HomeMy WebLinkAboutMiscAltmann Oliver Associates, LLC AOA
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February 26, 2014
Dan Finkbeiner
Sierra Homes, Inc.
danfinkbeiner@comcast.net
[,bnll ing &
Landscape
Architecture
AOA-3961
SUBJECT Revised Critical Areas Study for 54xx NE 10th Street, Renton, WA
Parcel 102305-9364 (File No. PRE13-000892) r~ FC-' f:. '., V· E --" .. 1 D
Dear Dan: [-If] 27 2014
CiTYOf RENTON
Background and Methodology ?1.41'''DV~; DiViSION
On August 18, 2010 I conducted an initial wetland and stream reconnaissance on
the undeveloped subject property. One wetland (Wetland A) was identified and
delineated throughout the northeast portion of the site during the site visit. This
wetland boundary was subsequently surveyed by Schroeter Surveying, Inc. and is
depicted on Figure 1.
In addition, a small stream channel was observed off-site to the east. This channel
was dry at the time of the initial site visit and appears to convey seasonal runoff from
south to north.
On September 23, 2013 I conducted a review of the wetland delineation utilizing the
methodology outlined in the 1997 Washington State Wetlands Identification and
Delineation Manual and the May 2010 Regional Supplement to the Corps of
Engineers Wetland Delineation Manual: Western Mountains, Valleys, and Coast
Region (Version 2.0). Based on this site visit the wetland delineation remained valid.
Existing Conditions
The site is currently forested and undeveloped. Topography on the site generally
slopes moderately down from west to east, toward Wetland A which is located near
the toe of the slope. Wetland A is part of a larger wetland that extends off-site to the
north and east. Vegetation within the wetland contained a mix of palustrine forested
and scrub-shrub plant communities that included willow (Salix sp.), red alder (Alnus
rubra), black !winberry (Lonicera involucrata), red-osier dogwood (Comus sericea),
lady fern (Athyrium filix-femina), skunk cabbage (Lysichiton americanum), and water
parsley (Oenanthe sarmentosa).
Dan Finkbeiner
February 26, 2014
Page 2
Borings taken throughout the wetland revealed low chroma hydric soils that were
saturated near the surface. Surface staining indicating shallow seasonal ponding
was also observed. Attachment A contains data sheets prepared for a
representative location in both the upland and wetland adjacent Wetland A. These
data sheets document the vegetation, soils, and hydrology information that aided in
the wetland boundary determination.
Wetland A appears to meet the criteria for a Category 2 wetland per RMC 4-3-
OSOM.1.a.ii(d) and would require a 50-foot standard buffer per RMC 4-3-0S0M.6.c.
The stream located off-site to the east is seasonal and would be considered a Class
4 stream per RMC 4-3-0S0L.1.a.iv. Class 4 streams require a standard 3S-foot
buffer per RMC 4-3-0S0L.S.a.i(c). However, since the stream buffer is located
entirely within the wetland and its buffer, the wetland buffer is more restrictive.
Wetland Functions and Values
Wetlands, in general, provide many valuable ecological and social functions,
including stormwater storage, water quality protection, groundwater
recharge and discharge, and wildlife habitat. Wetland A on the site provides
some stormwater storage capacity that traps sediments and other pollutants
The trapping of sediments and pollutants within the wetland helps maintain
water quality in downstream areas. The wetlands may also provide further
benefit to wildlife by releasing water slowly during the summer months,
thereby contributing to the base flow of the stream.
In addition to its hydrologic functions, the wetland also provides biological functions.
As a component of the riparian corridor, the wetland and stream provide habitat for a
variety of wildlife species. Another biologic function of the wetlands is the transport
of nutrients (via the stream channel) to downstream areas. Nutrients transported to
downstream areas provide biological support for fish and other aquatic wildlife.
Although privately owned, the on-site wetland does provide some limited
cultural wetland functions as part of the overall open space associated with
the riparian corridor. The wetland also contains some passive recreational
opportunities such as wildlife viewing.
Proposed Project
The proposed project consists of the construction of a moderately sized single-family
residence in the southwest corner of the site. Due to wetland buffer constraints, it is
my understanding that you are requesting a variance to allow the 30-foot front yard
setback to be reduced down to 20 feel. In addition, buffer averaging is proposed to
allow for access and long-term maintenance around the structure. A rail fence
would then be installed along the entire buffer line to prevent pedestrian intrusion.
Without the buffer averaging for the maintenance access, the rail fence would
necessarily be installed immediately adjacent to the structure and there would be no
separation between the buffer vegetation and the house.
Dan Finkbeiner
February 26,2014
Page 3
Additional buffer averaging is also proposed for the required street improvements
within the right-of-way for NE 10th Street.
Wetland buffer averaging is allowed by the City of Renton if the following conditions
outlined in RMC 4-3-050M.6.f are met:
• That the wetland contains variations in ecological sensitivity or there are
existing physical improvements in or near the wetland and buffer; and
The southwest corner of the parcel located immediately to the east has been
historically disturbed adjacent the wetland with a garden and associated landscape.
The proposed buffer reduction area for the house would occur closer to N E 10 th
Street and this disturbed area and would be adjacent the narrowest portion of the
on-site wetland. In addition, the proposed buffer reduction within the NE 10 th Street
right-of-way has also been historically disturbed. The proposed buffer replacement
area would occur adjacent the wider portion of the wetland where the wildlife habitat
is potentially less disturbed.
• That width averaging will not adversely impact the wetland function and
values; and
The dense vegetation currently located between the wetland and the proposed
buffer reduction areas will continue to provide a physical and visual screen to the
wetland from the proposed residence and the street. With installation of a fence
along the buffer boundary to limit pedestrian intrusion, the buffer averaging plan
should not impact the functions of the wetland. To further minimize potential impacts
to wildlife, all outside lighting associated with the residence should be directed
downward and not out into the buffer area.
• That the total area contained within the wetland buffer after averaging is no
less than that contained within the required standard buffer prior to averaging;
and
Under the proposed buffer averaging plan, 1,108 s.f. of buffer area would be
reduced and replaced with 1,799 s.f. of additional forested buffer to the north of the
residence. Thus the buffer averaging plan will achieve a 2: 1 buffer replacement-to-
loss ratio for the residence and a 1: 1 replacement-to-Ioss ratio for the right-of-way
improvements.
Dan Finkbeiner
February 26,2014
Page 4
• A site specific evaluation and documentation of buffer adequacy based upon
The Science of Wetland Buffers and Its Implications for the Management of
Wetlands, McMillan 2000, or similar approaches have been conducted. The
proposed buffer standard is based on consideration of the best available
science as described in WAC 365-195-905; or where there is an absence of
valid scientific information, the steps in RMC 4-9-250F are followed.
The proposed buffer averaging plan would increase the total buffer area over
existing conditions and would provide a large habitat area throughout the
undisturbed northern portion of the site. The proposed buffer area would continue to
provide protective and screening functions to the wetland and would be in
accordance with best available science.
• In no instance shall the buffer width be reduced by more than fifty percent
(50%) of the standard buffer or be less than twenty five feet (25J wide.
Greater buffer width reductions require review as a variance per subsection
N3 of this Section and RMC 4-9-250B; and
The proposed buffer would not be reduced by more than fifty percent of the standard
buffer and would be a minimum of 33 feet wide at its narrowest point on the site.
• Buffer enhancement in the areas where the buffer is reduced shall be
required on a case-by-case basis where appropriate to site conditions,
wetland sensitivity, and proposed land development characteristics.
The buffer area between the wetland and the proposed residence is currently
densely vegetated with a primarily native forested plant community and does not
require enhancement.
• Notification may be required pursuant to subsection F8 of this Section.
Not applicable.
Dan Finkbeiner
February 26,2014
Page 5
Conclusion
The proposed buffer averaging plan would increase the total buffer area on the site
and would not be reduced beyond 50% or 25 feet wide at any point. Implementation
of the plan and fence along the buffer boundary should allow the buffer to continue
to provide a physical and visual screen to the wetlands with no loss in functional
value.
If you have any questions, please give me a call.
Sincerely,
ALTMANN OLIVER ASSOCIATES, LLC
John Altmann
Ecologist
Attachments
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APPROXIMATE OFF-SITE '\
CATEGORY 4 STREAM LOCATION ). _. __ ........... -......
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./' L~'cH /1 '--.. _ _ ___ FOR RD H IMPACTS 16' ~ .---- -./ ,, ___ --BUFFER REDUCTION~
. ./' 'JJ ",jh'.+9 'E -411 SF .( ~ /" ______________________ ~ .;;.';;: -2.... ________________ .-;"-______ ~_
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HETLAND A
50' BUFFER
(CATEGORY 2)
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....
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" BUFFER REDUCTION ~ ....
-6'11 SF ; ....
" COVERED DECK
PROPOSED
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BUILDING / .c) .-,.-
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PORCH \
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L ./ / /., .' lnnn---=~-7--1' lid __________ I --./
BUFFER REPLACEMENT _ I~:q SFY--S5~~~~~i:c;;:;V-'----;~~BL -----l.5-;LANT;; STRI;7
(2, I FOR HOUSE a I, I FOR 6.5' CURB, GUTTER a
RIGHT-OF-HAY IMPROVEMENTS) SIDEHALK
2' NEH ASPHALT
PLAN LEGEND
--------PROPERTY LINE
[:=:=:=:=:JHETLAND A
NOTES
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-.. ·-.. ·-.. ·-APPROXIMATE STREAM LOCATION
.~ --~-.~~ .--.. -STANDARD 50' HETLAND BUFFER
- - - - - - -PROPOSED HETLAND BUFFER
--------------BSBL
I. 35' STREAM BUFFER LOCATED ENTIRELY HITHIN
HETLAND BUFFER.
I MPAC T LEGEND c-~ BUFFER REDUCTION 1,108 SF
MITIGATION LEGEND
----
BUFFER REPLACEMENT 1,1'1CJ SF
GRAPHIC SCALE
(IN FEET)
I I I I I I o 15 30 45 60 '10
SCALE,I,30
N f
2. SPLIT-RAIL FENCE TO BE INSTALLED ALONG
BUFFER BOUNDARY.
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ATTACHMENT A
DATA SHEETS
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DATA FORM
ROUnNE ONStTE DETERMINATION METHODl
F",1d Inv"t~alor(s):. Av-r""I'c"';.J Dale: _8~j'f-!I"1':'I-/-"-"O,--________ _
ProjecJShe: . ,"-Ie ,<'-('>:<.,.1 ,J,..) Slate: l.JA County: ~t£'::..!Cr"'~Io,-________ __
Applicanl,..'Owner: fINi4b!~.,.,j{t: Plant Community :/Name: .
Not(J.~ )f a more detailed si:e des.cripHon is necessary. use 1he back of data form or a fie)d notebook.
Do normal environmental conditions exist at the plant communi'ly?
Yes ~ No ____ (If no. explain on back)
Has the vocetalion. soils. andlor hydrology been signilicantly disturb<ld?
Yes ____ No ~ (If yes, explain on back)
VEGETAnON
Indicator
Dominant Plant Species Slatus Stratum Dominant Planl S~d ••
1. Alnos Nlr:,
2. ~v\,,,~ <:"ti2(~b\ \\5
3. c;:'r<1yS S"ec\,:t; ......
~. L)SilL..,~ ·c"',.· .. t,;...: ............ ""'"
5. Ahf--;uy..:. '~ll ;'1=-~h'\l\
6. Oi:rv~ .... .tI....IZ· S".(rl·H!:"'+o;.'~~\
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O~l-G
11. ---------
12. -----____ _
13. _________ _
14. ---____ _
15. _________ _
16. __________ _
7. ______________ __ 17. _________ _ a. ______________ __ lB. ~ _______ ~--9. ________________ __ 19. _________ _
10. ________________ __ 20.-________________ __
Peteenl 01 do",inanl spades that are OSLo FACW, andlor FAG _. \:.:u;::.:::c,:.._ ________ __
Is the hydiOphytic vegetation cr~5rion met? Yes A No
Indicator
$latus S1ralum
Ration ale: =-----:-r-----:-----------;---------------------------------------'--,--------------
:>50'/. IAC."~ WE.'''''_f'..
SOILS
Series/phase: Subgroup:2 ________________________ _
Is the soil on the hydric soils list? Yes No Undetermined ___________ _
Is the soil a Histosol? Yes __ "7'__ No _ Hislic epip<>don present? Yes ___ No __ __
Is lhe soil: Monle~? Yes ____ No __ "' __ Gleyed? Yes ____ No ~
Matrix Color: \ 0" e= 1-/, My' I!.:... MOille Colors:
Other hydric soil indicators:
Is the hydric scil criterion mel? Yes X No
Ra:ionale: ___ ----:,..-: __ -:: ______ ---: ________________________________________________ __
LovJ C l-\. f"-'Ck",,-A ~"V\v(.K.
HYDROLOGY
Is the ground surfa"" inunda:ed? Yes No ~ Surface waler deplh: ___________________ _
Is the soil saturated? Yes X No
Depth to Ire.-slanding wate, in piVsoil probe hole: ...:c(':e:"c:f-'-{c::"-"C~(o:.._ ________________________________ _
List other field evidence or surface inundation Of soil saturation.
Is lh. weiland hydrology erilerion met? Yes " No
Ralionale: --------
oj)(~f-..n"-·"TI.:.!'J c.f-Sc.i''-·...{A"tv~P...,.·\o,,·~
JURISDlcnONAL DETERMINAnON AND.RATIONALE
Is Ihe plant community a watland? Yes X No
Rationale f o(jurisdiC1ional decision: 7--------~--------------------------------------------
AL.L.-"3 (.p...,\~~~A ';"V\,:..1"'
1 This dala lorm can be used lor tho Hydric Soil Assessment Procedure and the Plant Gommunay
Assessment ?I~duto.
2 Classification according 10 ·Soil Taxonomy:
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DATA FORM
ROUTlNE ONSITE DETERMINATION hiETHOD1
F .. 1d Invesli/alor(s): A c",""I"",,,} Dale: --,8"-1,./,:.,-"GCl../_':";c::..' _____ _
p(oj&C"JS~e: 'Nt..-h:.~1.o. ¢..~N"V~~ Siale: w.A; County: _'!:.v<---"''''=b'''-'--____ __
Applic>nl;Owner: fJ ,,\><-"' ..... ,"-Planl Community ~lName: .
No:e.~ If a more detailed sile C!scrip:ion is necessary. use the back of data form or a riekf nOlebook.
Do normal environmental conditions exist allha plant commun~y?
Yes L... No ____ (If no, explain on back)
Has Ihe ",gelalion, soils, andlor hydrology ~.n significanlly dislurbed?
Yes __ No ~ (If yes •• xplain on back)
Dominant Plant Species
1. ~S"\J.)~~Suo"" """"~,,,'f..i.(.,S~:
2. __ ~~~(~~~'~l~·'~·~~··~'~~~~.J~~~~ ___
3. td~H:' }~'iC~ .... \.,." ~') ,
4. '~\'I)~IC\......r"v:. .................. ..J.v .........
5. __ ~1~~~,~~~'~~~r'~.~A~~~'~ __ _
6. ________ ~ ______ _
7. ______________ __
8. ________________ _
9.
10.
rndicalor
Sialus
r.l..('",:,
l'i>.c.
r:..:..
\7tt.CJ
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VEGETATlON
Siralum Dominant Plant Specie's
-. 11. ------------s 12. ----------------s 13. ___ ---=-_____ _
<,;-14. _________ _
V 15. ______________ _
15. _________ _
17. ________________ _
18. ~ ____ ~---
19. _______________ _
20 .. ________________ _
?ercent of dominant ,>-""0" Ihal are OSLo FACW. andlar FAG _--,"..:':.' _____ __
Is Ihe nydiophy1ic vegetation cri1erion mel? Yes No ~
Indicalor
Status Slratum
Ralionale: _____________________________ -'-c ______ _
tJ"l ., s-,,'19 I~~ g,e.. """''-.'T' .. {c\..
SOILS
Series/phase: Subgroup:2 ____________ _
Is Ihe soil on th. hydr;, soils lisl? Yes No Uncialermined ___ ~----
Is the soil a Hislosol? Yes ___ No X Hislic epipGdon presenl? Yes ____ No _x __ _
Is the soil: Monied? Yes~ No ~ Gleyed? Yes ____ No _X __ _
Malrix Galar: I O'f& ,,~ Monle Colors:
Other hydr;, soil indicalors:
Is the hydric soil criterion met? Yes No ~
Rationale: _:--:-,--________________________________ _
~ , (, H C \\1''''''''''
HYDROLOGY
Is Ihe ground surface inundated? Yes No ~ Surface waler deplh: __________ _
Is Ihe soil saluraled? Y,s No "
Deplh 10 fr.e·slanding waler in pit/soil pro~ hole: ______________________ __
List other field evidence of svrlace inundalion o( soil saturation.
Na~
JURISDICTlONAL DETERMINATlON AND RATlONALE
Is Ihe plant community a weiland? Yes ___ No ~
Rationals. for'jurlsdictional decision: _______________________ ~-----
Nu tF-\ t~~(A 1"-'10'-
I This dala lorm can be used lor 1M. Hydric Soil Assessmenl Procedure and Ihe Plant Commun~y
Assessment Procoouto.
2 Classl1'ic.alion according to 'Soil Ta.xonomy.~
OJAINER
SIERRA HOMES, INc
P.o. BOX Sq%
RENTON, "A Q"05"
SITE ADDRESS
PARCEL. #I02305-C!364
RENTON. JAlA
LOT AREA
TOTAL. LOT AREA = 53,51C! SF
I1ETLAND AREA = 11.0"2 SF
BUFFER AREA = 14,72"1 SF
TOTAL BUFFER AND "ETLAND 25,"" SF
REMAININ& AREA = 1,10" SF
BUILDING COVERAGE
LOT AREA (NET), 62"2 S.F.
HOIJSE/COV'D AREA 224Q S.F.
LOT COVERAGE ,--= 35."0%
o'C~ s' 1:. ~R't..~ """ I',
HT. CALC.
DATUM ELEV , 431'
AVG. ROOF ELEV.: 45B.84'
PROPOSED BLDG. HT. = 21."4'
MAX. BLDG. HT. = 35.00'
(SEE FRONT ELEVATION ON SHEET ".!
LEGAL DESCRIPTION
THE EAST 112 FEET OF THE "EST 41" FEET OF THE
SOUTH 10 A6RE5 OF THE NORTHEAST QUARTER OF THE
NORTHEAST QUARTER OF SECTION 10, TOJAINSHIP 23
NORTH, RANGE 5 EAST, I1H, IN KIN& COUNTY,
JAlASHINGTON; EXCEPT THE SOUTH 30 FEET.
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(2: 1 FOR BUFFER REDUCTION) REMAINING AREA 7,708 -1,426 6282 sf b! t~
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NOTE:
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AN~ JOB NO.
41130245
City of Renton
TREE RETENTION
WORKSHEET
1. Total number of trees over 6'° in diameter1 on project site: 1. 2 ~ trees
2. Deductions: Certain trees are excluded from the retention calculation:
Trees that are dead, diseased or dangerous2 _"._. __ trees
Trees in proposed public streets _____ trees
Trees in proposed private access easementsltracts
Trees in critical areas 3 and buffers
Total number of excluded trees:
3. Subtract line 2from line 1:
~_~_trees
___ i_ "5 trees
2. I ,;-trees
3, ~trees
4. Next, to determine the number of trees that must be retained4
, multiply Hne3by:
0_3 in zones Re, R·1, R-4. or R-8
0.1 in all other residential zones
0.05 in all commercial and industrial zones 4. ___ 2. '7~ trees
5. List the number of 6" or farger trees that you are proposing& 10 retain4
:
5. __ . __ ._~~ __ trees
6. Sublract line 5from line 4 for trees to be replaced:
jllline G .. lass lt1an zero, stop ~ere. No replacement trees::'1"9 1$lUir~).
6. o _trees
7. Multiply line 6 by 12" for number of required replac:ement inches:
7. _. __ Q. ___ inches
8. Proposed size of Irees to meet addi1ional planting requirement: 0 .
IMII)i",un 2' caiioer trees Il'IQI.Jll"9d) 8. Inches
per free
9. Divide line 7 by line 810r number of replacement trees6:
:11 r~r is.5 <7 £fflater. rour.:,1 ~p tll lhe 1"II:<:l wI'IoIe I":l!flDiar)
9, 0 trees
I. Measured '11 chestl16lghl..
"-~ad, disea~d Of <la""ge1l')l)S ,_ must "9cedl!ed as !OUch rtf a forester, ""lJiStered landscape Iln;t"lecI. <.lr
~ied arborist. am awro--ad by thIJ CIty.
, o-ocal Are3S, S\.Ch <II> wetli/f"Jd~. SlreatrS, floodplains iIIlIi p<alllCtedsloPS6. are defin<;o.l in Secti<:r' 4-3-<150 01
Ih~ Ranton Munlcioal Gods (RMC),
'. c.:. ..... t onl~ trolla ~es Ie be ffltained eutside of critical a.<),1S and bufferlI.
, The C,ty may I'e<jllff;:' ~rxfirntliQn o' thEillGEI :-etentiGn plan II: "",wre lfJlootitn QI1ho:1 milllirr:l.lm n~m091 01
t.~ ,:er flMC 4--4-1 3QH7 ..
, Inches af stl'll<llllM&, 1o"f1le,.01'~ ;u;klad to criticaf ~rs. and ~olll'ees re'.amed on Site:NI1
ars les~ ~han e" txt: are Qre8le, than Z' can be used kr mDflt too Iree rep\aoement requif.en:ent
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130245
OlAlNER
SIERRA HOMES, INC
P.O. BOX SGl56
RENTON. VIlA '4B058
SITE ADDRESS
PARCEL #102305 '4364
RENTON. !AlA
LOT AREA
TOTAL LOT AREA -33.51'4 sF
V'tE-rLAND AREA = 11.082 SF
BUFFER AREA = 14,12"i SF
TOTAL BUFFER AND V'lETLAND 25.8, I SF
I;(,EMAININ6 AREA = 7;108 SF
BU I LD ING COVERAGE
l-OT AREA (NET): 6282 S.F.
HOI.JSE/GOV'D AREA 224G'i S.F.
LOT COVERAGE 35.BO%
HT. CALC.
DATUM El-EV.: 431'
AVG. ROOF ELEV.: 458.84'
PROPOSED BLDoS. HT. = 21.84'
MAX. BLDIS. HT = 3500'
(SEE FRONT ELEVATION ON SHEET 8)
LEGAL DESCRIPTION
THE EAST 112 FEET OF THE V'4EST 418 FEET OF THE
SOUTH 10 ACRES OF THE NORTHEAST QUARTER OF THE
NORTHEAST QUARTER OF SECTION 10, TOV'lN5HIP 23
NORTt-!, R.AN&E 5 EAST, V'1.M., IN KING> COUNTY,
V'IIA5HINGTON; EXCEPT THE SOUTH 90 FEET.
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\.V 299.27' ROVK.ERY
BUFFER REPLACEMENT -1,799 sf
(2 1 FOR HOUSE & 1 1 F"OR
RIGI-1T -OF -WA Y IMPROVEMENTS)
REMAINING AREA 7,708 -1,799
NOTE.
/EXI5TING G~
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REDUCTION FOR
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130245
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18915-142ND AVENUE NE SUITE 100
OFFICE: (425) 485-<1900
TOLL FRE:E; 1-888-272-4100
WOODINVILLE, WA 98072
FAX: (425) 487-6585
ANW@ArchltectsNW,com
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APPROXIMATE OFF-SITE \
GATE60RY 4 STREAM LOCATION ,)_ --.-_.,.-...........
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PLAN LE(5.END
PROPERTY LINE [ = = ] "ETLAND A
- -APPRQXIMA TE STREAM LOCATION
STANDARD 50' i-"'JETLAND BUFFER
- - - - - - -PROPOSED HETLAND BUFFER
BSBL
IMPAG T LE(5.END
BUFFER REDlJe TION 113 SF
MITI6ATION LE6END
BUFFER REPLACEMENT 1,426 SF
6RAPHIG SCALE
(iN FEET)
I I I I I -I o 15 30 45 60 gO
SGALE,I,30 '8
NOTES
I. 35' STREAM BUFFER LOGATI:D ENTIRELY HITHIN
HETLAND BUFFER
2. SPLIT-RAIL FENCE TO BE INSTALLED ALONG
BUFFER BCtJNDARy
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