd St. measures 68sf and is rated as a Category
IV wetland. Due to the requirement to dedicate and construct the other half of the S.E.
l 72"d St. ROW the developer is unable to avoid direct impacts to this wetland. Wetland D
is located generally in the center of the project and is rated as a Category 111 wetland
measuring 7671 sf.
b. Minimize any wetland or buffer impac/s;
The developer previously attempted to plan roadways and improvements around Wetland
D, however the location and shape of the wetland impacted the vehicular circulation and
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Fieldbrook/# 11-121
Sewall Wetland Consulting, Inc.
March 13, 2014
Page 7
building locations to such an extent that the project would not be financially feasible to
construct.
c. Restore any wetlands or buffer impacted or lost temporarily; and
Restoration of Wetland Din this location would not be feasible due to the location of the
impacts and configuartion of the parcel and remaining wetland.
d. Compensate for any permanent wetland or buffer impacts by one of the following
methods:
i. Restoring a former wetland and provide buffers at a site once exhibiting
wetland characteristics to compensate for wetlands lost;
This is not applicable to this site as no historic wetlands are located on the property.
ii. Creating new wetlands and buffers for those lost; and
A total of9,334sfofwetland will be filled.
US Army Corps of Engineers Required Mitigation
Using the recommended ratios from Table la, of the W ADOE Publication Wetland
Mitigation in Washington State Part 1, (WADOE March 2006 Pub. #06-06-01 Ja)
Table 1
Wetland Size Category Vegetation Ratio Required
Type Wetland
Creation
D 7671 sf Ill Forested 2:1 I 5342sf
E 68sf IV scrub-shrub 1.5:1 102sf
F 1595sf Ill scrub-shrub 2:1 3 I 90sf
Total 9,334sf 18,634sf
As described above, based upon the required USA COE and W ADOE ratio, a total of
l 8,634sf of wetland is required to be created.
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Fieldbrook/# 11-121
Sewall Wetland Consulting, Inc.
March 13, 2014
Page 8
The proposed mitigation will create 25,430sf of wetland, which exceeds the required
USA COE ratios by 6, 796sf. The extra wetland being created over the W ADOE
recommended ratios is a result of the City of Renton having a higher mitigation ratio
requirement than the Corps.
As seen in Table 2 below, using the three main functions from the W ADOE Rating
System recognized by the Corps, a substantial functional lift will be attained from the
connection of Wetlands A and C with 25,430sf of additional wetland over the existing
functions of the proposed fill wetlands.
T bl 2 F a e unctional C ompanson o f impact wetlands and proposed miti ation
Wetland Area Flood Species Water Hydrologic Habitat Category
Storage Richness Qual. Function Function
capacity Function
WetlandD 767Jsf 3800cuft 5 svecies 12vts 8pts 13vts III
Wetland£ 68sf 34cu{t 2 species 1/pts 4pts ]Opts JV
WetlandF /595sf 500cuft 5 svecies 20vts 8vts Ilvts III
Provosed 25430sf 7600cuft 15 species 24pts 20pts 21 pts II
Functional +16096sf +3266cuft +8species* +9pts +12pts avg +9pts +1
I Lift av!! av!! Cateeorv
*only 7 different species were found (excluding exotic/invasives) in Wetlands D, E &F
The newly created wetland will connect to existing Category Ill wetlands (Wetlands A
and C) and provide enough lift that this wetland will now be considered a Category II
wetland under the W ADOE rating system. This is a substantial lift in function, surface
water storage and species richness over the fill of Wetlands D, E & F, which are
generally low value Category III and IV wetlands.
Hydrologic monitoring of mitigation site and general construction overview
To compensate for the impact to 9,334sfofCategory III & IV wetland, we will create
25,430sf of wetland between Wetlands A and C. This results in an overall wetland
mitigation ratio of2.72:l (createdwet/and:impactedwetland). This mitigation will
create Category II wetland for a combination of Category III and IV wetland impacts. As
depicted on the attached Final Mitigation Plan, 25,430sf of area will be excavated out to a
similar depth to the existing wetland in two areas to intercept the surficial groundwater
table and create conditions favorable to create wetland hydrology.
A series of 6 monitoring pits/wells were located within the proposed wetland mitigation
area. These were monitored with weekly site visits from April of 2012-August 2012 as
well as March and early April of 2013. At each of these points soil saturation and water
table levels were measured to determine what surficial groundwater elevations are, to
facilitate designing grades for the new wetland creation area. What we found was that
within the proposed creation area, groundwater levels in the early growing season area
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Fieldbrook/# 11-121
Sewall Wetland Consulting, Inc.
March 13, 2014
Page 9
between 14" -30" below the existing surface (see table below). It is assumed in the very
early growing season (February and March) the groundwater elevations are shallower
than the measurements we took, meaning the groundwater elevations are closer to the soil
surface.
As shown on the attached Final Mitigation Plan Sheets Wl-W3, we utilized these
existing groundwater contours to create the new grades for our mitigation site. As can be
seen by the grades and associated cross-sections, the grades will remove soil down to the
existing groundwater elevations to create wetland areas with soils saturated to the surface
for the early growing seasons, to also include flat areas that will hold some shallow I" -3"
of surface water to provide a variety of wetland hydro logic regimes from saturated, to
seasonally flooded. The fact that the excavation is being brought to the higher levels of
groundwater within the growing season, and will not cut into the surficial groundwater
table, should alleviate the concern of intercepting and draining off this water. All we are
doing is removing the surface soil above the existing sloping groundwater table to make
those saturated soils closer to the surface. Soil disturbance of the groundwater retaining
portion of the soil column will not occur.
Although creation of a slope type wetland is not the most conventional or common
mitigation method, it is a feasible method of wetland creation when conditions warrant its
use. Our company has been involved in two larger wetland creations using this type of
concept, most recently a 3 acre wetland creation with over IO' of vertical drop across the
landscape in sloping of the creation area (see Snohomish County Parks Centennial Trail
II mitigation plan reviewed and approved by Jonathan Smith of the Corps). By using the
same method of removing soil down to the level of the highest groundwater elevations as
is proposed in the Fieldbrook project, we successfully created a 3 acre sloping wetland in
the previously described project.
Table 3. Groundwater elevations below surface o hvdrolo "monitorin2 ooints 2012
Monitor DATE
point&
elev.
4/13 4/27 5/11 5/24 617 6/28 7/12
A417.5' -15 -14 -15 -20 -26 dry dry
8418' -17 -16 -16 -22 -27 drv dry
C417' -20 -18 -17 -20 -25 dry dry
D416.5' -14 -14 -14 -16 -20 drv dry
E418.5' -27 -26 -24 -30 -36 dry dry
F418' -21 -22 -20 -28 -36 dry dry
Note: All elevations indicate the elevation of the saturated cap1/la,y fringe of soil
saturation observed in hydrology monitoring points.
8/12
drv
dry
drv
dry
drv
drv
Table 4. Groundwater elevations below surface o
Monitor DATE
point&
elev.
3/15 3/29 4/9
A417.5' -12 -IO -15
B418' -15 -15 -14
C417' -17 -16 -18
D416.5' -I 0 -I 1 -13
E418.5' -23 -20 -23
F418' -18 -19 -20
Fieldbrook/# I I -121
Sewall Wetland Consulting, Inc.
March 13, 2014
Page JO
'hvdrolo, v monitoring points 2013
Note: All elevations indicate the elevation of the saturated capillary fringe of soil
saturation observed in hydrology monitoring points.
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Fieldbrook/#11-121
Sewall Wetland Consulting, Inc.
March 13, 2014
Page 11
--•Approxim&W
groundwater •lffalion
A small berm will be placed between the wetland creation area and Wetland B. This will
prevent (in the unlikely case of surface water overtopping the edge of the wetland) the
wetland creation area between Wetlands A and C from draining into Wetland B.
Hydrologic monitoring will be conducted using peizometers in the proposed mitigation
area through the winter and spring to verify groundwater elevations. This area will then
be graded back at a slope no steeper than 3:1 (horizontal:vertical). The area will then be
planted with a mix of native trees, shrubs and herbaceous species and will also include
several habitat features (logs and snags) to increase its habitat function.
As depicted on the attached Fieldbrook Commons Mitigation & Grading Plan (dated 9-
23-13), a split rail fence will be placed at the edge of the wetland buffer. There are no
living spaces or recreational space next to the wetland or its buffer limiting use of this
area. However, the City of Renton is requiring that the applicant provide a trail through
the wetland buffer as depicted on the plan. We have moved this trail to the north,
splitting the buffer area between the wetland creation area and Wetland B to the north to
maximize distance of the trail from the wetland as best possible.
Signage and a split rail fence along the trail indicates the character of the critical area and
will discourage intrusion into the wetland or buffer.
All lighting will be located outside the wetland and buffer. All lighting in the developed
portion of the site will be directed away from the wetland and its associated buffer.
•'
Fieldbrook/# 11-121
Sewall Wetland Consulting, Inc.
March 13, 2014
Page 12
The goal will be to create at least 25,430sf of area meeting all three wetland criteria
(hydric soils, hydrophytic vegetation, and wetland hydrology) as specified in the
Washington State Wetlands Identification Manual (W ADOE, March 1997) and the
Western Mountains, Valleys and Coast region Supplement (Version 2.0) dated June 24,
2010. All disturbed buffer areas will be restored with a dense planting of native trees and
shrubs. The resulting wetland creation area will be monitored for 10 years. The creation
area will be delineated at Years 5 and IO to determine if25,430sfofarea meeting
wetland criteria has been created. If there is not at least 25,430sfofwetland created, the
shortage will be made up with either;
I. Fixing any small grading or hydrology issue which may be impacting the overall
size of the creation area, or;
2. Purchase of mitigation credits from the King County Fee program or other similar
program at that time.
Site Protection Instrument
The entire mitigation site as well as the buffer and undisturbed wetlands will be placed
within a Native Growth Protection Easement (NOPE) and recorded on title prior to
occupancy of the project.
Long Term Maintenance
The mitigation area will be monitored and maintained over the IO year monitoring
period. This will include trash removal, weed and invasive species removal, repair of
fencing and signage. After the required IO years maintenance and monitoring period, the
facility operating manual will include a description of the NOPE are and what type of
maintenance can and should occur within this area. Management of the facility will be
responsible for this work following the IO year monitoring and maintenance period.
•
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PROPOSED MITIGATION
1.0 MITIGATION PROJECT OVERVIEW
March 13, 2014
Page 13
To compensate for the fill of a 9,334sf Category III & IV wetlands, it is proposed to
create 25,430sf of wetland between Wetlands A and C. Wetlands to be filled include
Wetland D (7,67lsfCategory Ill wetland), Wetland E (68sfCategory IV wetland) &
Wetland F (l ,595sf category Ill wetland).
2.0 MITIGATION GOALS
2. I Mitigation Goals
The mitigation proposal is to connect Wetlands A and C with an area of25,430sfof
wetland. The wetland creation areas will be densely planted with native vegetation. The
use of diverse native plantings are expected to significantly improve the overall function
of the wetland and buffer as it will remove dense thickets of exotic blackberry as well as
add emergent and shrub plant communities into what is now, a single class forested
wetland.
2.2 Mitigation Goals
2.2.l Create 25,430sfofemergent, scrub shrub and forested wetland.
3.0 CONSTRUCTION SEQUENCE
The construction sequence of this project will be implemented as follows:
3.1 Pre-construction meeting
3.2 Construction staking
3.3 Construction fencing and erosion control
3.4 Clearing and grading
3.5 Stabilization of mitigation area
3.6 Plant material installation
3 .7 Construction inspection
3.8 Agency approval
3.9 IO year Monitoring inspection and reporting
3.10 Silt fence removal
3.11 Project completion
3. I Pre-construction Meeting
A pre-construction meeting will be held on-site prior to commencement of construction,
to include the biologist, the City, and the contractor. The approved plans and
specifications will be reviewed to ensure that all parties involved understand the intent of
the construction documents, specifications, site environmental constraints, sequences, and
inspection requirements.
3.2 Construction Staking
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March 13, 2014
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The limits of clearing and grading near the critical areas will be marked in the field by a
licensed professional land surveyor prior to commencement of construction activities.
3.3 Construction Fencing & Erosion Control
All erosion control measures adjacent to the critical areas, including silt fencing and
orange construction fencing, will be installed. Erosion control fencing will remain
around the mitigation area until clearing, grading and mulch placement are complete in
upland areas outside the critical areas.
3.4 Clearing & Grading
Clearing and grading in and near the existing sensitive area will be per the approved Final
Mitigation Plans.
3.5 Stabilization of Mitigation Area
All graded areas in the wetland or buffer will be stabilized with mulch upon completion
of grading. Orange construction fencing and erosion control fences will be restored (if
necessary) and placed around the critical areas.
3. 6 Plant Material Installation
All plant material will be planted by hand per detail and Construction and Planting Notes.
The Mitigation Plan specifies the required size, species, quantity, and location of plant
materials to be installed. The contractor will mulch areas disturbed during the planting
process. Upon completion of the planting, the erosion control fencing will be restored
and repaired. Plant substitutions or modifications to locations shall be approved in
writing by the Owner's biologist prior to installation.
3. 7 Construction Inspection
Upon completion of installation, the biologist will conduct an inspection to confirm
proper implementation of the Mitigation Plan. Any corrections, substitutions or missing
items will be identified in a "punch list" for the landscape contractor. Items of particular
importance will be soils in pits, pit size, plant species, plant size, mulch around pits, and
tree staking.
Upon completion of planting, if installation or materials vary significantly from the
Mitigation Plan, the contractor will submit a reproducible "as-built" drawing to the
Owner. The As-built and installation sign-off report will be submitted to the Corps at
that time.
3.8 Agency Approval
Following acceptance of the installation by the City, the City biologist should prepare a
letter granting approval of the installation.
3.9 Monitoring
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March 13, 2014
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The site (wetland creation, buffer enhancement, buffer restoration and areas of temporary
disturbance) will be monitored for IO years to insure the success of the mitigation project.
If additional years of monitoring are required by the Corps, the plan will be revised to
reflect this change. Any areas of temporary impacts that require restoration will be also
monitored for the full IO year monitoring period.
3.10 Silt Fence Removal
Erosion control fencing adjacent to the mitigation area will remain in place for at least
one year, and/or until all areas adjacent to the mitigation area have been stabilized. The
City's Biologist may recommend that the fencing remain in place for a longer duration.
4.0 CONSTRUCTION AND PLANTING NOTES
4.1 Site Preparation & Grading
4.1.1 The Landscape Contractor will approve existing conditions of subgrade prior to
initiation of any mitigation installation work.
The Landscape Contractor will inform the Owner of any discrepancies between the
approved construction document and existing conditions.
4.1.2 The General Contractor will flag the limits of clearing with orange construction
fencing and will observe these limits during construction. No natural features or
vegetation will be disturbed beyond the designated "limits of clearing".
4.1.3 The Landscape Contractor will hand grub all non-native invasive plant species
including the removal of root crowns. These species may include, but are not limited to
Himalayan blackberry, evergreen blackberry, English ivy, and English holly. Weed
debris will be disposed of off-site.
4.1.4 The wetland area will be excavated to the depths shown on the Final Mitigation
Grading Plan and brought to final grade with 8" of topsoil. The biologist will be on-site
to confirrn the grading is acceptable for planting. A total of 4"-6" of compost will be
incorporated into the upper 12" of all graded areas in the wetland creation area.
4.2 Plant Materials
4.2.1 All plant materials will be as specified in the plant schedule. Only vigorous
plants free of defects, diseases and infestation are acceptable for installation.
4.2.2 All plant materials will conform to the standards and size requirements of ANSI
Z60. I "American Standard for Nursery Stock". All plant materials will be native to the
northwest, and preferably the Puget Sound Region. Plant materials will be propagated
.. .
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from native stock; no cultivars or horticultural varieties will be allowed. All plant
materials will be grown from nursery stock unless otherwise approved.
4.2.3 No balled and burlapped, or bare root plantings will be used. Only container
stock to be used.
4.2.4 All plant materials stored on-site longer than two (2) weeks will be organized in
rows and maintained by the contractor at no additional cost to the owner. Plant materials
temporarily stored will be subject to inspection and approval prior to installation.
4.2.5 Substitution requests must be submitted in writing to the Owner and approved by
the Owner's biologist in writing prior to delivery to site.
4.2.6 All plant materials will be dug, packed, transported and handled with care to
ensure protection from injury. All plant materials to be stored on site more than 24 hours
will be heeled into topsoil or sawdust. Precautionary measures shall be taken to ensure
plant materials do not dry out before planting. Wetland plants will be shaded and
saturated until time of installation. Immediately after installation the mitigation planting
area will be saturated to avoid capillary stress.
4.2.7 The contractor will verify all plant materials, the quantities shown on the planting
plan, and the plant schedule. The quantity of plant materials shown on the plan takes
precedent over the quantity on the plant list.
4.3 Plant Installation
4.3.1 All plant materials must be inspected prior to installation to verify conformance of
the materials with the plant schedule including size, quality and quantity. Any plant or
habitat materials deemed unsatisfactory will be rejected.
4.3.2 All plant materials delivered and accepted should be planted immediately as
depicted on the mitigation plan. Plant materials not planted within 24 hours will be
heeled-in. Plant materials stored under temporary conditions will be the sole
responsibility of the contractor. Plants will be protected at all times to prevent the root
ball from drying out before, during, or after planting.
4.3.3 All planting pits will be circular with vertical sides, and will be sized per detail on
the mitigation plan and filled with pit soils approved by the Owner's biologist. Planting
pits shall not be deeper than the root ball. If native soils are determined to be
unacceptable by the Owner's biologist, pit soils will be amended with Cedar Grove
mulch or equivalent.
4.3.4 No fertilizers will be used within the wetland. In buffer areas only, install
"Agriform", or equal plant fertilizer to all planting pits as specified by manufacturer.
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March 13, 2014
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Fertilizers are allowed only below grade in the planting pits in the buffer areas. No
sewage sludge fertilizer ("SteerCo" or "Growco") is allowed in the mitigation area.
4.3.5 All containerized plant materials will be removed from their containers carefully
to prevent damage to the plant and its roots. Plants removed from their containers will be
planted immediately.
4.3.6 All plant materials will be placed as shown on the approved mitigation plan. If
the final installation varies from the approved mitigation plan, the contractor will provide
a reproducible mylar as-built of the installed conditions. All plant material will be
flagged by the contractor.
4.4 Planting Schedule and Warranty
4.4.1 A fall-winter installation schedule (October I st -March 15th ) is preferred for
lower mortality rates of new plantings. If plant installation occurs during the spring or
summer (March 15th -Oct. I st) a temporary irrigation system will be required, unless
the area can be sufficiently hand-watered.
4.4.2 All disturbed areas will be protected with an arborists mulch to a minimum depth
of six inches.
4.4.3 The installer will warrant all plant materials to remain healthy and alive for a
period of one year after final acceptance. The installer will replace all dead or unhealthy
plant materials per the approved plans and specifications.
4.5 Site Conditions
4.5.1 The installer will coordinate with the Owner and the Owner's biologist for
construction scheduling.
4.5.2 Landscape installation will begin after the City acceptance of grading and
construction. The Owner will notify the Owner's biologist of acceptance of final
grading.
4.5.3 Silt fences will be installed as shown on the approved mitigation grading plans.
The installer is responsible for repair and replacement of silt fences disturbed during
plant installation. No equipment or soils will be stored inside the silt fences.
4.5.4 After clearing and grading is complete in the mitigation area, exposed soils will
be seeded or mulched. Orange construction fence will be placed around the mitigation
area to prohibit equipment and personnel in the mitigation area.
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March 13, 2014
Page 18
4.5.5 Final grading will be based upon soil conditions found during excavation of the
mitigation area.
4.5.6 All plant material will be planted with suitable soils per planting details. Soils
from planting holes will be spread and smoothed across the mitigation area.
5.0 MAINTENANCE PROGRAM
This maintenance program outlines the program, procedures and goals for mitigation of
the stream and buffer impacts at the mitigation site. This maintenance program will be
the responsibility of the project owner through the duration of its ownership of the
mitigation area, or throughout the duration of the monitoring period, whichever is longer.
The maintenance contractor will complete the work as outlined below.
5.1 Maintenance Work Scope
5.1.1 To accomplish the mitigation goals, normal landscaping methods must be
modified to include:
a.No mowing or trimming of ground cover or vegetation in the mitigation
area.
b. No placement of fertilizers in the mitigation area.
c. No placement of bark mulch or equivalent in the mitigation area,
except as noted in the planting details.
d. No placement of grass clippings, landscape debris, fill or ornamental
plant materials in the mitigation area.
5.1.2 Work to be included in each site visit:
a. Remove all litter including paper, plastic, bottles, construction
debris, yard debris, etc.
b. Remove all non-native and invasive species identified in Table 3-1 of
Sheet W-3 of the Final Mitigation Plan within the mitigation area. All debris is to be
removed from site and disposed in an approved landfill.
c. Repair silt and/or pennanent fencing and signage as needed.
5.1.3 Work to be completed on an annual basis includes:
a. Areas containing non-native/invasive species identified in Table
3-1 of Sheet W-3 of the Final Mitigation Plan should be controlled by hand cutting and
removing the root crowns for species such as Himalayan blackberry. Following hand
removal, treating re-sprouting invasive/non-native species with a glyphosphate herbicide
such as Roundup or Rodeo by a licensed applicator can be utilized.
b. Replace dead or failed plant materials. Replacement plantings are to be
of same species, size and location as original plantings. Plantings are to be installed
during the dormant period.
-.
5.2 Maintenance Schedule
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March 13,2014
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The Owner will conduct all items listed in the Maintenance Work Scope on an annual
basis. Additional work may be required per the Monitoring Report and as approved by
the Corps. Additional work may include removal of the grasses around each shrub and
tree, installation of wood chips at each shrub and tree base and erosion control protection.
5.3 Watering Requirements
5.3. l Watering with a temporary irrigation system will be required during the first
spring and summer after the installation. The temporary irrigation system may be
removed after the first year providing the plantings are established and acclimated to on-
site conditions.
5.4 Close-out of Ten-Year Monitoring Program
Upon completion of the monitoring program and acceptance of the wetland mitigation by
the Corps, the maintenance of the project will be reduced to include removal oftitter and
debris, repair of perimeter fencing and signage, removal of noxious weeds and
undesirable vegetation, and repair of vandalized areas.
6.0 WETLAND AND BUFFER 10 YEAR MONITORING PROGRAM
6.1 Sampling Methodology
The created wetlands and their associated enhanced and restored buffers as well as areas
of temporary disturbance will be monitored once per year over a ten-year period, starting
with the first year after the plants have been installed, and as required by the Corps.
Monitoring will be conducted using the techniques and procedures described below to
quantify the survival and relative health and growth of plant material. A monitoring
report submitted following each monitoring visit will describe and quantify the status of
the mitigation at that time. Vegetation monitoring will be conducted in August or
September during monitoring years. Year l monitoring will occur at least one calendar
year after installation sign-off.
6.1.1 Hydrology
Wetland hydrology will be monitored using seven (7) piezometers per USACOE
specifications. These will be located within the restoration area to be placed at the time
of the installation sign-off by the biologist. Surface water level or ground water
saturation depths will be measured at these stations to determine if wetland hydrology has
been successfully attained. As is noted in the Corps of Engineers Wetlands Delineation
Fieldbrook/#11-121
Sewall Wetland Consulting, Inc.
March 13, 2014
Page 20
Manual (Environmental Laboratory, 1987) and the Western Mountains, Valleys and
Coast region Supplement (Version 2.0) dated June 24, 2010, wetland hydrology is
defined as inundation or soil saturation (usually within 12" of the surface) during the
growing season. The growing season for this area is generally defined as the period
between the middle of March and the middle of November. However, plant growth often
occurs earlier in the year and sound professional judgment will be needed to determine
when the growing season is taking place at the site. Hydrology will be monitored twice a
month from March I st through May 30th of each year.
Wetland hydrology will be considered successfully created if wetland hydrology is
observed inundating or saturating the soil within 12 inches of the surface during the
growing season
6.1.2 Vegetation
The vegetation monitoring consists of inspection of the planted material in late summer
or early fall (August-September) to determine the health and vigor of the installation, as
well as coverage estimates. All the planted material in the wetland and buffer will be
inspected during each monitoring visit to determine the level of survival of the
installation.
All plants will be inspected and recorded as to whether they are alive or dead based upon
the "as-built" in Years l & 2. In Years 3-5, coverage estimates will be used to determine
success of the vegetation component.
A total of27 permanent 3.0m rectangular monitoring plots will be located within the
mitigation area as depicted on Sheet W-3 to monitor shrub and tree species coverages.
Within each of these 3.0m plots, the emergent plant community coverage of vegetation
will be measured with 0.25m rectangular plots. Estimates ofcoverage percentages will
be made within these plots.
Photographs of the mitigation area will be taken from 6 photo points to be located during
the installation sign off as well as at each permanent monitoring plot. Photographs will
be taken at each of the monitoring and included with the monitoring report for each year
from these points.
During years I & 2 of the monitoring, replacement plants as well as dead plants will be
flagged with distinctive flagging to distinguish what plants these are.
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March 13, 2014
Page 21
6.2 STANDARDS OF SUCCESS
TABLE 3•1: PERFORMANCE STANDARDS
""' nARS TO BE MONITORED PlRFOAMANa STANDARD
WETLAND HYDROLOGY YEARS 1, 2, J, 4, S. 7 ANO 10 SOILS WTTHJN CJIEATCO wtll.ANO AREAS SHA.ll SE SATURATED TO TllE WllfACE, HAVE SHAUOW
(CREATED WUlANO AND GROUNDWATD, PR[SENTWtTHlN U INCHES OF THE S01LSUR1AC£, ANO/OR HAW SURl'l,CE PONDING
WEJI.ANO A/WETLAND C) PRESENT FOR AT LEAST FOUR{4) CONSECUTM WEEKS OURJN(i THE GROWING SEASON WHEN RAINFAll IS
LESS THAN OR EQUAL TO na: MEAN FOR THE PERIOD OF AVAllAlllE RECORD.
wmAN0 OEUNEAflON YEARS SANO 10 PEP.FOM1 DELINEATION OF WETLAND A. WETlANO C. A.ND WETl.AND CREATION AREA TO DETEAMJNE lF
WH£THER wrn.ANOAAND WETlANO CARE AFFECTCD IY THE WEfl.AND CltEAllON. PERFOWANa
STANDARD ISSATISflED IF THERE IS NO CHANGE 10 WETLAND LIMITS.
NATIVE VEGETATION Y£AAS 1, 2. J, 4, S, 7 ANO 10 TREE AND SHRUB 5l't0ES
(CREATED W[TlANO/ no OCCUR IN AUGUST OR . 100% SURviv.i.Liv INSTA.llEO Pl.ANT STOCIC AFTER TttE FIii.Sr GROWING SEASON.
[NHANC!O WETI.AND IUFFE~ HPTEMIFR BEGINNING ONE . I05 SURVIVAL BY INSTA.llED Pl.ANT STOCIC AFTER THE SECOND GROWING SEASON,
Y£AJI FOlLOWING INITIAL . l:NMANaD IUffl:R PLANTING ARW: MINIMUM PERCENT COVER BYTIIHSAND SHRUBS: V£AA J:
PLANT INSTAUA TION.) im'; YEM S: 45"; YEAR 7: 65"; YEAA 10: l<M. UP TO 20% OfTHE NATIVE WOODY nANT SPECIES
COVtRAGf MAY Bf COMPRISEO OF DESIRABLE NATIVE COLONIZING Sl'EOES. . Aftill. THE Flmt GROWING SEASON, A MINIMUM OF FOUR D1fFERlNTPLANTSPEO£S WtU
COMPIUSE GIIEA.TD. THAN l°" COVERAGE. . ClltUTED WETLAND l'lANTING Alf.AS: MINIMUM PERCENT COVER IY TREES ANDSHllU!S: YfAJ\ !:
10%; VEAA 5: 60%; YU.R 7: 10%; YEAR 10: 90%. UPTO lmfi OF THE NATM WOOOY PlANTSPEOES
COVERAGE MAY BE COMPRISEO OF OESIAAILE NAT!Vi COLONIZING SHOES. . AFTER THE FIFTH GAOWING SEASON, A MINIMUM OF FOUA DIFFERENT PI.ANTSPEOES Will
COMPRISE GREATER THAN I°" COVERAGE.
EMERGENT SPEOES . 2SVAVE1t1Q COVERAGE IV INSTALLED Pl.4NT STOOC AFTER THE FIRST GROWING SEASON • . 8°" AVERAGE COVERAGE IV lNSTAllEO Pl.ANT SlOCKAFTER THE STH ANO 7TH GROWING SEASON • . 009'AVEIIAGE Covt:RAGE BY NATIVE EMERGENT PW(f Sl'EOfSAfTER THE TENTH GROWIP«i SEA.SON, . AfTUI TliE RFTH GROWING SEASON, A MINIMUM OF THRfE DIFFERENT PLANT SPEOES Will
COMPAISE GRUltR THAN 10M COVEii.AGE.
NATM VEGETATION YEARS l, l. J, 4, S, 7 ANO 10 . loo,(, SURVIVAL IV INSTAillO P1.ANTS100C AFTER THE FIRST GROWING SEASON .
(RESTORED WETlAND GUFJER (TO OCCUR lN AUGUST OR . 8°" SURVIVAllY INSTAUEO Pt.ANT STOO< AFTER THE THll!.D GROWING SfASON •
ANO AREAS OHEMPORARY SEPTtMIERBEGINNINGONE . MINIMUM PERCOIT COVER UV TREES ANOSHRUDS: VEAR J: JO%; YEAA S: ,sw.; YEAR 7: 65";YEAR 10:
DISTURBANCE) YEAR FOLLOWING INrTIAl I°"-UP TO 2°" OrTH'f NATM WOODY PlANTSP'fOESCOVEI\AG! MAY I~ COMPRISED or
PlANT INSTALLATION.) OES!RAILf: NATIVE COLONIZING SPEat:S. . An!R THE FIFTH GROWING SEASON, A MINIMUM Of rOlfll DIFFERfNf PlANT SPEOES WIU
COMPR!Sl GREATtll THAN 1°"COVERAG!.
USS THAN 10'6 COVERAGE IV Alla.ASS "A", "I", AND "C" NOXIOUS WEEDS (INQ.UOING ffON.REGULATtD NOXIOUS WEtD SPEOES YEARS 1, 1, J, 4, S, 7, AND 10 "8° ANO "C" NOXIOUS WEEDS) IDENTIFIED ON THf lATEST KING COUNTY NOXIOUS WEED UST. NOXIOUS
WE£0 CONTROl P£RFORMANCf STANDARDS ARE UMITtO TO PLANTtO ARE.AS ONLY.
7.0 CONTINGENCY PLAN
7.1 A contingency plan can be implemented if necessary. Contingency plans can
include re-grading, additional plant installation, erosion control, modifications to
hydrology, and plant substitutions including type, size, and location.
7.2 Careful attention to maintenance is essential in ensuring that problems do not
arise. Should any of the site fail to meet the success criteria, a contingency plan will be
developed and implemented with the City approval. Such plans are prepared on a case-
by-case basis to reflect the failed mitigation characteristics.
,iofl ,,
Fieldbrook/# 11-121
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March 13, 2014
Page 22
7.3 Contingency/maintenance activities will include, but are not limited to:
-Replacing all plants lost to vandalism, drought, or disease, as necessary.
-Replacing any plant species with a 20 percent or greater mortality rate with the same
species or similar species approved by the City Biologist.
-Irrigating the mitigation area only as necessary during dry weather if plants appear to be
too dry, with a minimal quantity of water.
-Reseeding wetland and buffer areas with an approved grass mixture as necessary if
erosion/sedimentation occurs.
-Removing all trash or undesirable debris from the wetland and buffer areas as necessary.
If you have any questions regarding this report, please call us at (253) 859-0515 or at
esewall@sewallwc.com .
Sincerely,
Sewall Wetland Consulting, Inc.
Ed Sewall
Senior Wetlands Ecologist PWS #212
J
June 25'h, 2014
Mrs. Vanessa Dolbee
Current Planning Manager
..c--FIAVANA
-r:a.lT RAILS
Department of Community & Economic Development
City of Renton
Renton City Hall -5th Floor
1055 South Grady Way
Renton, WA 98057
CITY OF RENTON
RECEIVED
JUN .2 5 2014
BUILDING DIVISION
Re: Over clearing in Fieldbrook Commons wetland creation area -Tree Replacement Plan
Mrs. Dolbee,
Please find enclosed three copies of the revised wetland mitigation and tree replacement
overlay sheets for your use. We hope this satisfies the requirement (#3) from your email dated
June 22"d, and that upon your review and approval we can commence the additional grading
and filling activities on site. We are currently blocked from installing any additional utilities on
the site until that clearing can commence so your timely review is greatly appreciated.
Please feel free to call with any additional information you may require.
Sincerely,
Justin Lagers
enc: (3) copies revised wetland mitigation/ tree replacement plan.
Avana Trails, LLC
Business Office
9675 SE 36" Street, Suite 105
Mercer Island, WA 98040
P: /206) 588-1147 F: /206) 588-0954
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June 24, 2014
Mrs. Vanessa Dolbee
Current Planning Manager
__..FIAVANA
~TR.AILS
Department of Community & Economic Development
City of Renton
Renton City Hall -61h Floor
1055 South Grady Way
Renton, WA 98057
Re: Over clearing in Fieldbrook Commons wetland creation area
Mrs. Dolbee,
City of Renton
Planning Division
JUN 2 5 2014
Pursuant to your email received June 22"d of this year I performed a site visit to inspect the over
cleared areas in our Fieldbrook Commons wetland creation area. The results of my inspection
are noted in the table below. Enclosed with this letter is colored diagram for your reference.
Over Clearing Tree Impacts Table
Trees noted to Trees noted to Trees noted to be Trees noted to be Trees noted to
be saved in be removed saved in Wetland saved in Wetland C be saved in non-
Wetland A from Wetland B wetland/ buffer wetland/buffer wetland/ buffer
wetland/ A wetland/ that were that were areas that were
buffer that buffer that removed: removed: removed:
were removed: were saved:
#2088 (DDD) #2087 (V) #2364 (V) #2347 (VI #2305 (V)
#2092(V) #2371 (V) #2336 (V) #2304 (DDD)
#2119(V) #2372(DDD) #2329 (DOD) #2380 (DDD)
#2330 (DOD) #2333 DDD) #2356 (DDD)
#2320 (V) #2089 (DOD)
(V = Viable) {DOD= Dead, Diseased, Dying)
In summary, Fifteen (15) trees were removed that should have been saved. Six (6) of the trees
were viable healthy trees and Nine (9) were noted as dead, diseased or dying. Three (3) viable
trees were saved that could have been removed. The net loss to the site was 12 trees.
Avana Trails, LLC
Business Office
9675 SE 36" Street, Suite 105
Mercer Island, WA 98040
P: (206) 588-1147 F: (206) 588-0954
..
;r
-,,-F--i AV~A
~TRAILS
Per RMC 1-3-2P we are enclosing a check in the amount of $1200.00 (12 x $100.00 per tree).
We will also replace 18" caliper inches per tree removed (12) for a total of 216 replacement
caliper inches with the 2" minimum caliper noted. I have Ed Sewell making up a plan for the
replacement planting locations in the wetlands/ buffers and I will have that submitted shortly.
Also noted in your email was the need to post a performance security for the balance of the
buffer plantings. Please find enclosed the estimates to finish the plantings and fencing. The
total of which was $16,455.12 x (150%) = $24,682.68. A check for that cash bond is
accompanying this letter as well.
Please feel free to call with any additional information you may require.
Sincerely,
Justin Lagers
enc: (5) copies revised wetland mitigation plan, (1) copy Tree removal diagram, check for tree
cutting fine, check for cash bond.
Avana Trails, LLC
Business Office
9675 SE 36" Street, Suite 105
Mercer Island, WA 98040
P: (206) 588-1147 F: (206) 588-0954
Check# 30058
Date
06/23/2014
Date: 06/23/2014 Vendor#: 1320 City of Renton
Job/Description
304000 Land Developmen Tree cutting fine
Balance
1,200.00
Retain
Avana Trails LLC
Discount This Check
1,200.00
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111 North River Road
North Aurora, IL 60542
Phone: (800) 323-5664
Fax: (630) 897-0573
sales@belson.com
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,___ 21·----
18'
ELEVATION VIEW
35-3/8'
GRADE
1-7/8' O.D. STRUCTURAL
STEEL TUBING
-----39-1/2' ---~
----30'-----
1/2' CARRIAGE BOLT
-..i.$=*~-3' X 4.1' STEEL CHANNEL
'-I---CONCRETE
www.belson.com
June 19, 2014
Mrs. Vanessa Dolbee
Current Planning Manager
....--F""lAVANA
-ca.IT RAILS
Department of Community & Economic Development
City of Renton
Renton City Hall -5th Floor
1055 South Grady Way
Renton, WA 98057
Re: Response/ Clarification -June 18th letter from Nikolina Yonkow.
Mrs. Dolbee,
I was copied on the letter from Nikolina Yonkow to yourself regarding her third site visit to the
Fieldbrook Commons wetland mitigation area on June 18th, 2014. I wanted to provide an
update as to the punch list items and provide a clarification to a statement she included in her
conclusion section.
Ed Sewell flagged approximately 32 twinberry, dogwood and willow plants that need to be
moved from the buffer area to the wetland creation area. He also flagged 28 hazelnut and
snowberry plants that need to be moved from the wetland creation area out to the buffer area.
That work is scheduled for Friday the 20th along with the addition of 14 shrubs consisting of a
mix of indian plum, snowberry and hazelnut shrubs. These shrubs are in addition to the plants
called out on the planting schedule and are being placed over the top of the storm outfall pipe
run from CB 31 to CB 32. The landscaper thought perhaps the trial might be extended down this
area in the future for maintenance of the outfall clean out. Please note we have also installed
silt fence and temporary chain link fencing to protect the new creation area.
Lastly, the balance of the plant material which is to be installed in the remaining buffer areas is
already on site and is being stored and watered until such time as it can be installed. The
remaining buffer areas cannot be planted at this time due the future installation of the
dispersal trenches to the south and north of the vault which convey clean runoff from buildings
Land K & H. These dispersal trenches can only be installed after the vault is complete, the
backfill to the north and south of the vault which supports the roadway is complete and the
conveyance system into and out of the vault is also completed as the dispersal trenches
Avana Trails, LLC
Business Office
9675 SE 36" Street, Suite 105
Mercer Island, WA 98040
P: (206) 588-1147 F: (206) 588-0954
conveyance lines cross over the top of the storm, water and other utilities. In short these
trenches and the buffer plantings cannot be completed until the majority of the eastern half of
the site's infrastructure is complete. This work will likely take longer than the month I quoted
Mrs. Yonkow in our meeting.
Due the large fills the need to bring the balance of the site to its finished grades, the bulk of
which fill material is generated from the Wetland D area and its buffer, and the need to
continue with infrastructure installation, we respectfully ask for the City's approval to
commence the final clearing of balance of the wetland areas. 1. believe after Friday's punch list
items are complete we will be in full compliance with the condition to finish the wetland
creation area before commencing any additional fills.
We would expect to have Mrs. Yonkow back to perform a final site inspection once the balance
of the temporary buffer impact plantings are complete.
Respectfully,
agers
Director of Land Acquisition & Development
cc: Ed Sewell
Nikolina Yoncow
Vanessa Dolbee
From:
Sent:
To:
Vanessa Dolbee
Monday, June 30, 2014 1 :49 PM
justin@americanclassichomes.com
Cc:
Subject:
Chip Vincent; Jennifer T. Henning; Thomas Main; Nickky Yonkow (nyonkow@hotmail.com)
Approval of wetland filling/clearing
Justin,
Thank you for the documents you submitted to the City on June 25, 2014. These included the following:
1. An estimate for the remaining wetland buffer plantings and fencing and a surety device for 150% the cost of the
installation of these required items for $24,682.68.
2. An updated wetland mitigation planting plat (including a tree replacement plan).
3. A tree retention plan identifying the "over cleared" trees and the replacement calculations for 18 caliper inches
and the associated $1,200.00 fee.
I have reviewed the submitted items and have determined these are approvable and the three wetlands identified to be
filled, Wetlands D, E and F may be cleared at this time.
However, prior to finalizing the construction for the subject project the following items remain to be completed
(additional items may be required as a part of the FPUD the list below is limited to the over clearing and wetland
monitoring for the site):
1. A final inspection shall be completed by Niki Yonkow verifying the buffer plantings have been corrected as
stated in the Third Site Visit letter dated June 18, 2014 along with the replacement tree plantings and all other
plantings shown in the updated mitigation plan. A scope change may be needed to Niki's Yonkow's contract
which would add additional cost to the original estimate.
2. An estimate identifying the cost of the required maintenance and monitoring for the site and the associated
surety device for maintenance and monitoring for the wetland impacts based on the approved final wetland
mitigation plan.
3. Potently additional wetland mitigation based on coordination with the CORPS.
Thank you for quickly complying with the request for additional information and I look forward to the final approved
wetland planting letter from Niki Yonkow.
Vanessa '1Jo[6ee
Current Planning Manager
Department of Community & Economic Development
City of Renton
Renton City Hall -6th Floor
1055 South Grady Way
Renton, WA 98057
425.430.7314
From: Vanessa Dolbee
Sent: Sunday, June 22, 2014 11:27 AM
To: Justin Lagers
·--~·--~----------
1
L
Cc: Chip Vincent; Jennifer T. Henning; Thomas Main
Subject: RE: Response/ Clarification Letter
Justin,
At this time I am working out the necessary mitigation requirements for the over clearing and grading of wetland C. I
have not yet herd back from Suzanne at the CORPS. It is my goal for the City and the CORPS to be on the same page
when it come to the required mitigating for the additional impacts to the critical areas on the subject site. With that said,
in order to move forward at this time I will at minimum need the following items:
1) A surety device for the portion of the buffer that is not yet planted to ensure the work is accomplished following the
filling of the three wetlands. This should be 150% the cost of the plantings and the installation (labor). This can be
provided in the following formats:
a. Cash;
b. Letter of credit;
c. Set aside letter; provided, that the funds cannot be withdrawn, spent, or committed to any third party; or
d. Savings account assigned to the City and blocked as to withdrawal by the secured party without the City's approval.
2) A final updated mitigation plan from Ed. (which I believe he is working on sending over).
3) An updated tree retention calculation worksheet identifying replacement trees for the additional cleared trees beyond
the original approval. The tree retention worksheet shall reflect the "over cleared area" and shall included a replacement
ratio of 18 caliper inches per tree instead of the typical 12 in the worksheet (See RMC 4-4-130J Violations and
Penalties). All replacement trees shall be a minimum of 2" in caliper. Please identify if the wetland mitigation plan is
intended to be used for the tree replacement plan. If not, please provide a separate tree replacement planting plan. In
addition, pursuant to RMC 1-3-2P the minimum penalty for removal of trees is $100 per tree. Please identify the number
of trees removed over the approved tree retention plan and pay the associated fee (I will be reviewing the plan for a final
number of trees but have not completed this as of the date of this e-mail).
Once I have received and approved the above items 1 -3; the wetlands on site may be cleared and filled.
Prior to finalizing the construction permit we will need a final letter from Niki approving the fully completed wetland
creation and buffer plantings. In addition to a maintenance and monitoring surety device for the 10 year maintenance
and monitoring requirement. And potently additional wetland mitigation based on coordination with the CORPS.
Please let me know if you have questions about the above requirements.
Vanessa Dolbee
From: Justin Lagers [justin@americanclassichomes.com]
Sent: Thursday, June 19, 2014 10:26 AM
To: Vanessa Dolbee
Cc: Ed Sewall; niki yonkow
Subject: Response / Clarification Letter
Please find attached a response letter to Niki's letter dated 06/18/2014.
Justin Lagers
American Classic Homes, LLC
Director of Lmd Acqubition & Dewlupmcnt
9675 SE 36th Strcct. Suite 10.'i
Mercer Island, WA 98()40
Office: 206+588-1147
Cell: 25J-405-5.587
j usti n@americanclassjchomes.com
www.amcricanclas~ichomes.com
2
RECEIPT EG00025601
BILLING CONTACT
AVANA TRAILS LLC
9675 SE 36TH ST #105
MERCER ISLAND, WA 98040
REFERENCE NUMBER FEE NAME
ILUA13-001109 I CODE -First Violation Fee
Printed On: 7/9/2014 Prepared Bv: Stacy Tucker
TRANSACTION
TYPE
I Fee Payment
Transaction Date: July 09, 2014
, PAYMENT AMOUNT PAID METHOD
rheck #30058 $1,200.00
SUB TOTAL $1,200.00
TOTAL $1,200.00
Page 1 of 1
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Vanessa Dolbee
From: Vanessa Dolbee
Sent:
To:
Thursday, December 11, 2014 4:43 PM
'Justin Lagers'
Subject: RE: Tree blow over
Justin,
I was hoping to find out how many trees exactly. Once you determine the extent of the damage, please send me an e-
mail to document the tree blow down and include an alternative planting proposal for this area. This can be a small plan
set showing just this area. I will add the e-mail document of the blow down and the proposed planning plan to the
project file. Thank you for the notification and I look forwarded to seeing your proposed planting plan.
'Vanessa (J)o{6ee, Current Planning Manager
Community & Economic Development Department
Planning Division
1055 S Grady Way
Renton, WA 98057
(425)430-7314
From: Justin Lagers (mailto:justin@americanclassichomes.com)
Sent: Wednesday, December 10, 2014 12:54 PM
To: Vanessa Dolbee
Subject: Re: Tree blow over
Northwest Comer of Building D -from the picture it look like one grouping so likely a single tree with a large
root ball but I will ask for some more pictures.
On Wed, Dec 10, 2014 at 12:40 PM, Vanessa Dolbee <VDolbee@rentonwa.gov> wrote:
Justin,
This is so sad :( Can you tell me where on the site plan this tree was at? And how many trees blew over?
Vanessa Dolbee, Current Planning Manager
Community & Economic Development Department
Planning Division
1055 S Grady Way
Renton, WA 98057
( 425)430-7314
-----Original Message-----
From: Justin [ mailto:justin@americanclassichomes.com l
Sent: Wednesday, December 10, 2014 11 :44 AM
To: Vanessa Dolbee
1
Subject: Tree blow over
Vanessa, !just got a text from our site guy at Avana that some of the saved trees blew over and went through
our fence. How do we handle this?
Sent from my iPhone
Justin Lagers
American Classic Homes, LLC
Director of Land Acquisition & Dewlopment
9675 SE36th Street, Suite 105
Mercer lsl:.md, WA 98040
Ollice: 206-588-1147
Cell: 253-405-5587
justin@americanclassichomes.com
www.americanclassichomes.com
2
1. Northwest Buffer Mitigation Along Existing Northern Wetland .
2. Southwest Buffer Mitigation Along Wetland C and Adjacent to Vault.
3 . Looking East Along Utility Corridor
4 . Looking West Along Utility Corridor.
5. Looking East Across Wetland
6. Looking Southwest Across Wetland
Vanessa Dolbee
From: Vanessa Dolbee
Sent:
To:
Cc:
Subject:
Tuesday, June 07, 2016 3:44 PM
'John Loori'
justin@americanclassichomes.com
RE: Replacement tree's
John,
Thank you for increasing the spacing. Based on my original e-mail, the requirement was for 25 caliper inches of
replacement. The proposed 5 trees would equal 10 caliper inches of replanted trees, resulting in a fee for 15 caliper
inches. Therefore the/ee would be $3,22? ($215 x 15 caliper inches= $3,225). I will inspect the replanting with Phase Ill
TCO ajong and we will' require fee payment at the same time.
Please let me know if you have any questions.
Vanessa '1Jo[6ee, Current Planning Manager
Community & Economic Development Department
Planning Division
1055 S Grady Way
Renton, WA 98057
(425)430-7314
From: John Loori [mailto:johnl@americanclassichomes.com)
Sent: Tuesday, June 07, 2016 8:48 AM
To: Vanessa Dolbee
Subject: Replacement tree's
Hi Vanessa. I changed it to 5 tree's because of the spacing. It's possible to get in a 6th tree but it would be down
where the sidewalks meet and I don't think a large tree that close would look very nice.
Thanks,
John Loori
Construction Superintendent
Avana Trails, LLC. I American Classic Homes
T: (253) 380-3542
iohnl@americanclassichomes,com
www.americanclassichomes.com
1
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,
lANDSCAPE PLAN -WEST
Fleldbrook Commons Preliminary PUD
1111,bd C:0-, UC
Vanessa Dolbee
From:
Sent:
To:
Subject:
Follow Up Flag:
Flag Status:
Hi Vanessa,
Terrence J. Flatley
Tuesday, May 24, 2016 4:02 PM
Vanessa Dolbee
RE: Woodpecker holes @ save trees
Follow up
Completed
The trees in question are trees that appear to have existed on the site prior to development. They appear to have
suffered construction damage, possibly due to a lack of tree protection.
The trees are declining to the point where the Douglas fir is 100% dead and the western redcedar is in severe decline.
When trees are under stress from construction damage, they become more susceptible to insect and disease than
healthy trees. The bird pecking is a symptom of a weakened condition in the trees due to the presence of insects
making a tasty lunch for the birds that drill into the tree to extract the bugs. Both trees should now be removed.
Because of an over-abundance of trees in this planting, I recommend the trees be replaced in either a different site
location. If other tree planting on the is as adequate as observed, a fee-in-lieu payment can offset the replacement
requirements.
I also observed over-planting of street trees at this site and planting street trees too close to other improvements such
as street lights. The street trees planted are those that develop into large trees and should have been spaced a
minimum distance of 50 feet on-center (per City Code), 30 feet from street lights and perhaps other spacing issues at
this site that I did not specifically look for such as blocking stop signs or proximity to fire hydrants, etc.
Terry Flatley, Certified Arborist Municipal Specialist Urban Forestry and Natural Resources Manager City of Renton
1055 South Grady Way
Renton, WA 98058
425-430-6601
-----Original Message-----
From: Vanessa Dolbee
Sent: Tuesday, May 24, 2016 2:55 PM
To: Terrence J. Flatley <Tflatley@Rentonwa.gov>
Subject: FW: Woodpecker holes@ save trees
Terry,
Just a reminder to send me an e-mail on the woodpecker trees.
Thank you,
Vanessa Dolbee
CED x 7314
1
-----Original Message-----
From: John Loori (mailto:johnl@americanclassichomes.com)
Sent: Tuesday, May 17, 2016 8:34 AM
To: Vanessa Dolbee
Subject: Woodpecker holes @ save trees
2
Vanessa Dolbee
From: Vanessa Dolbee
Sent:
To:
Tuesday, May 31, 2016 10:46 AM
'John Loori'
Cc: Justin Lagers
Subject: RE: Dead save tree's @ Avana
Attachments: RE: Woodpecker holes @ save trees
John,
The City Forester, Terry Flatley, and I had an opportunity to go out and look at the two retained trees. Based on Terry's
assessment, these trees are dyeing due to construction damage and not due to natural causes because of the
woodpeckers. You can see in Terry's analysis in the attached e-mail that when trees are under stress from construction
damage they become more susceptible to insect and disease. The bird pecking is a symptom of a weakened condition of
the trees due to the presence of insets, which is a result of construction. The area of the park had three trees identified
to be saved: 1) tree #1815, 14.10 inches, 2) tree #1787, 10.8 inches, and 3) tree#? (the plan sheet is difficult to read
here), 17.89 inches. Based on the field conclusions, that the trees death is due to construction impacts as these trees
were to be protected tree as approved part of the PUD, the removal will need to be assessed as a violation. It is my
assumption the same would have applied to the first tree removed #1815 as well, however this was not confirmed by
Terry prior to removal.
Replacement of trees removed under the violation standards require replacement at a one-to-one ratio for caliper
inches. Based on the two remaining trees there is a total of 25 caliper inches of replacement required. You will also
note in the attached e-mail Terry believe the area is already over planted with trees and does not recommend
replacement in the same location. Considering a number of the evergreen trees that were planted have died; it seems
reasonable to replant the area with more spacing and the same number of tree already planted. Due to the lack of
space for new trees on the project site, the replacement caliper inches would need to be made up using the City's fee-in-
lieu option. We charge $215.00 per caliper inch for a total of $5,375.00 ($215 x 25 caliper inches= $5,375) fee-in-lieu.
Please feel free to give me a call if you would like to discuss the above comments.
'Vanessa 1Jolbee, Current Planning Manager
Community & Economic Development Department
Planning Division
1055 S Grady Way
Renton, WA 98057
(425)430-7314
From: John Loori [mailto:johnl@americanclassichomes.com]
Sent: Tuesday, May 17, 2016 8:32 AM
To: Vanessa Dolbee
Cc: Justin Lagers
Subject: Dead save tree's @ Avana
Hi Vanessa. l met with the landscaper and dug holes to verify that the drip lines are providing adequate
irrigation which they are. The save tree's are dying because they have hundreds of tiny holes from woodpeckers.
The last save tree will die too because it also has hundreds of holes. The little tree's that died have no real
explanation except maybe shock or drowning in the winter. l was planted too deep. I'll text some pictures of
the woodpecker holes to your email.
1
So I would like to get this over with and cut down both tree's and replace them. Once the woodpeckers start this
process it's just a matter of time. So we would like to plant 6 fur tree's that are 10-12'. I'll have the landscapers
cut down the tree's, clean up the mess and re-plant. What do you think?
Thanks,
John Loori
Construction Superintendent
Avana Trails, LLC, I American Classic Homes
T: (253) 380-3542
iohnl@americanclassichomes.com
www.americanclassichomes.com
2
Denis Law
· Mayor
. .
February 25, 2016
Justinlagers. .. . '
PNW Holdings, uC· . '
9675 SE 35!" SUeet, Suite 105 ·
Mercer Island, WA 98040. ,· .·
Community & Economic Detelopmen!Departinent
. , .. · , · . : 'cE,~Chip''.Vincent,Administrator: . . . . ' ' . . . .
SUBJECT:, . · . Approv'afof Final Mitigation Plan; Receipt of Surety, Start of Monitoring .
. '.· F'ieldbrook Commons' PUD (AKA Avana Trail'sr ' . _; •• . . • ; : .. ' . . . .
City o(Reht:on File LUA12;001; PPUD and LUAi3°00i109; FPUD .. . . ' . ' . ' . . . ' . . .
De~r Mr: Lagers:. ':. , .·
MiUgation,Plan ApproJal:. The City received a•ietter fro.m Ed Sewall bf Sewall Wetland.
C6~suiting, ln'c,, d~ted Augu~t3; 2015 indicatingth~t the fi~al plantings for the w~tl~nd mitigation .
· site has been inspected ~nd instali~d per the approved pla'n., Staff completed'iln Inspection o'tthe '
. sit~followi~g th~ receiptof the subject l~tter and requested criristru.ction d~bris _be re.;o\ted . .
fidm thew~tland ar~a prior tosign_bff. ·A fciUow up irisp~ctionV.:~s completed Jariu~ry-19, 2016 .
where, staff approv~d .the in~tallatidn oft~~ final 0etl~nd h,itigaiion plan.·,•.·., .· .
·····.':;"<''·. ··::· -· ... ·.·. ··:;-:· ·.," '·:···._ .. ·:.··; __ .··.· _' .. ·,.··~---~-.. \: .. '.. . . .
Monitoring arid Maintenance Period Start Date: Typically the_ date of this.letter marks the •
beginning of a:projects m'aint~rian~e and ~onitor'ing period; however; the s~bject pr;ject is alsb
required to comply with an Army coi~s ofEngi~eers N~tion,widE!Permit, NWS-2012-1281. Do to• . ·_, ' . . . . . . . . ' . .. . . . . -·.. .
. -.·. multiple agencies. involvement with the, mitigation and m_onitor_ing the City of Renton agreed to· .
follow the Army Corps of Engin~ers' monitoring schedule which is _10 years in duration'. Monitoring ·,
reports are required to be submitted annually for monitoring Years l, 2, 3, 4, 5; 7, and 10 by .
December 3'1" of each monitoring ye~r .. Year 1 monitoring will occur at least one year after
completion.of the mitigation sites as d~termined by the Corps. Your first monitoring report is due·
to the ·city by Decerriber 31, 2016 .. ·,Please send three copies of the re'port to my attention~
Maintenance. and Monitoring Surety Devices: This letter is also confirming the City has received . . . ' ' .
the following ·surety device:
io Year Maintenan~e and Monitoring of wetland: $122,366.13
The provided maintenance and monitoring device will be re.tained to cover the cost of a minimum
· ten year successful maintenance and monitoring period. If at any time during your minimum
monitoring period the mitigation project falls below performance standards, the monitoring
period will be placed on hold. Once the mitigation project regains compliance with approved
performance standards, the maintenance and monitoring timeframe will restart for a period
necessary to establish that performance standards have been met.
Renton City Hall • 1055 South Grady Way • _ Renton, Washington 98057 • rentonwa.gov
' .
::. :
.....
·February 25,.2016
,, • • > •
Page 2: .,
. /
. : ·. . '.', / ,' -'. .' " ' --·--··. ' . : . . -. ·.:
I.look forward.to receiving\iour firsfmaintenance and
Dece~ber 31,2016: · . · · .
monitoring report; which is due by,: ··. ., .. ,' '·-_·,.· '· . .
Sincerely;:
·':1[~;; :1
0, TI,
"/,'
Vanessa Dolbee,,
• ,Current Planning M~n~ge;,
:cc:' Stacy Tucker, Planning Technician
· Sewell Wetland.Con'sulting, lni:.
~ile
. " .•,. ~· ' ,;'•
.;
., .,
,..
I,' .., ..
MayB,2015
Justin Lagers
PNW Holdings, LLC
9675 SE 36th Street, Suite 105
Mercer Island, WA
RE: Fieldbrook Monitoring Agreement
Dear Justin,
In reviewing the monitoring requirements for the Fieldbrook project the site must be
monitored as follows
Yearl
Year2
Year3
Year4
Year5
Year7
YearlO
2 site visits and 1 report
2 site visit and 1 report
2 site visit and 1 report
2 site visit and 1 report
2 site visit and 1 report
2 site visit and 1 report
2 site visit and 1 report
On each site visit we will be inspecting installed vegetation for survival as well as vegetation
coverage and monitoring the stream channel as described in the approved Mitigation Plan.
The estimate for this work is a total of $9,600.
We look forward to working with you. Please call me at (253) 859--0515 if you have any
questions.
SEWALL WETLAND CONSULTING, INC.
Ed Sewall
President
Graundef[!.r;ts Estimate
LANDSCAPING
Customer
ACH Homes, LLC
253.333.9477 Office I 253.333.9478 Fax
P.O. Box 207 Auburn, WA 98071
www.gelinc.com 9675 SE 36th Steet, Suite 105
Mercer Island, WA 98040
DATE ESTIMATE NO
7/24/2015 05-5968
Project: Avana Trails Wetland Maintenance
Description Total
WETLAND MAINTENANCE: 1,895.00T
Price 'Per Visit' to perform maintenance on wetlands. Services performed per visit will included:
-Removal of ooxious weeds as needed
-Hauling off generated debris
-Line trimming grasses and clearing vegetation away from base of plantings (grass clippings to
be left as they fall)
-Running through irrigation to ensure proper function and execute any repairs or adjustments
necessary.
NOTE: Price assumes (3) visits per year. Visits to take place in May, July, and October. Total
number.of visits to be (30) and cover a span of (10) years. Total cost for maintenance program is
($56,850.00). .
Price does not include replacement shrubs if Wetland Engineer requires additional plantings to meet
survival ratios.
All workmanship is guaranteed against defects in workmanship for a period of90 days from the date of
Subtotal $1,895.00 installation. Se11er will not be responsible for special, incidental, or consequential damages. Seller shall not be
responsible for damage to its work by other parties or for improper care of material. There shaJI be no use of .
this estimate, reliance upon it, or use in a dishonest manner; such as disclosure of this 'confidential'
documentation to a competing third party. Buyer shall furnish seller with job ready work sites such as final Sales Tax ... $180.03
grading, proper drainage, concrete , gutters, downspouts, painting completed, and debris removed from site.
Acc'""'tance of this nronosal bv the buver constitutes acce tance of all the nrovisions contained in this nro"'osal.
Rep I TD I TERMS Net 10th Total $2,075.03
Trevor Dance Signature GEL REP _________ _ Accepted by ____________ _
Date _______ _
August 3, 2015
Justin Lagers
PNW Holdings, LLC
9675 SE 36th Street, Suite 105
Mercer Island, WA 98040.
Sewall Wetland Consulting, Inc.
IDBox880
Fal!Gty, WA\6024
RE: Avana/Fieldbrook -Mitigation Installation sign-off
swc Job#ll-121
Dear Justin,
This letter is to inform you that we have inspected the final plantings on the Fieldbrook
Commons wetland mitigation site in the City of Renton on July 31, 2015. The
mitigation project has been installed per the approved Sewall Wetland Consulting, Inc.
Fieldbrook Commons Mitigation and Grading Plan, dated 9-23-13 and revised to 6-9-
14.
This letter initiates the start of the 10 year monitoring plan.
If you have any questions regarding this report, please call us at (253) 859-0515 or at
esewall@sewallwc.com .
Sincerely,
Sewall Wetland Consulting, Inc.
Ed Sewall
Senior Wetlands Ecologist PWS #212
Vanessa Dolbee
From:
Sent:
To:
Cc:
Subject:
Attachments:
Follow Up Flag:
Flag Status:
niki yonkow <nyonkow@hotmail.com>
Thursday, March OS, 2015 1:36 PM
Vanessa Dolbee ·
esewall@sewallwc.com
Final Site Visit F_ieldbrook Commons
finalSiteVisit.rtfd.zip; finalSiteVisit.rtf; Photo final report.doc
FollowUp
Flagged·
Vanessa, Please see attached .. Let me know if you have any questions.
Niki Yonkow
(206)604-8374
1
Vanessa Dolbee
City of Renton
Renton City Hall -6th Floor
1055 South Grady Way
Renton, WA 98057
March 5, 2015
RE: Fourth Site Visit, Fieldbrook Commons
A fourth visit was conducted on March 2, 2015 to inspect the plantings installed in
the following areas:
1. The eastern buffer area adjacent to the area of vault .
construction.
2. The buffer of the existing northern wetland.
3. The center of the utility corridor.
4. These areas were not planted last spring due to continuing work on the
adjacent vault and, along the utility corridor, to contractor error.
I was met on site by Ed Sewall of Sewall Wetland Consulting, Inc.
· Findings
The three areas listed above are now well planted with appropriate upland plants (See
photo nos. 3). Although the utility corridor has been replanted with appropriate
shrubs, the eastern portion of the utility corridor, east of the pipe access structure has
standing and flowing water (See photo no. 4). It is unknown what the origin of the
water is. but it is possible it could be an overflow or leak from the pipe. If it remains
inundated through the spring and summer it may be too wet for the plants installed in
the eastern portion of the utility corridor.
Ed Sewall informed me that an over abundance of water in the wetland was a
problem during heavy rain events through the winter. As a result some plants were
switched out for more appropriate species. During the site visit most of the
plantings looked like they were doing fairly well, particularly the sedges and the ash.
Overall the trees and shrubs look good, however, it will become more clear in the
spring when they leaf out as to how they are doing. The exception were 4-5 of the
larger cedars that looked stressed.
Conclusions
Overall the plantings in the wetland and the buffer and utility corridor look good.
However, the following should be noted:
• The stressed cedars in the wetland should be monitored through out the summer as they
may still recover. Cedar are sensitive to transplanting especially at the larger size
of 4-5 feet and their stress may be due to this solely.
• The success of deciduous shrubs and trees in the wetland can be better monitored
during the growing season as their ability to survive a wetter environment will be
more obvious when they leaf out.
• The eastern portion of the utility corridor should be checked for a pipe leak or other
reason why there is standing and flowing water present. Likely the inundation is
a temporary condition.and if corrected the shrubs that were planted will survive.
Nikolina Yonkow
1539 NE 94th Street
Seattle, WA 98115
nyonkow@hotmail.com
(206)604-8274
Enclosure: Photos
c. Ed Sewall, Sewall Wetland Consulting Inc.
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Exterior Architectural Finish Specifications
Provide submittals of all finishes for designers' approval prior to installation.
EXTERIOR PAINTING MATERIALS
Scheme A (BUILDINGS D, H, J, N)
Product/ Mfg .:
Color:
Finish:
Location:
Product/ Mfg.:
Color:
Finish :
Location :
Product/ Mfg.:
Color:
Finish:
Location :
Product/ Mfg.:
Color:
Finish:
Location :
Product/ Mfg.:
Color:
Finish:
Location:
EXTERIOR STONE
ST-1 Product/ Mfg:
Style:
Color:
Location:
ROOFING SHINGLES
Product/ Mfg:
Style:
Color:
Contact:
Sherwin Williams
Dorian Gray SW 7017
TBD by Painter
Main Body
Sherwin Williams
Urbane Bronze SW 7048
TBD by Painter
Secondary Body(@ Shingle Siding)"bump-outs"
Benjamin Moore
Temptation 1609
TBD by Painter
Accent Body (@ Board and Batten)
Sherwin Williams
Bengal Grass SW 6411
TBD by Painter
Unit doors, paintable deck doors (not storage) and
garage doors
Benjamin Moore
Squirrel Tail 1476
TBD by Painter
Trim, deck fascia, stair stringers, posts,
service/storage doors, etc ...
Vanwell Masonry
Prostack
Palisades
Posts
IKO
Cambridge AR
Charcoal Grey
Steve Sloan 425-787-9865
The Long Studio LLC Avana Trails Exterior
Exterior Color Specifications
August12,2015
Page 1 of 25
5030 1 •t Avenue South, Seattle Washington 98134
Voice (206) 706+9503 Data (206) 860-2122
Mail= Steven@thelongstudio.com
Exterior Architectural Finish Specifications
Provide submittals of all finishes for designers' approval prior to installation.
Scheme A (BUILDINGS D, H, J, N)
The Long Studio LLC
5030 1st Avenue South, Seattle Washington 98134
Voice (206) 706+9503 Data {206) 860-2122
Mail= Steven@thelongstudio.com
Avana Trails Exterior
Ex terior Color Specifications
August 12, 2015
Page 2 of 25
Exterior Architectural Finish Specifications
Provide submittals of all finishes for designers' approval prior to installation .
EXTERIOR PAINTING MATERIALS
Scheme 8 (BUILDINGS 8 , C, G, L)
Product/ Mfg.:
Color:
Finish:
Location :
Product/ Mfg .:
Color:
Finish :
Location :
Product/ Mfg .:
Color:
Finish :
Location :
Product/ Mfg .:
Color:
Finish :
Location:
Product/ Mfg .:
Color:
Fi nish :
Location :
EXTERIOR STONE
ST-1 Product/ Mfg:
Style:
Color:
Location :
ROOFING SHINGLES
Product/ Mfg :
Style :
Color:
Contact:
Sherwin Williams
Foggy Day SW 6235
TBD by Painter
Main Body
Benjamin Moore
Country Life # 1490
TBD by Painter
Secondary Body (@ Shingle Siding)"bump-outs"
Sherwin Williams
Dorian Gray SW 7017
TBD by Painter
Accent Body (@ Board and Batten)
Sherwin Williams
Golden Rule SW 6383
TBD by Painter
Unit doors, paintable deck doors (not storage) and
garage doors
Benjamin Moore
Squirrel Tail 1476
TBD by Painter
Trim , deck fascia , stair stringers , posts,
service/storage doors, etc ...
Vanwell Masonry
Prostack
Palisades
Posts
IKO
Cambridge AR
Charcoal Grey
Steve Sloan 425-787-9865
The Long Studio LLC Avana Trails Exterior
Ex terior Color Specifications
August 12, 20 1 5
Page 3 of 2 5
5 030 1 •t Avenue South, Seattle Washington 98134
Voice (206) 706+9503 Data (206) 860-2 122
Mail = Steven@thelongstudio.com
Exterior Architectural Finish Specifications
Provide submittals of all finishes for designers' approval prior to installation.
Scheme 8 (BUILDINGS 8, C, G, L}
The Long Studio LLC
5030 1 " Avenue South, Seattle Washington 98134
Voice (206) 706+9503 Data (206) 860-2122
Mail = Steven@thelongstudio .com
Avana Trails Exterior
Exterior Color Specifications
August 12. 2015
Page 4 of 25
Exterior Architectural Finish Specifications
Provide submittals of all finishes for designers' approval prior to installation.
EXTERIOR PAINTING MATERIALS
Scheme C (BUILDINGS A, E, K, M)
P-1 Product/ Mfg.:
Color:
Finish :
Location:
Product/ Mfg .:
Color:
Finish :
Location:
Note:
Product/ Mfg.:
Color:
Finish :
Location :
Product/ Mfg .:
Color:
Finish :
Location:
Product/ Mfg .:
Color:
Finish:
Location :
EXTERIOR STONE
ST-1 Product/ Mfg:
Style:
Color:
Location :
ROOFING SHINGLES
Product/ Mfg:
Style:
Color:
Contact:
Benjamin Moore
Temptation 1609
TBD by Painter
Main Body
Benjamin Moore
Nantucket Gray HC-111
TBD by Painter
Secondary Body (@ Shingle Siding)"bump-outs "
Bump-out on north elevation to be painted P-2
even though it doesn't have shingle siding
Sherwin Williams
Foggy Day SW 6235
TSO by Painter
Accent Body (@ Board and Batten)
Sherwin Williams
Copper Pot SW 7709
TBD by Painter
Unit doors, paintable deck doors (not storage) and
garage doors
Benjamin Moore
Squirrel Tail 1476
TSO by Painter
Trim, deck fascia, stair stringers , posts,
service/storage doors, etc ...
Vanwell Masonry
Prostack
Palisades
Posts
IKO
Cambridge AR
Charcoal Grey
Steve Sloan 425-787-9865
The Long Studio LLC Avana Trails Exterior
Exterior Color Specifications
August 12, 2015
Page 5 of 25
5030 1 51 Avenue South, Seattle Washington 98134
Voice (206) 706+9503 Data (206) 860-2122
Mail = Steven@thelongstudio.com
Exterior Architectural Finish Specifications
Provide submittals of all finishes for designers' approval prior to installation.
Scheme C (BUILDINGS A, E, K, M)
The Long Studio LLC
5030 1 •1 Avenue South, Seattle Washington 98134
Voice (206) 706+9503 Data (206) 860-21 22
Mail = Steven@thelongstudio.com
Avana Trails Exterior
Exterior Color Specifications
August 12, 2015
Page 6 of 25
Exterior Architectural Finish Specifications
Provide submittals of all finishes for designers' approval prior to installation.
EXTERIOR PAINTING MATERIALS
Recreation Building
P-1 Product/ Mfg.:
Color:
Finish :
Location:
Product/ Mfg .:
Color:
Finish:
Location :
Product/ Mfg .:
Color:
Finish:
Location:
Product/ Mfg.:
Color:
Finish :
Sherwin Williams
Worldly Gray SW 7043
TBD by Painter
Main Body
Sherwin Williams
Urbane Bronze SW 7048
TBD by Painter
Board & Batten siding
Sherwin Williams
Refuge SW 6228
TBD by Painter
Entry Doors
Benjamin Moore
Squirrel Tail 1476
TBD by Painter
Location: Trim, fascia , service doors, etc ...
EXTERIOR STONE
ST-2 Product/ Mfg :
Style:
Color:
Location:
ROOFING SHINGLES
Product/ Mfg :
Style:
Color:
Vanwell Masonry
Prostack
Carbon Glacier
Posts
IKO
Cambridge AR
Charcoal Grey
Contact: Steve Sloan 425-787-9865
The Long Studio LLC
5030 1 •1 Avenue South, Seattle Washington 98134
Voice (206) 706+9503 Data (206) 860-2122
Mail = Steven@thelongstudio.com
Avana Trails Exterior
Exterior Color Specifications
August 12, 2015
Page 7 of 25
Exterior Architectural Finish Specifications
Provide submittals of all finishes for designers' approval prior to installation.
Recreation Building
The Long Studio LLC
5030 1 st Avenue South, Seattle Washington 98134
Voice (206) 706+9503 Data (206) 860-2122
Mail= Steven@thelongstudio .com
Avana Trails Exterior
Exterior Color Specifications
August 12, 2015
Page 8 of 25
Exterior Architectural Finish Specifications
Provide submittals of all finishes for designers' approval prior to installation.
BUILDING J NORTH ELEVATION: SCHEME A
P-5
The Long Studio LLC
5030 1 st Avenue South, Seattle Washington 98134
Voice (206) 706+9503 Data (206) 860-2122
Mail = Steven@thelongstudio.com
Avana Trails Exterior
Exterior Color Specifications
August 12, 2015
Page 9 of 25
Exterior Architectural Finish Specifications
Provide submittals of all finishes for designers' approval prior to installation.
BUILDING J EAST ELEVATION: SCHEME A ____ ~
The Long Studio LLC
5030 1 " Avenue South, Seattle Washington 98134
Voice (206} 706+9503 Data (206} 860-2122
Mail= Steven@thelongstudio .com
Avana Trails Exterior
Exterior Color Specifications
August 12, 2015
Page 10 of 25
P-5
P-4
Exterior Architectural Finish Specifications
Provide submittals of all finishes for designers' approval prior to installation.
BUILDING J SOUTH ELEVATION: SCHEME A
The Long Studio LLC
5030 1 a• Avenue South, Seattle Washington 98134
Voice (206} 706+9503 Data (206) 860-2122
Mail = Steven@thelongstudio.com
Avana Trails Exteri or
Ex terior Color Specifications
August 12, 2015
Page 11 of 25
Exterior Architectural Finish Specifications
Provide submittals of all finishes for designers· approval prior to installation.
BUILDING J WEST ELEVATION: SCHEME A
The Long Studio LLC
5030 1 "' Avenue South, Seattle Washington 98134
Voice (206} 706+9503 Data (206} 860-2122
Mail = Steven@thelongstudio.com
Avana Trails Exterior
Exterior Color Specifications
August12,2015
Page 12 of 25
Exterior Architectural Finish Specifications
Provide submittals of all finishes for designers' approval prior to installation .
BUILDING B NORTH ELEVATION: SCHEME B
The Long Studio LLC
5030 1 •' Avenue South, Seattle Washington 98134
Voice (206) 706+9503 Data (206) 860-2122
Mail = Steven@thelongstudio .com
P-1
Avana Trails Exterior
Exterior Color Specifi cati ons
August12 ,2015
Page 13 of 25
Exterior Architectural Finish Specifications
Provide submittals of all finishes for designers' approval prior to installation.
BUILDING B EAST ELEVATION: SCHEME B
The Long Studio LLC
5030 1 •t Avenue South, Seattle Washington 98134
Voice (206) 706+9503 Data (206) 860-2122
Mail= Steven@thelongstudio.com
Avana Trails Exterior
Exterior Color Specifications
August 12, 2015
Page 14 of 25
Exterior Architectural Finish Specifications
Provide submittals of all finishes for designers' approval prior to installation.
BUILDING B SOUTH ELEVATION: SCHEME B
The Long Studio LLC
5030 1 •t Avenue South, Seattle Washington 98134
Voice (206) 706+9503 Data (206) 860-2122
Mail= Steven@thelongstudio.com
Avana Trails Exterior
Exterior Color Specifications
August 12, 2015
Page 15 of 25
Exterior Architectural Finish Specifications
Provide submittals of all finishes for designers' approval prior to installation .
BUILDING 8 WEST ELEVATION: SCHEME 8
The Long Studio LLC
5030 1 .. Avenue South, Seattle Washington 98134
Voice (206) 706+9503 Data (206) 860-21 22
Ma il = Steven@thelo n gstudio.com
Avana Trails Exterior
Ex teri or Color Speci f i cations
August 12, 2015
Page 1 6 o f 25
Exterior Architectural Finish Specifications
Provide submittals of all finishes for designers' approval prior to installation.
BUILDING K NORTH ELEVATION: SCHEME C
The Long Studio LLC
5030 1 •1 Avenue South, Seattle Washington 98134
Voice (206) 706+9503 Data (206) 860-2122
Mail= Steven@thelongstudio.com
ST-1 P-1
Avana Trails Exterior
Ex terior Color Specifications
August 12, 2015
Page 17 of 25
Exterior Architectural Finish Specifications
Provide submittals of all finishes for designers' approval prior to installation.
BUILDING KEAST ELEVATION: SCHEME C
The Long Studio LLC
5030 1 •• Avenue South, Seattle Washington 98134
Voice (206) 706+9503 Data (206) 860-2122
Mail= Steven@thelongstudio.com
Avana Trails Exterior
Exterior Color Specifications
August 12, 2015
Page 18 of 25
Exterior Architectural Finish Specifications
Provide submittals of all finishes for designers' approval prior to installat ion.
BUILDING K SOUTH ELEVATION: SCHEME C
The Long Studio LLC
5030 1 "' Avenue South, Seattle Washington 98134
Voice (206) 706+9503 Data (206) 860-21 22
Mai l = Steven@thelongstudio.com
Avana Trai l s Exterior
Ex terio r Col or Specifi cati ons
August 12, 2015
Page 19 of 25
~
Exterior Architectural Finish Specifications
Provide submittals of all finishes for designers' approval prior to installation.
BUILDING K WEST ELEVATION: SCHEME C
~ L1_ ~
The Long Studio LLC
5030 1 •• Avenue South, Seattle Washington 98134
Voice (206) 706+9503 Data (206) 860-2122
Mail = Steven@thelongstudio.com
6
Avana Trails Exterior
Exterior Color Specifications
August 12, 2015
Page 20 of 25
Exterior Architectural Finish Specifications
Provide submittals of all finishes for designers' approval prior to installation.
RECREATION BUILDING NORTH ELEVATION
The Long Studio LLC
5030 1 •• Avenue South, Seattle Washington 98134
Voice (206) 706+9503 Data (206) 860-2122
Mail= Steven@thelongstudio .com
P-1 P-4
Avana Trails Exterior
Exterior Color Specifications
August 12, 2015
Page 21 of 25
Exterior Architectural Finish Specifications
Provide submittals of all finishes for designers' approval prior to installation.
RECREATION BUILDING EAST ELEVATION
The Long Studio LLC
5030 1 •• Avenue South, Seattle Washington 98134
Voice (206) 706+9503 Data (206) 860-21 22
Mail = Steven@thelongstudio.com
Avana Trails Exterior
Exterior Color Specifications
August 12, 2015
Page 22 of 25
-
Exterior Architectural Finish Specifications
Provide submittals of all finishes for designers' approval prior to installation.
RECREATION BUILDING SOUTH ELEVATION
The Long Stud i o LLC
5030 1 •t Avenue South, Seattle Washington 98134
Voice (206) 706+9503 Data (206) 860-2122
Mail = Steven@thelongstudio.com
P-1
Avana Trails Exterior
Exterior Color Spec ifications
August 12, 201 5
Page 23 of 25
Exterior Architectural Finish Specifications
Provide submittals of all finishes for designers' approval pri or to installation.
RECREATION BUILDING WEST ELEVATION
P-4 L
The Long Studio LLC
5030 1 s, Avenue South, Seattle Washington 98134
Voice (206} 706+9503 Data (206) 860-2122
Mail = Steven@thelongstudio.com
~ i
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P I ~I II
~'"
Avana Trails Exterior
Exterior Color Specifications
August 12, 2015
Page 24 of 25
Exterior Architectural Finish Specifications
Provide submittals of all finishes for designers' approval prior to installation.
SITE PLAN
·-· ·----·
--5.mb •tet----
The Long Studio LLC
~
5030 1 •• Avenue South, Seattle Washi n gton 98134
Vo ice (206} 706+9503 Data (206} 860-2122
Mail = Steven@thelongstudio.com
---
Avana Trails Exterior
Exterior Col or Spec ificati ons
August 1 2, 2015
Page 25 of 25
L
. ..._
Vanessa Dolbee
From:
Sent:
To:
Subject:
Justin,
Vanessa Dolbee
Friday, September 23, 2016 10:35 AM
justin@americanclassichomes.com
Avana Trails parking change
The square footages is acceptable for the proposed modification landscaping/parking change. Could you also please
send me the digital version of the hard copies you provided me for the electronic file.
Thank you,
Vanessa 'lJo{[Jee, Current Planning Manager
Community & Economic Development Department
Planning Division
1055 S Grady Way
Renton, WA 98057
(425)430-7314
1
... ------------------------------------
September 14, 2016
Vanessa Dolbee
Current Planning Manager
City of Renton
1055 South Grady Way
Renton, WA 98057
..c--FIAVANA
~TRAILS
CITY OF RENTON
RECEIVED
SEP 1 4 2016
DEVELOPMENT
SERVICES
RE: Field brook Commons/ Avana Trails Parking Revision -LUA-12-001/ U13003818
Ms. Dolbee,
Please find enclosed two copies of the proposed parking and open space revision for our
Fieldbrook Commons/ Avana Trails project. As discussed, the Fire Marshall asked us to stipe out
a previously approved parking stall in Phase 2 of our project during his walk-though inspection
of the Phase 3 improvements due to the proximity of a fire hydrant. We have identified an area
which could be converted from lawn to a parking space with relative ease with no.net loss in
landscape area. To minimi.ze the disturbance to the established landscaped area we would also
need to convert some adjacent stalls to compact width and restripe them however they would
still have normal depth and leave us far under the normal/ compact stall ratio for the project.
For the stall which was removed by the hydrant we would propose removing the existing curb
and re-pouring a new curb to form a continuous planter island as shown in our exhibit and then
plant lawn and approximately 10 other low growing shrubs, in keeping with the plant palate in
that part of the project, since I don't believe we can place a street tree in that area due to a
possible obstruction to the hydrant.
Thank you for your consideration of our request and I look forward to your feedback.
9·
Justin Lagers
Senior Director of Land Acquisitions and Development
Avana Trails, LLC
Business Office
9675 SE 36" Street, Suite 105
Mercer Island, WA 98040
P: (206) 588-1147 F: (206) 588-0954
Exterior Architectural Finish Specifications
Provide submittals of all finishes for designers' approval prior to installation.
. SITE PLAN
-
tr"..--...· ·-
__ .... _RN;i-.,tlll!n---
The Long Studio LLC
5030 1•1 Avenue South, Seattle Washington 98134
Voice (206) 706+9503 Data (206) 860-2122
Mail= Steven@thelongstudio.com
---
Avana Trails Exterior
Exterior Color Specifications
May 27, 2015
Page 19 of 19
L
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' I
Fieldbrook Commons Conditions of Development (Summary) LUA13-001109 and LUA12-001
Project Condition Source of When Party Responsible
Condition Compliance is
Required
1. With the building permit application for each separate FPUD prior to issuance Applicant
building a narrative shall be provided identifying how Condition of the building
parking (including bicycle parking) requirements will permit
be met at each phase of construction. This shall be
reviewed and approved by the Current Planning
Project Manager prior to issuance of the building
permit.
2. The site plan provided with the building permit FPUD prior to issuance Applicant
application for Building N shall include the coal mine Condition of the building
hazard line and the setback line to ensure compliance permit
at building permit stage.
3. The requi_red public trail easement shall be recorded FPUD building permit Applicant
on the property title prior to building permit final Condition final occupancy
occupancy.
4. The knee brace architectural details shall be included FPUD prior to building Applicant
in the building permit submittal for each building Condition permit issuance
throughout the development. This shall be reviewed
for approval by the Current Planning Project Manager
prior to building permit issuance.
5. The applicant shall provide a bicycle parking plan FPUD prior to building Applicant
consistent with RMC 4-4-080F.ll.c to the Current Condition permit approval
Planning Project Manager for review and approval
Updated 7-19-16
Notes/Completion
Date
Included with building
permit application.
Approved.
Included with. building
permit application.
Setback compliant.
Recorded under
20160108000984
Compliant, with
elevations provided at
building permit
review. Approved and
inspected prior to TCO.
Provided with building
permit application.
Approved and
inspected prior to TCO
Fieldbrook Commons Conditions of Development (Summary) LUA13-001109 and LUA12-001
prior to building permit approval.
6. The applicant shall provide a detailed utility screening FPUD prior to building Applicant Provided with a
plan for review and approval by the Current Planning Condition permit issuance separate landscape
Project Manager prior to building permit issuance.
plan at building
permit. Approved and
inspected prior to TCO
for all phases.
7. Door materials shall be provided with the building FPUD prior to building Applicant Provided with building
permit application and be made of either wood, Condition permit issuance permit application.
fiberglass, metal, or glass and trimmed with 3 y, "
Approved.
minimum head and jamb trim. Door design and
materials shall be reviewed and approved by the
Current Planning Project Manager prior to building
permit issuance.
8. The following buildings have sliding glass doors along FPUD prior to building Applicant Updated Elevations
a frontage elevation or an elevation. BLDG. A, west Condition permit issuance were provided with
elevation, BLDG. E, east elevation, BLDG. J, east
the building permit
elevation, BLDG. K & L, west and east elevations, and
application.
BLDG. M, west elevation. The sliding glass doors on
Approved. Door types
confirmed at
the building elevations listed above shall be replaced
with either a French door or another door approved
inspection. Some
by the Current Planning Project Manager. Updated
front doors had to
remove the window
elevations shall be provided for review and approval due to fire code
prior to building permit issuance. requirements as the
doors had to meet one
hours fire standards.
9. The crosswalks shall be built with concrete in addition FPUD During Applicant/Contractors Identified on Building
to the pathways. Condition construction Permit Applications.
Confirmed via
Updated 7-19-16
Fieldbrook Commons Conditions of Development (Summary) LUA13-001109 and LUA12-001
10. The applicant shall create bylaws or CC & R's that
restrict parking across the pedestrian pathways
throughout the development. Final bylaws shall be
reviewed and approved by the City of Renton Current
Planning Project Manager prior to building permit
final occupancy
11. All common area and open space shall be landscaped
in accordance with the landscaping plan submitted by
the Applicant and approved by the City. Prior to the
issuance of any occupancy permit, the developer shall
furnish a security device to the City in an amount
equal to the provision of RMC 4-9-060. Landscaping
shall be planted within one year of the date of final
approval of the planned urban development, and
maintained for a period of two years thereafter prior
to the release of the security device. A security device
for providing maintenance of landscaping may be
waived if a landscaping maintenance contract with a
reputable landscaping firm licensed to do business in
the City of Renton is executed and kept active for a
two year period. A copy of such contract shall be kept
on file with the Development Service Division.
Landscaping shall be maintained pursuant to
requirements of RMC 4-4-070.
Updated 7-19-16
FPUD
Condition
FPUD
Condition
building permit
final occupancy
Prior to the
issuance of any
occupancy permit
Applicant
Applicant
inspection. Some
sidewalks were
developed with
impervious surface
area.
Recorded under
20160108000931
Applicant provided a
two year maintenance
contract from Ground
Effects for the site in-
lieu of a maintenance
surety.
Fieldbrook Commons Conditions of Development {Summary) LUA13-001109 and LUA12-001
12. Prior to the issuance of any occupancy permits, all FPUD issuance of any Applicant/developer Complted and
common facilities, including but not limited to Condition occupancy inspected per Plan
utilities, storm drainage, streets, recreation facilities permits Review.
etc., shall be completed by the developer or, if
deferred by the Planning/Building/Public Works
Administrator or his/her designee, assured through a
security device to the City equal to the provisions of
RMC 4-9-060.
13. All common facilities not dedicated to the City shall be FPUD N/A Applicant The project will be
permanently maintained by the planned urban Condition maintained by a
development owner, if there is only one owner, or by
management group as
the property. owners' association, or the agent(s)
the development is
thereof. In the event that such facilities are not
apartments.
maintained in a responsible manner, as determined
Compliant.
by the City, the City shall have the right to provide for
the maintenance thereof and bill the owner or
property owners' association accordingly. Such bill, if
unpaid, shall become a lien against each individual
property.
14. No tree removal is permitted on site until approval of FPUD During Applicant/contractor Trees changed as
an approved grading and/or construction permit has Condition Construction follows:
been issued for the activity and tree protection
1) Excavation
occurred outside
measures have been installed pursuant to RMC. The
project Arborist is reguired to be on site during
approved grading
limits. These trees
construction[grading the drie line of the trees
identified on the elan set.
were replanted
and a fine was
paid.
2) Two trees blew
down in a storm.
Updated 7-19-16
Fieldbrook Commons Conditions of Development (Summary) LUAI3-001109 and LUA12-001
These trees were
replanted 1 for l.
3) Retained trees in
the common area
with the pickle ball
court between
Buildings B and E
died after
construction. 5
trees were re-
planted at this
location. A fee-in-
lieu was paid in
the amount of
$3,225.00 for the
outstanding
caliper inches not
replanted and a
fine was paid at
$200.00 per tree
as the 2"'
violation.
15. The wetland creation shall be completed prior to the FPUD During Applicant/contractor Wetland Creation and
tree removal and fill of wetlands D, E, and F. Once Condition Construction and mitigation compliance
wetland creation has been com11leted, the 11roject prior to letter was received
Biologist shall submit a letter to the Current Planning construction from the project
Project Manager identifving com111iance with the permit biologist on Aug. 3,
final a1111roved wetland creation[mitigation 11lan. finalization 2015. Special
U11on recei11t of such letter and com11letion of a
Inspector signed off on
com111iance ins11ection fill of wetland D, E and F ma~
installation as well.
commence. S11ecial lns11ection is also reguired for
Updated 7-19-16
Fieldbrook Commons Conditions of Development (Summary) LUA13-001109 and LUA12-001
this i;iortion of the construction i;iroject.
16. A lighting plan shall be provided that specifically FPUD prior to building Applicant Provided with Building
addresses how lighting will be directed away from the Condition permit issuance Permit application.
wetland buffer for the developed portion of the site.
Compliant.
This lighting plan shall be submitted with the building
permit applications for any BLDG located along a
buffer edge. The final lighting plan for each of these
buildings shall be reviewed and approved by the
Current Planning Project Manager prior to building
permit issuance.
17. Copies of all monitoring reports sent to the Army FPUD 10.vears Applicant/Biologist Ongoing
CORPS shall be provided to the City of Renton Current Condition following
Planning Project Manager. construction
18. The ai;ii;ilicant shall be resi;ionsible for funding a FPUD During Applicant/Contractor Inspector funded and
si;iecial insi;iection staff for the Ci!Jl of Renton for the Condition construction project reviewed and
wetland creation and restoration construction and
completed by special
i;ilantings.
inspector.
19. The wetlands and their buffers shall be placed in a FPUD prior to building Applicant Recorded under
Native Growth Protection Easement, which shall be Condition permit occupancy 201601080009333
reviewed and approved by the Current Planning
Project Manager prior to building permit issuance.
The easement shall be recorded on the property title
prior to building permit occupancy
20. If tree 2108 needs to be removed due to wetland FPUD During Applicant/Contractor Trees were removed in
creation the trees shall stay within the wetland area Condition construction violation. See wetland
as large woody debris.
inspection reports. As
such, applicant
Updated 7-19-16
Fieldbrook Commons Conditions of Development (Summary) LUA13-001109 and LUA12-001
replanted at 18 caliper
inches and paid the
code required fine.
Inspection needed for
replacement trees.
Haul hours are limited to 8:30 am to 3:30 pm Monday Code During Applicant/Contractor/Builder Compliant
through Friday Construction
Construction hours are from 7:00 am to 8:00 pm Monday Code During Applicant/Contractor /Builder Compliant
through Friday. Construction hours on Saturdays are from construction
9:00 am to 8:00 pm and no work on Sundays.
Within thirty (30) days of completion of grading work, the Code During Applicant/Contractor/Builder N/A
applicant shall hydroseed or plant an appropriate ground construction
cover over any portion of the site that is graded or cleared
of vegetation and where no further construction work will
occur within ninety (90) days. Alternative measures such as
mulch, sodding, or plastic covering as specified in the
current King County Surface Water Management Design
Manual as adopted by the City of Renton may be proposed
between the dates of November 1st and March 31st of
each year. The Development Services Division's approval of
Updated 7-19-16
Fieldbrook Commons Conditions of Development (Summary) LUA13-001109 and LUA12-001
this work is required prior to final inspection and approval
of the permit.
A National Permit Discharge Elimination System (NPDES) Code During Applicant/Contractor/Builder Compliant
permit is required when more than one acre is being construction
cleared.
The applicant will be required to submit a Final Wetland Code During Applicant/Contractor/Builder All completed with the
Mitigation Report and Maintenance and Monitoring construction exception of
proposal. In addition, the applicant will be required to mitigation and
comply with all the code requirements of RMC 4-3-050 monitoring surety
Critical Areas. This includes, but is not limited to, placing devices.
the critical area within a Native Growth Protection Surety device received
Easement, providing fencing and signage, and providing 1-12-16 in the amount
the City with a site restoration surety device and, later, a of $122,366.13 for 10
maintenance and monitoring surety device. years of MM
The applicant may not fill, excavate, stack or store any Code During Applicant/Contractor/Builder Complied during
equipment, dispose of any materials, supplies or fluids, construction construction -
operate any equipment, install impervious surfaces, or however stress of
compact the earth in any way within the area defined by construction still
the drip line of any tree to be retained. harmed a few retained
trees that end up
being replaced.
The applicant shall erect and maintain six foot (6') high Code During Applicant/Contractor/Builder Complied during
chain link temporary construction fencing around the drip construction construction
lines of all retained trees, or along the perimeter of a stand
of retained trees. Placards shall be placed on fencing every
fifty feet (SO') indicating the words, "NO TRESPASSING -
Protected Trees" or on each side of the fencing if less than
fifty feet (SO'). Site access to individually protected trees or
groups of trees shall be fenced and signed. Individual trees
Updated 7-19-16
Fieldbrook Commons Conditions of Development (Summary) LUA13-001109 and LUA12-001
shall be fenced on four (4) sides. In addition, the applicant
shall provide supervision whenever equipment or trucks
are moving near trees.
Temporary construction impacts shall not impact ERC During Applicant/Contractor/Builder Trees were removed in
significant trees located in existing wetland buffers, construction violation, a
including but not limited to the preservation of the replacement plan was
following trees, 2086, 2088, 2400, 2399, 2108, 2330, and provided and the code
2186. required fine was paid.
The applicant shall be required to comply with the ERC During Applicant/Contractor/Builder Complied
recommendations included in the Geotechnical construction
Engineering Study prepared for the Field brook Commons
project, by Earth Solutions NW LLC, dated October 31,
2011.
The applicant shall be required to comply with the ERC During Applicant/Contractor/Builder Complied
recommendations included in the Geotechnical construction
Engineering Report, Prepared for Wagner Property, LLC, by
Cornerstone Geotechnical, Inc., dated October 11, 2006.
Additional Inspection Items: Important During Applicant/Contractor/Builder Inspected and
1) Bus Stop and seat wall Design construction completed per the
Elements approved phasing
2) Trail easement public access signage plan.
3) Gate on trial entrance
4) Building paint colors and stone colors
S) Kiosk signs
6) Ped. Walkways
cc: Brianne Bannworth
Updated 7-19-16
Fieldbrook Commons Conditions of Development (Summary) LUAI3-001109 and LUA12-001
Rohini Nair
Jennifer Henning
Updated 7-19-16