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HomeMy WebLinkAboutLarge Format------··------- - . r'ii u V ~ r~,Acr·;.; ' --- T S;~INAG + -+ + + + + + + + +"-+ + + + + + + + + r?ECRI~ + + + + + + + + + + + +>\ + ++++1+++ + ~+I+ + I + -~ + + + + ~-+ -+ + . + + + + + + + + + + + + + ' , 0 + + + + + J,I . I' + + + + + + + '\h 1\/\l . I' , ' + + ' / ~ + + + + + . ,, I \ I .I\ I, ,, + + • + ' + + + • A A ; + + + + + ~ + "\ -+ + + + + + + + + + + + L -I . T +-·7 Ill ..)..j ·L.....±-± .L ..l.. cb....__±__ ~ -~ I+ + + + + -1-+ -!-~ ~ + + + + + +~ ~ :_~ ~ + + + + + --1: I~• 'F" .J:::::ry . . -Wetland ;,f. ~ •J ~ ·-Sign CRITICAL AREA • •; ::::~ ~ '----1 s' BSBL + I ->---· ,--->--'7 ... -~ ;\..-.i1----,l---{-,_,v I / ... ... "";...... ,-----< •• ,,,_? ~y • + + .?< ? '.;7 I ... ~ ,....-,;'.A 17' ... + + ~ \..-.i _A ~ / ++~i--<H 3 • ·~ H ~ f--'---H ~ H 7 ./ J-< H ~ . ./ ~· ~ (~ -,/ H H H ~ ~ y "--H ''-/7' ----· -·---5 "' llllllil ~ 4 _______ ---------__./1 -~~ I 6 I ~--~! I I '-7_ -' ' T!f!C,. "C'!---- 7 PR VAT£ CCESS ~ TRACT ''l-1 '' \ I eRNM°'C~ ~/ / I '--____ / I / 8 'i;~ ' I "-.: ;/ ~ ~ ' ~~l--~ +-r---____ 13 9 12 I 11 I -I ~ 10 I I ; TRACT "B .. _J CONCEPT MIT/GA T!ON PLAN JOINT USE DRIVEWAY ----------- TEMP. EROSION & SEDIMENTATION CONTI/OL NOTES I. THE IMPlEMENTIITfON OF Tl/ESE TESC P!ANS & THE CONSTRUCTION, MAINTENANCE, REPLACEMENT & UPGR/IDING OF rHESE TESC FAG/UT/ES IS THE RESPONS/8/UTYOF THE APPUCANTfTESC SUPERVISOR UNr!L All CONSTRUCT!ON IS APPROVED. 2. THE BOUNDARIES OF THE CLEARING LIMITS SHOWN ON Tfl/S PLAN SHALL fJC ClEARL Y MARKED BY Sil T FENCE PRfOR TO CONSTRUCTION. DURING THE CONSmUCTION PERIOD, NO DISWRBANCE BEYOND mE CLEARING l/MffS SffAll BE PERMITTff!J. THE Cl EARING l/MlfS SHALL BE MAINTAINED BY THE APPl/CANT/TESC SUPERVISOR FOR THE DURATION OF CONS rRUCT!ON. AFTER GRASSES 1/A\IE BECOME ESTABUSHED, SILT FENCING MIJY BE REMOVED. J. 71/£ T€SC FAC/l/T/ES SHOWN ON 711/S PLAN MUST BE CONSTRUCTED PR/OR TO OR IN CONJUNCTION WIT/I ALL CLEARING & GRADING SOAS TO ENSURE TllilT mE TRANSPORT OF SEDIMENT ro SURF AC[ WATERS, ORA/NAG[ SYSTEMS & ADJACENT PROPERTIES 1;; MINIMIZED. FILTER FABRIC AM TER/Al PROVIDE 3/1"-IS WASHED GRAVEL BACKF/ll /N TRENCH & ON BOTH SlrES OFFllTERFABR/CON rHESURFACE 4. THE TESC FACILITIES SflOWN ON Tf//S PLAN AR(; l!fE MINIMUM REQUIREMENTS FOR /INT/Cl TAPED SI rE CONDI I /OtlS. DURING THF. CONSmUCT/ON PERIOD, THESE TESC FAG/UT/ES SHAll BE UPGRADED AS NEEDED FOR UNEXPECTED STORM EVENTS & MODIFIED TO ACCOUNT FOR C/fANGING SITE CONDITIONS (E.G., RElOC/,,T/ON OF DITCHES & SILT FENCES, ETC. 2' BY 2" BY 11 GA. 111RE FABRIC OR EQUIV, Ffl TER F/IBRIC MA IFR/Al 60" WIDE F?OLLS USE Sf"APlES OR WIRE RINGS TO A I TACH FABRIC TO WIRE 2?WW000P0STS Sm.ORBErTER ~ I._ ~ OREQUAl. ALTERNATE ~-- STEEL POSTS ~llf+----~e· MAX BURY IN NATIVE GROUND FILTER FABRIC FENCE DETAIL -SECTION VIEW NOTTO SCALE ---- NOTES: PROFILE VIEW I. INST Al/AT/ON SHAU FO!LOW Tl-IE MANUFACTURER'S RECOMMENDA /'IONS. 2. POSTS SHAll BE /NSTAllEO SO THAT A MIN. OF 2' EXTENDS ABOVE THE GROUND WITH A MIN. OF 2'.6" EMBEOMENT. 2'M!N. FABRIC EXPOSURE 2'-6" ---- " /- ,/_..- / kc 0 H ~ ' I • ~ ~ ' lt) ""' ""' I ' I ------------ ---~--·· --~-- \ -11 I--.---~ ~~~ 21 ,- 20 19 18 -------- \ E ~ !l.i :s "C ~ ~ ""' ""' rw· --- I -----MIT/GA T/ON PLANTING PLAN I ')) Wetland Sign /~15'8SBL ;~----------, BUFFER PLANT LIST QNTY PLANT NAME SIZE SPACING 0 9 Big Leaf Maple 2 gal. as shown Acer macrophyllum ® 6 Douglas Fir 2gaf. as shown Pse,udotsuga menziesii © 9 Western Red Cedar 2gal. as shown Thuja plicata ® 20 Vine Maple 2gal. as shown Acor circinatum 0 @ 20 Hazelnut 2gal. as shown Co1ylus cornuta (I) Indian Plum 2gal. as shown 25 Oemleria cerasiformis © 45 Nootka Rose 2gal. as shown Rosa nutkana 0 30 Red-nowering Currant Ribes sanguineum 2gal. as shown . WETLAND PLANT LIST QNTY PLANT NAME SIZE SPACING © 6 Sit.k:a Spruce 2gal. as shown Picea sitchensis 0 10 Red-osier Dogwood 2 gal. as shown Camus stolonifera \)) --- ----------------17 EE -- MITIGATION NOTES: • Planting areas shall be cleared of Non-flative invasive species such as Himalyan Blackberry, Scotch broom, and purple looses/J/fe and others as determined by City. • Clearing will be conducted by hand in ftvm buffer and wetlafld creation areas where grading will not occur ® 10 Sitka Willow 2 gal. as shown Salix si/chensis @ 10 Black Twinberry 2gal. as shown ; ' I 16 ' I 15 / :-:'RACT "O" / JO/NT USE DRIVEWAY 14 - CRITICAL AREA DO NOT DISTURB ~ - ii:; ------ WETLAND SIGN NO TES Glue s/qn to 1/2" CDX plywood and affach fa 8' 4'x4" c.edil[ or pressure treated pas/ wilh 5116'x3" lag bolt Set post minimum 3' below grade; 4"x4n cedar post to be set In concrete. Wellsnd s/gn lo :;il,at apprpxima/e/y 5' height above fimsh grade. The wetland/stream s/on shall be posted at the boJ.JndBly betwefJn the Sen$1flve Area Bu/lee Setba9.k Area or Setback Traci and /he Building Setback Area. a[}- ---- • Newly installed plants must be nagged with high visibility nagging. Flagging to be installed on branches (not main stem). Clearing and Grading Notes: • Biologist to be on-site duriflg wetland creation grading. • Planting areas shal( be cleared of Non-native invasive species such as Himalyan Blackberry, Scotch broom, and purple looseslt(fe. .. Grading Requiremdf)t§ :A person who clears, grades or otherwise disturbs a site shall provide erosion and sediment control !hf prevents, to the maximum extent practicable, the transport of sediment from the site to drainage facilities, 0(ater resoll!ces and adjacent properties. Erosion and sediment controls shall be applied as specified by the telilporary erosion and sediment control measures and performance criteria and implementation reqyirements in the Surface Water Design Manual. • Seasonal Limitations: From October 1st through April 30th, which is the seasonal limitation period, clearing and grading shall only be permitted if shown to the satisfaction of the Director that runoff leaving the construction site will comply with the erosion and sediment control measures and performance criteria and implementation requirements in the Surface Water Design Manual through a combination of the following: a. Site conditions including vegetative coverage, slope, soil type and proximity to receiving waters;and b. Proposed limitations on activities and the extent of disturbed areas; and c. Proposed erosion and sedimentation control measures. 6" berm (typ.) Lonicera involucra (El 15 Salmonberry 2gal. as shown Rubus spectabilis BUFFER AREA SEED MIX WETLAND AREA SEED MIX (All buffer areas disturbed during cons/.) (All wetland areas disturbed durina cons/. I - 25% Redtop Benigrass 50% Redtop Benrass Agrostos alba Agrostis sto onifera 25% Perennial Rye 50% Meadow Foxtail Elymus cinerus Alopecurus genicularus 25% Idaho rescue Seeding rate: 3lb/1000 sq. feet Festuca idahoensis 25% Red Fescue Festuca rubra Seedino rate: 3lb/1000 sq. feet LEDGEND m 928 SF WETLAND IMPACT Ll 6,115 SF BUFFER IMPACT ~ 1,564 SF WETLAND CREATION CJ 4,905 SF BUFFER ENHANCEMENT 2" (TYP.) ~11$;;111~11 m 215SF RESTORATION OF TEMP. IMPACTS -a--o---318 LF PERMANENT SENSITIVE AREA FENCING Cut & remove burap from top 1/2 of ball (burlap to be rot/able) 2 x root ball (min.) - ~ 2 112" min. Mulch or sterile straw for spring planting, . wood chips for fall planting. Top soil & fertilizer TREE PLANTING DETAIL NOTTO SCALE 2" x 6" x 8' rail (Typ.) back/ill w/nalive soil (Typ) Cut & remove burlap from top 112 of ball (burlap lo be rot/able) Top soil fertilizer 2 112" min. Mulch or sterile straw for spring planting, wood chips for fall planting. 5 CONIFEROUS TREE PLANTING DETAIL Balled & burlapped or containferized plant as specified. Cut & remove burlap from lop 1/2 of ball (burlap to be rot/able) NOTTO SCALE 2 1/2" min. Mulch or sledle straw for spring planting, wood chips for fall planting. Finish grade NOTE: BASE MAP PROVIDED BY???? PERMANENT SENSITIVE AREA SIGNS FOR MORE fNFORMA TION CONTACT YOUR CITY OR COUNTY One sign shall be posted ppr fol for eve!Y 150' of Sensitive Ar~a Bu"fter and shall De statfooed In a promment location i.e. at the closest ppm/ lo the proposed develownenl. Signs may also be attached securely to fences. Nole: Ins/al/ habitat fence as shown WETLAND SIGN DETAIL FENCE DETAIL NOTTO SCALE NOTTO SCALE 2 x's Root BALL (MIN) -Top soil & fertilizer SHRUB PLANTING DETAIL NOTTO SCALE Sewall Wetland Consulting, Inc. 27641 Covington Woy SE #2, Covington, VIA 98042 253-859-0515 Fox 253-852-4732 15 30 45 SCALE· 1" = 30' (/) z D >--i (/) >--i > w Ct'. <] <] <] <] Job No. A?-??? Designed by: ? Drawn by: AW Checked by: Date: Month YR SHEET W-? OF W-? ~ ,.. ' : ' -j /_ ._ :·'f 1.0 MITIGATION CONCEPT 1.1 CRITICAL AREA IMPACTS The proposed project is tho development of a residential plat. The proposed development will impact 928sf of wetland. As mitigation for impacts to wetland, the project will create 1,564sf of new wetland area along the southern boundary of the remaining wetland. The wetland creation area meets the required 1.5:1 mitigation ratio. 1.2 MITIGATION GOALS 1.2.1 Create 1,564sf of new wetland. 1.2.2 Enhance the portion of wetland buffer that is adjacent to the new created wetland with native tree and shrub species. 1.3 NATIVE GROWTH PROTECTION AREA As a condition of any development permit, the property owner shall be required to create a separate native growth protection area containing the areas determined to be wetland and/or wetland buffer, including areas of wetland creation and buffer averaging. Native growth protection areas shall be established pursuant to RMC 4-3-050E4. 2.0 CONSTRUCTION SEQUENCE The construction sequence of this project will be implemented as follows: 2.1 Pre-construction meeting 2.2 Construction staking 2.3 Construction fencing and erosion control 2.4 Grading of Creation Area 2.5 Stabilization of mitigation area 2.6 Plant material installation 2. 7 Permanent fence and sign installation 2.8 Construction inspection 2.9 Agency approval 2.1 O Monitoring inspection and reporting 2:11 Silt fence removal 2.12 Project completion 2.1 Pre-construction Meeting A pre-construction meeting will be held on-site prior to commencement of any grading, to include the Owner's biologist, tl1e Landscape Installer, the Owner and the City. The approved plans and specifications will be reviewed to ensure that all parties involved understand the intent of the construction documents, specifications, site environrnental constraints, sequences, and inspection requirements. 2.2 Construction Staking The limits of the mitigation area will be marked in the field prior to commencement of construction activities to ensure that all plantings will be installed within the mitigation area for the site. 2.3 Construction Fencing & Erosion Control All erosion control measuros adjacent to the mitigation area including silt fencing will be installed. Erosion control fencing will remain around the mitigation area until clearing, grading and the construction area is stabilized. 2.4 Grading of Creation Area The creation area will be over excavated to an approximate depth of 6-9-inches below the specified grades and will be brought back to grade with native top sail. Only quality topsoil/organic materials are to be use for the wetland creation mitigation area. 2.5 Stabilization of Mitigation Areas All mitigation areas disturbed during plant installation will be stabilized per Section 3.4.2 with seed, mulch, or alternative method as approved by the City, and the permitting agencies upon completion of installation. Erosion control fences will be restored and placed around the mitigation area as specified on the mitigation plans. 2.6 Plant Material Installation All plant material will be pl;:1nted 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 Landscape Installer will re-seed or over-seed all mitigation 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 and the City prior to installation. 2.7 Permanent Fence and Critical Area Sign Installation Upon acceptance of the plant material installation by the project biologist, a permanent fence will be installed along the west and north property lines as shown on the Mitigation Plan and Critical Area signs will be placed on-posts or on the fence as shown on the Final Mitigation Plan. 2.8 Construction Inspection Upon completion of installation, the Owner's 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". 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 Mi ligation Plan, the Landscape Installer will submit a reproducible "as-built" drawing to the Owner. 2.9 Agency Approval Following acceptance of the installation at both the project site and the mitigation site by the Owner's biologist, a letter will be prepared to the City and the permitting agencies requesting approval of the installation. 2.10 Monitoring Inspection and Reporting The monitoring program will begin in the first growing season (approximately one year} following installation approval by the City and the permitting agencies. The subsequent monitoring inspections will be conducted in accordance with the approved Monitoring Program. 2.11 Silt Fence Removal Erosion control fencing adjacent to the mitigation area will remain in place until the mitigation area has been stabilized. 2.12 Project Completion If, after the final year of monitoring, the project has satisfied the objectives and goals of the approved Mitigation Plan, the Owner's biologist will prepare a letter to the City and the permitting agencies requesting final approval and closure of the mitigation plah. 3.0 CONSTRUCTION AND PLANTING NOTES 3.1 SITE PREPARATION 3.1.1 The Landscape Installer will inform the Owner of any discrepancies between the approved construction document and existing conditions at the mitigation sites prior to initiation of any mitigation installation work 3.1.2 The Owner will define Ille limits of the mitigation planting area with orange construction fencing at both sites. The Landscape Installer will be responsible for maintenance of this fencing until the installation has been accepted by the City, and other permitting agencies. The Owner will be responsible for ensuring that this fencing remains in place during the construction of the project and the mitigation areas on the site. The Owner will be responsible for ensuring that no natural features or vegetation (existing or planted} are disturbed in the protected critical areas, including the mitigation area, during construction of the project and its amenities. 3.1.3 The Landscape Installer will hand grub all weedy species including scotch broom, blackberry varieties, and thistles within the mitigation areas where grading will not occure prior to mitigation planting. Grubbing of weeds, including root-stock, will be completed without the use of chemicals. Weed debris will be disposed off site. 3.1.4 Grading Requirements: A person who clears, grades or otherwise disturbs a site shall provide erosion and sediment control that prevents, to the maximum extent practicable, the transport of sediment from the site to drainage facilities, water resources and adjacent properties. Erosion and sediment controls shall be applied as specified by the temporary erosion and sediment control measures and performance criteria and implementation requirements in the Surface Water Design Manual. 3.1.5 Seasonal Limitations for Clearing and Grading: From October 1st through April 30th, which is the seasonal limitation period, clearing and grading shall only be permitted if shown to the satisfaction of the Director that runoff leaving the construction site will comply with the erosion and sediment control measures and performance criteria and implementation requirements in the Surface Water Design Manual through a combination of the following: a. Site conditions including vegetative coverage, slope, soil type and proximity to receiving waters; and b. Proposed limitations on activities and the extent of disturbed areas; and c. Proposed erosion and sedimentation control measures. 3.2 PLANT AND HABITAT MATERIALS 3.2.1 All plant materials will be as specified in the plant schedule. Only vigorous plants free of defects, diseases and infestation are acceptable for installation. 3.2.2 All plant materials will conform to the standards and size requirements of ANSI Z60.1 "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 from native stock; no cultivars or horticultural varieties will be allowed. All plant materials will be grown from nursery stock unless otherwise approved. 3.2.3 All nursery grown plant materials will be in containers or balled and burlapped. Bare root plantings will be subject to approval. 3.2.4 All plan I materials stored on-site longer than two (2) weeks will be organized in rows and maintained by the Landscape Installer at no additional cost to the Owner. Plant materials temporarily stored will be subject to inspection and approval by the Owner's biologist prior to installation. 3.2.5 Substitution requests must be submitted in writing to the Owner and approved by the Owner's biologist and the City in writing prior to delivery to site. 3.2.6 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. Buffer plants will be shaded and saturated until time of installation. Immediately after installation the mitigation planting area will be saluraied lo avoid capillary stress. 3.2.7 The Landscape Installer will verify all plant materials quantities shown on the planting plan and the plant· schedule. 3.3 PLANT MATERIAL INSTALLATION 3.3.1 All plant materials must be inspected prior to installation lo verify conformance of the materials with the plant schedule including size, quality and quantity. Any plant materials deemed unsatisfactory will be rejected. 3.3.2 All plant materials delivered and accepted should be planted immediately as depicted on the plan. Plant materials not planted within 24 hours will be heeled-in per note 3.2.6. Plant materials stored under temporary conditions will be the sole responsibility of the Landscape Installer. Plants will be protected at all times to prevent the root ball from drying out before, during, or after planting. 3.3.3 All planting pits will be circular with vertical sides and will be sized per detail on the mitigation plan. The pits will be filled with on-site amended native soils. 3.3.4 No fertilizers will be used within the wetland except as noted on the planting detail. In buffer areas only, install "Agriform", or equal plant fertilizer to all planting pits as specified by manufacturer. 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. 3.3.5 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. :J.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 Landscape Installer will provide the Owner with an "as-built" reproducible drawing of the installed conditions. 3.3.7 All conifer trees will be staked per the detail on the mitigation plan. All deciduous trees 1" caliper and larger will be staked per the detail on the mitigation plan. Tree staking and guy wires will be removed from all trees one year after installation. Cut guy wires away from trees and remove wire and tree stakes from site. 3.4 PLANTING SCHEDULE AND WARRANTY 3.4.1 A fall-winter installation schedule (October 1st -March 15th} is preferred for lower mortality rates of new plantings. If irrigation is required under Section 4.3 during the first year after plant installation, the plantings will be irrigated with a temporary automatic irrigation system throughout the summer months. The automatic irrigation system will provide head to head coverage of the entire planting area. The automatic controller will be scheduled for a minimum of fifteen (15) minutes every day until fall rains can provide adequate rainfall to support the plant material. The mitigation plantings will be watered twice a day for fifteen (15) minutes for the first week. This schedule may be modified if the City approves hand-watering for the project. 3.4.2 All buffer areas disturbed during installation will be mulched or seeded with mixes as specified on the plans as soon as the mitigation area grading is complete. If mulch stabilization is used, arborist mulch (or approved equivelent} should be placed at a minimum depth of 6 inches and must not tough the sems of installed vegetation. If seed stabilization is used, seeds must be germinated and a grass cover established by October 1 sl. If the cover is not adequately established by October 1st, exposed soils will be covered with approved erosion control material and the Landscape Installer will notify the Owner in writing of alternative soil stabilization method used. 3.4.3 The Landscape Installer will warrant all plant materials to remain healthy and alive for a period of one year after final acceptance. The Landscape Installer will replace all dead or unhealllry plant materials per the approved plans and specifications. 3.5 SITE CONDlffONS 3.5.1 The Landscape Installer will coordinate with the Owner and the Owner's biologist for construction scheduling. 3.5.2 The Owner will install silt fences as shown on the approved grading plans for both sites. The Landscape 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 or within the protected critical areas. 3.5.3 Orange construction fence will be placed around the mitigation areas as noted on the plans to prohibit equipment in the mitigation area of the project site. As noted above all planting will be by hand. The Landscape Installer will be responsible for maintenance of the construction fencing during installation and will insure that the fence is fully repaired as part of the final installation review process. 3.5.4 Soils exposed during plant installation at the project site will be seeded or mulched by the Landscape Installer using the native seed mix noted on the Mitigation Plan. 3.5.5 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. 4.0 MAINTENANCE PROGRAM INTRODUCTION This maintenance program outlines the program, procedures and goals for mitigation of the wetland and buffer impacts at the mitigation site. Maintenance is required for the mitigation site according to this program. This maintenance program will be the responsibility of the project Owner two times per year throughout the duration of the monitoring period. The maintenance will be completed as outlined below. 4.1 MAINTENANCE WORK SCOPE 4.1.1 The primary goals of the mitigation plan are to create wetland and preserve buffer areas a at the offsite mitigation area. To accomplish this goal, normal landscaping methods must be modified to include: a. No mowing or trimming of ground cover or vegetation in any parts of the protected critical areas except to control or eradicate invasive species, including blackberry, scotch broom, tansy ragwort, reed canary grass, etc. b. No placeme11t of fertilizers in any parts of the protected critical areas in any parts of the protected critical areas. c. No placeme11t of bark mulch or equivalent in any parts of the protected critical areas except around the individual shrubs and trees as noted in the planting details or in areas of invasive species removal. d. No placement of grass clippings, landscape debris, fill or ornamental plant materials in any parts of the protected critical areas. 4.1.2 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, invasive and noxious vegetation including blackberry varieties, thistles, tansy ragwort, scotch broom, etc. Remove all vegetation, particularly reed canary grass, from the planting circle or inside the drip line of the plant, whichever is larger, adjacent to the installed shrubs and trees. All removal of vegetation is to be conducted by hand without the use of pesticides or chemicals. All debris is to be removed from site and disposed in an approved landfill. Refer to agency list of noxious weeds for further information. c. Repair silt rrndlor construction fencing as needed. d. Repair permanent fencing and signage as needed. 4.1.3 Work to be completed on an annual basis includes: a. 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. b. Remove tree, staking and guy wires from all trees after one year. 4.2 MAINTENANCE SCHEDULE The Owner will conduct all items listed in the Maintenance Work Scope two times per year. Additional work may be required per the Monitoring Report and as approved by the City. Additional work may include additional watering, removal of the volunteer vegetation, particularly reed canary grass, around each planted shrub and tree, installation of wood chips at each shrub and tree base, reseeding the mitigation area, re-staking existing trees and erosion control protection. 4.3 WATERI G REQUIREME~ITS 4.3.1 All plants n lhe mitigation area shall be watered during the first dry season (March through September} after installatior\. Hand-watering may be used during this first growing season if the plants are installed during the dorm~nt season (March 15 and October 15. However, a temporary irrigation system will be required (in the buffer1area only} if the plants are installed between March 15 and October 15 of the installation year. The temprrmy irrigation system may be removed after one year of monitoring at the approval of the permitting.lagencies providing the plantings are established and acclimated to on-site conditions per Construction and Plantings Notes Sec. 4.0. 4.3.2 Irrigation will continue from initiation through October 1st, or between June 1st and Oct. 1st for any subsequent year. Irrigation, if required, will provide head to head coverage for 15 minutes per day every day. 4.3.3 Hand watering rnay be approved by the City and other permitting agencies if water is not available to the site. A watering schedule will be approved by the Owner's biologist and the City, and other permitting agencies prior to final acceptance of the installation. CLOSEOUT OF THE MONITORING PROGRAM Upon completion of the monitoring program and acceptance of the buffer mitigation by the agencies, the maintenance of the project will be reduced to include removal of litter and debris, repair of perimeter fencing and signagf,romoval of noxious weeds and undesirable vegetation, and repair of vandalized areas. 5.0 MONITORING PROGRAM 5.1 SAMPLING METHODOLOGY The mitigatio11 area will be monitored 8 times over a five-year period. Monitoring will be conductedquarterly the first year and annually thereafter. Monitoring will be conducted using the techniques and procedures described below to quantify the survival, relative health and growth of plant material as well as the successful enhancement of the buffer vegetation. A monitoring report shall be submitted following eacl1 scheduled monitoring visit which will describe and quantify the status of the mitigation al that time. Both vegetation and hydrology will be monitored during each monitoring year. 5.1.1 Vegetation All the planted material in the mitigation area will be inspected during each monitoring visit to determine the level of survival of the installation. The health and vigor of the plants and the overall condition of the mitigation areas will be noted. Healthy, vigorous plant material will be documented to determine both overall success of the plantings and individual species success. Vegetation monitoring will be completed during each site visit of each monitoring year and will be documented in the required monitoring reports. Additionally, peranent photo points will be estabolished to document vegetative reponse, and photos will be provided within the required monitoring reports. 5.1.2 Hydrology Hydrology will be monitored weekly from March through May throughout the monitoring period until which point it has been determined that wetland hydrolegy criteria have been met in accordance with the Army Corp of Engineers guidance. Wetland hydrology will be considered present if innundation or saturation to the surface is present for 12.5 percent of the growing season, or approxirnatly 31 consecutive days. Hydrology will be monitored by the instillation of hydrology monitoring wells. The locations of hydrology monitoring wells will be indicated on a map within the monitoring report. 5.2 STANDARDS OF SUCCESS 5.2.1 Standards of sucess for each of the Buffer Enhancement Area shall be as follows: a. Volunteer native, non-invasive species will be included as acceptable components of the mitigation succes and will count toward percent cover preformance standards. b. Success of the mitigation within the mitigation areas will be determined by Year 1: 100 % survival of all planted shrubs and trees Year 2: 80% survival of planted material Year 3: 80% survival of planted trees and 55 % aerial shrub coverage at the end of Year 3 Year 4: 80% cover of planted trees and75 % aerial shrub coverage at the end of Year 4 Year 5: 80% survival of panted trees and 80% aerial shrub coverage at the end of Year 5 c. Not more than 10% cover of non-native invasive species within mitigation area during any of the 5 years. 5.2.2 Standards of Success for the !Netland Creation Area shall be as follows: a. Voluntoer native, non-invasive species will be included as acceptable components of the mitigation succes and will count toward percent cover preformance standards. b. Success of the mitigation within the mitigation areas will be determined by: Year 1: 100 % survival of all planted shrubs and trees, 50% ground cover of herbaceous vegetation Year 2: 80% smvival of planted material and 60% or greater ground cover of herbaceous vegetation Year 3: 80% survival of planted trees and 55 % aerial shrub coverage at the end of Year 3 Year 4: 80% cover of planted trees and 75 % aerial shrub coverage at the end of Year 4 Year 5: 80% survival of panted trees and 80% aerial shrub coverage at the end of Year 5 c. Not more than 10% cover of non-native invasive species within mitigation area during any of the 5 years. d. Successful hydrology will be determined by whether soil saturation or inundation occurs during the early growing season. Specifically, hydrology should meet the criteria as stated in the Department of Army Corp of Engineers delineation manual including the western regional supplement. 5.4 CONTINGENCY PLAN A contingency plan can be implemented if necessary. Contingency plans can include additional plant installation, erosion control, and plant substitutions including type, size, and location. If the monitoring results indicate that any of the performance standards are not being met, it may be necessary to implement all or part of the contingency plan. Careful attention to maintenance is essential to ensure that problems do not arise. Should any part of the site fail to meet the success criteria, a contingency plan will be developed and implemented with the City and permitting agencies' approval. Such plans are prepared on a case-by-case basis to refiect the failed mitigation characteristics. Specific conditions that could require development of a contingency plan may include but are not limited to: a. Failure of the mitigation project to meet the standards for plant survival identified in Section 5.2 Standards of Success. b. Failure of the mitigation project to meet wetland hydrology criteria within the wetland creation areas. Contingency/maintenance activities may include, but are not limited to: a. Replacing all plants lost to vandalism or mortality at the end of the Year 1. b. Substituting any plant species with a 15 percent or greater mortality rate at the end Year 1 with a similar species approved by the City and the permitting agencies. Substituted plants will be installed in the same quantities and locations as shown on the approved Final Mitigation Plan. c. Temporary irrigation of the mitigation area may be required as necessary during dry weather if plants appear to be too dry during any site visit of the monitoring. Irrigation will be provided as noted in Section 4.3 Watering Requirements. d. Reseeding the enhanced stream and wetland buffer areas with an approved grass mixture as necessary if erosion/sedimentation occurs. e. f. Removing all trash or undesirable debris from the mitigation areas as required in Section 4.0 Maintenance Program. Removing invasive species from the mitigation areas as required in Section 4.0 Maintenance Program. Sewall Wetland Consulting, Inc. 27641 Covington Woy SE #2, Covington, WA 98042 253-859-0515 Fox 253-852-4732 (/) z D f--j (/) f--j > w Q'. <J <J <J <J Job No. A?-??? Designed by: ?? Drawn by. AW Checked by: Dole: MONTH-YR SHEET W-? OF W-? I i I ------------------ '·"'" '"'' 6 01,10 .. ,_.,~ ""·'' "''" 13 ()!JO 70" 55 : • ,c,,,·, ~ ~ ~ ' a ' 0 ~ 50. 9L' . ' . ,, '•W ··:!l'"{ • 14 -~ --90201 -(11110 0, 110. 03 '·'""' -15 ,.,,, ' (j 150 : "" " SS-~'.l-08 w -e.-,,1-1 .,,, ,.. '!}\ :: "'·"," \"1 • ,., ,.,, .. ; H 23 . 0230 ' . 11-1::l . a " ' ,.17-" • 0220 : ,__ 1~01 <..,.-,, • -" "·'' ~. '"'· " "' '-?tN .;,' ,, ••• ~ 20 ""'·"' ,,,,,-. ' :..·.SG 12 w . • 0200 30 o. H , " . r-. " no 16 • -0100 - . , '" 17 "'"' () 171J HU 18 , ..... ;r, • ,_,.,, - 0130 88_-3:1-0B H 91J ""'' ""''' 19 ~ , U L90 '· -~_/; 6S U!JUJ I ,J<,s'U 199.39 ·150 29;!. 39 1'19. 39 _ --299-39 -- ~l . ----------------------------· ----" -- ·. ' ' .. 0 .. ,. I ~ 1.16 AC 0 ' .. 199.21 0261 4 I 1 13 619720 l_ f-.. 422011 " 0 0 ,- C d _, N psm 0030 ?.99 " ~~~:?L --. ------------------------------. -. ---""' """'" ""' NORTHWESTERN -GARDEN TRACTS ) . NO. 2 w 0 w . ., . 0 . ., ~: 5 VOL. 4U-93 12nu1 ,, -· urno ., 299.0) ----.. '' " .. 0 ' " • ,-" ""'"' ' tW 21()~2 I 0 0120 z 1--··\i • " --f ""'" 210691 o,:,; -·-·-------21~. a; 0125 ---m KCSP 47B19i' 7810300769 I """' ''"' LOT 1 LOT 2 r 2~4&91 0140 i-162::0! Ol'f5 i..,,.,..........._.,,,1 '13, Gi,_....,._,_....., ,., ____ lil....-l " - 0 '!""" -"'''' ) ,,,,o ,., •. ;3 292. OU 889lH Oi63 mm '''" 298.19 "_,,..._ 299.26 SO!/," '""' 6 14789 I . rl 42087 ff 0160 1 ~6736! 0100 1. OU i\C 0125 628. J 62B.S3 ,. ~, ·' 10601 w 0165 1.01 /\C 0150 ,,.,,,., BU . -, - "' 12 " 508 66 I " 13-1 02·11 ,o "' rl " " " -· """ N W> 95Ull 290:1. 03 1-19.03 . ___________ ., ,;0 6.5 .. m,.< o,HJ 134 rl "'"' " rl N " 117751 0 r ,. 022U ,.,i.-, m,1 1~1, " 0 • " HO.'-'' ~: 32091 "' "'"' "'" 9)1501 " 0222 • 140. OS na:l.15 150 0221 . 298. 6~ ., ""'" , ... , 10 . -'''''"" ":' ~21~6 I 0200 29B.6~ ?. ~u. n-, mo 298.6~ 10(J 9U. 60 ., ' 118. ,;·1 ro N . .,,m (ti(;: ,i;,l" ""-~ rl ,1:» 01,? g . rl rl • " rl w,m "";., 14HIO' i3900 i 2ll950i! OH!.0 0181 1'1100! "" 29e. 4 9 98. 4 "" 0182 ' 0460 14<1. 4 9 2~6.q ' NORTHWESTERN GARDEN 164.63~ ""'"' Ml TRACTS 314.I5S DIV. 1. 05 AC:. 0120 0 ~NO. ~ ' w -' LOT C·2 D?.83 ;' 89-1-1-4"1 £ 9(1 ,. ., . 2.14 AC :C, Ul'llJ s a~-24--11 , 3 9.2"1 l.6-i.63~ 1"19.27 .. " . " " -" lD ~, ;e 12609, ,-,.; ~' "'"·' 0184 :, ar-~---'"""·;.._.,.:;,;.;__i 25~llff OHli N ,, " 9 60 11',/i'J "'" 0 " .. '5 200/U 0179 "' c" ~,.,·--,-,-_ -.,-, ~ ' " ., - 99931 03-12 3 LOT C·1 n 02 " 0·103 f,9 '" --l 0 • 2 J '-- "' ""'" ,;.I]) rl 0 ., """' ell! 1. 4'l J1C -. - 2'l 1SJ 'b 1,1(); " "' r,1•;,r, "'" 0 ro 1040()! "" 0422. , -5 rl ,, m " rl 0 d 1681!/j 0,121 0 0 N 0 w rl 3 NORTH TRA( ' 0420 59,l . " ---·---·-------------,,---------------------,).· 4 '"'" ls;- '.u:, "' ., rl 111 e·11 ' • 04-1(1 35989 I fJ•l-23 -· .. .. rl N 6 '·"""' 0 ""' 0 . -" )"/3581 " 418391 0-1-44 0<\'12 0 0 N ,,. ,0 "" 0 -------" 16: " ~9; ·" l)J.8~ -- . """ Wl 0 0 0 .. " ~ ., rl 178791 MJL q212s 5 133.-n 0·161 ,, ' .,,,;., ,,,m N • -""" N >50 '"'·' 0 8 ! N 0 o ro d N ' 0 ' . " ' N 0 ro ro (•""' rl rl n,' " "'""' u,r~ ' -" c> 22842 II 211501 2368Bff 243161 0452. 0'18; 041.11 04!:JO }'.,[l BS e, 29!1 '" 133, '" NEIGHBORHOOD WOODBRIDGE LANE 0 0 rl 0 . N 0 " ""''" "''' -----------"" 5 15() JO• 423001 D300 LOT 1 KCSP 08· 85030 033 123Giil oon in -l&o J o· 10000,rlli 0021 · l(I() LC 115-· DETAIL MAP A PORTION OF THE NE. 1/4, SE. 1/4, SECTION 32, TWP 23N., RGE SE., W.M., CITY OF RENTON, KING COUf\iJY, WASHINGTON 18417 i116TH PARCEL NO. AVENUE SE. 3223059033 98055 PO 0161 2' 9.4999.-19 110921 0162 "" 24 102 JI 0133 1200! 0180 32' , <J 9 9(H)0 jJ 0182 :; 8!1-H-3 i1 D.R.S. PROJECT NO. 12016 1-----,------------------------_;__;_ ___ :....;. ________ _, I I ~ [I] u (U > 0 If) D'.J 0 0 N n C'1 >, 0 2 {~/ LEGEND SIGNIFICANT TREE TO BE REMOVED AND MITIGATED = 52 0* ®:® • SIGNIFICANT TREE TO BE REMOVED = 6 (NO REPLACEMENT REQUIRED) REPLACEMENT TREES = 34 (STREET TREES) TREE REPLACEMENT HEQUIREMENTS 1 0 TREES PER ACRE x 3.23 = 32 TREES PROPOSED STREET TREES = 34 TREES SS'Mii !(f,\,f~-"-1,ti)::. 8() r .1 /ti / / I ! _, 1·~ '.IJ ,r : j ,, '] u' .. 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IL ui IL g u -; -.. :;: e c oo a: CJ z ....... <( z_. 0 a.. -I-1- Z z Ww I-~ WW a:o W<C w ...J a: D... 1-w a: TR-01 I NE 1/4, SE 1/4, SEC. 32, TWP. 23 N., R. 5 E., W.M. '1· /i/ ' 4 ; / <! / ' ' ' •, ' ,, / ' . ' ' '"'""' ., .. "'"""" ' ••··••·•••· 1R'O•AD1···'B'.·.·········· ······· <! <! </ J ' .. f'ANDSCAPE AREA r'""' ,, ~~••.•am11111~•~•••••1111111111~~-~-~, .• ' ··' . ' . ' .... . •. ) ~-. .al \ ' Ill / Ill, ',.; Ill I I 11 ''"if" Ii • I I i -F:~. ; ··;-ii .• -, .1\ I / SPQRJ~ FIElQ.. ,r' ,... : ' ..::111: \j t I (_) i 'J / q GR6_$S; AREt\Vj \ / 1, • m I I I • I • • Ill Ill / / Ill .. , .......... I o•"""' _/ c"/"' --\-.7",-·,---_: ,, -------------------~ •• • Ar Ill II Iii 1111 1111 !II 1111 1111 ·111111 111 111 111 a III a Iii a 1111 a Ill II II Ill II • d / '" ' ' i ,. .I "' ~ ,... ' ....... "" . ~-······················· .... .• . . \ . ) II ,, . . -. I I I .'R m a BENCH/TABLE AREA I I I I I . ' . . .. ' .• . <! ..... / .,... .... <J " ",,,,,,: •,, "' t' ' '' ' ' \ \ \ \ \ I j ,I / ( / /' / / I '/ ) I I j .' , ' ~. G • 1111 R .. Ill Bl 1111 llJ Ii 1111111 1111 Ii 111 11 II 1111 II 111111 Ill ~ ii,.! L ~=-==~~--_j__· ,, -=-··_1 ~~-~~--/ / .,/ i . <! / I ' ,, .. ',. TRACT A DETENTION AND OPEN SPACE TRACT ' ,,, ! ' I ( , 1 .i· L .. I I I I T I I .I i <! 4 4 <! <J .. , .4 '1' ' I ,, )> z•.· 0 (/) oi )> -0 (TJ )> ;:o j; i' I . I ii I ' I I / , " . ," I • ' "I <1, i I / '' ( i: / I ' ! ' TRACT C OPEN SPACE TRACT . I , ' 1,,ji I ,/ I ... ' ! " I .. ;" ·,,', ~ z 0 (/) 0 )> -0 (TJ )> ;;o (TJ )> L'.I <! L'.I. "'", 1 10 0 1"=10 Scale ---<I L'.I 10 _____ _J_ 20 Feet ,,, z 0 iii > w a: .. iii u ,,, ,.; ,: 0 .. iii u a, <D "' oo .. No~ N r'J OI Cl "' ci "i' z "' 0 0 "i' f a:, Vol .. ... A. I:) I n E 0 u I::! OJ OJ C I ·5, • C I llJ ' CJ ' 'CJ i I ~ 8 ~ ;;; ' fil ~ a: X w EXAMINER CO C 0 C: ·-C\'S (/J E ...... > -·-Cl) "C ~u§ U) z <( ...J a. z 0 -I- <:C w 0:: (.) w Q~ LLi A. ~i CD -C 00 a:o RC-01 u <l) > 0 (/) 0 ro 0 ~ 'C,N) ~op') ,),' c') .. I,,.-. NE 1/4, SE 1/4, sec. 32, TWiP. 23 "I., R. 5 E., W.M. WELMAN SUBDIVISION PRELIMINARY PLAT I ' I I I :s-: ·:r: 0 I -¢ ! :;:~ ~ () I I I ! I ;S· -r 0 ..... --; 5, l'J' I .L:.,, ./ __ _ ' ·, ,~raw. ~---·~ ·, ,l)H\"i' ---·-o-'····... OHW //•-'. r:::.'1:,--- !·-·t-··-""'"" }:_ ·::;; ! I • I .,,. ' \ OWNER: MJF HOLDINGS 3502 B STREET NW AUBURN WA, 98001 APPLICANT: MJF HOLDINGS MICHAEL FEUERBORN 3502 B STREET NW AUBURN WA, 913001 !./.!._, CIVIL ENGINEl;R: SITE DEVELOPMENT ASSOCIATES, ROGER CECIL, P.E. 10117 MAIN STREET BOTHELL, WA 98011 PHONE: ( 425) 486-6533 PACIFIC GEOMATIC SERVICES RON HILLIARD, IP.LS. 6608 216TH ST SW, SUITE 304 MOUNTLAKE TERRACE, WA 913043 PHONE: ( 425) 778-5620 L!..C SE 176TH ST SE 186TH st VICINITY MAP N.T.S. HORIZONTAL QATYM: NAD 83/91, WASHINGTON STATE PLANE NORTH ZONE BASED ON THE FOLLOWING KING COUNTY DATA POINT NUMBERS. .3816 N=162674.197 E=1305612.461 ELEV=497.266 5809 N= 1591372.526 E= 1305505.569 ELEV=514.979 VERtlCAL DATUM: NAVD 88 BASED ON KING COUNTY POINT NUMB!:R 3816, l:lEING A 1-1/2" BRASS DISK, SET 1.6' BELOW GRADE IN 'A STANDARD MONUMENT IN CASE, LOCATED IN THE CENTER OF 116TH AVE. SE 550' ± NORTH OP THE fNTERS!:CTION OF SE 186TH ST. AND 116TH AVE. NE. ELEV: 497.266' LEGAL DE§CRIPTION: i'HE EAST 383 FEET OF THE NORTH HALF OF THE NORTHEAST QUARTER OF THE SOUTHtAST QUARTER OF SECTION 32, lOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., IN KING COUNTY, WASHINGTON; EXCEPT THE SOl,JTH 300 PEET THEREOF; EXCEPT THE EAST 30 FEET FOR 116TH AVENUE SOUTHEAST CONVEYED TO KING CQUNIY BY RECORDING NUMBER 2698240 P~OJECT. INFORMATION: ACREAGE'. Of SUBDIVISION: EXISTING ZONING: PROPOSED USE: PROPOSED LOTS: PROPOSED DESINTY: SEWER DISTRICi': WATER DISTRICT: SCHOOL DISTRICT: FIRE DISi'RICT: TELEPHONE SERVICE: POWER SOURCE: 3.24 R~8 SINGLE FAMILY RESIDENTIAL 25 LOTS 7.7 DU/AC SOOS CREEK WATER AND SEWER SOOS CREEK WATER AND SEWER RENTON SCHOOL DISTRICT KC #40 QWEST COMMUNICATIONS PUGET SOUND ENERGY N E9 0 30 60 i u si-lnN~ 0 . . z 1111 ID wllg~o iZcot0: 100. :i: . o:; =i;~~ ;Ill,:•:: 1iC11-IN e:&lii= Q Vol <C I-IL. IQ • 9 0 IQ z 0 .. 9 i CD°[. ·' I): u1 a. ! • ~ .. ~ ~ ,: 0 u S.L-01 (f) 0 0:::: f- 0 rn _J ~ -I )> i ITT 0 -I NEtSQt'J . MIDDEE: · .SCHOOL 240~•.·•UoNES .• Ji..vE· S RBJNTON WA'il:98055 . . . . . ' . . .. . . . . NE 1/4, SE 1/4, SEC. 32, TWP. 23 N., R. 5 E., W.M. PUGET SE 31ST ST SE 0 '-----' z 0 2 0 w w (f) I f-c.o ~ 168TH s w ------I (f) s <J) PROJECT LdGATIOJ\f. --------11 8417, 11 6-UH AVE iSE .. ·• ·• SE 176TH ST G~~'<'--RD S RE:N,JQN, WA 98Ql58 . w (J) L---t-~1---' w > <( I f- 00 0 SE SENSON ~ILU .ELEMEiNJTERY• I f--c.o BlJ$ SJQP LOCAT:I.ON .••.. ··· AT ,;]I-flt INTERSEG'F:ION Off !SE 186TH STREET !AfJ Q 11 6ftl l'\'YE:N UE s E . ··• •• . .. ·· · FOR NELSE:'N MIDDLE .SbfLJOOL 6' PA ED SHOULDER SEGM NTS OF SIDEWA d'8665 .J1·6TH'AVE. 'S:E. .. RENTON, WA,\i9805i$f' ~ BlJS•· SlPP .• LOCATION'' ... AILT:HE. 'INTERSECTION·· ,------r--r-S_E __ 1_9_2_N--=-D1__--=S_:__T-----1._--+-____ i-=1 dfS' SE J BBTH ::stR f:ET 1~NID 116TH .1'~EN8E SE FOR t.JNOSlJtJRc;H HIGH SCHOO[ I w > <( I f-- CX) N \ ' NOTE: NO IMPROVEMENTS ARE REQUIRED FOR SAFE WALK ROUTES l]NDBERGH HIGH SCHOOL 16426 J28TH AV[ SE RENTON WA .9805'8 .•.... , ,_. . ' ,, ,.. , ; ' \ w (f) w > <( I f-- 0 s;;j- ~rn©rn'.~Wrn'.@) MAR 2 3 2006 K.C. D.D.E.S. N EB SCALE: N. T.S. Lo I.P Po ooc, fl) z 0 ai > w a: C C: 0 .... as u, e·> -..... (1) 1J ~-g en <D l[J oo NO! Nn• Cl z <( ...J Cl. ~ ...J <C 3: w LL <( Cl) ui a: ¥ (.) -; ... .. ~ ·-c oo a: t) SW-01 LEGEND: R/W RIGHT OF WAY -ss-SANITARY SEWER LINE -OHW-OVERHEAD WIRE -SD-STORM DRAIN LINE ASPH ASPHALT SURFACE .Q RR£ HYDRANT E8 WATER METER l><1 WA/ER VALVE [81 IRRIGATION CONTROL VALVE D CATCH BASIN @ STORM DRAIN MANHOLE 0 SANITARY SEWER MANHOLE [QI TELEPHONE RISER ESJB JUNCTION BOX ~ LUMINARE -0-UTILITY POLE E----GUY WIRE 0 FOUND REBAR (AS NOTED) EB FOUND MONUMENT * CONIFER TREE 0 DECIDUOUS TREE CPP CORRUGA /ED PLASTIC PIPE CP CONCRETE PIPE GRAPHIC SCALE •• I ( IN FEET ) 1 inoh = 30 ft. CONTOUR INTERVAL: 2 FOOT --- FOUND 4"X4" CONG. MONUMENT IN CASE IV/1-1/2" BRASS DISK, DOWN --......---· SSMH RIM=486.60 IE=•476.55(CENTER OF CHANNEL, 8 "PVC N-S-NW-NE) ---/ E8 ( j :::,:i "'I ~-\ \ I I ~I ~~I ttj I v:i I ---- [ \ \ ) CB RIM=485.30 IE=482.25(8'PVC,N) /£ =482. I 0(12 "CPP, S) IE=482.20( 12"01,E) N89'55'49"E S..E. 186'/'H S'!'. ~'CLF I ~ FOUND COPPER I I TACK IN LEAD ON CONG. MONUMENT IN CASE, DOWN 0.7'-~ ~ I I I I I I I ' I I ' 30' I I Jr '! C?s-4-I \ I I (~FOUND 1-1/2" · BRASS DISK IN n CONG. MONUMENT )-', IN CASE, DOWN 1.7' 3' :r: 0 I 0 3' :r: 0 I 0 3: :r: 0 3' I 0 3' :r: 0 ,< :r: 0 ,< :r: 0 3' I 0 ,< I 0 I 0 ,< :r: 0 ,< :r: 0 3: I 0 HORIZONTAL DATUM: NAD 83/91, WASHINGTON STATE PLAN£ NORTH ZONE BASED ON TH£ FOLLOWING KING COUNTY DATA POINT NUMBERS. 3816 N=/62674.197 £=1305612.461 EL£V=497.266 5809 N= 159872.526 £=1305505.569 £LEV=514.979 VERTICAL DATUM: NAVO 88 BASED ON KING COUNTY POINT NUMBER 3816, BEING A 1-1/2" IRON PIPE, SET 1.6' BELOW GRADE IN A STANDARD MONUMENT IN CASE, LOCAIED IN THE GENIER OF 116TH AV£ SE 560'± NORTH OF THE INTERSECTION OF SE 186TH ST. AND 116TH AV£. NE. £LEV: 497.266' LEGAL DESCRIPTION: THE EAST 383 FEET OF THE NORTH HALF OF THE NORTHEAST QUARIER OF THE SOUTHEAST QUARTER OF SECTION 32, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., IN KING COUNTY, WASHINGTON; EXCEPT THE SOUTH JOO FEET THEREOF; EXCEPT THE EAST JO FEET FOR 116TH AVENUE SOUTHEAST CONVEYED TO KING COUNTY BY RECORDING NUMBER 2698240 REFERENCES: PLAT OF WALHAVEN VOL. 63, PG. 35 EMERALD GLEN VOL. 177 PG. 79-81 RECORD OF SURVEY REC. NO. 20000202900003 RECORD OF SURVEY REC. NO. 9902109005 STATISTICS: EQUIPMENT: TRIMBLE 5603 ROBOTIC TOTAL STATION. METHODOLOGY: REW TRAVERSE. MEETS OR EXCEEDS SURVEY STANDARD AS PER: WAC 332-130-050 WAC 332-130-090 WAC 332-130-100 ALL SURVEY WORK OCCURRED IN AUGUST OF 2005. SURVEYOR'S NOTE: FEATURES SHOWN HEREON REFLECT CONDITIONS ON 08-23-05. ANY CHANGES MADE TO THE PROPERTY BEYOND THE DAIE PROV/OED AR£ NOT SHOWN. fJJ ~@~~w~'D' MAR 2 3 2006 L'.:V K.C. D.D.E.S. LOCoPoCXJ'r NE 1/4, SE 1/4, SEC.32, T. 23 N., R. 5 E., W.M. CDo.4' ----·-··--------· ------------~--------·-----··-----------------------···· -·--·····-· ---·······--· --······------------KING COUNTY, WASHINGTON 663.73' REVISIONS _,,.-;;'N.:L~U V r ~~~ ~~ V t-R_E·v-1·-________ D_E_S_C_RIP_TI_O_N __________ +-B_Y ___ -t-_D_A_·_rE_ .. -----i -~_(11(\? 1-+----·-----------+------tf-------J !\~\ ,P ~964 ~ ! \_~,i, ~Gts!V.~'f, ~ s,,.,. .~ s .::'..'~L LA\'W'. EXPIRES: 06/24/06 l--+------------·--·--------------+-----+------------1 J;1\ PACIPIC GEOM1"\1'IC S1~R\7ICES, INC. ~ k::2_ ~ LAND SURVEYING & MAPPING SERVICES , QUALITY SERVICE. CREATIVE SOLUTIONS . -r-- "-'T)</ PGSI INC 6608 216TH STREET SW, STE. 304 MOUNTLAKE TERRACE, WA 98043 PHONE:(425) 778-5620 FAX:(425) 775-2849 WEB: www.PacGeolnc.com SHEET TITLE: TOPOGRAPHIC SURVEY WELMAN PROPERTY DRAWN BY: RWP CHECKED BY: RGH SCALE: 1 "=30' 1----------------------, DATE:08-23-05 CLIENT: SITE DEVEJLOPEMENT ASSOCIATES JOB NUMBER SHEET 130THELL, WA ,-.....----------+----------! 05-073-01 1 OF 1 v I I ~ ( (/) i l ~ m 0 _J [)'.J 0 0 N n N i \_ I I / I ~-" - -... '· ·1'·----1@ '· . !\ I \ I \ "\ \ . / ,------.,• / / I I / ~--/ .: ,,,_ / / / / / -··· / / 1 n1Acrr F ,1.U.D.T. >, \ ~ ~ ' i \ \ ' '' / / \ • I . ......., \ I <i; (~ ! ' / . . >{ ,~- f ii I I A R:\Projects\ 136 (Dreamcraft)\005-05 (Welmon)\Dwg\sheets\pplat\WM-os01.dwg -Scale: 30 NE 1/4, SE 1/4, SEC. 32, TWP. 23 N., Ft 5 E., W.M. 8 6' OFFSEjf w "' w > < I I ,,·. ; ! I ,1-'« 1: 0 l I \. R=25' \ I \ ' c,.: ,'""Cl, d1r..S,1N ,-:,Mr, ,sc,.,;;:97.32' _'f () ~-t-12, ,J. 7"( 1 ;(JD. I l I 25:1 TAPER i CRAY8 .. IJr"/ilE ., ,, 'j'' ,.:.01_;«-;, {;':.:.ccdi?i:.71 ;;,1,,rcJJ t1A31/J (;/?AT/.,.0 ->r/?, 96' RECEIVED MAY 2 7 20fl8 KING COUNTY LAND USE SE,1VICES 30 1 "=30' scale N 0 30 60 feet Ill z 0 !1 > w a: CD iii " a, .. ;: 0 :c I] ' . u _J _J CD iii " a, .: .. CD > UI 9 UI 0 0 ' m C',I ... E 0 u " (]) (]) C "i5, C (]) 0 ~ I 0 z 'l, CD 0 .. II. Iii a: 0 CD 0 -; t; .... ID 'l:, 0 0 a:o z <( ....I fl. .... OS-01 \ >. [I] -o (1) > 0 1/) +" CJ) 0 _J co 0 0 '" n N >. 0 2 I \ / -i0 ;-,,. ,\' !j~Cj/ I ' i 1 i I ' ' I X r I I CONNECT TQ EX. SEWER ·· • ' <\' 'i ' ' VAULT OUTLET ----- TO OUTFALL TO . , LEVEL SPREADER i i.~=,.-1".i .~ :·it:;'!-}-'' ,£."'4-'t?:· r..:··r W •", !",i I' /,,!' "'•'·' ,, ' ~ ~, v· _/ ;' ' ' NE 1/4, SE 1/4, SEC. 32, TWP. 23 N., FL 5 E., W.M. / f I" i' ~r r I / I I , ··-R~OPOSED , SEWE~ (TYP) 1lo PROPOSED STORM (TYP) PROPOSED SEWER (TYP) ,/ f . CONTROL r-'\ - STRUCTURE,~> (l) I PROPOSED WATER (TYP) ,• . --~~ --'~- -··--·--·-- '\ \ \ PROPOSED DETENTION/ WATER QUALITY VAULT (FLOW DIRECTION SHOWN) ,I V'?: / ,._,,.., '' .. ; ,,\·! c/1•;--•·· ,; .• ,_ "l+---+-&--M--y--+tt~i~--..._l ss • \ ,l J \ f ! ' \ i . . . . I ~~~~-+-~~~~~+-+-~~~--1502~~_;_.__J[:::~(~::::::=t=-~~~~~~~..=__,, / R:\Projects\ 136 (Dreamcroft)\005-05 (Welman)\Dwg\sheels\pplat\WM-dr01.dwg -Scale: 40 ,. r j\ I' j ' I \ I '" ·--------- Y, ~ '"""" ... , '" f!:NC-- 6!) SE 186TH ST .r, .. z.-4 S<'[,\ :; C: _; !At /rf[__ :. -, \ r;-r;.,r .. -~1_::;i 9 1[..cc.46l.J "f(/:}' r)r--\ r:,'{.il}l(Nf! _ :, l,t--.'1 1 . \ I , ' \ \ ' '.in" ( 1 1 : J ,;; I ' !f -' . ' ' ' I ' ,_r. w Cl) w > <C J \ I! I Ii Ii F r ::;: ' I' ' I I i! I "" it I, p ,' 'I C) , ........ ii '-/;, cliN"EGT TO 1f•' . i ,\ 1 \ 1 Ex. ·wATE'.R -~AiN- \ \. ...... • (;A}C/..f ,·,.;;-"1:,.-:\t GRAl['-'.1£-Jr' ~--J,r~. 7·'"';;;";_·,1._; CONNECT TO EX. WATER MAIN ('h'i't ~ -4.'L'.- . , --.... ____ ~~--c:~::. ~--.. ·. -·-->!{I', .... "-,., ..... ,:J:::.."'i' ·--,,_ - 5LO!J; Oi:"f·r' , ., :.: -L:Ui~1!-;'.;''.!__'" l~ ~--- woce WA!..'._ RECEIVED MAY 2 7 2003 KING COUNTY LAND USE SERVICES 30 1"=30' scale ,,• N E9 0 30 60 feet flJ z 0 in > ~ >, m C 3: "' f >c ., iii " "' ,J 6 :c .. 31: ., z !1i; :c ., .ta ~ (IJ o ID .. EN C OI ., f! ~ U C C'1 co r--,. c.o I!) 0000 NOONO~ NNNr'lQ Lf) c.c I") ...... 000..- .. iii " "' i > u _J _J -(/) (l) -+- 0 u 0 (/) (/) <( -1-c (l) E <ii £ Q_ oil 0 (/) 0 C: as -a.. - Ii) • 0 0 ,z Ii) 0 ... 0 0 I .!t II) 0 "' .. .. II. Iii C: 1 0 ~i "' .. C 00 a:o ·- >. .... «s C: ·-E DR-01