HomeMy WebLinkAboutEx4_Mitigation PlanCALL 2 WORKING DAYS
BEFORE YOU DIG
1-800-424-5555
(UNDERGROUND UTILITY LOCATIONS SHOWN ARE APPROXIMATE)
UTILITY LOCATIONS AND CHARACTERISTICS SHOWN ON THESE DRAWINGS, IF ANY, ARE BASED
SOLEY UPON INFORMATION PROVIDED BY OTHERS. THE UNDERGROUND ROUTING AND
CONDITION OF BURIED UTILITIES HAS NOT BEEN VERIFIED OR CONFIRMED. ADDITIONAL
UTILITY LOCATION AND MAPPING MAY BE REQUIRED. FIELD LOCATE, VERIFY DEPTH OF, AND
ADEQUATELY PROTECT ALL UTILITIES PRIOR TO THE START OF WORK.
PROPOSED DEVELOPMENT
THE APPLICANT IS PROPOSING TO SUBDIVIDE THE SUBJECT SITE INTO 28 SINGLE-FAMILY
RESIDENTIAL LOTS, DEVELOPED IN TWO PHASES (VUECREST ESTATES & VUECREST II SHORT
PLAT). ACCESS FOR THE 8 LOTS ASSOCIATED WITH VUECREST II SHORT PLAT, WILL BE FROM
A PROPOSED ROAD CONNECTING TO 102ND AVE SE ON THE EASTERN SIDE OF THE SUBJECT
PROPERTY. ACCESS FOR THE 20 LOTS ASSOCIATED WITH VUECREST ESTATES WILL BE FROM
THE CONTINUATION OF SMITHERS AVENUE S. IN ORDER TO ACCOMPLISH THIS DEVELOPMENT
ACTIVITY, THE APPLICANT IS PROPOSING BUFFER AVERAGING PER THE PROVISIONS
ESTABLISHED IN RMC CHAPTER 4-3-050(M)(6)(F), WHICH REQUIRES:
i.THAT THE WETLAND CONTAINS VARIATIONS IN ECOLOGICAL SENSITIVITY OR
THERE ARE EXISTING PHYSICAL IMPROVEMENTS IN OR NEAR THE WETLAND AND BUFFER;
AND
THE ON-SITE WETLAND VARIES FROM SLIGHTLY DISTURBED WITH YARD WASTE AND DETRITUS
FROM KID-RELATED ACTIVITIES, TO LESS DISTURBED IN ITS SOUTHERN PORTION. AS SUCH,
VEGETATION IN THE NORTHERN PORTION HAS A HIGHER CONCENTRATION OF INVASIVE
SPECIES AND THE SOUTHERN PORTION IS MORE NATIVE IN COMPOSITION. THE WETLAND
UNIT IS SURROUNDED BY RESIDENTIAL DEVELOPMENT AND THE ENTIRETY OF THE BUFFER
SHOWS SIGNS OF HUMAN DISTURBANCE.
ii.THAT WIDTH AVERAGING WILL NOT ADVERSELY IMPACT THE WETLAND
FUNCTIONS AND VALUES; AND
DIRECT COMPENSATION OF FUNCTIONS AND VALUES WILL BE ADDRESSED BY PROVIDING
ADDITIONAL BUFFER OF A SIMILAR COMPOSITION TO THE REDUCTION AREA AT A 1.2:1 RATIO,
WITH AN APPROXIMATE BUFFER INCREASE OF 993 SQUARE FEET. NO IMPACTS TO EXISTING
FUNCTIONS AND VALUES OF THE WETLAND AREA ARE EXPECTED BY THE PROPOSED BUFFER
AVERAGING ACTIVITY.
iii.THAT THE TOTAL AREA CONTAINED WITHIN THE WETLAND BUFFER AFTER
AVERAGING IS NOT LESS THAN THAT CONTAINED WITHIN THE REQUIRED STANDARD BUFFER
PRIOR TO AVERAGING; AND
IN ORDER TO MEET THE REQUIREMENTS ESTABLISHED FOR BUFFER AVERAGING, AN
ADDITION/REDUCTION RATIO OF 1.2:1 IS PROVIDED. THE BUFFER REDUCTION AREA TOTALS
5,557 SQUARE FEET, WHILE THE BUFFER ADDITION AREAS TOTAL 6,550 SQUARE FEET. THE
FINAL BUFFER AREA WILL BE SLIGHTLY LARGER THAN PRIOR TO AVERAGING WITH A TOTAL
BUFFER INCREASE OF 993 SQUARE FEET.
iv.A SITE SPECIFIC EVALUATION AND DOCUMENTATION OF BUFFER ADEQUACY
BASED UPON THE SCIENCE OF WETLAND BUFFERS AND ITS IMPLICATIONS FOR THE
MANAGEMENT FOR 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 WAS 365-195-905; OR WHERE THE ABSENCE OF VALID
SCIENTIFIC INFORMATION, THE STEPS IN RMC 4-9-250F ARE FOLLOWED.
SITE DESCRIPTION
ON SEPTEMBER 6, 2012 AND OCTOBER 9TH, 2014 WETLAND RESOURCES, INC. COMPLETED A
SITE INVESTIGATION ON TWO SEPARATE TAX PARCELS LOCATED WEST OF 102ND AVE SE IN
RENTON, WA. THE TWO PROPERTIES ARE 9.31-ACRES (TAX IDENTIFICATION NUMBER
3123059048) AND 2.45-ACRES (TAX IDENTIFICATION NUMBER 3223059097) RESPECTIVELY.
THESE PROPERTIES ARE FURTHER LOCATED AS A PORTION OF SECTION 32, TOWNSHIP 23N,
RANGE 05E, WM.
ACCESS TO THE SUBJECT SITE IS VIA A GRAVEL DRIVEWAY FROM THE WEST SIDE OF 102ND
AVE SE, NEAR THE INTERSECTION OF 102ND AVE SE AND SE 186TH ST. THE SUBJECT SITE IS
COMPRISED OF TWO SEPARATE PARCELS. TOPOGRAPHY OF THE WESTERN PARCEL
GENERALLY TRENDS WEST WITH A SLIGHT DEPRESSION NEAR THE EASTERN PROPERTY
BOUNDARY, A LINEAR DEPRESSION ROUGHLY PARALLELING THE SOUTHERN PROPERTY LINE,
AND STEEP WEST ASPECT SLOPE ON THE WESTERN HALF OF THE PARCEL. TOPOGRAPHY OF
THE EASTERN PARCEL CONSISTS OF A GENERALLY FLAT AREA ON THE EASTERN SIDE MOVING
TO A GENTLE SLOPE WITH A WESTERLY ASPECT ON THE WESTERN SIDE OF THE PROPERTY.
SIGNIFICANT RESIDENTIAL DEVELOPMENT CHARACTERIZES THE LAND USE IN THE AREA
SURROUNDING THE SUBJECT SITE. A PORTION OF THE EASTERN PARCEL IS PARTIALLY
DEVELOPED AND CONTAINS A SINGLE-FAMILY RESIDENCE AND A TOOL SHED. A MAINTAINED
YARD AND LANDSCAPING PLANTS BORDER THE DEVELOPED PORTION OF THE PROPERTY. THE
WESTERN HALF OF THE PARCEL IS FORESTED, APPEARS RELATIVELY UNDISTURBED, AND IS
VEGETATED WITH A MIXED CANOPY, NON-MATURE FOREST. THE WESTERN PARCEL CONTAINS
NO STRUCTURES WITHIN THE BOUNDARY OF THE PROPERTY. A TEMPORARY CUL-DE-SAC
ASSOCIATED WITH THE TERMINUS OF SMITHERS AVE S IS LOCATED IN THE NORTH CENTRAL
PORTION OF THE PARCEL. THE REMAINING PORTION OF THE PARCEL IS FORESTED AND
APPEARS RELATIVELY UNDISTURBED AND IS VEGETATED WITH A MIXED CANOPY, NON-MATURE
FOREST. SURROUNDING PARCELS ARE A MIX OF SMALL UNDEVELOPED FORESTED AREAS AS
WELL AS MULTI AND SINGLE-FAMILY RESIDENTIAL DEVELOPMENT.
AS PART OF THIS INVESTIGATION, ONE WETLAND AND STREAM WERE IDENTIFIED ON THE
SUBJECT PROPERTY. THE WETLAND (WETLAND A) IS LOCATED WITHIN THE DEPRESSIONAL
AREAS ON THE EASTERN AND SOUTHERN PORTIONS OF THE WESTERN PARCEL AND THE
WESTERN SIDE OF THE EASTERN PARCEL. IT IS CLASSIFIED AS A CATEGORY II WETLAND AND
IS DESIGNATED A 50-FOOT PROTECTIVE BUFFER FROM ITS FLAGGED BOUNDARY. IN
ADDITION TO THE WETLAND, AN INTERMITTENT NON-SALMONID STREAM FLOWS THROUGH
THE WESTERN PORTION OF THE WETLAND BOUNDARY AND DOWN THE STEEP SLOPE. THIS
STREAM IS CLASSIFIED AS A CLASS 4 AND IS DESIGNATED A 35-FOOT BUFFER FROM ITS
FLAGGED BOUNDARY. IN SITUATIONS WHERE WETLAND AND STREAM BUFFERS OVERLAP, THE
MORE RESTRICTIVE SHALL APPLY. NO OTHER OFF-SITE WETLANDS WERE FOUND WITHIN
300-FT OF THE SUBJECT PROPERTY. PANTHER CREEK, A KNOWN FISH-BEARING STREAM,
LIES APPROXIMATELY A QUARTER MILE TO THE EAST OF THE SUBJECT PROPERTY.
GENERAL NOTES
1. ALL CONSTRUCTION SHALL BE IN ACCORDANCE WITH THE CITY OF RENTON
CODES, ORDINANCES, AND APPROVED PERMIT CONDITIONS.
2. BEFORE THE START OF ANY CONSTRUCTION, A PRE-CONSTRUCTION MEETING MUST BE
HELD BETWEEN CITY OF RENTON, THE OWNER, AND THE OWNER’S REPRESENTATIVE.
3. A COPY OF THESE APPROVED DRAWINGS MUST BE ON THE JOB SITE WHENEVER
CONSTRUCTION IS IN PROGRESS
4. THE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING ADEQUATE SAFEGAURDS,
SAFTEY DEVICES, PROTECTIVE EQUIPMENT, FLAGGERS, AND ANY OTHER NEEDED ACTIONS TO
PROTECT THE LIFE, HEALTH, AND SAFETY OF THE PUBLIC, AND TO PROTECT PROPERTY IN
CONNECTION WITH THE PERFORMANCE OF THE WORKS SHOWN IN THESE DRAWINGS. ANY
WORK WITHIN THE TRAVELED RIGHT-OF-WAY THAT MAY INTERUPT NORMAL TRAFFIC FLOW
SHALL REQUIRE TRAFFIC CONTROL IN ACCORDANCE WITH ANY AND ALL CITY OF RENTON
STANDARDS.
5. SITE CONDITIONS MAY VARY BASED ON SEASON AND/OR TIME OF YEAR. CONTRACTOR
SHALL ACCOMMODATE REALIZED AND ANTICIPATED SITE CONDITIONS WHEN COMPLETEING
THE WORK SHOWN ON THESE DRAWINGS.
PROJECT SITE LEGAL DESCRIPTION
PARCEL 1- KING COUNTY TAX PARCEL NO. 3123059048
PARCEL 2- KING COUNTY TAX PARCEL NO. 3223059097
1
2
PROPOSED DEVELOPMENT CONT.
THE BUFFER EVALUATION METHOD IDENTIFIED ABOVE PROVIDES DETAILED DESCRIPTIONS OF
BUFFER WIDTHS AND OVERALL EFFECTIVENESS OF PROTECTING WETLAND AND STREAM
FUNCTIONS. TABLE 4 WITHIN THE AFOREMENTIONED DOCUMENT DESCRIBED THE
DIFFERENCES BETWEEN 10-METER AND A 20-METER BUFFER. AS DESCRIBED IN THE TABLE,
BOTH BUFFER WIDTHS PROVIDE APPROXIMATELY 60 PERCENT SEDIMENT AND POLLUTANT
REMOVAL AND PROVIDE LIMITED HABITAT VALUES. THE AVERAGING PROPOSAL REDUCES THE
BUFFER BY AND AVERAGE OF 16 FEET (4.8 METERS) FOR A RELATIVELY SMALL PORTION OF
THE BUFFER AREA (~5,557 SQUARE FEET). THE CURRENT CONDITION OF THE BUFFER
BORDERING THE ON-SITE WETLAND IS RELATIVELY UNDISTURBED. THE APPLICANT IS
PROPOSING A MINIMAL DECREASE IN THIS BUFFER AREA. DUE TO THE LIMITED REDUCTION IN
BUFFER, AS WELL AS BUFFER ADDITION PROPOSED AT A 1.2:1 RATIO IN A SIMILARLY
UNDISTURBED CONDITION, OVERALL IMPACT TO THE PROTECTION THAT THIS BUFFER
PROVIDES IS MINIMAL. ADDITIONALLY, THE APPLICANT IS PROPOSING A TREE RETENTION
TRACT THAT WILL PROVIDE A MORE USABLE WILDLIFE HABITAT AND AN, ON AVERAGE, WIDER
CORRIDOR THAT ALLOWS WILDLIFE TO MOVE FREELY INTO THE FORESTED STEEP SLOPE AREA
TO THE WEST. IT IS THE OPINION OF WRI THAT GIVEN THE INCREASE OF 993 SQUARE FEET
IN OVERALL BUFFER AREA IN CONJUNCTION WITH THE LIMITED REDUCTION IN OVERALL
WIDTH (~16 FEET AVERAGE FOR <30% OF THE TOTAL BUFFER LENGTH), THE PROPOSED
BUFFER AVERAGING PROVIDES FOR AN ADEQUATE WIDTH TO PROTECT THE WETLAND AND
STREAM SYSTEM.
i.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 (25’)
WIDE. GREATER BUFFER WIDTH REDUCTIONS REQUIRE REVIEW AS A VARIANCE PER
SUBSECTION N3 OF THIS SECTION AND RMC 4-9-250B; AND
THE MINIMUM PROPOSED BUFFER WIDTH AS PART OF THIS AVERAGING ACTIVITY IS 25-FEET,
WHICH IS 50 PERCENT OF THE STANDARD 50-FOOT BUFFER.
ii.BUFFER ENHANCEMENT IN 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 AREAS OF REDUCTION IDENTIFIED AS PART OF THIS AVERAGING PLAN, ARE GENERALLY
NATIVELY VEGETATED WITH A CANOPY OF LARGE CONIFEROUS AND DECIDUOUS TREES, AN
UNDERSTORY OF SMALLER TREES AND SHRUBS, AND AN INTACT HERBACEOUS LAYER. DUE TO
THIS RELATIVELY UNDISTURBED CONDITION AND LACK OF INVASIVES, THE REDUCTION AREA
WOULD HAVE A LIMITED LIFT OF FUNCTION FROM ENHANCEMENT. THEREFORE, BUFFER
ENHANCEMENT IS NOT PROPOSED.
THE BUFFER AVERAGING PROPOSED IS TO REDUCE 5,557 SQUARE FEET OF BUFFER
ADJACENT TO SE 186TH ST, THE PROPOSED STORMWATER TRACT, AND LOTS 8-10, 15, 16,
AND 19. IN ORDER TO MEET THE NO NET LOSS OF BUFFER REQUIREMENT, THE APPLICANT
PROPOSES 6,550 SQUARE FEET OF ADDITIONAL BUFFER ADJACENT TO LOTS 9-12, 14, 15,
AND 20, THE NORTH SIDE OF SE 186TH ST, THE STORMWATER TRACT, AND ALONG THE
SOUTH SIDE OF THE WETLAND AND STREAM CORRIDOR. THE APPLICANT WILL DESIGNATE
ALL THE WETLAND, STREAM, AND ASSOCIATED BUFFERS AS A NATIVE GROWTH PROTECTION
AREA (NGPA) TRACT.
SE 186TH ST WILL BE EXTENDED AND SPAN A PORTION OF WETLAND A, ITS ASSOCIATED
STREAM, AND UPLAND CORRIDOR. THIS EXPANSION IS REQUIRED IN ORDER TO CONNECT
VUCREST ESTATES AND VUECREST II SHORT PLAT. THE ROADWAY AND PRECAST CONCRETE
3-SIDED BRIDGE WILL BE LOCATED IN A PORTION OF THE PRESCRIBED BUFFER OF WETLAND
A. THIS INSTALLATION WILL RESULT IN 2,700 SQUARE FEET OF TEMPORARY BUFFER IMPACT,
AND 4,449 SQUARE FEET OF PERMANENT BUFFER IMPACT. ADDITIONAL TEMPORARY BUFFER
IMPACTS ASSOCIATED WITH LOT GRADING ACTIVITIES WILL RESULT IN 218 SQUARE FEET OF
IMPACT. TO COMPENSATE FOR THESE IMPACTS, A COMBINATION OF BUFFER ADDITION AND
RESTORATION ARE PROPOSED (TABLE 1). ALL TEMPORARY BUFFER IMPACTS WILL BE
RESTORED IN-KIND WITH THE RESTORATION PLANTINGS AND GRASS SEED AS DESCRIBED ON
SHEET 3.
AS COMPENSATORY MITIGATION FOR THE PERMANENT BUFFER IMPACTS, A TOTAL OF 4,907
SQUARE FEET OF RELATIVELY UNDISTURBED FORESTED AREA, LOCATED ADJACENT TO THE
BUFFER OF WETLAND A WILL BE DESIGNATED AS BUFFER. THIS REPRESENTS A MITIGATION
TO IMPACT RATIO OF 1.1:1, PROVIDING AN INCREASE IN TOTAL BUFFER AREA OF 458 SQUARE
FEET (TABLE 1). THE ADDITIONAL BUFFER AREAS WILL BE PERMANENTLY PROTECTED AS
PART OF THE NGPA ON THE PROJECT SITE.
TABLE 1. MITIGATION TYPES AND RATIOS
IMPACT AREA OF
IMPACT
MITIGATION MEASURE MITIGATION
IMPACT RATIO
PERMANENT
WETLAND A
BUFFER IMPACT
4,449 SF 4,907 SF ADDITIONAL
BUFFER
1.1:1
TEMPORARY
BUFFER IMPACT
3,440 SF 3,440 SF BUFFER
RESTORATION IN-KIND
1:1
Delineation / Mitigation / Restoration / Habitat Creation / Permit Assistance
9505 19th Avenue S.E. Suite 106 Everett,Washington 98208
Phone: (425) 337-3174
Fax: (425) 337-3045
Email: mailbox@wetlandresources.com
Sheet 1/3
WRI Job # 15236
Drawn by: JM
Date: September, 2015
Rev. 1: June, 2016
FINAL MITIGATION PLAN
Harbour Homes - Vuecrest I & II
Renton, Washington
Harbour Homes by Geonerco
Attn: Jamie Waltier
1441 N 34th Street, #200
Seattle, WA 98103
FINAL MITIGATION PLAN
HARBOUR HOMES - VUECREST I & II
PORTION OF SECTION 31&32, TOWNSHIP 23N, RANGE 5E, W.M.
1
2
3
4
5
6
7
20191817
11
15
16
13
14
TRACT "D"
8
12 10
SENSITIVE AREA
TRACT "E"
SENSITIVE AREASMITHERS AVE S665.47'606.90'667.37'609.74'
N88°50'17"W N01°13'40"EN00°59'00"EN89°01'00"W
TRACT "A"
STORM DRAINAGE
SE 186TH ST.
TRACT "C"
TREE RETENTION
TRACT "F"
SENSITIVE AREA
9
TRACT "B"
SENSITIVE AREA
1234567
8
TRACT "A"
SENSITIVE AREA
102ND AVE. SE (MAIN AVE. S)ROAD "A"
ROAD "B"
30'20'
20'20'
BUFFER REDUCTION
1,064 SQ FT
BUFFER REDUCTION
1,170 SQ FT
BUFFER
REDUCTION
3,010 SQ FT
BUFFER
REDUCTION
313 SQ FT
BUFFER ADDITION
1,042 SQ FT
BUFFER ADDITION
2,096 SQ FT
BUFFER ADDITION
4,514 SQ FT
BUFFER
ADDITION
632 SQ FT
WETLAND A
CAT. II
50-FT BUFFER
BUFFER ADDITION
355 SQ FT
BUFFER
ADDITION
2,817 SQ FT
TEMP. IMPACT
1,122 SQ FT
TEMP. IMPACT
950 SQ FT PERM. IMPACT
4,449 SQ FT
TEMP.
IMPACT
839 SQ FT
TEMP. IMPACT
522 SQ FT
TEMP. IMPACT
6 SQ FT
WETLAND A
CAT. II
50-FT BUFFER
LEGEND
WETLAND
STREAM
BUFFER
PERM. BUFFER
IMPACT
BUFFER
ADDITION
BUFFER
REDUCTION
TEMP. BUFFER
IMPACT
Scale 1" = 100'
10050 150 2000
TABLE 2. MITIGATION SUMMARY
IMPACT TOTAL AREA SYMBOL
PERMANENT BUFFER IMPACT 4,449 SF
TEMPORARY BUFFER IMPACT 3,440 SF
BUFFER ADDITION 11,457 SF
BUFFER REDUCTION 5,557 SF
TABLE 3. IMPACT TOTALS
TOTAL BUFFER
IMPACT AREA
TOTAL
COMPENSATORY
MITIGATION AREA
OVERALL BUFFER
ADDITION IN AREA
10,006 SF 11,457 SF 1,451 SF
GOALS
TO SUCCESSFULLY RESTORE THE BUFFERS OF
WETLAND-A IMPACTED BY THE COSTRUCTION
OF SE 186TH ST AND ITS ASSOCIATED SPAN.
TO LIMIT NOXIOUS WEED SPECIES WITHIN
WETLAND-A AND THE RESTORED BUFFER
AREA.
OBJECTIVES
TO INSTALL AND SUCCESSFULLY ESTABLISH 137
NATIVE PLANTINGS WITHIN THE BUFFER OF
WETLAND-A (3,440 SQUARE FEET).
TO SEED AND SUCCESSFULLY ESTABLISH NATVE
GRASSES WITHIN THE DISTURBED BUFFER OF
WETLAND-A (3,440 SQUARE FEET).
TO PROVIDE FULL INITIAL CONTROL OF NOXIOUS
WEED SPECIES WITHIN WETLAND-A AND THEN TO
MINIMIZE THE GENERAL PRESENCE OF NOXIOUS
WEED SPECIES THROUGHOUT THE MONITORING
PERIOD.
PERFORMANCE STANDARDS
100% SURVIVAL OF INSTALLED PLANT STOCK
AFTER THE FIRST GROWING SEASON.
80% SURVIVAL OF INSTALLED PLANT STOCK AFTER
THE FITH GROWING SEASON.
60% AVERAGE COVERAGE BY NATIVE WOODY
PLANT SPECIES AFTER THE FITH GROWING
SEASON. UP TO 20% OF THE NATIVE WOODY
PLANT SPECIES COVERAGE MAY BE COMPRISED OF
DESIRABLE NATIVE COLONIZING SPECIES.
LESS THAN 10% COVERAGE BY ALL CLASS "A","B",
AND "C" NOXIOUS WEEDS (INCLUDING
NON-REGULATED "B" AND "C" NOXIOUS WEEDS)
IDENTIFIED ON THE LATEST KING COUNTY
NOXIOUS WEED LIST.
TABLE 3-1: GOALS, OBJECTIVES, & PERFORMANCE STANDARDS (5 YEARS)
TO LIMIT NOXIOUS WEED SPECIES WITHIN
WETLAND-A AND THE RESTORED BUFFER
AREA.
MONITORING AND MAINTENANCE PLAN
PLAN GOALS, OBJECTIVES, AND PERFORMANCE STANDARDS
PLAN GOALS, OBJECTIVES, AND PERFORMANCE STANDARDS ARE OUTLINED IN
TABLE 3-1 (BELOW). THE GOALS AND OBJECTIVES OF THIS PLAN ARE CONSIDERED
ACHIEVED WHEN THE PERFORMANCE STANDARDS ARE SATISFIED.
COMPLIANCE MONITORING PLAN
AS-BUILT
FOLLOWING COMPLETION OF THE WORK SHOWN ON THIS PLAN, A QUALIFIED
PROFESSIONAL SHALL PREPARE AN AS-BUILT OF THE COMPLETED WORK. THE
AS-BUILT SHALL SUMMARIZE THE COMPLETED WORK AND ANY DEVIATIONS FROM
THE APPROVED VERSION OF THIS PLAN. IN ADDITION, THE AS-BUILT SHALL
CONTAIN BASELINE MONITORING DATA AND PHOTOGRAPHS OF EACH
ENHANCEMENT AREA. FOLLOWING PLANT INSTALLATION, PERMANENT
COMPLIANCE MONITORING PLOTS OR TRANSECTS SHALL BE ESTABLISHED TO
DOCUMENT BASELINE VEGETATION CHARACTERISTICS WITHIN EACH ENHANCEMENT
AREA. COMPLIANCE MONITORING PLOTS AND TRANSECTS SHALL BE SCALED
APPROPRIATELY TO ACCURATELY SAMPLE THE FOLLOWING:
•NATIVE WOODY PLANT SPECIES (TREES AND SHRUBS); AND
•NOXIOUS WEED SPECIES.
BASELINE COMPLIANCE MONITORING DATA SHALL BE COLLECTED AT THE TIME OF
THE AS-BUILT USING THE ESTABLISHED SAMPLE PLOTS OR TRANSECTS (SEE
"ANNUAL COMPLIANCE MONITORING" FOR FIELD DATA COLLECTION
REQUIREMENTS).
PERMANENT PHOTO POINTS SHALL BE ESTABLISHED TO PHOTOGRAPHICALLY
DOCUMENT REPRESENTATIVE CONDITIONS WITHIN EACH ENHANCEMENT AREA.
BASELINE PHOTOGRAPHS SHALL BE TAKEN AT THE TIME OF THE AS-BUILT.
THE AS-BUILT AND BASELINE MONITORING DATA SHALL BE SUBMITTED TO THE CITY
OF RENTON NO LATER THAN 30 DAYS FROM THE DATE THAT THE WORK SHOWN ON
THIS PLAN HAS BEEN COMPLETED.
ANNUAL COMPLIANCE MONITORING (5 YEARS)
FOLLOWING ACCEPTANCE OF THE AS-BUILT BY THE CITY OF RENTON, ANNUAL
COMPLIANCE MONITORING SHALL BE COMPLETED FOR A PERIOD OF FIVE (5) YEARS.
ANNUAL COMPLIANCE MONITORING SHALL BE COMPLETED BY A QUALIFIED
PROFESSIONAL AND SHALL COMPRISE A SITE INVESTIGATION AND REPORTING PER
THE FOLLOWING INTERVAL:
•QUARTERLY DURING THE FIRST YEAR (YEAR 1) FOLLOWING PLANT
INSTALLATION; AND
•IN AUGUST OR SEPTEMBER OF THE SECOND THROUGH FIFTH YEARS
(YEAR 2 THROUGH YEAR 5) FOLLOWING INITIAL PLANT INSTALLATION.
MONITORING REPORTS SHALL BE SUBMI1TED TO THE CITY OF RENTON NO LATER
THAN 30 DAYS FOLLOWING EACH MONITORING ASSESSMENT.
MONITORING SHALL COMPRISE A QUANTITATIVE ASSESSMENT OF CONDITIONS
WITHIN EACH ENHANCEMENT AREA FOR PURPOSES OF EVALUATING THE CURRENT
YEAR'S PERFORMANCE STANDARDS. AT THE TIME OF EACH MONITORING
ASSESSMENT, THE FOLLOWING INFORMATION SHALL BE COLLECT ED WITHIN EACH
ENHANCEMENT AREA AND ASSESSED RELATIVE TO THE SUCCESS STANDARDS
ESTABLISHED FOR THE PROJECT:
•THE CONDITION OF INSTALLED PLANT STOCK INCLUDING SURVIVORSHIP,
HEALTH, AND VIGOR. THE RATIONALE FOR POOR CONDITIONS, IF PRESENT,
WILL BE DETERMINED.
•THE SPECIES COM POSITION OF AND AREAL COVERAGE PROVIDED BY
NATIVE WOODY PLANT SPECIES (TREES AND SHRUBS).
•THE SPECIES COMPOSITION OF AND AREAL COVERAGE PROVIDED BY
NOXIOUS WEED SPECIES.
A DIRECT COUNT INVENTORY AND ASSESSMENT OF ALL INSTALLED PLANT STOCK
SHALL BE USED TO EVALUATE PLANT STOCK CONDITIONS. SPECIES COMPOSITION
AND AREAL COVERAGE SHALL BE ASSESSED USING THE SAMPLE PLOTS OR
TRANSECTS ESTABLISHED DURING THE AS-BUILT.
IN ADDITION TO A QUANTITATIVE ASSESSMENT OF CONDITIONS WITHIN EACH
ENHANCEMENT AREA, PHOTOGRAPHS SHALL BE TAKEN FROM THE PERMANENT
PHOTO POINTS ESTABLISHED DURING THE AS-BUILT.
CONTINGENCY PLAN
SHOULD ANY COMPLIANCE MONITORING ASSESSMENT REVEAL THAT THE
PERFORMANCE STANDARDS FOR THE RESPECTIVE YEAR ARE NOT SATISFIED, THE
PERMITTEE SHALL WORK WITH THE CITY OF RENTON TO DEVELOP A CONTINGENCY
PLAN TO ADDRESS THE DEFICIENCY(IES). CONTINGENCY PLANS CAN INCLUDE, BUT
ARE NOT LIMITED TO, THE FOLLOWING ACTIONS:
1.ADDITIONAL PLANT INSTALLATION;
2.EROSION CONTROL
3.HERBIVORY PROTECTION;
4.MODIFICATION TO THE IRRIGATION REGIME; AND/OR
5.PLANT SUBSTITUTIONS OF TYPE, SIZE, QUANTITY, AND LOCATION.
SUCH CONTINGENCY PLAN SHALL BE SUBMITTED TO THE CITY OF RENTON BY
JANUARY 31 OF ANY YEAR WHEN DEFICIENCIES ARE DISCOVERED. UNLESS
OTHERWISE APPROVED BY THE CITY OF RENTON, ACTIONS SPECIFIED ON AN
APPROVED CONTINGENCY PLAN MUST BE COMPLETED WITHIN 60 DAYS. IF THE
FAILURE IS SUBSTANTIAL, THE CITY OF RENTON MAY EXTEND THE COMPLIANCE
MONITORING PERIOD FOR THE WORK COVERED BY THESE PLANS.
MAINTENANCE PLAN
THIS SECTION PROVIDES A GENERAL OVERVIEW OF THE MAINTENANCE PROGRAM
NECESSARY TO ENSURE THE PERFORMANCE STANDARDS ESTABLISHED FOR THIS
PLAN ARE ACHIEVED.
NOXIOUS WEED CONTROL
FOLLOWING PLANT INSTALLATION AND AT REGULAR INTERVALS DURING THE
COMPLIANCE MONITORING PERIOD, NOXIOUS WEED CONTROL SHALL OCCUR ON A
SPOT TREATMENT BASIS WITHIN EACH ENHANCEMENT AREA.
TARGET NOXIOUS WEED SPECIES SHALL INCLUDE THE FOLLOWING: ALL CLASS "A",
"B", AND "C" NOXIOUS WEEDS (INCLUDING NON-REGULATED "B" AND "C" NOXIOUS
WEEDS) IDENTIFIED ON THE LATEST KING COUNTY NOXIOUS WEED LIST.
NOXIOUS WEED CONTROL WORK SHALL CONSIST OF THE CUTTING AND REMOVAL
FROM THE SITE OF ALL NOXIOUS WEED SPECIES STEMS, CANES, RUNNERS, SHOOTS,
SEED PODS, FRUITING BODIES, AND LEAVES PER THE FOLLOWING METHODS:
1.HAND PULLING.
2.MANUALLY CUTTING USING MACHETES, LOPPERS, AND/OR CLIPPERS.
SPOT TREATMENT SHALL OCCUR MONTHLY AND/OR AT A GREATER FREQUENCY, IF
NECESSARY, TO CONTROL NOXIOUS WEED SPECIES TO A MAXIMUM OF TEN (10)
PERCENT OR LESS COVERAGE WITHIN THE RESTORATION AREA.
DURING ALL NOXIOUS WEED CONTROL WORK, EXISTING OR PLANTING NATIVE
VEGETATION SHALL BE PROTECTED FROM DAMAGE.
GENERAL MAINTENANCE
EACH ENHANCEMENT AREA SHALL BE MAINTAINED AT REGULAR INTERVALS DURING
THE COMPLIANCE MONITORING PERIOD TO PROMOTE THE SUCCESSFUL
ESTABLISHMENT AND VIGOROUS GROWTH OF THE INSTALLED PLANT STOCK.
GENERAL MAINTENANCE SHALL INCLUDE:
1.WEEDING THE RESTORATION AREA.
2.RE-APPLYING BARK MULCH TO MAINTAIN A 6" MINIMUM APPLIED
THICKNESS - YEAR 1 ONLY.
3.THE PRUNING OF INSTALLED PLANTS TO REMOVE DEAD WOOD AND
PROMOTE VIGOROUS PLANT GROWTH AND PROPER FORM.
4.THE REPLACEMENT OF PLANTS THAT APPEAR TO BE IN DISTRESS
AND/OR DISEASED.
5.THE REMOVAL OF TRASH, LITTER, AND/OR OTHER NON-DECOMPOSING
DEBRIS.
PART 1: GENERAL
ALL WORK SHALL CONFORM TO THE SPECIFICATIONS AND DETAILS SHOWN ON THESE
DRAWINGS. ALL WORK SHALL CONFORM TO ALL APPLICABLE CODES, LAWS, AND
ORDINANCES. CONTRACTOR SHALL FURNISH ALL MATERIALS, EQUIPMENT, LABOR, AND
RELATED ITEMS NECESSARY TO COMPLETE THE WORK SHOWN ON THESE DRAWINGS
AND SHALL INCLUDE ALL TOOLS, MATERIALS, PERMITS, INSPECTIONS, TESTS, AND
OTHER RELATED ITEMS.
WORK SHALL BE COMPLETED BY PERSONS EXPERIENCED IN THE CRITICAL AREA
MTIGATION WORK SHOWN ON THESE DRAWINGS. CONTRACTOR SHALL RECOGNIZE THAT
ACTUAL SITE CONDITIONS MAY VARY BASED ON SEASON AND/OR TIME OF YEAR.
CONTRACTOR SHALL ACCOMMODATE REALIZED AND ANTICIPATED SITE CONDITIONS
WHEN COMPLETING THE WORK SHOWN ON THESE DRAWINGS.
TAKE NECESSARY PRECAUTIONS TO PROTECT ALL PROPERTY, PERSONS, WORK IN
PROGRESS, STRUCTURES, UTILITIES, WALKS, CURBS, AND PAVED SURFACES DURING
WORK. FIELD LOCATE, VERIFY DEPTH OF, AND ADEQUATELY PROTECT ALL
UNDERGROUND UTILITIES PRIOR TO COMMENCEMENT OF WORK. DAMAGE TO UTILITIES
INCURRED OR ARISING FROM THIS CONTRACT SHALL BE PAID BY CONTRACTOR. ALL
AREAS OF WORK SHALL BE KEPT CLEAN, NEAT, AND ORDERLY AT ALL TIMES. ALL PAVED
AREAS ARE TO BE CLEAN ED DAILY FOLLOWING WORK.
OWNER SHALL BE NOTIFIED IN WRITING OF DEVIATIONS TO OR CONFLICTS WITHIN THESE
DRAWINGS AND/OR SITE CONDITIONS. EXTRA WORK ARISING FROM FAILURE TO DO SO
SHALL BE DONE AT THE CONTRACTOR'S EXPENSE.
PRIOR TO START OF ANY WORK, CONTRACTOR SHALL REQUEST AND ATTEND A
PRE-CONSTRUCT ION CONFERENCE WITH OWNER. PRIOR TO PRE-CONSTRUCTION
CONFERENCE, CONTRACTOR SHALL ACCURATELY FLAG PLANTING AREA LIMITS IN A
HIGHLY VISIBLE MANNER. FLAGGING SHALL BE MAINTAINED THROUGHOUT WORK UNTIL
FINAL INSPECTION BY OWNER.
PART 2: MATERIALS
2.1 PLANT INSTALLATION
2.1.1 GENERAL
PLANT MATERIAL SIZE, QUALITY, AND QUANTITY SHALL MEET THE STANDARDS LISTED 0N
THESE DRAWINGS. PLANT MATERIAL SHALL BE OF ACCEPTED SIZE STANDARDS AND
PROPORTIONS AS SPECIFIED IN AMERICAN STANDARD NURSERY STOCK (LATEST EDITION).
ALL PLANTS SHALL BE 0F NORMAL HABIT OF GROWTH AND SHALL BE HEALTHY,
VIGOROUS, AND FREE OF DISEASE, INSECT EGGS, ADULTS, AND LARVAE.
SCIENTIFIC NOMENCLATURE SHALL CONFORM TO STANDARD PLANT NAMES, LATEST
EDITION. NAMES NOT PRESENT IN THIS LISTING SHALL CONFORM TO ACCEPTED
SCIENTIFIC NOMENCLATURE IN THE NURSERY TRADE. FOR TREES AND SHRUBS, NO LESS
THAN 10 PERCENT OF EACH VARIETY OR SPECIES SHALL BE ACCURATELY LABELED AT
THE TIME OF DELIVERY TO THE SITE. WHERE LABELED, PLANT MATERIALS SHALL HAVE
DURABLE, LEGIBLE LABELS STATING THE CORRECT SCIENTIFIC PLANT NAME. OVERSIZE
PLANT MATERIALS ARE ACCEPTABLE WITH APPROVAL OF THE OWNER, BUT WITHOUT AN
INCREASE IN THE CONTRACT PRICE. PLANT MATERIALS OF A SIZE REDUCED FROM THOSE
SPECIFIED WILL NOT BE PERMITTED. ANY PLANT SIZE CHANGE SHALL BE APPROVED BY
OWNER PRIOR TO PLANT DELIVERY TO SITE. PLANT MATERIALS SHALL BE PACKAGED
WITH CARE FOR TRANSIT TO THE SITE. BRANCHES SHALL BE TIED BACK, AND BARK
SHALL BE PROTECTED TO PREVENT DAMAGE FROM CHAFING BY ROPES AND WIRES.
PLANT MATERIALS IN STORAGE SHALL BE PROTECTED FROM WEATHER AND PACKED TO
PROVIDE PROTECTION. PLANT MATERIAL DELIVERY SHALL BE TIMED APPROPRIATELY
WITH INSTALLATION TO AVOID EXTENDED STORAGE OF LIVE MATERIALS ON-SITE.
A MINIMUM OF SEVEN (7) DAYS NOTICE SHALL BE PROVIDED TO THE OWNER PRIOR TO
PLANT MATERIAL DELIVERY TO THE SITE. THE OWNER SHALL INSPECT ALL PLANT
MATERIALS AT THE TIME OF DELIVERY. THE OWNER RESERVES THE RIGHT TO REQUIRE
SUBSTITUTION OR REPLACEMENT OF PLANT MATERIALS DETERMINED TO BE DAMAGED OR
OTHERWISE UNSUITABLE AT THE TIME OF DELIVERY TO THE SITE. ALL REJECTED PLANT
MATERIAL SHALL BE REMOVED FROM THE SITE IMMEDIATELY. ONCE ACCEPTED ON-SITE,
PLANT MATERIALS SHALL BE PROTECTED AT ALL TIMES FROM THEFT, VANDALISM, AND
DAMAGE, INCLUDING BUT NOT LIMITED TO THAT CAUSED BY ANIMALS, HUMANS,
DROUGHT, WATER, FROST OR FREEZING CONDITIONS, AND WIND.
2.1.2 PLANT MATERIAL SOURCE
ACCEPTABLE PLANT MATERIAL SOURCES INCLUDE:
1.LOCAL NURSERIES. PLANTS SHALL BE DERIVED FROM STOCK ACCLIMATED
TO WESTERN WASHINGTON ENVIRONMENTAL CONDITIONS, HAVING BEEN
CONSISTENTLY CULTIVATED AND GROWN UNDER SIMILAR CONDITIONS.
ACCEPTABLE PLANT SUPPLIERS INCLUDE STORM LAKE GROWERS ([360]
794-4842), CLARKS NATIVE TREES AND SHRUBS ([425] 337-3976), SOUND
NATIVE PLANTS ([360] 352-4122), 0R APPROVED EQUAL.
2.1.3 PLANT MATERIAL QUALITY
PLANT MATERIAL SHALL BE NORMAL IN PATTERN OF GROWTH, HEALTHY,
WELL-BRANCHED AND HAVE ALL LEADERS AND BUDS INTACT. TREES SHALL NOT HAVE S
UNSCALDS, DISFIGURING KNOTS, FRESH CUTS OF LIMBS, DAMAGED LEADERS, AND/OR
DEFORMED TRUNKS.
PLANT MATERIALS SHALL BE NATIVE TO THE PACIFIC NORTHWEST, PREFERABLY THE
PUGET SOUND REGION OF WASHINGTON STATE. PLANT MATERIALS SHALL BE
PROPAGATED FROM NATIVE STOCK. NO CULTIVARS OR HORTICULTURAL VARIETIES ARE
ALLOWED. WHERE PROVIDED, CONTAINERIZED PLANT STOCK SHALL BE GROWN IN A
CONTAINER LONG ENOUGH TO DEVELOP A ROOT SYSTEM THAT REACHES THE EDGES OF
THE CONTAINER IN WHICH IT HAS GROWN. TREES AND SHRUBS SHALL BE WELL ROOTED
AND SHALL HAVE SUFFICIENT ROOT MASS TO HOLD TOGETHER THE SOIL, IN WHICH
PLANT IS GROWING, WHEN REMOVED FROM THE POT. CONSERVATION GRADE OR
SALVAGED PLANT STOCK IS NOT ACCEPTABLE FOR USE.
2.2 MULCH
MULCH SHALL BE COMMERCIALLY AVAILABLE "DOT WOOD CHIP MULCH"
(WWW.CEDARGROVE.COM; 1-877-SOILS4U), ARBORIST CHIPS, 0R APPROVED EQUAL.
MULCH SHALL NOT CONTAIN RESIN, TANNIN, OR OTHER COMPOUNDS IN QUANTITIES
THAT WOULD BE DETRIMENTAL TO PLANT LIFE. MULCH SHALL NOT BE DERIVED FROM
STUMP GRINDINGS AND SHALL NOT CONTAIN SOIL. HOG FUEL OR EQUAL IS NOT
ACCEPTABLE. SUBJECT TO REVIEW BY THE PLAN DESIGNER, LOCAL ARBORIST AND/OR
COMMERCIAL TREE TRIMMING COMPANIES MAY BE ALTERNATIVE ACCEPTABLE MATERIAL
SOURCES.
PART 3: EXECUTION
3.1 PLANT INSTALLATION
3.1.1 GENERAL
INSTALLATION OF PLANT MATERIALS SHALL OCCUR BETWEEN NOVEMBER 15 AND
JANUARY 15. IF SCHEDULE OF PLANT PROCUREMENT OR SITE CONDITIONS REQUIRE
INSTALLATION DURING ALTERNATIVE DATES, WRITTEN AUTHORIZATION SHALL BE
OBTAINED FROM OWNER PRIOR TO PLANT INSTALLATION.
PLANT MATERIAL INSTALLATION SHALL NOT OCCUR DURING FREEZING WEATHER OR
WHEN THE GROUND IS FROZEN OR EXCESSIVELY WET. PLANT MATERIALS HAVING FROZEN
ROOTBALLS SHALL NOT BE INSTALLED UNTIL CONDITIONS ARE SUCH THAT PLANTS ARE
EASILY REMOVED FROM CONTAINERS. PLANT MATERIAL STORED ON-SITE SHALL BE
ORGANIZED IN ROWS AND MAINTAINED AND PROTECTED AT NO ADDITIONAL COST. PLANT
MATERIAL THAT CANNOT BE PLANTED WITHIN ONE (1) DAY AFTER DELIVERY TO THE
SITE SHALL BE "HEELED-IN" OR OTHERWISE STORED TEMPORARILY IN ACCORDANCE WITH
ACCEPTED HORTICULTURAL PRACTICES IN A MANNER THAT DOES NOT COMPROMISE
THE HEALTH OF THE PLANT MATERIALS. PLANT STORAGE SHALL NOT BE LONGER THAN
FOUR (4) WEEKS. PLANT MATERIALS STORED UNDER TEMPORARY CONDITIONS SHALL
BE KEPT MOIST AND PROTECTED FROM ADVERSE WEATHER.
A MINIMUM OF SEVEN (7) DAYS NOTICE SHALL BE PROVIDED TO THE OWNER PRIOR TO
PLANT INSTALLATION. THE OWNER SHALL BE KEPT INFORMED AS TO DAILY WORK
PROGRESS THROUGHOUT PLANT INSTALLATION. PLANT LOCATIONS SHALL BE AS
DEPICTED ON SHEET 2, SUBJECT TO RELATED DRAWING NOTES. THE OWNER SHALL
REVIEW ALL PLANT LOCATIONS PRIOR TO PLANT MATERIAL INSTALLATION. THE OWNER
RESERVES THE RIGHT TO ADJUST PLANT MATERIAL LOCATIONS) WITHIN PLANTING
AREAS PRIOR TO PLANT MATERIAL INSTALLATION.
PLANT MATERIALS SHALL NOT BE DRAGGED WITHOUT PROPER ROOT AND/OR BRANCH
PROTECTION. CONTAINERIZED PLANT MATERIALS SHALL BE LIFTED BY CONTAINER ONLY.
PLANT MATERIALS SHALL NOT BE DROPPED OR ROOT SYSTEMS DAMAGED, AND SHALL BE
INSTALLED AS PER APPLICABLE NOTES AND DETAILS DEPICTED ON THIS DRAWING SET.
ALL PLANTS SHALL BE THOROUGHLY WATERED WITHIN 24 HOURS AFTER PLANTING, AND
SHALL BE MARKED WITH HIGH VISIBILITY FLAGGING AFTER PLANT INSTALLATION.
FLAGGING SHALL BE ATTACHED TO THE MAIN STEM, LEADER, OR BRANCH OF THE
AFFECTED PLANT.
3.1.2 INSTALLATION
EXCAVATE A PLANTING HOLE PER THE APPLICABLE DETAILS SHOWN ON THESE
DRAWINGS. REMOVE PLANT FROM CONTAINER WITH ROOTBALL COMPLETELY INTACT. IF
CONTAINER STOCK IS ROOTBOUND, SLASH ROOTS VERTICALLY WITH A SHARP KNIFE
ALONG THE OUTSIDE OF ROOTBALL A MINIMUM OF THREE (3) PLACES BEFORE PLANTING.
IF PLANT HAS MINOR ROOT DAMAGE, ROOT-PRUNE AS NECESSARY TO REMOVE BROKEN
OR DAMAGED ROOTS.
INSERT ROOTBALL INTO PLANTING HOLE WITHOUT BENDING OR DAMAGING THE ROOTS.
SPREAD OR "BUTTERFLY" ROOTBALL AND PLACE ROOT COLLAR ABOVE THE FINISHED
GRADE. USE MOIST, PULVERIZED, NATIVE SOIL FOR BACKFILLING, ENSURING THAT GOOD
CONTACT WITH ROOTBALL IS MADE. FROZEN, MUDDY, AND/OR EXCESSIVELY ROCKY
MIXTURES SHALL NOT BE USED FOR BACKFILLING. IF BACKFILL IS UNSUITABLE,
COMMERCIALLY AVAILABLE TOPSOIL WITH A HIGH ORGANIC CONTENT MAY BE USED TO
PROPERLY BACKFILL PLANTING HOLE.
MIDWAY THROUGH THE BACKFILL PROCESS, WATER THOROUGHLY TO SETTLE SOIL.
COMPLETE BACKFILL AT FINISHED GRADE AND ENSURE THE PLANT IS AT PROPER
ALIGNMENT. WATER AGAIN TO SETTLE SOIL AND ADD ADDITIONAL BACKFILL AS
NECESSARY IF ROOTS BECOME EXPOSED. FLAG EACH INSTALLED PLANT.
3.2 MULCH
PLACE MULCH THROUGHOUT ENHANCEMENT AREAS TO A MINIMUM APPLIED DEPTH TO 6
INCHES. MULCH SHALL NOT TOUCH STEMS OF INSTALLED PLANTS.
PART 4: PROVISIONAL ACCEPTANCE
AFTER COMPLETION OF THE PLANT INSTALLATION WORK COVERED BY THESE DRAWINGS,
AN INSPECTION SHALL BE REQUESTED FROM THE OWNER. WHEN WORK COVERED BY
THESE DRAWINGS IS COMPLETE AS DETERMINED BY OWNER, PROVISIONAL ACCEPTANCE
WILL BE CERTIFIED IN WRITING BY THE OWNER.
PART 5: MAINTENANCE
CONTRACTOR SHALL MAINTAIN PLANTED AREAS UNTIL GUARANTEE PERIOD ACCEPTANCE
IS GIVEN. MAINTENANCE SHALL INCLUDE, WEEDING AROUND THE BASE OF INSTALLED
PLANTS, PRUNING OF INSTALLED PLANTS, AND REPLACEMENT OF PLANTS THAT APPEAR
TO BE IN DISTRESS. CONTROL IS REQUIRED OF THE FOLLOWING SPECIES: ALL CLASS "A",
"B", AND "C" NOXIOUS WEEDS (INCLUDING NON-REGULATED "B" AND "C" NOXIOUS WEEDS)
IDENTIFIED ON THE LATEST KING COUNTY NOXIOUS WEED LIST. A MAINTENANCE PLAN
SHALL BE PROVIDED BY CONTRACTOR THAT DESCRIBES, IN DETAIL, THE SPECIFIC
MAINTENANCE PROGRAM DEVELOPED TO SATISFY THE MAINTENANCE REQUIREMENTS OF
THIS PLAN. A MAINTENANCE PLAN SHALL BE APPROVED BY OWNER PRIOR TO ISSUANCE
OF PROVISIONAL ACCEPTANCE.
PART 6: GUARANTEE
6.1 GENERAL
PLANTS SHALL BE GUARANTEED FOR ONE YEAR AGAINST DEFECTS OF MATERIALS AND
WORKMANSHIP. THE GUARANTEE PERIOD BEGINS AT THE DATE OF THE PROVISIONAL
ACCEPTANCE AND SHALL EXTEND FOR ONE YEAR.
THE GUARANTEE REQUIREMENTS SHALL BE APPLICABLE TO ANY GROWING CONDITIONS
THROUGH WHICH PLANTS OF LIKE KIND COULD BE EXPECTED TO SURVIVE AND ANY
DEFORMITY OR CAUSE OF DEATH, WHICH COULD BE ATTRIBUTED TO, OR AFFECTED BY,
THE PHYSIOLOGICAL CONDITIONS OF THE INSTALLED PLANT. THIS GUARANTEE SHALL
NOT APPLY TO PLANT LOSSES DUE TO ABNORMAL WEATHER CONDITIONS SUCH AS
FLOODS, EXCESSIVE WIND DAMAGE, DROUGHT, SEVERE FREEZING, OR ABNORMAL RAINS,
AS DETERMINED BY THE OWNER. INSTALLED PLANT MATERIALS SHALL BE MAINTAINED
DURING THE GUARANTEE PERIOD IN GENERAL ACCORDANCE WITH THE APPROVED
MAINTENANCE PLAN PROVIDED BY THE CONTRACTOR.
THE OWNER MAY REQUIRE REPLACEMENT OF DEAD OR DEFECTIVE PLANTS PRIOR TO THE
END OF THE GUARANTEE PERIOD AT NO ADDITIONAL COST. WHERE REQUIRED, PLANTS
SHALL BE REPLACED WITH THE SPECIES AND SIZE AS INDICATED IN THE PLANT SCHEDULE
AND ACCORDING TO THE PLANTING DETAILS AND SPECIFICATIONS SHOWN ON THESE
DRAWINGS UNLESS OTHERWISE DIRECTED IN WRITING BY THE OWNER. UNLESS
OTHERWISE APPROVED, REPLACEMENT PLANTS SHALL BE MADE WITHIN SEVEN (7) DAYS
OF NOTIFICATION FROM OWNER.
THE CONTRACTOR HAS THE RIGHT DURING THE ENTIRE WARRANTY PERIOD TO ENTER
UPON THE PROPERTY FOR INSPECTION AND CURATIVE TREATMENT OF ANY MATERIAL
NEEDING SUCH AND WHICH ARE STILL UNDER WARRANTY. THE OWNER SHALL BE
NOTIFIED IN ADVANCE OF ANY CORRECTIVE TREATMENT MEASURES SO AS TO ARRANGE
FOR CONVENIENT ACCESS TO THE AREA. CURATIVE WORK SHALL OCCUR AS SOON AS
POSSIBLE AFTER DEFICIENCIES BECOME APPARENT AND WEATHER AND SEASON PERMIT.
AFTER EACH PLANT REPLACEMENT, IF ANY, A MARKED PLANTING PLAN SHOWING THE
LOCATION OF EACH ITEM REPLACED AT THAT TIME SHALL BE PROVIDED TO OWNER.
REPLACEMENT PLANTS SHALL BE MARKED WITH COLORED SURVEY FLAGGING AND SHALL
BE GUARANTEED FOR ONE FULL YEAR FOLLOWING PLANTING.
6.2 SURVIVORSHIP
ANY INSTALLED TREE OR SHRUB THAT IS GREATER TO OR EQUAL TO 25 PERCENT DEAD
OR DISFIGURED WILL BE CONSIDERED DEAD AND MUST BE REPLACED AT N0 ADDITIONAL
CHARGE. A TREE WILL BE CONSIDERED DEAD WHEN THE MAIN LEADER HAS DIED BACK OR
WHEN A MINIMUM OF 25 PERCENT OF THE CROWN IS DEAD. PLANTS WILL BE
CONSIDERED DISFIGURED WHEN EXCESSIVE DEAD WOOD HAS BEEN REMOVED OR WHEN
THE SYMMETRY OR TYPICAL HABIT OF GROWTH HAS BEEN IMPAIRED BY THE REMOVAL
OF THE DEAD WOOD.
6.3 GUARANTEE PERIOD ACCEPTANCE
ONE YEAR AFTER PROVISIONAL ACCEPTANCE, A FINAL INSPECTION OF THE WORK
COVERED BY THIS CONTRACT SHALL BE REQUESTED BY CONTRACTOR FROM OWNER.
INSTALLED PLANTS THAT ARE DETERMINED TO BE DEAD OR OTHERWISE NOT IN
SATISFACTORY CONDITION, AS DETERMINED BY THE OWNER, SHALL BE REMOVED FROM
THE SITE AND SHALL BE REPLACED AS SOON AS CONDITIONS PERMIT. UPON COMPLETION
OF THESE REQUIREMENTS, GUARANTEE PERIOD ACCEPTANCE WILL BE CERTIFIED IN
WRITING BY THE OWNER.
PART 7: NOXIOUS WEED CONTROL
PLANTING AREA CONTAINS STANDS OF HIMALAYAN BLACKBERRY (RUBRUS ARMENIACUS).
PRIOR RO PLANT INSTALLATION, CONTROL NOXIOUS WEEDS WITHIN PLANTING AREA.
TARGET NOXIOUS WEEDS SPECIES SHALL INCLUDE THE FOLLOWING: ALL CLASS "A", "B",
AND "C" NOXIOUS WEEDS (INCLUDING NON-REGULATED "B" AND "C" NOXIOUS WEEDS)
IDENTIFIED ON THE LATEST KING COUNTY NOXIOUS WEED LIST. DURING NOXIOUS WEED
CONTROL WORK, EXISTING NATIVE VEGETATION SHALL BE PROTECTED FROM DAMAGE.
ALL NOXIOUS WEED CONTROL CUTTINGS AND DEBRIS SHALL BE REMOVED FROM THE
SITE.
CONTROL METHODS:
1.REDUCE TOP GROWTH OF NOXIOUS WEEDS. ACCEPTABLE METHODS INCLUDE:
WALK BEHIND OR TRACTOR MOUNTED MOWER, EXCAVATOR WITH BUCKET AND
THUMB, POWER SAW, BRUSH HOG, LINE TRIMMER, LOPPERS, CLIPPERS, HAND
PULLING, OR APPROVED EQUAL.
2.GRUB OUT LARGE ROOT CROWNS AND MAJOR ROOTS BY HAND USING CLAW
MATTOCK, PULASKI, OR APPROVED EQUAL.
3.SPOT APPLY RODEO® HERBICIDE TO RE-GROWTH. HERBICIDE SHALL BE APPLIED BY
A WASHINGTON STATE LICENSED COMMERCIAL APPLICATOR HAVING A CURRENT
"AQUATIC" (Q) ENDORSEMENT.
PLANTING SPECIFICATIONS
Delineation / Mitigation / Restoration / Habitat Creation / Permit Assistance
9505 19th Avenue S.E. Suite 106 Everett,Washington 98208
Phone: (425) 337-3174
Fax: (425) 337-3045
Email: mailbox@wetlandresources.com
FINAL MITIGATION PLAN
Harbour Homes - Vuecrest I & II
Renton, Washington
Harbour Homes by Geonerco
Attn: Jamie Waltier
1441 N 34th Street, #200
Seattle, WA 98103
Sheet 2/3
WRI Job # 15236
Drawn by: JM
Date: September, 2015
Rev.1: June, 2016
FINAL MITIGATION PLAN
HARBOUR HOMES - VUECREST I & II
PORTION OF SECTION 31&32, TOWNSHIP 23N, RANGE 5E, W.M.
201918
15
16
14
TRACT "E"
SENSITIVE AREA
ROAD "A"
ROAD "B"
1
2
3
4
5
6
7
20191817
11
15
16
13
14
TRACT "D"
8
12 10
SENSITIVE AREA
TRACT "E"
SENSITIVE AREASMITHERS AVE S665.47'606.90'667.37'609.74'
N88°50'17"W N01°13'40"EN00°59'00"EN89°01'00"W
TRACT "A"
STORM DRAINAGE
SE 186TH ST.
TRACT "C"
TREE RETENTION
TRACT "F"
SENSITIVE AREA
9
TRACT "B"
SENSITIVE AREA
12345678
TRACT "A"
SENSITIVE AREA
102ND AVE. SE (MAIN AVE. S)ROAD "A"
ROAD "B"
30'20'
20'20'
TRACT "D"
8
SENSITIVE AREA
606.90'N88°50'17"W N01°13'40"ETRACT "A"
STORM DRAINAGE
TRACT "C"
TREE RETENTION
9
TRACT "B"
SENSITIVE AREA
TRACT "A"
PLANTING KEY FOR PLANTING AREA-1
Symbol Common Name Latin Name Quantity
Western red cedar Thuja plicata 3
Red alder Alnus rubra 2
Snowberry Symphoricarpos Albus 3
Indian plum Oemleria cerasiformis 3
Black twinberry Lonicera involucrata 3
Salmonberry Rubus spectabilis 4
Baldhip rose Rosa gymnocarpa 3
PLANTING KEY FOR PLANTING AREA-2
Symbol Common Name Latin Name Quantity
Western red cedar Thuja plicata 14
Red Alder Alnus rubra 15
Snowberry Symphoricarpos Albus 17
Indian plum Oemleria cerasiformis 17
Black twinberry Lonicera involucrata 17
Salmonberry Rubus spectabilis 18
Baldhip rose Rosa gymnocarpa 18
ZONE A - 16 PLANTS
ZONE B - 4 PLANTS
ZONE C - 1 PLANT
ZONE A - 8 PLANTS
ZONE B - 20 PLANTS
ZONE C - 36 PLANTS
ZONE D - 17 PLANTS
ZONE E - 33 PLANTS
PLANTING AREA - 2
PLANTING AREA - 1
6x6” Split Cedar Post
2x6” Split Cedar Rails
Pitch Surface to Drain
Finish Elevation
Concrete Footing
4”
12”
Compacted Granular Sub-Base
Backfill With Native Soil
6”
8’-0”18” Min.3’-0”1’-6”1’-6”Post Connection
SPlit-Rail FENCE With SENSitivE aREa SigNS
Sensitive area Signs Per City of Renton Standards
Chamber Top of Post 45 Degrees to a Depth of 1” On all Four Sides
attach Pre-Printed Metal Sign to Post With two 5/8” Dia. Galvanized Carriage Bolts
4”
Prune diseased andbroken branches
Lath stakes driven securely in to the ground
Water basin with 3-4" mulch
Unglazed planting pit surface
1/2 topsoil, 1/2 native soil,
water thoroughly, fertilize
TREE PLANTING DETAILNo Scale
Planting pit min.twice size of rootball
6" min.
SHRUB PLANTING DETAIL
No Scale
Compacted topsoil
water thoroughly,
fertilize as req'd Water basin with
3-4" of mulch
Prune diseased and broken branches
Planting hole min.
twice size of root ball
PLANT INSTALLATION GUIDELINES
Fence and sign detail provided by the City of Renton.
See and for specific fence location.
Scale 1" = 100'
10050 150 2000
SITE OVERVIEW
Scale 1" = 30'
3015 45 600
AREA-1 DETAIL
Scale 1" = 30'
3015 45 600
AREA-2 DETAIL
Scale 1" = 20'
2010 30 400
PLANTING AREA-2 DETIAL
ZONES A-E
Scale 1" = 20'
2010 30 400
PLANTING AREA-1 DETIAL
ZONES A-C
PLANTING NOTES
PLANT MATERIAL SHALL BE NORMAL IN PATTERN OF GROWTH,
HEALTHY, WELL-BRANCHED AND HAVE ALL LEADERS AND BUDS INTACT.
TREES SHALL NOT HAVE SUNSCALDS, DISFIGURING KNOTS, FRESH CUTS
OF LIMBS, DAMAGED LEADERS, AND/OR DEFORMED TRUNKS. THE
OUTLINED PLANTING PLAN IS SUBJECT TO CHANGE. PLANT
SUBSTITUTIONS AND EXACT LOCATION OF PLANTINGS CAN BE AMENDED
BASED ON ENVIRONMENTAL FACTORS INCLUDING BUT NOT LIMITED TO;
SOIL MOISTURE, SOIL TYPE, LIGHT AVALIBILITY, AND PLANT HEALTH.
ANY PLANT SUBSTITUIONS MUST BE APPROVED BY THE CONSULTING
BIOLOGIST. THIS PLANTING PLAN IS INTENDED AS A GUIDE. EXACT
PLANT LOCATION MY DIFFER DURING INSTALLATION.
Delineation / Mitigation / Restoration / Habitat Creation / Permit Assistance
9505 19th Avenue S.E. Suite 106 Everett,Washington 98208
Phone: (425) 337-3174
Fax: (425) 337-3045
Email: mailbox@wetlandresources.com
Sheet 3/3
WRI Job # 15236
Drawn by: JM
Date: September, 2015
Rev.1: June, 2016
FINAL MITIGATION PLAN
Harbour Homes - Vuecrest I & II
Renton, Washington
Harbour Homes by Geonerco
Attn: Jamie Waltier
1441 N 34th Street, #200
Seattle, WA 98103
FINAL MITIGATION PLAN
HARBOUR HOMES - VUECREST I & II
PORTION OF SECTION 31&32, TOWNSHIP 23N, RANGE 5E, W.M.
Buffer Seed Mix
Common Name Latin Name lbs/1,000 s.f.
Tall fescue Festuca arundinacea 0.4
Colonial bentgrass Agrostis tenuis 0.4 Annual ryegrass Lolium multiflorum 0.5
White clover Trifolium repens 0.2
Buffer Seed Mix
Common Name Latin Name lbs/1,000 s.f.
Tall fescue Festuca arundinacea 0.4
Colonial bentgrass Agrostis tenuis 0.4
Annual ryegrass Lolium multiflorum 0.5
White clover Trifolium repens 0.2
ANY DISTURBED SOIL IN THE BUFFER AREAS SHALL BE SEEDED TO THE
RECOMMENDED GRASS SEED MIXTURES ABOVE, OR SIMILAR APPROVED MIXTURES.
ANY DISTURBED SOIL IN THE BUFFER AREAS SHALL BE SEEDED TO THE
RECOMMENDED GRASS SEED MIXTURES ABOVE, OR SIMILAR APPROVED MIXTURES.
NGPA
NGPA
NGPA
NGPA
NGPA
NGPA
NGPA
NGPA
NGPA
NGPA
SPLIT RAIL FENCE
SPLIT RAIL FENCE
SPLIT RAIL FENCE
SPLIT RAIL FENCE SPLIT RAIL FENCESPLIT RAIL FENCE
TO BE INSTALLED BETWEEN
DEVELOPMENT & THE CRITICAL AREA TO
PREVENT HUMAN INTRUSION AND
PROMOTE WILDLIFE PASSAGE. SEE
FENCE & SIGN DETAIL.SPLIT RAIL FENCESPILT RAIL FENCE
SPILT RAIL FENCE
SPILT RAIL FENCE
SPILT RAIL FENCE