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Home My WebLink AboutPermit L06-051 - GRIMM MATT - SPECIAL PERMISSION BUFFER REDUCTIONGEM - TURLEY SHORT PLAT 4056 S 146 S Department of Community Development NOTICE OF DECISION TO: Jennifer Kelly, Applicant King County Assessor, Accounting Division Washington State Department of Ecology Muckleshoot Indian Tribe Washington State Department of Fish and Wildlife July 18, 2008 Jim Haggerton, Mayor This letter serves as a notice of decision and is issued pursuant to TMC 18.104.170 on the following project and permit approval. Project File Number: Applicant: Type of Permit Applied for: Project Description: Location: Associated Files: Comprehensive Plan Designation/Zoning District: I. PROJECT INFORMATION L06 -051 Jennifer Kelly Type 2 Permit (except shoreline permits) BM Page 1 of 4 CRITICAL AREA SENSITIVE AREA H:\Developments \GEM Short Plat, L06 -044 \NOD Type 2 permit.doc Special Permission from the Director to 1) reduce the buffer width for a type III three wetland, the buffer will be a minimum of 40 feet; 2) to pipe a portion of a type IV stream 3) to reduce the buffer width for a type IV stream from 50 feet to 25 feet. The applicant has received preliminary approval for a five lot short plat and construction of common improvements. The property to the north contains a type III wetland and the buffer for the wetland extends onto the applicants property. There is a type IV stream which drains the wetland to the south, the stream is day lighted for a small length before going into a stone pipe. The storm pipe is located directly in the middle of the subject property. The applicant has proposed to reduce the buffer for the type III wetland, relocate the stream and pipe a small portion of the type IV stream, and reduce the required buffer for a type IV stream. 4056 S. 146 Street. PW08 -007 (Public Works Construction Permit), E06 -0004 (Environmental Review), and L06 -014 (Short Plat Review). Low Density Residential (LDR) 07/08/2008 2:44:00 PM Jack Pace, Director 6300 SOuthrpntnr Rrnrlpvard .cnita £lnn a T,Iu/iln M1,chinntnn OR112R m vt,.,., ,,. ')nh Al ? ?47/1 s E,..,. 'IAA A ',ALL 41 I • II. DECISION SEPA Determination: The City SEPA Responsible Official has previously determined that the project does not create a probable significant environmental impact if specific mitigation conditions are imposed on the project and issued a Mitigated Determination of Non - Significance (MDNS) requiring compliance with those mitigation conditions, or Decision on Substantive Permit: The Community Development Director has determined that the application for a deviation from the requirements of the City's wetland and stream requirements does comply with applicable City and state code requirements and has approved that application, subject to any conditions which are set forth in the Decision based on the findings and conclusions contained in the staff report. The following conditions have been placed on the project: 1. Prior to any grading occurring within the wetland and/or stream buffer area as depicted in the plans that are part of PW08 -007 the applicant shall install a temporary erosion control fence around the edge of the buffer area. This temporary erosion fence shall be removed upon completion of the project. All trees that are to be retained on site shall be clearly marked in the field. 2. Prior to any work occurring within the buffer area and before relocation of the stream the contractor performing the land altering activities shall schedule a pre - construction meeting with the City. 3. No construction debris, garbage or any other materials shall be placed within the buffer areas. 4. Prior to final approval of PW08 -007 permit for the land altering activities that will occur on this property, the applicant shall provide a five year financial guarantee of $5,541.05. This financial guarantee shall be released after five years from when the City approves the installed landscaping and the applicant meets the performance standards specified in Wetland Delineation and Buffer Mitigation Plan for the "Gem- Turley Property" and associated supplements and the Wetland and Stream Enhancement Specifications Per John Comis Associaties on file with the City under permit number PW08 -007. Given the small amount of the financial guarantee, the City will not accept a bond as the required financial guarantee. 5. Removal of vegetation within the buffer shall be done by hand and the use of heavy machinery is strictly forbidden. 6. Prior to final approval of PW08 -007 and before final approval of the associated short plat, the applicant shall demonstrate the adequate provisions have been made for monitoring of the enhancement area as outlined in Appendix 2 of Supplement #3 Buffer Mitigation Plan for "Gem - Turley" Property prepared by John Comis Associates, Inc. Most specifically how will the wetland expert gain access to the properties once the homes have been sold. 7. Prior to calling for a final inspection of the enhancement buffer area, the applicant shall have John Comis Associates submit a "Certification of Planting" to the City of Tukwila. The Certification shall note that the planting has been completed per the approved enhancement plan. Type 2 Permit (except shoreline permits) BM Page 2 of 4 H:\Developments \GEM Short Plat, L06- 044 \NOD Type 2 permit.doc 07/08/2008 2:44:00 PM The City shall not conduct any planning finals for the PW permit this certification has been provided to the City. 8. No modification to the enhancement plan or the plantings shown on the enhancement plan shall occur without the prior approval of the City of Tukwila Department of Community Development. III. YOUR APPEAL RIGHTS The Decision on this Permit Application is a Type 2 decision pursuant to Tukwila Municipal Code § 18.104.010. Other land use applications related to this project may still be pending. No administrative appeal of a DNS or an EIS is permitted. One administrative appeal to the Planning Commission of the Decision on the Permit itself is permitted. If an MDNS was issued, any person wishing to challenge either the conditions which were imposed by the MDNS decision or the failure of the Department to impose additional conditions in the MDNS must raise such issues as part of the appeal to the Planning Commission. A party who is not satisfied with the outcome of the administrative appeal process may file an appeal in King County Superior Court from the Planning Commission decision. IV. PROCEDURES AND TIME FOR APPEALING In order to appeal the Community Development Director's decision on the Permit Application, a written notice of appeal must be filed with the Department of Community Development within 21 days of the issuance of this Decision that is by July 31, 2008. The requirements for such appeals are set forth in Tukwila Municipal Code 18.116. All appeal materials shall be submitted to the Department of Community Development. Appeal materials MUST include: 1. The name of the appealing party. 2. The address and phone number of the appealing party; and if the appealing party is a corporation, association or other group, the address and phone number of a contact person authorized to receive notices on the appealing party's behalf. 3. A statement identifying the decision being appealed and the alleged errors in the decision, including any specific challenge to an MDNS. 4. The Notice of Appeal shall identify (a) the specific errors of fact or errors in application of the law in the decision being appealed; (b) the harm suffered or anticipated by the appellant, and (c) the relief sought. The scope of an appeal shall be limited to matters or issues raised in the Notice of Appeal. 5. Appeal fee of $115. V. APPEAL HEARINGS PROCESS Type 2 Permit (except shoreline permits) BM Page 3 of 4 H:1Developments\GEM Short Plat, L06- 0441NOD Type 2 permit.doc 07/08/2008 2:44:00 PM Any administrative appeal regarding the Permit shall be conducted as an open record hearing before the Planning Commission based on the testimony and documentary evidence presented at the open record hearing. The Planning Commission decision on the appeal is the City's final decision. Any party wishing to challenge the Planning Commission decision on this application must file an appeal pursuant to the procedures and time limitations set forth in RCW 36.70C. An appeal challenging a DNS, an MDNS or an EIS may be included in such an appeal. If no appeal of the Planning Commission decision is properly filed in Superior Court within such time limit, the Decision on this permit will be final. The City's decision to issue a DNS, an MDNS or an EIS is final for this permit and any other pending permit applications for the development of the subject property. Project materials including the application, any staff reports, and other studies related to the permits are available for inspection at the Tukwila Department of Community Development, 6300 Southcenter Blvd., Suite 100, Tukwila, Washington 98188 from Monday through Friday between 8:30 a.m. and 5:00 p.m. The project planner is Brandon J. Miles, who may be contacted at 206 - 431 -3684 or bmiles@ci.tukwila.wa.us for further information. Property owners affected by this decision may request a change in valuation for their property tax purposes. Contact the King County Assessor's Office for further information regarding property tax valuation changes. The notice board must be removed at the expiration of the appeal period if no appeal is filed. VI. INSPECTION OF INFORMATION ON THE APPLICATION Jack P ce, ) irector Dep ent of Community Development City of Tukwila • • Type 2 Permit (except shoreline permits) BM Page 4 of 4 H:\Developments \GEM Short Plat, L06- 044 \NOD Type 2 permit.doc 07/08/2008 2:44:00 PM IP eit of J diet & IF r Dept. Of Community Development AFFIDAVIT OF DISTRIBUTION I, 1elr ( SvQz.k?( HEREBY DECLARE THAT: Notice of Public Hearing Determination of Non - Significance Notice of Public Meeting n /J ai 76 161 Mitigated Determination of Non- Significance Project Number: Board of Adjustment Agenda Packet rr'i0*/ Determination of Significance & Scoping Notice Q6.4a., / Board of Appeals Agenda Packet Mailer's signature: Notice of Action 4 /'77 Planning Commission Agenda Packet Official Notice Short Subdivision Agenda Notice of Application Shoreline Mgmt Permit Notice of Application for Shoreline Mgmt Permit _ FAX To Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 98111 ( Other: /2 d3 �� l f „ w .y' f ` ) Was mailed to each of the addresses listed/attached on this 7L day of in the year 20 o C: \DOCUMENTS AND SETTINGS \TERI- S\DESKTOP\AFFIDAVITOF DISTRIBUTION.DOC v 1 Project Name: n /J ai 76 161 Project Number: �' rr'i0*/ Mailing requested by: Q6.4a., / L /06 Mailer's signature: 4 /'77 Was mailed to each of the addresses listed/attached on this 7L day of in the year 20 o C: \DOCUMENTS AND SETTINGS \TERI- S\DESKTOP\AFFIDAVITOF DISTRIBUTION.DOC li J-K/V k d 1) f —ICJ . ruwk-- "i u �v) . fs -AA 00 - I CHE 1ST: ENVIR ONMENTAL REVIEW /SHORELINE PERMIT MAILINGS / Yl / rrfCl - -- C�a VIGAN FEDERAL AGENCIES ( ) U.S. ARMY CORPS OF ENGINEERS ( ) FEDERAL HIGHWAY ADMINISTRATION ( ) DEPT OF FISH & WILDLIFE ( ) OFFICE OF ARCHAEOLOGY ( ) TRANSPORTATION DEPARTMENT ( ) DEPT NATURAL RESOURCES ( ) OFFICE OF THE GOVERNOR \ () DEPT OF COMM. TRADE & ECONOMIC DVV. \ DEPT OF FISHERIES & WILDLIFE -- //``yy��JJ 11 KING COUNTY AGENCIES ( ) BOUNDARY REVIEW BOARD ( ) FIRE DISTRICT #11 ( ) FIRE DISTRICT #2 ( ) K.C. WASTEWATER TREATMENT DIVISION () K.C. DEPT OF PARKS &REC A ASSESSOR'S OFFICE –40 0 ( ) TUKWILA SCHOOL DISTRICT ( ) TUKWILA LIBRARY ( ) RENTON LIBRARY ( ) KENT LIBRARY ( ) CITY OF SEATTLE LIBRARY ( ) QWEST ( ) SEATTLE CITY LIGHT ( ) PUGET SOUND ENERGY ( ) HIGHLINE WATER DISTRICT ( ) SEATTLE WATER DEPARTMENT () COMCAST ( ) KENT PLANNING DEPT ( ) TUKWILA CITY DEPARTMENTS: () PUBLIC WORKS () FIRE () POLICE ( ) FINANCE ( ) PLANNING () BUILDING () PARKS & REC. () MAYOR ( ) CITY CLERK ( ) PUGET SOUND REGIONAL COUNCIL ( ) SW K C CHAMBER OF N NLMUCKLESHOOT INDIAN TRIBE ( ) CULTURAL RESOURCES PROGR,A FISHERIES PROGRAM** -4 j( tIl VIS () ILDLIFE PROGRAM * *Send SEPA Checklist and full set of plans w/ NOA ( ) SEATTLE TIMES ( ) SOUTH COUNTY JOURNAL P: W DMINIS TRATI V E \FORMS \CHECKLIST. DOC WASHINGTON STATE AGENCIES SCHOOLS /LIBRARIES UTILITIES CITY AGENCIES OTHER LOCAL AGENCIES MEDIA ( ) U.S. ENVIRONMENTAL PROTECTION AGENCY ( ) U.S. DEPT OF H.U.D. ( ) NATIONAL MARINE FISHERIES SERVICE ( ) DEPT OF SOCIAL & HEALTH SERV. ( ) DEPT OF ECOLOGY, SHORELAND DIV, NW Office DEPT OF ECOLOGY, SEPA DIVISIONt '2'� ( ) OFFICE OF ATTORNEY GENERAL * SEND CHKLIST W/ DETERMINATIONS * SEND SITE MAPS WITH DECISION ( ) HEALTH DEPT ( ) PORT OF SEATTLE ( ) K.C. DEV & ENVIR SERVICES -SEPA INFO CNTR ( ) K.C. TRANSIT DIVISION - SEPA OFFICIAL () K.C. LAND & WATER RESOURCES ( ) FOSTER LIBRARY ( ) K C PUBLIC LIBRARY ( ) HIGHLINE SCHOOL DISTRICT ( ) SEATTLE SCHOOL DISTRICT ( ) RENTON SCHOOL DISTRICT ( ) HIGHLINE TIMES ( ) CI.TUKWILA.WA.US.WWW ( ) RENTON PLANNING DEPT ( ) CITY OF SEA -TAC ( ) CITY OF BURIEN ( ) TUKWILA PLANNING COMMISSION MEMBERS ( ) TUKWILA CITY COUNCIL MEMBERS ( ) CITY OF SEATTLE - SEPA INFO CENTER - DCLU ( ) STRATEGIC PLANNING OFFICE* * NOTICE OF ALL SEATTLE RELATED PLNG PROJ. �.e (02_ gei(s Regional ( ) OLYMPIC PIPELINE ( ) VAL -VUE SEWER DISTRICT ( ) WATER DISTRICT #20 ( ) WATER DISTRICT #125 ( ) CITY OF RENTON PUBLIC WORKS ( ) BRYN MAWR - LAKERIDGE SEWERNVATER DISTRICT ( ) DUWAMISH INDIAN TRIBE* ( ) P.S. AIR POLLUTION CLEAN AGENCY ( ) SOUND TRANSIT ( ) DUWAMISH RIVER CLEAN -UP COALITION* * SEND NOTICE OF ALL APPLICATIONS ON DUWAMISH RIVER P IC NOTICE MAILINGS FOR PETS SEPA MAILINGS Mail to: (comment period starts on date of mailing) Dept. of Ecology Environmental Review Section *Applicant *Other agencies as necessary (checked off on attached list) *Any parties of record * send only the staff report, site plan and the SEPA Determination KC Transit Division — SEPA Official would like to receive information about all projects that might affect transit demand Send These Documents to DOE: SEPA Determination (3 -part from Sierra) Findings (staff report, usu. with MDNS) SEPA Checklist (filled out by applicant) Drawings/Plans of project (site plan, elevations, etc. from PMI's) Affidavit of Distribution (notice was mailed or sent to newspaper) SHORELINE MAILINGS: Notice of Application for a Substantial Development Permit must be mailed to owners and to property owners within 500 feet of subject property, comments are due 30 days after the notice of application is mailed/posted. The notice of Application for Shoreline Substantial Development Permit must include a statement that any person desiring to submit written comments on the application or desiring to receive notification of the final decision on the application may do so within 30 days of the notice of application. If a hearing will be held on the application, the hearing notice must include the information that written comments may be submitted, or oral presentation made at the hearing. Notice is sent to the NW Regional Office Shorelands & Environmental Assistance Program. Shoreline Permit Notice of Decision: Mail to: (within 8 days of decision; 21 -day appeal period begins date received by DOE) Department of Ecology Shorelands Section, NW Regional Office State Attorney General *Applicant *Indian Tribes *Other agencies as necessary (checked off on attached list). *Any parties of record * send only the staff report, site plan and the SEPA Determination Send These Documents to DOE and Attorney General: Permit Data Sheet Shoreline Substantial Development Permit (3 -part from Sierra) Findings (staff report or memo) Shoreline Permit Application Form (filled out by applicant) Drawings/Plans of project (site plan, elevations, etc. from PMT's) — Site plan, with mean high water mark & improvements — Cross - sections of site with structures & shoreline - Grading Plan - Vicinity map SEPA determination (3 -part from Sierra) Findings (staff report or memo) SEPA Checklist (filled out by applicant) Any background studies related to impacts on shoreline Notice of Application Affidavit of Distribution (notice was mailed) P:\ADMINIS TRATI V E\FORMS \CHECKLIST. DOC July 7, 2008 Background • Cizy of Tukwila TO: Jack Pace, Director, Department of Community Development FM: Brandon Miles, Senior Planner The applicant has proposed the following: MEMORANDUM 1) To reduce the buffer area for a type III wetland 2) To pipe a type IV watercourse 3) To reduce the buffer of type IV watercourse • Department of Community Development Jack Pace, Director RE: L06 -051, Special Permission, Director, Request to Reduce Buffer for Type III Wetland and to pipe 25 feet of a type IV stream. Matt Grimm has received preliminary approval from the City to construct a five lot short plat at 4056 S. 146 Street. There is an off -site Type III wetland to the north of the subject property. The buffer for the Type III stream extends onto the subject property. Additionally, there is a type IV stream located on the property along the north property line. The stream goes into a stormwater pipe through an inlet located along the northern property line. The site is currently vacant land. A house and a detached garage were located on the property, but have since been removed. Overall the property is characteristic of a residential property. The property is generally flat and the property is clear of most significant trees with the exception of several fruit and ornament trees. As noted there is an offsite wetland to the north of this property located on King County Parcel 004000 -0235. The buffer of the wetland extends onto the applicant's property. The wetland drains into what the applicant's Wetland Delineation and Buffer Mitigation Plan calls a "drainage ditch ". However, the City considers this "drainage ditch" a type IV stream. The stream enters into a catch basin which flows to a drainage pipe which extends south to S. 146 Street. The applicant has proposed to relocate the location of the catch basin for the stream and thus an addition 23 feet of the type IV stream will be located within a pipe. Jim Haggerton, Mayor CL Page 1 of 6 07/09/2008 9:55:24 AM DI A\I n4 ( 6 $.Bft'Dr* 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 • • The special permission application covers the following work: 1. Reducing the buffer of the type III wetland from 50 feet to 25 feet in some places. 2. Allowing an additional 23 feet of the type IV stream to be located in a pipe. Wetland Buffer Reduction Decision Criteria TMC 18.45.080 (G) states the Director may reduce the standard wetland buffers on a case -by- case basis, provided the reduced buffer does not contain slopes 15 percent or greater. The approved buffer width shall not result in greater than 50 percent reduction in width. The slope for the buffer area varies, but there is no area of the buffer with a slope in excess of 15 percent. It appears that the steepest slope on the site has a slope of approximately 11 percernt. The required buffer for a type III wetland is 50 feet from the wetland's edge. The applicant is not requesting that the entire buffer area be reduced 50 percent. Going from west to east the buffer area will range in size from 45 feet to 50 feet. Additionally, in order to reduce the buffer area the applicant must demonstrate that additional protection will be provided to the wetland through the implementation of a buffer enhancement plan. The applicant has provided to the City a Wetland Delineation and Buffer Mitigation Plan for the "Gem- Turley Property" prepared by John Comis Associates, Inc. The formal delineation includes three supplements which are also part of the record. As noted the existing buffer area contains invasive vegetation. The applicant has proposed to remove all invasive vegetation and plant native vegetation which is depicted in the "Wetland and Stream Enhancement Specifications Per John Comis Associates, Inc (hereafter "Plan")" and is included in the plan set for PW08 -007. Generally, the proposed plan will provide better function for this area of the buffer than is currently provided on the site. The applicant will also be constructing a three foot tall split rail fence at the edge of the wetland/stream buffer. The fence will also include signage informing property owners' of the presence of the sensitive area. Piping of Stream The applicant is proposing to relocate and pipe a porition of an unnamed type IV stream. A type IV stream is a watercourse that has an intermittent flow and one which is not used by salmoid fish (TMC 18.45.100 (A)(4)). The stream allows water to flow south from the type III wetland which is located north of the subject property. Most of the stream is already underground in an existing pipe on the applicant's property. This pipe is currently located in the middle of the BM Page 2 of 6 07/09/2008 9:55:24 AM H: \Developments \GEM Short Plat, L06- 044 \Stream SR.doc • • property'. In order to facilitate this project, the pipe will have to be relocated. Piped streams are not subject to the City's SAO regulations. An additional 23 feet of the stream will be placed within a pipe and connected to the relocated storm pipe. TMC 18.45.110 provides criteria for when piping of stream is permitted, the criteria is listed below, followed by a discussion from staff after each criteria. 1. Piping may be allowed for type 4 watercourses if the watercourse has a degraded buffer, is located in a highly developed area does not provide shade, temperature control etc. for habitat. The applicant must comply with the conditions of this section, including: a. Providing excess capacity to meet the needs of the system during a 100 year flood event; and b. Providing flow restrictors, and complying with water quality and existing habitat enhancement procedures. As noted, the project site has previously and will continue to be used for single family homes. The project site is surrounded by other single family homes and Hwy 99 is located to the west of the subject site. The site is in an urban environment. The property area near the stream is degraded and includes invasive vegetation such as blackberries. The applicant is required to fully comply with the City's stormwater regulations. 2. Piping projects shall be performed pursuant to the following applicable standards: a. The conveyance system shall be designed to comply with the standards in current use and recommended by the Department of Public Works. The applicant has submitted a public works permit (PW08 -007) for all work associated with the infrastructure improvements. The project is required to comply with the City's standards for surface water discharge. b. Where allowed, piping shall be limited to the shortest possible as determined by the Director to allow access onto the property. The piping will allow for the existing storm pipe on the property to be relocated on the property. However, by moving the existing pipe, the intake will relocate a buffer to an adjacent property. TMC 18.45 prohibits any actions which would place a buffer on an adjacent property. An additional 25 feet of the stream will be piped in order to prevent the relocated intake from pushing the buffer on the adjacent property. The 25 foot distance is the minimal distance necessary to avoid impacting the adjacent property. c. Where water is piped for an access point, those driveways or entrances shall be consolidated to serve multiple properties where possible and to minimize the length of piping. In fact the pipe may have actually been located beneath the house that was located on the property. BM Page 3 of 6 07/09/2008 9:55:24 AM H: \Developments \GEM Short Plat, L06- 044 \Stream SR.doc • • Not applicable, the piping is not being done for access purposes. d. When required by the Director, watercourses under drivable surfaces shall be contained in an arch culvert using oversize or super span culverts for rebuilding of streambed. These shall be provided with check dams to reduce flows, and shall be replanted and enhanced according to a plan approved by the Director. Not applicable, the piping is not being done for access purposes. e. All watercourse crossing shall be designed to accommodate fish passage. Watercourse crossings shall not block fish passage where the streams are fish bearing. As noted, the watercourse is classified as a type IV water course and thus is not considered fish bearing. f Storm water run -off shall be detained and infiltrated to preserve the watercourse channel's dominate discharge. The applicant is required to fully comply with the City stormwater regulations, both for quality and quantity. g. Piping shall be constructed during periods of low flow, or as specified by the State Department of Fish and Wildlife. The Department of Fish and Wildlife has reviewed the proposed project and has issued hydraulic project approval (HPA) for the project. Any concerns regarding timing of construction will be addressed through the HPA. h. Water quality must be as good or better for any water exiting the pipe as for water entering the pipe, and flow must be comparable. As noted the applicant will fully comply with the City's stormwater regulations. Buffer Reduction for Type IV Stream The applicant has proposed a buffer reduction for two reasons, 1) to provide adequate room for the construction of a home and 2) to reduce the buffer width so that it does not extend onto the neighbor's property when the intake for the storm pipe is relocated. Decision Criteria TMC 18.45.100 (F) permits the Director to reduce a buffer width based upon the following criteria: a) The reduced buffer area does not contain slopes over 15 %; BM Page 4 of 6 07/09/2008 9:55:24 AM H:\Developments \GEM Short Plat, L06- 044 \Stream SR.doc As noted, the site does not contain any slope in excess of 15 percent. The greatest slope found in the buffer area is 11 percent. • • b) The buffer reduction is not greater than 50 %; A type IV stream has a required buffer of 50 feet. The reduced buffer area will range in distance between 25 and 30 feet. c) The buffer is vegetated and includes an enhancement plan as may be required to improve the buffer function and value; or d) If there is no significant vegetation in the buffer, a buffer may be reduced only if an enhancement plan is provided. The plan must include using a variety of native vegetation that improves the functional attributes of the buffer and provides additional protection for the watercourse functions and values. Given that the property has been utilized as a residence for last 40 -years the site is significantly degraded in terms of vegetation. The vegetation in the buffer currently consists of invasive vegetation with the dominant vegetation being blackberries. The applicant has provided an enhancement plan which calls for removing the vegetation and planting native trees, shrubs, and ground cover. RECOMMENDATION Staff recommends approval of the proposed wetland buffer reduction, stream relocation and stream buffer reduction as outlined in the Wetland Delineation and Buffer Mitigation Plan for the "Gem- Turley Property" and associated supplements and the Wetland and Stream Enhancement Specifications Per John Comis Associates Inc on file with the City under permit number PW08 -007. 1. Prior to any grading occurring within the wetland and/or stream buffer area as depicted in the plans that are part of PW08 -007 the applicant shall install a temporary erosion control fence around the edge of the buffer area. This temporary erosion fence shall be removed upon completion of the project. All trees that are to be retained on site shall be clearly marked in the field. 2. Prior to any work occurring within the buffer area and before relocation of the stream the contractor performing the land altering activities shall schedule a pre - construction meeting with the City. 3. No construction debris, garbage or any other materials shall be placed within the buffer areas. 4. Prior to final approval of PW08 -007 permit for the land altering activities that will occur on this property, the applicant shall provide a five year financial guarantee of $5,541.05. This financial guarantee shall be released after five years from when the City approves the installed landscaping and the applicant meets the performance standards specified in BM Page 5 of 6 07/09/2008 9:55:24 AM H:\Developments \GEM Short Plat, L06- 044 \Stream SR.doc Wetland Delineation and Buffer Mitigation Plan for the "Gem- Turley Property" and associated supplements and the Wetland and Stream Enhancement Specifications Per John Comis Associaties on file with the City under permit number PW08 -007. Given the small amount of the financial guarantee, the City will not accept a bond as the required financial guarantee. 5. Removal of vegetation within the buffer shall be done by hand and the use of heavy machinery is strictly forbidden. 6. Prior to final approval of PW08 -007 and before final approval of the associated short plat, the applicant shall demonstrate the adequate provisions have been made for monitoring of the enhancement area as outlined in Appendix 2 of Supplement #3 Buffer Mitigation Plan for "Gem- Turley" Property prepared by John Comis Associates, Inc. Most specifically how will the wetland expert gain access to the properties once the homes have been sold. 7. Prior to calling for a final inspection of the enhancement buffer area, the applicant shall have John Comis Associates submit a "Certification of Planting" to the City of Tukwila. The Certification shall note that the planting has been completed per the approved enhancement plan. The City shall not conduct any planning finals for the PW permit this certification has been provided to the City. 8. No modification to the enhancement plan or the plantings shown on the enhancement plan shall occur without the prior approval of the City of Tukwila Department of Community Development. Attachments: • Approved Wetland and Stream Enhancement Specifications Per John Comis Associates Inc dated May 12, 2008 and received by the City on May 13, 2008. • Wetland Delineation and Buffer Mitigation Plan for the "Gem Turley Property" and associated supplements. BM Page 6 of 6 07/09/2008 9:55:24 AM H: \Developments \GEM Short Plat, L06- 044 \Stream SR.doc Washington Department of FISH and WILDLIFE Issue Date: February 12, 2008 Project Expiration Date: February 11, 2013 PERMITTEE Gem Construction, Inc. ATTENTION: Matt Grimm 21501 Connell's Prairie Road East Buckley, WA 98321 206 - 931 -7274 Project Name: Project Description: HYDRAULIC PROJECT APPROVAL RCW 77.55.021 - Appeal pursuant to Chapter 34.05 PROVISIONS Control Number: 111941 -1 FPA/Public Notice #: N/A North Puget Sound 16018 Mill Creek Boulevard Mill Creek, WA 98012 -1296 (425) 775 -1311 AUTHORIZED AGENT OR CONTRACTOR Duncanson Company, Inc. ATTENTION: Harold Duncanson 145 SW 155th Street, Suite 102 Seattle, WA 98166 206 - 244 -4141 Gem/Turley Short Plat Channel and culvert realignment in an unnamed tributary to Gilliam Creek located at 4056 South 146th St., Tukwila 1. Work below the ordinary high water line to relocate the stream channel and replace the culvert shall occur only between June 1 and September 30. 2. Work shall be accomplished per plans and specifications approved by the Washington Department of Fish and Wildlife (WDFW) entitled, "GEM/TURLEY SHORT PLAT ", dated December 14, 2007, except as modified by this Hydraulic Project Approval. A copy of these plans shall be available on site during construction. 3. A temporary bypass to divert flow around the work area shall be in place prior to initiation of other work in the wetted perimeter. 4. A sandbag revetment or similar device shall be installed at the bypass inlet to divert the entire flow through the bypass. 5. A sandbag revetment or similar device shall be installed at the downstream end of the bypass to prevent backwater from entering the work area. 6. The bypass shall be of sufficient size to pass all flows and debris for the duration of the project. 7. Prior to releasing the water flow to the project area, all instream work shall be completed. 8. Upon completion of the project, all material used in the temporary bypass shall be removed from the site and the site returned to preproject or improved conditions. 9. The permanent new channel shall, at a minimum, be similar in length, width, depth, floodplain configuration, and gradient, as the old channel. The new channel shall incorporate streambed materials, meander configuration, and native or other approved vegetation equivalent to or greater than that which previously existed in the old channel. Page 1 of 5 Washington Department of FISH and WILDLIFE Issue Date: February 12, 2008 Project Expiration Date: February 11, 2013 HYDRAULIC PROJECT APPROVAL RCW 77 55 021 - Appeal pursuant to Chapter 34.05 Control Number: 111941 -1 FPA/Public Notice #: N/A North Puget Sound 16018 Mill Creek Boulevard Mill Creek, WA 98012 -1296 (425) 775 -1311 10. During construction, the new channel shall be isolated from the flowing stream by plugs at the upstream and downstream ends of the new channel. These plugs shall be substantial enough to prevent flood flows from entering the new channel during construction. 11. Spoils from the new channel shall be placed in an approved upland site. This material may be used to fill the old channel once the diversion has been completed, if the material is suitable for fill. 12. The angle of the structure used to divert the stream into the new channel shall allow a smooth transition of stream flow. 13. Diversion of flow into the new channel shall be accomplished by the following: a. First remove the downstream plug. b. Face the stream side of the plug with a sandbag revetment or similar approved mechanism. c. Partially remove the upstream plug to allow 1/3 to 1/2 of the flow down the new channel for at least overnight. The old channel shall not be allowed to dewater. d. Remove the rest of the upstream plug once the new channel has flow throughout its entire length. e. Close the upstream end of the old channel and securely armor the entrance to the old channel to prevent re -entry of any flow. 14. Filling of the old channel shall begin from the upstream closure and the fill material shall be compacted. Water discharging from the fill shall not adversely impact fish life. 15. Equipment used for this project shall be free of external petroleum -based products while working around the stream. Accumulation of soils or debris shall be removed from the drive mechanisms (wheels, tires, tracks, etc.) and undercarriage of equipment prior to its working below the ordinary high water line. Equipment shall be checked daily for leaks and any necessary repairs shall be completed prior to commencing work activities along the stream and wetlands associated with the stream. 16. If at any time, as a result of project activities, fish are observed in distress, a fish kill occurs, or water quality problems develop (including equipment leaks or spills), immediate notification shall be made to the Washington Department of Ecology at 1- 800 - 258 -5990, and to the Area Habitat Biologist listed below. 17. Erosion control methods shall be used to prevent silt -laden water from entering the stream. These may include, but are not limited to, straw bales, filter fabric, temporary sediment ponds, check dams of pea gravel - filled burlap bags or other material, and /or immediate mulching of exposed areas. 18. Prior to starting work, the selected erosion control methods (Provision 17) shall be installed. Accumulated sediments shall be removed during the project and prior to removing the erosion control methods after completion of work. Page 2 of 5 ENFORCEMENT: Sergeant Chandler (34) P3 Washington Department of FISH and WILDLIFE Issue Date: February 12, 2008 Project Expiration Date: February 11, 2013 CC: • • HYDRAULIC PROJECT APPROVAL RCW 77 55 021 - Appeal pursuant to Chapter 34 05 Control Number: 111941 -1 FPA/Public Notice #: N/A North Puget Sound 16018 Mill Creek Boulevard Mill Creek, WA 98012 -1296 (425) 775 -1311 D. FORMAL APPEALS OF DEPARTMENT ACTIONS TAKEN PURSUANT TO CHAPTER 43.21 L RCW: A person who is aggrieved or adversely affected by the denial or issuance of a Hydraulic Project Approval, or the conditions or provisions made part of a Hydraulic Project Approval may request a formal appeal. The FORMAL APPEAL shall be in accordance with the provisions of Chapter 43.21 L RCW and Chapter 199 -08 WAC. The request for FORMAL APPEAL shall be in WRITING to the Environmental and Land Use Hearings Board at Environmental Hearings Office, Environmental and Land Use Hearings Board, 4224 Sixth Avenue SE, Building Two - Rowe Six, P.O. Box 40903, Lacey, Washington 98504; telephone 360/459 -6327. E. FAILURE TO APPEAL WITHIN THE REQUIRED TIME PERIODS results in forfeiture of all appeal rights. If there is no timely request for an appeal, the department action shall be final and unappealable. Habitat Biologist Larry Fisher 425 - 313 -5683 � + for Director WDFW Page 5 of 5 WORK START: February 12, 2008 IWORK END: February 11, 2013 WRIA: Waterbody: Tributary to: 09.0032 Unnamed Duwamish River 1/4 SEC: Section: Township: Range: Latitude: Longitude: County: 22 04 E N 47.47278 NW 1/4 23 N W 122.282 King Location #1 Driving Directions Washington Department of FISH and WILDLIFE Issue Date: February 12, 2008 Project Expiration Date: February 11, 2013 Location #1 Gem/Turley Short Plat • 1 HYDRAULIC PROJECT APPROVAL RCW 77 55 021 - Appeal pursuant to Chapter 34 05 PROJECT LOCATIONS This Hydraulic Project Approval does not authorize trespass. Control Number: 111941 -1 FPA/Public Notice #: N/A North Puget Sound 16018 Mill Creek Boulevard Mill Creek, WA 98012 -1296 (425) 775 -1311 19. Wastewater from project activities and water removed from within the work area shall be routed to an area landward of the ordinary high water line to allow removal of fine sediment and other contaminants prior to being discharged to the stream or wetlands associated with the stream. 20. All waste material such as construction debris, silt, excess dirt or overburden resulting from this project shall be deposited above the limits of flood water in an approved upland disposal site. 21. If high flow conditions that may cause siltation are encountered during this project, work shall stop until the flow subsides. 22. Extreme care shall be taken to ensure that no petroleum products, hydraulic fluid, fresh cement, sediments, sediment -laden water, chemicals, or any other toxic or deleterious materials are allowed to enter or leach into the stream or wetlands associated with the stream. APPLY TO ALL HYDRAULIC PROJECT APPROVALS This Hydraulic Project Approval pertains only to those requirements of the Washington State Hydraulic Code, specifically Chapter 77.55 RCW (formerly RCW 77.20). Additional authorization from other public agencies may be necessary for this project. The person(s) to whom this Hydraulic Project Approval is issued is responsible for applying for and obtaining any additional authorization from other public agencies (local, state and /or federal) that may be necessary for this project. This Hydraulic Project Approval shall be available on the job site at all times and all its provisions followed by the person(s) to whom this Hydraulic Project Approval is issued and operator(s) performing the work. The person(s) to whom this Hydraulic Project Approval is issued and operator(s) performing the work may be held liable for any loss or damage to fish life or fish habitat that results from failure to comply with the provisions of this Hydraulic Project Approval. Page 3 of 5 Washington Department of FISH and WILDLIFE Issue Date: February 12, 2008 Project Expiration Date: February 11, 2013 • HYDRAULIC PROJECT APPROVAL RCW 77 55 021 - Appeal pursuant to Chapter 34.05 APPEALS INFORMATION Control Number: 111941 -1 FPA/Public Notice #: N/A North Puget Sound 16018 Mill Creek Boulevard Mill Creek, WA 98012 -1296 (425) 775 -1311 Failure to comply with the provisions of this Hydraulic Project Approval could result in a civil penalty of up to one hundred dollars per day and /or a gross misdemeanor charge, possibly punishable by fine and /or imprisonment. All Hydraulic Project Approvals issued pursuant to RCW 77.55.021 (EXCEPT agricultural irrigation, stock watering or bank stabilization projects) or 77.55.141 are subject to additional restrictions, conditions or revocation if the Department of Fish and Wildlife determines that new biological or physical information indicates the need for such action. The person(s) to whom this Hydraulic Project Approval is issued has the right pursuant to Chapter 34.04 RCW to appeal such decisions. All agricultural irrigation, stock watering or bank stabilization Hydraulic Project Approvals issued pursuant to RCW 77.55.021 may be modified by the Department of Fish and Wildlife due to changed conditions after consultation with the person(s) to whom this Hydraulic Project Approval is issued: PROVIDED HOWEVER, that such modifications shall be subject to appeal to the Hydraulic Appeals Board established in RCW 77.55.301. If you wish to appeal the issuance or denial of, or conditions provided in a Hydraulic Project Approval, there are informal and formal appeal processes available. A. INFORMAL APPEALS (WAC 220 - 110 -340) OF DEPARTMENT ACTIONS TAKEN PURSUANT TO RCW 77.55.021, 77.55.141, 77.55.181, and 77.55.291: A person who is aggrieved or adversely affected by the following Department actions may request an informal review of: (A) The denial or issuance of a Hydraulic Project Approval, or the conditions or provisions made part of a Hydraulic Project Approval; or (B) An order imposing civil penalties. A request for an INFORMAL REVIEW shall be in WRITING to the Department of Fish and Wildlife HPA Appeals Coordinator, 600 Capitol Way North, Olympia, Washington 98501 -1091 and shall be RECEIVED by the Department within 30 days of the denial or issuance of a Hydraulic Project Approval or receipt of an order imposing civil penalties. If agreed to by the aggrieved party, and the aggrieved party is the Hydraulic Project Approval applicant, resolution of the concerns will be facilitated through discussions with the Area Habitat Biologist and his/her supervisor. If resolution is not reached, or the aggrieved party is not the Hydraulic Project Approval applicant, the Habitat Technical Services Division Manager or his /her designee shall conduct a review and recommend a decision to the Director or his /her designee. If you are not satisfied with the results of this informal appeal, a formal appeal may be filed. B. FORMAL APPEALS (WAC 220 - 110 -350) OF DEPARTMENT ACTIONS TAKEN PURSUANT TO RCW 77.55.021 (EXCEPT agricultural irrigation, stock watering or bank stabilization projects) or 77.55.291: A person who is aggrieved or adversely affected by the following Department actions may request a formal review of: (A) The denial or issuance of a Hydraulic Project Approval, or the conditions or provisions made part of a Hydraulic Project Approval; (6) An order imposing civil penalties; or (C) Any other 'agency action' for which an adjudicative proceeding is required under the Administrative Procedure Act, Chapter 34.05 RCW. A request for a FORMAL APPEAL shall be in WRITING to the Department of Fish and Wildlife HPA Appeals Coordinator, shall be plainly labeled as 'REQUEST FOR FORMAL APPEAL' and shall be RECEIVED DURING OFFICE HOURS by the Department at 600 Capitol Way North, Olympia, Washington 98501 -1091, within 30 -days of the Department action that is being challenged. The time period for requesting a formal appeal is suspended during consideration of a timely informal appeal. If there has been an informal appeal, the deadline for requesting a formal appeal shall be within 30 -days of the date of the Department's written decision in response to the informal appeal. C. FORMAL APPEALS OF DEPARTMENT ACTIONS TAKEN PURSUANT TO RCW 77.55.021 (agricultural irrigation, stock watering or bank stabilization only), 77.55.141, 77.55.181, or 77.55.241: A person who is aggrieved or adversely affected by the denial or issuance of a Hydraulic Project Approval, or the conditions or provisions made part of a Hydraulic Project Approval may request a formal appeal. The request for FORMAL APPEAL shall be in WRITING to the Hydraulic Appeals Board per WAC 259 -04 at Environmental Hearings Office, 4224 Sixth Avenue SE, Building Two - Rowe Six, Lacey, Washington 98504; telephone 360/459 -6327. Page 4of5 February 22, 2007 Company, Inc. Mr. Brandon Miles City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Suite 100 Tukwila, WA 98188 RECEIVE IFEB 2 2 2007 DUNCANSON COMMum , Y DEVELOPMENT Subject: Resubmittal of Gem/Turley Short Plat Special Permission (Wetland Reduction) Application File No. L06 -014 Dear Brandon: Planning Division of DCD 145 SW 155th Street • Suite 102 • Seattle, Washington 98166 Phone 206.244.4141 • Fax 206.244.4455 • Web u.ue:eduncansoncocom CIVIL ENGINEERING DC105477 We have completed revisions of our plans per your review comments letter, dated December 4, 2006. Our response to each item addressed in that review comments letter is on the following pages: 1. Public Works has noted that a total easement of 15 feet is required for the storm drain bypass that is located on the east property line of proposed lots one and three. Public Works has noted that it may be possible to reduce the size of the easement if certain requirements are met. Please note that the easement will constrain the house size and location on proposed lots one and three. Show the easement area and revised home locations on the plans. A 15' total width storm drain bypass easement (10' wide easement and 5' wide BSBL) is shown on the plans. Also shown is the revised home footprint. 2. Planning staff has some concerns in granting a reduction of the wetland buffer size when enhancement of the buffer area directly adjacent to the wetland is not possible since that area is under separate ownership. The City proposes that the wetland reduction be the minimum possible in order to allow lot five a reasonable rear yard area (see attached map). The split rail fence needs be extended along the entire length of the protected area to encompass the two hemlock trees (HE9 and HE10). Please revise the wetland enhancement plant and plans to reflect the modified buffer area. Mr. Brandon Miles 02/22/07 Page 2 • • We have shown the minimum possible rear yard are for lot 5, thereby setting aside the maximum possible area for the wetland buffer area on this lot. The split rail fence is shown extending along the entire length of the protected wetland area, including the specified hemlock trees. The wetland enhancement plan is currently being revised by John Comis Associates and will be submitted upon completion. 3. Revise the note regarding which trees are to be retained. Trees marked with a circle appear to be retained. The plans note that these trees are to be removed. The tree retention note has been revised accordingly; trees marked with a circle are to be retained. Public Works Department 1. The water and sewer availability letters need to be renewed since they will expire in December. The water availability letter should also reference the new fire hydrant. The water and sewer availability letters have been renewed — copies are enclosed. The water district was made aware of the proposed fire hydrant and the water availability states that 2,800 gpm is available from the 6" water main located in South 146 Street. 2. Per King County Surface Water Design Manual the relocated stream requires a 10 foot easement and a five foot easement from building setback line. However if the following are met and exception can be granted. a. AS- BUILTS showing the location of the pipe are submitted; b. A geotechnical /structure analysis demonstrates stability of the of the proposed structure(s). c. Access for maintenance /replacement remain unobstructed. An exception is not requested; a 15' total width storm drain bypass easement (10' wide easement and 5' wide BSBL) is shown on the plans. 3. There is a very tight area where driveways from lots three, four and five come together, reevaluate this issue to avoid possible conflicts. We have shown a modified hammerhead for fire department access; the legs of the hammerhead provide access to two lots each: one leg provides access to proposed lots 2 and 3 and the other leg provides access to lots 4 and 5. Lot 1 directly accesses South 146 Street. Mr. Brandon Miles 02/22/07 Page 3 Fire Department Sincerely, Duncanson Company, Inc. e i a t444404.0 Harold Duncanson President Enclosures • • 4. All utilities within the right of way shall be perpendicular or parallel of the right of way, see the attached mark -up. All utilities within the right of way are designed accordingly. The proposed curb /gutter along the site frontage has been revised to connect with the existing curb at the intersection of South 146 Street and 42 " Avenue South. Also, in regards to a comment on the mark -up, the final engineering plans will include a separate ROW plan and will be submitted after preliminary approval. S. Lot two shall not have direct access to S. 146 Street, instead lot shall access from the private road. The following note has been added to the plans: "LOT 2 SHALL NOT HAVE DIRECT ACCESS TO SOUTH 146TH STREET; INSTEAD, LOT 2 SHALL ACCESS FROM THE PRIVATE DRIVE." Lot 2 will access the private road via one shared leg of the hammerhead. 1. An approved Fire Department turnaround is required for the project due to the length of the driveway from the access road. Per verbal approval from Fire Marshal Don Tomaso, a modified hammerhead is shown on the plans; his approval letter will be submitted upon receipt from Fire Marshal Tomaso. 2. The proposed fire hydrant must provide at least 1,000 gpm fire flow. The water district was made aware of the proposed fire hydrant and the water availability states that 2,800 gpm is available from the 6" water main located in South 146 Street. Therefore, sprinklers are not required. Please give me a call if you have any questions or comments. Project: 6 lit .Tvie 1 56(}- 1 9) . 3_ Address: LO 56 5, I Li i i 5} Date transmitted: 61 1 Ii I- Response requested by: IJ 015 b G Staff coordinator: 6, po Date response received: • City of Tukwila Department of Community Development LAND USE PERMIT ROUTING FORM File Number L,9 'ON � £ G. off Lot-06 I TO: Building Planning Public Works Fire Dept. r Police Dept. M Parks /Rec REVIEWERS: Please specify how the attached plans conflict with your ADOPTED development regulations, including citations. Be specific in describing the types of changes you want made to the plans. When referencing codes, please identify the actual requirement and plan change needed. The Planning Division review does not supplant each department's ability to administer its own regulations and permits. However, project consistency at the Planning review stage is important to minimize significant later design changes. More than minimal design changes require further Planning Commission review, even if alteration is required to satisfy a City requirement. This further review is typically a minimum 60 -day process. Requirements based on SEPA (e.g., not required by an adopted development regulation) MUST identify the impact being mitigated, the policy basis for requiring mitigation, and the method used to calculate the mitigation required. Calculations of project impacts and the mitigation required (e.g., water capacity, road level of service analyses, or turning analyses) may be required of the applicant. COMMENTS (Attach additional comment sheets and/or support materials as needed.) i5 9 A ► s t Pcrr, ;�h 1 4 f ,oimn(44 121VW i( p i p75trk 514)4 Plan check date: Comments prepared by: Update date: Brandon Miles - Request for additional irrmation Gem short plat E06 -004 NOA From: "Karen Walter" < Karen .Walter @muckleshoot.nsn.us> To: <bmiles @ci.tukwila.wa.us> Date: 8/23/06 4:07PM Subject: Request for additional information Gem short plat E06 -004 NOA Brandon, The Muckleshoot Indian Tribe Fisheries Division received the notice of application and checklist for the above referenced project. Per the checklist, there is a wetland delineation and buffer mitigation plan. Can we get a copy of this document for our review? Also, is there any more information (i.e. BE /BA, conceptual drawings, mitigation plan) for the proposed stream relocation? Finally, where will the stormwater ultimately flow to? The checklist is incomplete on this question. Please have any additional information sent to : Karen Walter Muckleshoot Indian Tribe Fisheries Division 39015 172nd AVE SE Auburn WA 98092 Thank you! Karen Walter MITFD 253 - 876 -3116 Page 1 • City of Tukwila Department of Community Development Steve Lancaster, Director NOTICE OF APPLICATION DATED August 18, 2006 Steven M. Mullet, Mayor The following applications have been submitted to the City of Tukwila Department of Community Development for review and decision. APPLICANT: Gem Construction AGENT: Matt Grimm LOCATION: 4056 S. 146 Street, King County Parcel Number 004000- 0235 OWNER OF THE PROPERTY: Gem Construction FILE NUMBERS: E06 -004 (SEPA Review), L06 -014 (Short Plat), and L06 -051 (Special Permission from the Director) PROPOSAL: The applicant has proposed to divide an existing lot into five lots and construct one home on each lot. Earthwork on the site will include approximately 2,500 cubic yards of cut and fill. There is an offsite type III wetland. The wetland's buffer extends on to the property. The applicant has proposed to reduce the buffer area of the wetland buffer from 50 feet to 25 feet. The applicant has also proposed to relocate a stream that is on the property. OTHER REQUIRED PERMITS: Short Plat Approval, City of Tukwila Special Permission from the Director, City of Tukwila Public Work Permits, City of Tukwila Building Permits, City of Tukwila Plumbing and Mechanical Permits, City of Tukwila Electrical Permits, City of Tukwila or Washington State Labor and Indusrties These files can be reviewed at the Department of Community Development, 6300 Southcenter Blvd., #100, Tukwila, WA. Please call (206) 431 -3670 to ensure that the file(s) will be available. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 You can submit comments on this application. You must submit your comments regarding the Short Plat Application in writing to the Department of Community Development by 5:00 p.m. on September 1, 2006. If you have questions about this proposal contact Brandon J. Miles, Planner -in- charge of this project at (206) 431 -3684 or by email at bmiles@ci.tukwila.wa.us. Anyone who submits written comments will become parties of record and will be notified of any decision on this project. Please send comments to: City of Tukwila Planning Attn: Brandon J. Miles 6300 Southcenter Blvd., Suite 100 Tukwila, WA 98188 APPEALS Appeals of SEPA Decisions must be consolidated with the underlying land use permit. Any appeal will be consolidated with the City's decisions on the pending short plat application. For more information regarding appeal rights or to request a copy of the City's decision on this matter, please call (206) 431 -3684. OPPORTUNITY FOR PUBLIC COMMENT DATE OF APPLICATION: February 9, 2006 NOTICE OF COMPLETE APPLICATION: March 4, 2006 NOTICE OF APPLICATION POSTED: August 18, 2006 r rib44i(:11017b 1J:4( LOJc r coax ( • MEMORANDUM DATE: June 20, 2006 TO: Jennifer Kelly @ Duncanson Company, Inc. 145 SW 155 Street, Suite 102 Seattle, WA 98166 Phone: 206 -244 -4141 Fax: 206-244-4455 JOHN COMIS ASSOCIATES, Inc. IFor Wetlands, Svearos, & Mitigation Designs since 19891 222 East 26th Street, #103 Tacoma, WA 98421 Office: (253) 272 -6808 Fax: (253) 272 -6807 E-mail: jcomis@iohncomisassociates.com City of Tukwila Department of Communi Attention: Sandra Whiting, Urban Environmentalist 6300 Southcenter Boulevard, Suite #100 Tukwila, Washington 98188 Phone: 206 -431 -3663 Fax: 206 -431 -3665 • ounrl krUlrliJ HDJUlr1H 1 . FHl7 . Ul/ UJ SUBJECT: Memorandum of Understanding after our field meeting on 6/19/06 for the Grimm - Turley Plat @ 146 Street S. in Tukwila, JCA Job #050512 Enclosed is a revised site plan and copy of my field notes for a suggested watercourse re- alignment as discussed yesterday at a field meeting with Sandra Whiting from the City of Tukwila. Also enclosed is a copy of my field notes taken at this meeting. A buffer modification plan will include buffer enhancement with native vegetation as we already designed for the December 2005 report (see Figures 5 and 6 and Appendix 1 for details). A meandered stream channel and buffer (Type 3, with modified 25' wide buffer) will be enhanced and realigned toward the northeast side of the site. A new pipe outlet for the overflow waters from "Wetland A" will replace an existing 12" outlet pipe that flows south through the middle of the site. The new pipe outlet will be approximately 215' + 30' = 245' along the east property line. The modified 25' buffer will not extend east into the adjacent private property. Please note that the usable lot area on the north and west side of new Lot 4 may be increased by this revised plan. The revised plan also includes removal of non - native vegetation (mostly Himalayan blackberries) from within the prescribed onsite buffer areas and replanting with native vegetation. John Comis Associates Page 1 of 2 Date 6/20/2006 kab4X0/ 41010b 1.1:4( Also note that the plan may include contacting the adjoining property owner to the north to obtain permission to remove the blackberries within that narrow property area within the buffer and replant with native vegetation. However, this is offsite an is not made a requirement for the plat approval. • A revised planting plan (Figure 5) and cost estimate (Appendix 2) will be prepared for the original report by JCA after a revised site plan is prepared by Duncanson Company. The revised report will also include a discussion of the watercourse rating and buffer recommendation for this site. Please contact Moira Bradshaw, DCD at City of Tukwila, about including the proposed enhanced buffer areas within the lot size calculations. Call me at my office (see numbers listed above) if you have any questions or comments or changes to the revised site plan, or to my understanding of what we discussed to at this field meeting. Sincer G. Comis,' ' WS etlands Specialist uuriri 1,U1•IlJ HJJULUH I C ri'7C OL/ l7J • LOJL (Lbb17 / • Enclosures File: \Grimm- Turley @TukwilaMemo2.doc JCA Job#050512 John Comb Associates Page 2 of 2 Date 6/20/2006 0.3.019/9 FroLo L �1• i S 1461H 'S1REt. / T-- Oder 0021 eb. 55.1.10 ✓ al .1t w' 01 as ✓ a411.211 P'1 NW 1/4 OF SECTION 22, TOWNSHIP ZS NORTH, RANGE 4 EAST, WM OF PRELIMINARY 6tI0 PLAT / PLAT RT 9.0 Or .4144 / 1 I Moor 10111 A/ Orr roe =0 4, LMP Dow INY� T MOO _ Cut. 01111 On. 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JUMN JMI r OU/OU _ArYIPe.:._.....PidAM_711.x.c..._../ ......._. ,......_ titzt-oq . 7.44f et 2.5, ...........,......., 4.. ,...... .......,._._ _4__ ...._ _........____..._______.____ I . 1 ! ■ 2. Wetland Delineation and Buffear Mitigation Plan for the "G MM- TRRLEYPRO.P RTY" Site located at 4058 S. 146 ' St., Tukwila, WA 98168 Tax Parcel No. 0040000235 Situated int NE IA of the NW 'h, Section 22- T23N -R4E, W.M., City of Tukwila, King County, Washington PREPARED FOR Gem Construction, Inc. Attention: Matt Grimm 21501 Connell's Prairie Rd Buckley, WA 98321 Phone: 206 -931 -7274 (cell) Fax: 253- 447 -4598 December 8, 2005 PREPARED BY OHN COMIS ASSOCIATES, Inc. 989 l`or Wetlands, Streams, & Mit igation Designs s 222 East 26th Street, #103 Tacoma, WA 98421 Office: (253) 272 -6808 Fax (253) 272 -6867 Mobile: (253) 686 4007 E -mail: icalijajohncomisassociates.com December 8, 2005 City of Tukwila Department of Community Development Attention: Steve Lancaster, Director 6300 Southcenter Boulevard, Suite #100 Tukwila, Washington 98188 To Whom It May Concern: Grimm - Turley Tukwila By John Comis Associates Date: 12/08/05 ; JOHN COMIS ASSOCIATES or Wetlands, Streams, & Mitigation Designs since 19891 222 E. 26 Street, #103 Tacoma, WA 98421 Office: (253) 272 -6808 Fax: (253) 272 -6807 E -mail: jcomisl7a johncomisassociates.com SUBJECT: Wetland Delineation and Buffer Mitigation Plan for the "Grimm- Turley Property" @ 4058 S. 146 St., in the City of Tukwila, Parcel No. 0040000235. John Comis Associates (JCA) has completed a site visit and delineation for the offsite wetland at the subject property. The•portion of the offsite wetland that is nearest to the northern property line is delineated and located at three points and designated as Wetland "A ". This work included a routine delineation, of Wetland "A" adjacent to the northern boundary. 1 Wetland 'delineations, designations, ratings and buffers are also evaluated in accordance with the City of Tukwila Sensitive Areas Regulations for wetlands in the Tukwila Municipal Code (TMC, Ord. 2074 §I (part), 2004). The field note sketch map (FNSM, Figure 3) shows numbered data points at the northern boundary of the property (equal to the south edge of Wetland A). The field also show data points for the centerline of the "stream" out of the south side of this wetland and into the inlet end of a 12" diameter culvert pipe that drains overflow waters out to the south. The overflow waters from Wetland A drain into a storm drain system along 146 Street: The FNSM also shows transect measurements, habitat features such as vegetation lines, landmarks such. as houses or fence lines, and various other site - specific information (see Figure 3 for details). The offsite wetland boundary points are survey located and plotted to scale on a Site Survey Map at a scale of 1 " =20 feet (see reduced copy of this map as Figure 4 in this report). I have computed the offsite portions of Wetland A by approximate methods. We have added applicable notes and buffer information to the final mitigation plan to show the regulated wetland and enhanced buffer area, together with other information such as `save' trees, the modified buffer • Wetlands are delineated using the Washington State Wetlands Identification and Delineation Manual, March 1997, prepared by the Washington State Department of Ecology (WDOE Publication #96 -94). This State Wetlands Manual is required to be used by all state agencies in the application of any state laws and regulations as well as any city or county in the implementation of any regulations under the Growth Management Act. This methodology used is also consistent with the 1987. Corps of Engineers Wetland Delineation Manual. 1 WL: SYSTEM CLASS WATER REGIME (abbreviation) (PFO /ssCd) A palustrine Forested/ scrub -shrub seasonally flooded, partially drained boundary and vegetation enhancement areas for the final Planting Plan for Buffer Enhancement (see Figure 5 and 6 for details). Surveyed data points: • Wetland 'A' ( #A1 to #A3) [Note that the stream corridor is marked at point numbered "Al" by JCA] • 1 drainage course (not numbered but marked by the blue flags tied to vegetation along the drainage centerline) These are flagged with colored ribbon marked as follows: • "WETLAND DELINEATION - number" (pink ribbon, tied to vegetation, see circled numbers on sketch map) • "CL -DRA DITCH" (blue ribbon, centerline of drainage course tied to vegetation) Wetland A: Vegetation classes within the wetlands were identified and generally characterized in accordance with Cowardin et al z as follows: SUMMARY OF WETLAND VEGETAT Wetland A is situated entirely offsite and to the north of the subject property. This wetland was designated as "Wetland A" by a previous study of the area to the north that was done by JCA and surveyed by Sadler - Bernard for 2 single family residential building permits on existing lots of record. The offsite wetland extends to a point nearest to the northern property line of the subject site. The location of the wetland edge nearest to the site is delineated at this time by point's #A1, A2 and A3 as shown on the Site Survey Map (Figure 4). The total size of the offsite Wetland A is measured by JCA to be 13,200 square feet (0.303 acres). This is based on the previous survey by Sadler - Bernard, by the current survey by Duncanson Company, and by our estimate of the portion on the west side based on the City's 2004 "Wetland /Watercourse Buffer Map ". Hydrology sources for Wetland A appears to be primarily from surface water runoff from adjacent single family residences that surround this area, together with some groundwater that may be flowing into the topographic depression. The storm drains along 144 Street South and 146` Street South do not appear to drain directly into this wetland area, but drain storm water runoff away from the area and toward the southeast (see Figure 2, Topography and Drainage Map, for details). A shallow drainage ditch extends south from the wetland edge @ WL #A1. It flows into the inlet end of a 12" culvert. The 12" RCP (reinforced concrete pipe) culvert (@ I.E. = 275.56') extends south past the western side of the house. The drain pipe turns southwest (no cleanout found at the angle point of the pipe) and discharges flow into a catch basin along the north side of S 146 2 "Classification of Wetlands and Deepwater Habitats of the United States ", US Fish and Wildlife Service, FWS /OBS -79/31 (Cowardin et al, 1979) Grimm - Turley @ Tukwila By John Comis Associates Date: 12/08/05 Street, situated in front of a new house at the corner of 146` and 42n Avenue South (see Site Survey Map, Figure 4, for details). The overflow waters from Wetland A then flow in the storm drain system from this collection point south in a piped system along 42 ° Avenue South and appears to discharge at about 149 to the southwest. The offsite Wetland A are rated "Type 3" per the City of Tukwila Sensitive Areas Regulations (TMC 18.45.080, B), and the letter dated February 24, 2005, to John Tamburelli for Permits D04 -303 and D04 -304 signed by Brandon J. Miles, Assistant Planner. The rating of Wetland A is based on our field observations of wetland conditions that exist at the time of this study. Wetland A is also rated using the hydrogeomorphic classification system based on the current "Washington State Wetlands Rating System for Western Washington ", August 2004 (WDOE Pub #04 -06 -025). Using the WDOE Wetland Rating System, the total score for functions is 41, water quality functions score is 22, hydrologic functions score is 5, and habitat functions score is 14 for a Depressional wetland (see Appendix 3 for completed form by JCA.). The standard buffer width is required to be 50 feet for this type of wetland. Please note that this is in accordance with the 2004 TMC requirements for sensitive wetland areas. This is discussed in detail in the Wetland Rating and Standard Buffer Requirements section of this report. A buffer modification plan is proposed for this area in order to decrease the standard width using "Buffer Enhancement ". The existing vegetation will be enhanced by adding plants that are native to this area and diversifying the plant community to provide a more suitable habitat for animals that would normally be found within and use this area. The table in Appendix 1 (see Specifications) Lists the associated species for Typical Puget Sound Lowland Plant Communities and the habitat needs of animals that potentially use of the respective areas. Buffer Enhancement shall be constructed within the onsite area shown as a "(Modified) 25 -ft. No- Disturbance Wetland Buffer" on the Planting Plan (Figure 4). The Planting Plan for Buffer Enhancement provides for mitigation within a modified buffer area by removing the invasive, non- native plants such as Himalayan blackberries and grasses, and replanting the area with more desirable native species that can provide cover and increased habitat diversity for wildlife that may frequent this area. The offsite wetland area is hydrologically isolated and NOT part of an anadromous fishery stream. Wetland "A" drains south into a storm sewer system along SE 146 Street. We did not see any hydrologic continuity between Wetland A and another offsite wetland or stream corridor that provides any significant habitat function or connections to other significant habitat areas. The buffer mitigation plan is designed to enhance the onsite portion of buffer area associated with the project site in the area along the edge of the adjacent offsite wetland. I have checked other parts of the site and no other regulated jurisdictional wetlands are found onsite or within 200 feet of the site boundary. .FUNCTIONAL ASSESSMENT of the Wetland Discussed: a. Flood control (storage and conveyance): The flood storage function provided by the wetland should remain unchanged since the wetland is not altered by this project. The functional value or benefit derived from the wetland is Grimm - Turley @ Tukwila By John Comis Associates Date: 12/08/05 3 significant due to attenuation of flood flows as it stores the runoff waters which flow into it from surrounding residential, commercial and roadway areas. The wetland depression effectively detains surface runoff from tributary areas and slowly releases the impounded waters into the downstream storm drainage system which is described above. b. Water quality (biofiltration of sediment and pollution): The water quality values of the wetland are significant for removal of suspended sediments, silts and nutrient pollution which may occur in storm waters running off from existing developments, roadways, parking and residential areas. The biofiltration function of the wetland is provided by dense wetland vegetation and a long detention time due to a restricted outlet at the south end of the wetland. As future development increases, the potential erosion and sedimentation benefits provided by the wetland functions will increase the value for water quality control. c. Wildlife habitat: Wildlife habitat values for the wetland are judged to be "medium ". This is due to the relative diversity at habitat "edges" around the forested wetland. The palustrine wetland system contains 2 classes with a moderate structural diversity for this area. It contains taller trees and scrub - shrub classes. No open water or aquatic bed classes were found. The wetland has associated habitat edges which fauna prefer for food and shelter. The seasonal availability of surface water in the wetland provides a limited source for wildlife. The wetland functions as a common source of shelter and food for local song bird and small terrestrial mammal species. These include observed signs or sighting of song bird species including Chickadee (Parus sp.), Nuthatch (Sitta sp.), woodpecker (unknown), American Crow (Corvus brachyrhynchos), and Grosbeak (unknown). There are no endangered, threatened or sensitive ANIMAL species known to inhabit the project site. This is based on observations at the site and comparison with current publications by the Washington Department of Wildlife titled "Washington Priority Habitats and Species" (Nov. 1993), "Status Report on Endangered and Threatened Species" (1989), and "Nongame Data Systems Special Animal Species List" (Aug. 1990). These lists also include species of "special concern" as non -game animals. There are no endangered, threatened or sensitive PLANT species identified in the wetland plant community. There are no unusual plants identified in the wetland. This is based on observations at the site and comparison with the current publication by the Washington Department of Natural Resources titled "Endangered, Threatened and Sensitive Vascular Plants of Washington" (Jan. 1994). This publication is compiled by the Washington Natural Heritage program and updated regularly. It frequently has information which is significant to wetland categorization. d. Human use (recreation or other uses): The wetland is not used by humans. The diversity of habitats within the wetland may provide some potential use as a nature study area or pedestrian trail for a limited number of local residents. Primarily the residents which may use the area are situated to the west of the project site. The other areas surrounding the project site are already developed as commercial uses. No use of the regulated wetland for recreation is planned at this time or as part of a commercial development for the project site. Grimm - Turley @ Tukwila By John Comis Associates Date: 12/08/05 4 Wetland Rating and Standard Buffer Requirements Discussed WETLAND RATINGS — In accordance with the City of Tukwila Sensitive Areas Regulations (TMC 18.45.080, B), wetlands shall be designated (or `rated') as Type 1, Type 2 or Type 3 as follows: 1. Type 1 wetlands are those wetlands that meet any of the following criteria: a. The wetland is characterized by the presence of species listed by the federal government or State as endangered or threatened, or the presence of critical or outstanding habitat for those species; b. The wetland has 40 -60% permanent open water in dispersed patches with two or more classes of vegetation; c. The wetland is equal to or greater than five acres in size and has three or more wetland classes, one of which may be substituted by permanent or open water; or d. The wetland is documented as regionally significant waterfowl or shorebird areas by the State Department of Fish and Wildlife. 2. Type 2 wetlands are those wetlands that meet any of the following criteria: a. The wetland is equal to or greater than one acre in size; b. The wetland has three or more wetland classes and is less than 5 acres; c. The wetland is characterized by the presence of nesting sites for priority species as listed by the Washington State Department of Fish and Wildlife; or d. The wetland is hydrologically connected (non- isolated) to a Type 1 or Type 2 watercourse. 3. Type 3 wetlands are those wetlands that are greater than 1,000 square feet and less than one acre in size with two or fewer wetland classes. WETLAND BUFFERS — In accordance with the City of Tukwila Sensitive Areas Regulations (TMC 18.45.080, C), wetland buffers shall be established adjacent to and along the edge of designated wetland areas. The purpose of the buffer area is to protect the integrity, functions and values of the wetland area. Any land alteration must be located out of the buffer areas as required by the TMC section for buffer widths, unless the standard buffer width is modified as may be recommended by the wetland specialist together with a buffer enhancement plan and approved by the City. In accordance with the City of Tukwila Sensitive Areas Regulations (TMC 18.45.080, E), standard buffer widths shall be established from the wetland edge as follows: 1. Type 1 Wetland; 100 foot buffer. 2. Type 2 Wetland; 80 foot buffer. 3. Type 3 Wetland; 50 foot buffer. In accordance with the City of Tukwila Sensitive Areas Regulations (TMC 18.45.080, F), setbacks shall be established along the buffer boundary as follows: 1. All commercial and industrial buildings shall be set back 15 feet and all other development [including residential development] shall be set back ten (10) feet from the buffer's edge. The building setbacks shall be measured from the foundation to the buffer's edge. Building plans shall also identift a 20 foot area beyond the buffer setback within which the impacts of development may be reviewed. Grimm - Turley @ Tukwila By John Comis Associates Date: 12/08/05 5 Buffer Modification and Enhancement Plan Discussed In accordance with the TMC 18.45.080, following protection for wetland abit intended ats. The spec fc comment for each o item i m iitalic �z t e) is discussed by JCA (underlined) as it relates to the proposed project: 1. Minimize long -term impacts of development on properties containing wetlands; The proposed Planting Plan for Buffer Enhancement by JCA (see Figures 5 and 6) minimizes long term impacts from the development such as noise and glare by providing improvements for diversity and abundance of vegetation that will increase the overstory plant cover and increase the plant density for screening. The invasive woody vines such as Himalayan blackberries will be removed by cutting and grubbing, and these areas replanted with native species (see Construction Specifications, Appendix 1, for details). 2. Protect wetlands from adverse impacts during development; Adverse impacts during development can be controlled by placing orange construction fence along the boundary of the proposed 25 -foot wide wetland buffer to prevent casual intrusion into this buffer area prior to it being cleared of invasive species and replanted with native species. 3. Preserve the edge of the wetland and its buffer for its critical habitat value; The edge of the offsite wetland will not be disturbed by the plan. The buffer edge will be reduced by the plan but the area of the remaining buffer will be enhanced around the onsite portion of the buffer to provide increase protection and habitat diversity with native plant species. 4. Provide an area to stabilize banks, to absorb overflow during high water events and to allow for slight variation of aquatic system boundaries over time due to hydrologic or climatic effects; Due to the hydrology conditions that are found associated with this small Wetland A, namely that drainage around the streets and outlying areas is diverted away from the wetland; no significant increase in surface water elevation is anticipated. The wetland appears to be relatively stable for bank protection and overflow waters are going to continue to flow out to the south through the drainage channel and revised 12" culvert outlet toward 146 Street and the storm sewer system along 42n Avenue. 5. Reduce erosion and increased surface water runoff The onsite development areas will continue to drain toward the south and into the offsite storm drain system. No surface water runoff or erosion is anticipated to occur in the direction toward the offsite wetland to the north. 6. Reduce loss of or damage to property; The existing 12" diameter storm drain that is established past the existing house will be relocated around the eastern side of the property as indicated by the engineering plans for this site development. The inlet to 12" culvert pipe is located about 52 feet south of the south edge of Wetland A (see delineation point " #A1" on the site survey map, Figure 5). The inlet location will not change. However, the pipe alignment will be improved with added catch basin cleanouts to convey the waters into the offsite storm drain system along 146 Street. 7. Intercept fine sediments from surface water runoff and serve to minimize water quality impacts; and Grimm - Turley @ Tukwila By John Comis Associates Date: 12/08/05 6 As described above, the general drainage pattern for the onsite runoff is toward the south, away from the wetland and into the storm drain system along 146"' Street. Normal and expected onsite controls for drainage waters and runoff control for silts and sediments should be provided by the engineered drainage plan for this project (see separate report). 8. Protect the sensitive area from human and domestic animal disturbances. This is not done as there are no fences or other impediments to entry into this small wetland that have been established or required for other developments in this area that limit human or domestic animal disturbance (probably children and pets exploring the wetland). Variation of Standard Wetland Buffer Width In accordance with the TMC 18.45.080, G, wetland buffers may be reduced if approved by the Director on a case -by -case basis, provided the reduced buffer area does not contain slopes 15% or greater. The existing ground slope around the southern edge of Wetland A in the area of the buffer reduction is 5 % as measured by the site survey. The approved buffer width shall not result in greater than a 50% reduction in width. As illustrated on the figures in this report, the buffer width is proposed to be reduced from the standard 50 -foot width for a Type 3 wetland to be no less than 25 -feet wide. Buffer reduction with enhancement may be allowed by the Director as a Type 2 permit if additional protection to wetlands will be provided through the implementation of a buffer enhancement plan. The detailed buffer enhancement plan is provided by JCA with this report as shown on Figures 5 and 6. The details for the planting construction are provided in the report appendices. As stipulated in the City Code, the existing condition of the buffer is degraded by non - native invasive plants, namely large clumps of Himalayan blackberries (Rubus discolor). The non- native plant species will be removed by hand or small machine methods as described in the specifications appendix. The buffer enhancement plan includes replanting the designated areas with native vegetation as shown on the plan sheet (Figure 5) that would increase the value for wildlife habitat or improve water quality (there is no fishery associated with this wetland). However, the buffer enhancement plan does not provide for wildlife habitat structures such as wood duck boxes, bat boxes, snags, root wads /stumps, birdhouses or heron nesting areas. Every reasonable effort is made to maintain the existing viable native plant life within the modified 25 -foot buffer. The enhancement plan ensures that slope stability and wetland quality will be maintained in accordance with the construction specifications such as any damage to the native vegetation in the buffer (see "save trees" on the plan sheet) shall be replanted with a native northwest species that are appropriate for the specific site as determined by the Director. if the vegetation becomes damaged or dies, then the project applicant must replace the damaged vegetation with comparable specimens, approved by the Director, which will restore buffer functions. The Director may require subsequent corrective actions or long -term monitoring of the project if adverse impacts to the regulated wetland or the buffer are identified (TMC 1 8.45.080G.5). Grimm - Turley @ Tukwila By John Comis Associates Date: 12/08/05 7 Disclaimer Please be advised that JCA has provided professional services that are in accordance with the degree of care and skill generally accepted in the performance of this environmental evaluation. Wetland determinations and delineations, classifications, ratings and other analysis should be reviewed and approved by the local government agency with permitting authority and potentially other agencies with regulatory authority prior to extensive site design or development. No warranties are expressed or implied by this study until approved by the appropriate resource and permitting agencies. The wetlands described in this report correctly represent delineations made by me or under my direct supervision. The findings and recommendations expressed in this report are based on my professional judgment together with onsite and offsite investigations including data obtained from various sources as indicated in the report. If you have any questions or comments regarding the report findings or recommendations, please feel free to call me at your earliest convenience. Sincerely, n G. Comis, P S Wetland Specialist John Comis Associates (JCA) Enclosures: FIGURES: Figure 1. Figure 2. Figure 3. Figure 4. Figure 5. Figure 6. Grimm - Turley @ Tukwila By John Comis Associates Date: 12/08/05 File: \Grimm-Turley@TukwilaRpt.doc • (JCA Job #050512) Cc: Matt Grimm, Gem Construction, Inc., 21501 Connell's Prairie Rd, Buckley, WA 98321, Phone: 206 -931 -7274 (cell), Fax: 253- 447 -4598 Harold Duncanson, PE, Duncanson Company, Inc., 145 SW 155 Street, Suite 102, Seattle, WA 98166, Phone: 206 - 244 -4141, Fax: 206 - 244 -4455 Vicinity Map (2004, Thomas Bros. Maps Guide) Topography & Drainage Map (2003, by TOPO!, based on USGS Quadrangle) Field note sketch map (5/12/2005, by JCA) Site Survey Map with Wetland Delineation (2005, Sheet PP1, Duncanson Co.) Planting Plan for Buffer Enhancement (2005, by JCA) Plant Communities, Associations, Uses and Plant Schedule (2005, by JCA) APPENDICES: Appendix 1. Specifications for Buffer Enhancement and Planting Details Appendix 2. Cost Estimate for Construction Bonding Appendix 3. WDOE Wetland Rating Form(s) Appendix 4. References for Wetland Delineation and Buffer Mitigation Plan Appendix 5. Resumes for Wetland Consultants 8 S 130TH S 13157 PL 139T11 5T: S 14001 ST 42N Pt 144TH S 136TH 137TH 0 161S ST 130TH 141ST S 142ND CHICKEN HEIGHTS TH PARK FOSTF NS CRr51YIE1✓ PARK 168TH 4600 v 9TH ST ,S 150T 161ST S° .• ND ST ST PL a� 5 167111 ST ST 169TH LN ST 151ST s 5100 53RD ST 0$30 HAZELNUT PARK LIB FS S :149TH ST S 149T8 S ST ° '160 L ▪ C7 PL 2 3 < 151 S 152ND ST 1 - s is • � N S 152ND PL N TuK WI SOUTHCENTER STRANDER S H 165TH" PO Oto ST •j GIT FUR/LINE COMMUNITY' HOSP 137TH ST TUB Vic,r.rry MAP 4400 -n_ JOHN COMIS ASSOCIATES 4.. Wetlands, Aoodplans, Drainage N CC ▪ LWHLE RE SUITES 5 26 Cnp0nDAT LEGEND for Figure 1: Yellow = project site • Tax Parcel No. 0040000235 • Site Address: 4058 S. 146 Street, Tukwila, WA 98168 • Site Location: situated in the NE '/4 of the NW 1/4 of Section 22- T23N -R4E, W.M., City of Tukwila, King County, Washington Map Source: Thomas Brothers Road Atlas, 2004. BLA PKW EVA BLf DI BAK J TN TOPO! map printed on 11/20/08 from "UntitIed.tpo" WGS84 122°17'00 WG584 122°17'00H MN _s 18° 0 MOO FEET 0 Map created with TOPO!® ©2003 National Geographic 500 1--L 'Throca.Artii D MAP � • 4 tc.1.4 LA • . • - . 4.%) 411 7 4) r ii ;A - eat. - -- f - ,Ala.L. _-• IL sP oco 4- woV z 4. 11-"c_c2p gAtLtt-LeT1 01.14 a. . 0 0NA/m1P yp • Wetlands, Roodpi4ns, Drainage A Mg r 4. - • I 1 Gia- 0,v trNt '11 1" W oF fat kt, NA JOHN COMIS ASSOCIATES FIELD NOTE" Sr■VICAII MAr z-/o I s 4' e 449*- DNCRETE WALK DS 116/ �1 y A r �(CH O " 2 E1 ! HEW / (JP D 7 05 • 'J a7""` - )— 0509/ i `r ) N)S09! ) / (} r 0548 `r '10 507,JJ D524J 06 f-f JJ 4 , U 5 087 691 /SF d � � '� SO8 IPS / 050 .4 / ` SO. i .'� Wyk I L r l 1 6 11 g S08 +0 :..08 USU9, 0 5 11 1 i 1 �. / Os D5 1 1 -4 9 r S08 0506 \ t 06 206 518 08 0507 D 8 o MP24 DS08 m 61 i • 0 2\ 5,7- 58 is ' 3 8465 SF 6,718 SF NT / Oslo 5.50 GRAVEL DS24 I / z RUSH / I AP06 DSOS 1287 \m- P110 ■ ' s 0 / 20' / I P:10 n : 0 �. 1 �' , • I' fl1N� ETE 6.6,2 c /• x1666 77.22' c I�p 1.161 3505 0 \1: 6,518 SF g • 12 RCP .i. i D0 — To 0056 TO1BE REMOVED 3 4 N0 i"1 .nlo 11. 112" RCP I N IGru N P111 ?)6 DS I2 I N 10' BSBL _ ` 1'�CCESS & UTIL ESMT DS1O PI2or 11E18 HC12 IMP60 MIv - rvti ;t APPROXIMATE O ar '6 STORM DRAINAGE LINE PER OWNER. 9 i 21.00' � •CEO 04 m m rQ w N 0 0 I n ■ II t I FOUND BAR & CAP L.S. $19635 FOUND BAR & CAP L.S. $19635 CATCH BASIN RIM= 2 7 6.09' 12' CMP IE= 273.97' (W) 12" CMP IE= 273.54' (8) CATCH BASIN 1� RIM= 274.12' 12' CMP IE =271.77' (W) 12" CMP IE =271.67' (6) 12" CMP 18= 271.37' (NW) � itle�in V - NGRE SITE S 146TH ST lia*Nragum Stabbriam mine 11 104xA D • a DSO G RASS ry D' 0. s DSO ' OS 1 A� DD�S 07 geAuRi `D N Gr DS DS( D i ti tiDS 6 D51 D ' DFC� {�.� • FP: C f](_ I I. n..4 ` \ vwvvti rrv^f-r•r 51.51' IS* DILL HEDGE , 1 7 Cap.. .2 . - F0C UNE SD HOMEMADE CATCH BASIN RIM= 279.18' 8" RCP I8= 277.68' (E) 8" RCP I8= 277.58' (W) ) 1, "U1 R-Jo \ 0 C} DS12 , / 94' } le 0696 •' / U }• /Ds 13 P30 hi.e1 N87'39 00 ' , / ASPHALT ROADWAY . 2 ]�E�LArv1D �A •OFFS'Te TWE 111 LAND EDGE w — S S- -GRAI#HIC ScAhE p m ,i6 ( DI PEET ) Vic+' 1 r E HANCED/REDUCED D FFER 1 061 68.5' 0624 10 0 TELEPHONE MANN (TYP) CATCH BASIN RIM=274.22' 12' HDPE IE =271.17' (5) 12" HDPE I6= 269.27' (8) CATC RIM =' 12' 1' 12' R CATCH BASIN RIM =274.28' GENERAL SITE LOCATION Delineation Notes: 1 This Site Survey Map is baud on • and survey by Duncanson Commove and includes wetland dalineetion points marked during field investigations on scums by John Comis Associates (1CA( John G. Canis PWS, Wetlands Specialise The weland data is plotted to scale on this drawing. and verified by ICA as shown. Also son Field Note Sketch Maps by 1CA (Figure 1) foe details of vegetation, drainage pettans. em. 2. Wetlands are delineated based on the "W Mngton Stem Wetlands Identification and Delineation Manure (W DOE 1997) using routine onsite and approximate °ffsite methods. Where wetlands are lolled within the property boundary, the delineation of the wetland boundary is based on 3-p. meta criteria and detailed field indicates for hydmphydc vegetation. hydrlc coils, and hydrology. Offsl0 area are evaluated within 315 feu using bat available data including City of Tukwila WetodlWercrcause Map (2004k Aerial Phan, Soli Survey. Flood Study. Topography •ndlor Drainage maps (sea figures included with the wetland report for decals} 3 The surveyed data points arc marked and numbered as follows: • Wetland W.(FAI to 9 A 3 ) • 1 to agg course (oat numbered but marked by blue nags tied to vegetation along the drainage centerline) 4 The data points w fagged with colored ribbon marked • 'WETLAND DELINEATION-number Whig ribbon, tied to vegetation or stakes, son number pointa on map) • "BUFFER BOUNDARY" (gun ribbon. tied to vegetation or stakes, see quern on map) • 'CLORA DITCH" (Dlgg ribber. centerline (CL) of drarnoge course tied to vegetation) 5 W614a A (the offsite portion nearest to the shoe plat site) is rated Troe 3 for regulatory purposes baud on the 2004 City of Tukwila Environmentally Sensitive Areas Regoluloa (INC 18.45.080. B) and to "Wealoron Stu Waimea Rating System for W tern Washington". August 2004 (WOE Pub 104 -06.023). The toed score for 60014as a 41, water quality functions score is 22, hydrologic functions score Is 5 and habits functions mac is 14. This rating is baud on our field observations of wetland conditions (for a Depression.) wetland) that exist a the time of this study. (See Appendix 3 for completed tam by 1CA.) No other regulated wetlands are found within 399.Ifcd elate short plat development amts. Buffer Notes: 6 Standard Buffer Width for this type of wetland is 30 fal (TMC 18.45.080, C). A Modified Buffet is recommended by ICA to be 2,31ea wide for Wound -A. The buffer boundary dull be measured horizontally tram the flagged wsdsnd delineation points. New residential buildings shall be son back an additional IDS= from the buffer boundary line 7 The buffer width is proposed to be modified by reducing in accordance with TMC 18.45.084 C and G. The modified buffer can provide adequate screening far noise end glue inn, the wetland. The buffo reduction does not appear to significantly affect Its weda°d's functions or value Buffer rmhanrment is proposed dal includes adding naive plats to the orate portion of buffer as shown by me Planting Plan (Figure 5 and 6). 8 Wetlands and Buffers dull be maintained as a separate "no disturbanra" easement within this propay. NI regulated activities shall occur only in areas outside the offer boundary. 9 The final buffer boundary shall be marked by • land surveyor at the Iocaeons indicated on this site plan map Signs try be posted along the lifer boundary at 25' to 50' intervals along the areas nearoa n, • proposed development. (son City of Tukwila handout information for dews, of sign spee:fiatious) 10. No regulated activity including building, clearing, filling or grading is permitted within designated buffer area ammo a may he approved by the City for such reasons as danger tree removal. MI regulated "divides slab) moor only in area outside the final buffer boundary. 11. Maintenance within the designated buffer may Include removal of invasive or noxious wed species invasive species may include inooduced and non- native plants such as Himalayan blackberry (Rubes &color oe Rubes Melnlata), Scotch broom (Cyrinu seoperirk Reed canary gets (Pholaru mrmdiroeenk a T=ay raw93 (Throw.. vol gar). Removal of invasive and noxious plants must be by hard methods such o pulling tuning or other approved method as may be Wowed by the City. Disposal of plant residue must be dope in approved seas outside the regulated wetlands or buffer. Wetland Specialist Certification This map correctly represents the wetland delineation made by me or under my direct supervision at the request of Man Grimm firm ronaruetion Inr Owner/Awlian6 for to CH rare Peo°em looted et 1038 S 116 Stem. end planed to sale on this drawing 2 5 144TH ST s 148TH ST VICINITY MAP — ADJACENT BOUNDARY LINE OP OVERHEAD POWER UNE BURIED POWER UNE BURIED GAS UNE OVERHEAD TELEPHONE UNE BURIED TELEPHONE UNE BURIED WATER UNE BURIED SANITARY SEWER BURIED STORM DRAIN — DITCH UNE/FLOW UNE ROCK RETAINING WALL VEGETATION UNE 0 UP G DT UT ss SD E- 121 0 NOTE: 1) ALL ELEVATIONS SHOWN ARE ABOVE MEAN SEA LEVEL (AMSL) ELEVATIONS REFERENCED TO THE NAVD 88 DATUM. 2) ALL TOWER, 112E6 AND APPURTENANCE HEIGHTS ARE ABOVE GROUND LEVEL (AGL). 3) ALL HEIGHTS REPRESENTED ARE ACCURATE TO ± 3 FEET OR ± 1% OF TOTAL HEIGHT, WHICHEVER IS GREATER. TRANSFORMER UGHT STANDARD POWER VAULT UTILITY BOX UTIUTY POLE POLE GUY WIRE GAS VALVE GAS METER TELEPHONE VAULT TELEPHONE RISER TREE LEGEND DECIDUOUS TREE 0 ALLI2 - - TRUNK 1 ---TYPE EVERGREEN TREE DF18 195.2 HEIGHT AGL IF MEASURED NOTE: TREE DRIP ONES ARE NOT TO SCALE. TREE SYMBOLS REFERENCE TRUNK LOCATION ONLY. TRUNK DIAMETERS WERE APPROXIMATED AT 3.5' TO 4' ABOVE GROUND LEVEL TREES SHOWN ARE FOR REFERENCE ONLY AND OTHER TREES AND VEGETATION MAY EXIST. SITE INFORMATION TAX LOT NUMBER SITE ADDRESS SITE CONTACT PHONE NUMBER ZONING TOTAL LOT AREA CHAIN LINK FENCE WOOD FENCE BARBED WIRE /WIRE FENCE FIRE HYDRANT N GATE VALVE ® WATER METER f� FIRE STAND PIPE ❑ TYPE 1 CATCH BASIN ® TYPE II CATCH BASIN a SIGN o BOLLARD MAIL BOX 2. 34.21 SPOT ELEVATION AL =ALDER MP =MAPLE DS =DECIDUOUS DIAMETER (IN) MA =MADRONA OK =OAK CH= CHERRY 0040000235 4056 S 148TH ST TUKWILA. WA 98168 MATT GRIMM 253 -$W$ 40,121 SF(0.92t AC) CE =CEDAR DF =DOUGLAS FIR HE= HEMLOCK P)=PINE EVG= EVERGREEN ELEVATION DERIVED USING GPS. ACCURACY MEETS OR EXCEEDS 1A STANDARDS AS DEFINED ON THE FAA ASAC INFORMATION SHEET 91:003. BOUNDARY DISCLAIMER THIS PLAN DOES NOT REPRESENT A BOUNDARY SURVEY. ABJECT AND ADJACENT PROPERTY ONES ARE DEPICTED USING FIELD -FOUND EVIDENCE AND RECORD INFORMATION. SURVEY REFERENCE SURVEY REFERENCE TEXT CAUTION! UNDERGROUND UTIUTIES EXIST IN THE AREA AND UTILITY INFORMATION SHOWN MAY BE INCOMPLETE. STATE LAW REQUIRES THAT CONTRACTOR CONTACT THE ONE -CALL UTIUTY LOCATE SERVICE AT LEAST 48 HOURS BEFORE STARTING ANY CONSTRUCTION. Ei gi is DUN CAN 'SO C rnpgny,- Inc. 113 SW 1SS1h Stmt. Suits 107 SmsR,. Washing= 98166 Phase 206.244.4141 Fox . 206.244.4433 PI co 0 FLD. CREW: JA /K FLD. BOOK: 132/0 DRAWN BY: HM JOB #: 0547 DATE: 073/0 Fig 4 Weitrods, 133042/1/as. Orahatle • extsr Woe GPMM- TURLE1 rizOF Plant Schedule for Buffer Enhancement (These species are recommended for planting along wetland margins and in upland buffer areas. "FAC" may be planted closer to the wetland edge. "FACU" may be planted farther from the edge. Quantities will vary depending on the site areas to be planted and on the choice of the owner. All of the listed plants are native species that are indigenous to the South Puget Sound region and are typically found in southern King County areas.) Quantity Botanical name Common name Trees Acer macrophyllum big leaf maple 6 /BB 15' OC FACU 0 Pseudotsuga menziesii 6 /BB 15' OC FACU Douglas fir Shrubs Acer circinatum 4 vine maple rr Oemleria cerasiformis ty Indian plum Ribes sangulneum red-flowering currant 5 40 0 Rosa pisocarpa clustered rose 1P • JOHN COMIS ASSOCIATES Size/Condition Spacing Indicator Status (see notes for abbr.) 6-8' /BR 15' OC FAC- l5-18" /BR 7' OC FACU 2 Gal /container 3 OC N1(UPL) 2 Gal /container • . 4' OC FAC 1, • 0 0 • 4 04 1 1151 - CIP - • • Z Szt . wve. at! +tub Iskr madittd - 10 wart- /. ittAcctA %way c*ikvoto 0 .)(35-7 CAT ITC Al Wt.. / 0 furtir..46 - Kok.) Fox, burrim Epowecalowrar C)MAFLV 0/Witt 1 Fig: NAME Rating Association WL Animal Use • ''�rp��''��'- '.!ve.�g_S „.,&' . -le Acer macrophyllum/big -leaf maple T :', FACU k 't M "� r.J+`. �:1 *�CommlWater �•3 A vC } The seeds, buds, end flowers of bigleaf maple provide food for numerous birds and small mammals including mice, woodrats, squirrels, chipmunks, finches, and grosbeaks. Seedlings and saplings provide important browse for black- tailed deer and mule deer and in some areas for elk. Often occuning In riparian habitats, bigleaf maple contributes to the structural diversity of riparian deciduous forests and provides cover for many species of small mammals and perching birds. Several species of perching birds nest In bigleaf maple trees. e M /SM Pseudotsuga menziesii/ Douglas fir "SHRUBS' ` `: • ,..• ; r t•: e l:r.5 : .. Oemletla ceraslformis/ Indian plum FACU +.- /SM Birds eat the seeds. Important nesting and shelter habitat for birds and s. uirrets. s °su �": �° �... . L' - r -, Berries eaten by robins, waxwings, foxes, coyotes, bear and deer. ' �`"'4` 'l ^�: t 'a` tY ..�.l� - ��t ic �'£� :`a•�a t " 'fir Ribes sanquineum/ red flowering currant NR /SM Rosa pisocarpa/ clustered FAC (much wetter and shade tolerant) Native Roses form dense thickets, perfect cover for many birds and mammals. Birds that eat rose hips include grouse, Juncos, bluebirds, grosbeaks, pheasants, quail, thrushes. Mammals that eat rose hips include rabbits, chipmunks, porcupines, deer, elk, coyotes and bear. Plant Schedule for Buffer Enhancement (These species are recommended for planting along wetland margins and in upland buffer areas. "FAC" may be planted closer to the wetland edge. "FACU" may be planted farther from the edge. Quantities will vary depending on the site areas to be planted and on the choice of the owner. All of the listed plants are native species that are indigenous to the South Puget Sound region and are typically found in southern King County areas.) Quantity Botanical name Common name Trees O Acer macrophyllum 6-8' /BB 15' OC FACU big leaf maple O Pseudotsuga menziesii 6-8' /BB 15' OC FACU Douglas fir Shrubs 0 Acer circtnatum 4 vine maple O Oemleria cerasiformis ( 3 Indian plum Ribes sangutneum red - flowering currant Rosa pisocarpa clustered rose G m Mil -Tui'1 fba? CLYT tlfalds, Imo. Size /Condition Spacing Indicator (see notes for abbr.) Status 6-8' /BR 15' OC FAC- 15-18" BR T OC FACU 2 Gal /container 3' OC NI(UPL) 2 Gal /container 4' OC FAC JOHN COMIS ASSOCIATES TYPICAL PUGET SOUND LOWLAND PLANT COMMUNITIES Streamside Communities Streamside Shrub Thicket Dominant Species: salmonberry, red osier dogwood, Sitka willow, Pacific willow Associated Species: red elderberry, Pacific ninebark, stink currant, western crabapple, black twinberry Streamside Forest Dominant Species: western red cedar, western hemlock, red alder, Oregon ash (distribution limited to southern portion of Puget Lowland only), black cottonwood, salmonberry, red osier dogwood, vine maple, piggyback plant, false lily of the valley Associated Species: Pacific willow, red elderberry, stink currant, Indian plum, sword fern Aquatic Bed (Permanently flooded shallow water zones of ponds and lakes) Dominant Species: yellow pond lily, pondweed Associated Species: None Emergent Wetland (Seasonally or permanently saturated or flooded herb dominated communities) Dominant Species: hardstem bulrush, small- fruited bulrush, spikerush Associated Species: sawbeak sedge, simplestem burreed Shrub Wetland Dominant Species: Sitka willow, Pacific willow, red osier dogwood, salmonberry Associated Species: Black twinberry, western crabapple Forested Wetland Dominant Species: western red cedar, western hemlock, red alder, Oregon, salmonberry, red osier dogwood, slough sedge, piggyback plant, skunk cabbage Associated Species: Sitka spruce, lady fern Forest Dominant Species: Douglas fir, western red cedar, western hemlock, red alder, bigleaf maple, bitter cherry, salmonberry, salal, sword fern Associated Species: western white pine, grand fir, Scouler willow, madrona, cascara, ocean spray, snowberry, red elderberry, Indian plum, evergreen huckleberry, rhododendron, bleeding heart Shrub elderberry Snags Dominant Species: Nootka rose, thimbleberry Associated Species: Indian plum, cascara, red - flowering currant, red Snags are dead trees at least 6" DBH and 10 feet tall, with little or no timber value. With the possible exception of firewood, they can not be utilized. However, snags can be extremely valuable as feeing, perching and nesting sites for numerous species of wildlife, including woodpeckers, wrens, warblers, owls, hawks, wood ducks, mergansers, raccoons, bats, squirrels and opossums. Snag requirements differ by species. Distinction is made between hard (some value as marketable wood and soft (advanced stage of decay) snags. Hard snags become soft snags if they are left alone and not removed from the site. Soft snags are critical for a majority of snag dependent wildlife. Snags take up very little growing space and should be left uncut whenever possible. Three to seven dead or dying trees should he left for wildlife use. Snags should also be left in the wetland area for use as perches and nesting site. flAer Covus,-rtes, Fig: Atsooc.ADo , uses Ante PLANT Sc iw uLt 6 SPECIFICATIONS FOR BUFFER ENHANCEMENT, PLANT SCHEDULE, AND PLANTING DETAILS By John Comis Associates (JCA) Grimm - Turley @ Tukwila By John Comis Associates Date: 12/08/05 9 SPECIFICATIONS FOR BUFFER ENHANCEMENT, PLANT SCHEDULE, AND PLANTING DETAILS By John Comis Associates (JCA) Buffer Enhancement shall be constructed within the onsite area shown as a "(Modified) 25 -ft. No- Disturbance Wetland Buffer" on the Planting Plan (Figure 4). The Planting Plan for Buffer Enhancement provides for mitigation within a modified buffer area by removing the invasive, non - native plants such as Himalayan blackberries and grasses, and replanting the area with more desirable native species that can provide cover and increased habitat diversity for wildlife that may frequent this area. General Notes and Provisions: 1. Planting may be done between March 1 to April 30, if done in the spring; or between October 1 to November 15, if done in the fall. Note that plant materials may be more available from growers in the spring and are better suited for establishment in the spring. 2. Thoroughly water all planted areas immediately after planting. Watering shall be done weekly during the first growing season or at regular intervals as specified by the project wetland specialist. 3. All exotic, invasive or undesirable vegetation and all weeds listed on the State Noxious Weed List shall be removed if they exceed 10% aerial coverage. 4. Undesirable vegetation shall be removed from the wetland and buffer areas by clipping, pulling or digging or other method as may be approved by the wetland specialist. Undesirable species will be identified and controlled (removed) by hand in small areas. Removal of desirable plant or volunteer species such as red alder or quaking aspen should be avoided. (See "Maintenance" section for more details). 5. Any appliances, tires, trash and debris shall be removed from the restoration area and disposed of in an approved solid waste handling facility. 6. A 3 -foot high buffer delineation fence shall be constructed along the modified buffer boundary in the areas shown on plan sheet W2. The purpose of the delineation fence is to prevent casual intrusion from adjacent areas into the wetland buffer. 7. Signs indicating the presence of a wetland buffer shall to be posted along the perimeter of the buffer boundary. Signs shall be of durable material and attached to treated wood or metal fence posts. The number, spacing, size and wording of signs shall be in accordance with standards provided by the City planning department (also see PCPALS handout in this appendix for standards and sources). 8. Topsoil: Spread clean, friable, fertile, topsoil of loamy character, without admixture of subsoil material, obtained from onsite or from well- drained arable offsite areas, that is characteristic of representative loam's in the vicinity of the project site. If onsite salvage topsoil is used, it shall be reasonably free from clay, lumps, coarse sands, stones, roots, sticks and other foreign materials. It should also be free of non - native plant materials in the soil matrix including those found in the vicinity of the project site. Grimm - Turley @ Tukwila By John Comis Associates Date: 12/08/05 9 9. Trees: A. Provide tree species that mature at heights over 25 feet with a single main trunk. B. Evergreen trees shall be branched to the ground. C. No pruning wounds shall be present with a diameter of more than 1 inch, and such wounds must show vigorous bark growth on all sides. D. Problem trees require individual evaluation to determine the best course of action for the site. Hazard trees may be abated by pruning, cabling, removal (cutting) or topping. In appropriate locations, shags or fallen woody debris may be left or preserved for habitat enhancement. 10. Shrubs and small plants: A. Shrubs shall meet the requirements for spread and height indicated in the plant list. B. The measurements of height shall be taken from the ground level to the average height of the top of the plant, and not the longest branch. C. Single stemmed or thin plants will not be accepted. D. Side branches shall be generous, well twigged and the plant, as a whole, well bushed to the ground. 11. Maintenance of the buffer enhancement area will be the responsibility of the owner. Maintenance shall consist of watering, removal of undesirable vegetation, repair of any vandalism within the regulated area, and general repair and revegetation to ensure the project's success. 12. Maintenance shall include adequate watering of new plants. Watering shall be done weekly during the first growing season or at regular intervals as needed. 13. Fertilizer will be applied to the installed plants as specified herein at the time of the planting. Applications of fertilizer will be per manufacture specifications and be limited to placement within plant holes during installation. Other applications may be done only after consultation with the City's wetland specialist or plant ecologist. 14. Undesirable plants may be controlled by the following method (or other approved method as may be allowed by the City). A. Undesirable vegetation includes introduced non - native invasive or exotic plants, and all species listed on the State Noxious Weed List. The undesirable volunteer plants shall include Himalayan and cut -leaf blackberries (Rubus discolor and R. ursinus), reed canary grass (Phalaris arundinacea), poison hemlock (Conium maculatum), Scotch broom (Cytisus scoparius) and Tansy ragwort (Tanacetum vulgare). Other undesirable vegetation may be identified by the City's wetland specialist or plant ecologist. B. In small areas, by hand removal such as clipping, pulling, or digging from around the desirable planted or volunteer species (note some volunteer species may occur in the planted areas and these may be preserved); C. In larger areas (if they exceed 2% aerial coverage within a 4 -meter quadrat plot), by machine (rotary tiller or disking) and replanting desirable species in the disturbed areas; D. Disposal of plant residue must be done outside the regulated wetland and buffer areas. E. The general application of broadcast chemicals in the wetlands or buffers are prohibited, including the general application of fertilizers, herbicides, pesticides, insecticides, rodenticides, and fungicides. Grimm - Turley @ Tukwila By John Comis Associates Date: 12/08/05 10 Plant Schedule for Buffer Enhancement (These species are recommended for planting along wetland margins and in upland buffer areas. "FAC" may be planted closer to the wetland edge. "FACU" may be planted farther from the edge. Quantities will vary depending on the site areas to be, planted and on the choice of the owner. All of the listed plants are native species that are indigenous to the South Puget Sound region and are typically found in southern King County areas.) Quantity Botanical name Size /Condition Spacing Indicator Common name (see notes for abbr.) Status Trees Acer macrophyllum 6 -8' /BB 15' OC FACU ° big leaf maple Pseudotsuga menziesii 6 - 8' /BB 15' OC FACU Douglas fir Shrubs Acer circinatum vine maple 6 -8' /BR 15' OC FAC- Oemleria cerasiformis 15 -18" /BR 7' OC FACU Indian plum 5 Ribes sanguineum 2 Gal /container 3' OC NI(1JPL) red - flowering currant 4 Rosa pisocarpa 2 Gal /container 4' OC FAC clustered rose Grimm - Turley @ Tukwila By John Comis Associates Date: 11/10/05 11 AT PLANTING PRUNE ONLY CROSSING LIMBS, CO- DOMINANT LEADERS, BROKEN OR DEAD BRANCHES, AND ANY BRANCHES THAT A HAZARD TO PEDESTRIANS. TOP OF BALL TO BE SET 2" TO 3" ABOVE THE LEVEL OF THE SURROUNDNG SOIL 3" EARTH SAUCER SUBGRADE BACKFTLL WITH 1/2 CLEAN EXISTING SOIL, 1/4 CERTIFIED TOPSOIL & 1/4 ORGANIC MATERIAL APPROVED BY THE COUNTY._ -- -_ -__ -. - __ UNDISTURBED SOI� JOHN COMIS ASSOCIATES REMOVE BURLAP AND BASKET FROM TOP 1/3 OF BALL AND REMOVE FROM SITE. 2" TO 4" SHREDDED HARDWOOD MULCH CENTER TRUNK OF TREE IN PIT. Tree Planting — Balled and Burlapped WATER THOROUGHLY TWICE WITHIN THE FIRST 48 HOURS. 4" Layer of compacted woodchip mulch Undisturbed soil or compacted backfill 1. Provide and install plant materials that meet specifications and are of the size type and species given in plant schedule or shown on the plans. 2. Remove dead or damaged branches. Retain the natural form of the shrub. 3. Place weed barrier. 4. Place 4" layer (After settlement) of shredded hardwood bark mulch or as specified otherwise. I I- 111 -11 I -111 No Scale JOHN COMIS ASSOCIATES 5. Place mulch to form saucer to hold water. 6. Remove top 1/3 of burlap from rootball. 9. Scarify bottom of planting hole. Coniferous Tree Detail Rubber hose collars 12 Gauge wire, 3 @ 120 deg. Intervals around tree , — Planting saucer _Planting Soil . —Fiber mat 2 "x4 "x24" wood stake 7. Dig plant hole 1' -0" min. larger than ball, all sides. 8. Backfill with planting soil. Bare Root Planting Note: If bare root material is specified these additional requirements must be met. Bare rootstock shall: 1. Have their roots soaked overnight the night before planting. 2. Have their roots protected from drying during installation process. 3. Have all damaged, diseased or designated roots and root ends cleanly pruned. 1. Provide and install plant materials that meet specifications and ore of the size type and species given in plant schedule or shown on the plans. 2 . Remove dead or damaged branches. Retain the natural form of the shrub. 3 • Place weed barrier, 4 Place 4" layer (After settlement) of shredded hardwood bark mulch or as specified otherwise. Shrub Detail 5. JOHN COMIS ASSOCIATES Place mulch to form saucer to hold water. 6. Remove top 1/3 of burlap from rootball. 7. Dig plant hole 1' -0" min. larger than ball, all sides. 8. Backfill with planting soil. 9. Scarify bottom of planting hole. BACKFILL MIX (SEE SPECS.) ' - III11 It If 7 11 j Shrub -Bare Root ■ 4'rrerr. `7 f •; rsr� pert ..::.•_: 1 11 1111 11 f 11�i _ I 3X ROOTBALL JOHN COMIS ASSOCIATES MAINTAIN TURF FREE AREA 12" FROM TRUNK 6" BASIN IN G. COYER 3" BASIN IN LAWN ITT-1 PLANTING TABLETS (SEE SPECS.) PLANTING BACKFILL PUDDLE AND SETTLE TO SET PLANT AT FINISH GRADE COST ESTIMATES FOR FINANCIAL GUARANTEES (CONSTRUCTION, MONITORING & MAINTENANCE) Grimm - Turley @ Tukwila By John Comis Associates Date: 12/08/05 By John Comis Associates (JCA) November 9, 2005 INTRODUCTION The construction cost estimate for the "Buffer Enhancement Plan" includes project site clearing and weeding (removal of invasive blackberries), planting and placing plant markers. The total amount includes an estimate for fences and boundary signs. The construction cost estimate does not include silt fences or other site development protection. These should be included with the bonded amount for the rest of the development project. This cost estimate is based on average costs and quantities using the National Construction Estimator, 52nd Edition, by Martin D. Kiley. Monitoring and maintenance costs are estimated separately for bonding purposes based on a short-term 3 -year monitoring program as outlined in the report. The bonding measures for mitigation are in accordance with TMC 18.45.210. 12 Construction Estimate Page 1 Qty Craft@Hours Unit Material Labor Equipment Total Grimm - Turley ESTIMATE (October 28, 2005) PLANTS Plants and shrubs. Costs include plants, planting by hand, fertilization, backfill, and support as required. Trees, most varieties, complete, staked, typical costs Acer Microphyllum (Big -leaf maple) 6 -8' BB 1.00 CL c@.7160 Ea 24.00 22.30 0.00 46.30 Pseudotsuga menziesii (Douglas fir) 6 -8' BB 5.00 ' CL c@3.580 Ea 120.00 111.50 0.00 231.50 Shrubs Acer circinatum (vine maple) 6 -8" BR 4.00 CL @.3400 Ea 12.00 10.60 0.00 22.60 Oemleria cerasiformis (Indian plum) 6 -8" BR 13.00 CLc1.105 Ea 39.00 34.45 0.00 73.45 Ribes sanguineum (red flowering currant) 2 Gal cont 13.00 CLc1.105 Ea 91.00 34.45 0.00 125.45 Rosa pitsocarpa (clustered rose) 2 Gal cont 40.00 CLc3.400 Ea 280.00 106.00 0.00 386.00 Total Manhours, Material, Labor, and Equipment: 10.2 566.00 319.30 Subtotal: 25.00% Overhead: Estimate Total: 0.00 885.30 885.30 221.33 1,106.63 TASK # TASK DESCRIPTION INDIVIDUAL/FIRM 1 HOURS 1 UNIT RATE 1 TOTAL M1 Travel to Mitigation Site Includes travel time to 1 site. (4 times to site @ 1 hr / round trip) WL Specialist 4.00 95.00 380.00 Subtotal for travel 380.00 M2 Monitoring Inspection Schedule I Monitor a minimum of 3 growing seasons, with period depending on complexity of the buffer mitigation plan. Submit reports prepared by wetland specialist to document success or recommend changes if needed. (May include a pre- construction consultation w. developer, landscape or grading contractor(s) as needed.) (Begin Monitoring Schedule at completion of construction.) a. At completion of construction (Spring or Fall, 2006) WL Specialist 4.00 95.00 380.00 (As -built plan and report due, set photo points) b. 1st growing season after construction (Fall, 2007) WL Specialist 2.00 95.00 190.00 (1st year's monitoring report due) c. 2nd growing season after construction (Fall, 2008) WL Specialist 2.00 95.00 190.00 (2nd year's monitoring report due) d. 3rd growing season after construction (Fall, 2009) WL Specialist 2.00 95.00 190.00 (3rd year's monitoring report due) Subtotal for inspections 950.00 M3 Monitoring Reports Written report with photos and markup of mitigation plan submitted to King County DDES in accordance with the permit requirements. a. as -built plan and report w. photos WL Specialist 7.00 95.00 665.00 b. 3 reports w. photos @ 4 hrs. each by principal WL Specialist 12.00 95.00 1,140.00 c. Copies, photos, etc. lump sum 100.00 • Subtotal for reports 1,905.00 Subtotal for monitoring $3,235.00 M4 Maintenance Estimate includes watering, removal of undesirable species, repair of any vandalism and contingencies, 20% $221.40 and minor general repairs for plantings (@ 20% of construction cost) $1,107.00 M5 City of Tukwila application review fee (to be paid by ap licant). unknown M6 Construction of Mitigation from the "Construction Estimate" Worksheet (see Appendix 2) $1,107.00 $4;56340 Total cost estimate (for construction, monitoring and maintenance): COST ESTIMATE SHEET Summary for 3 -Year Monitoring and Maintenance for Performance Guarantee(s) Date of Estimate: December 8, 2005 Client: Gem Construction, Inc. (Attention: Matt Grimm) Project: 3 -Year Monitoring Program for a Tukwila Short Plat @ 4058 S. 146th Street, Tukwila, WA 98168 Tax Parcel No. 0040000235 " Note: this estiamte is based on annual monitoring at the Plat site for 3 -years per the City's requirements for Environmentally Sensitive Areas. The monitoring program includes 4 site visits during late spring OR early fall (May 1 or Sept 30) to monitor and report plant growth, success rates, etc. Final approval for the monitoring program shall be by the Director in accordance with the City's Municipal Code "" Note: this cost estimate does not include buffer enhancement plan construction supervision. Grimm - Turley @ Tukwila By John Comis Associates Date: 12/08/05 WDOE WETLAND RATING FORMS Completed by John Comis Associates (November 2005) (Source: Washington State Department of Ecology, "Washington State Wetlands Rating System, Western Washington ", August 2004, WDOE Pub #04 -06 -025) Note that ratings (or categorizations) of wetlands are based on a 4- tiered system for regulatory purposes. The WDOE Rating Form is completed by JCA as an aid to support the recommended wetland rating that may be approved by the City of Tukwila for applicable buffer standards and setback requirements. 13 � k O If �or W at[aOlgwNeed i S t ri.s n, and h f 3* c4 ,T6a( trd si 0a4 - YE p -, SPI. Has the wetland been documented as a habitat for any Federally listed Threatened or Endangered plant or animal species (T /E species)? For the purposes of this rating system, "documented" means the wetland is on the appropriate state or federal database. Depressional SP2. Has the wetland been documented as habitat for any State listed Threatened or Endangered plant or animal species? For the purposes of this rating system, "documented" means the wetland is on the appropriate state database. Riverine SP3. Does the wetland contain individuals of Priority species listed by the WDFW for the state? Lake -fringe SP4. Does the wetland have a local significance in addition to its functions? For example, the wetland has been identified in the Shoreline Master Program, the Critical Areas Ordinance, or in a local management plan as having special significance. Slope f _ Wetland Type, _ - -.: ettaad cleii1i . , ., Estuarine Depressional . t/ Natural Heritage Wetland Riverine Rog Lake -fringe Mature Forest Slope 01d Growth Forest Flats Coastal Lagoon Freshwater Tidal fnterdunal None of the above WETLAND RATING � F � ORM- WESTERN WASHINGTON r L RM 4 trj ' ,t Name of wetland (if known): Location: SEC�TWNSHP:Z � 54GE ttach map with outline of wetland to rating form) / Person(s) Rating Wetland: Ce l Afftliation:'�? """Y' Date of site visit: 2/ 2S SUMMARY OF RATING Category based on FUNCT NS provided by wetland I II IIkke IV Category I = Score >70 Cate ot,,,x,"II S ; 6 , = core 30 -50 V = Score < ategory Score for Water Quality Functions Score for Hydrologic Functions Score for Habitat Functions TOTAL score for functions Category based on SPECIAL CHARACTERISTICS of wetland I II Does not Apply Final Category (choose the "highest" category from above) 1 4' Wetland Rating Fonn —western Washington Classification of Vegetated Wetlands for Weste Wenand Name: t j lea. Date: Check the appropriate type and class of wetland being rated. August 2004 1. s in the wetland usually controlled by tides (i.e. except during floods)? YES -the wetland class is Tidal Fringe es, is the salinity of the water during periods of annual low flow below 0.5 ppt (parts per thousand)? YES - Freshwater Tidal Fringe NO - Saltwater Tidal Fringe (Estuarine) If your wetland can be classified as a Freshwater Tidal Fringe use the forms for Riverine wetlands. !fit is Saltwater Tidal Fringe 0 is rated as an Estuarine wetland Wetlands that were called estuarine in the first and second editions of the rating system are called Salt Water Tidal Fringe in the Hydrogeomorphic Classification. Estuarine wetlands were categorized separately in the earlier editions, and this separation is being kept in this revision. To maintain consistency between editions, the term "Estuarine" wetland is kept. Please note, however, that the characteristics that define Category I and 11 estuarine wetlands have changed (see p. ). 2. pograp y 'thin the wetland flat and precipitation is only source (>90%) of water to it. YES -The wetland class is Flats ur wetland can be classified as a "Flats" wetland, use the form for Depressional wetlands. 3. Does the wetland meet both of the following criteria? The vegetated part of the wetland is on the shores of a body of open water (without any vegetation on the surface) where at least 20 acres (8 ha) are permanently inundated (ponded or flooded); t 30% of the open water area is deeper than 6.6 ft (2 m)? YES - The wetland class is Lake -fringe (Lacustrine Fringe) 4. Does a wetland meet all of the following criteria? The wetland is on a slope (slope can be very gradual), The water flows through the wetland in one direction (unidirectional) and usually comes from seeps. It may flow subsurface, as sheetflow, or in a swate without distinct banks. The water leaves the wetland without being impounded? NOTE: Surface water does not pond in these type of wetlands except occasionally in very small and shallow depressions or behind hummocks( depressions are usually. <3fs diameter and less than l foot deep). NO - go to 5 YES - The wetland class is Slope 5. Is the wetland in a valley, or stream channel, where it gets inundated by overbank flooding from that stream or riven The flooding should occur at least once every two years, on the average, to answer "yes"" The wetland can contain depressions that are filled with water when the river is NO = go to 6 YES -The wetland class is Riverine Wetland Rating Form- wcs;crn N'a.hiny„ Augu .1 200.1 Does the wetland being rated meet any of the criteria below? If you answer YES to any of the questions below you will need to protect the wetland according to the regulations regarding the special characteristics found in the wetland. To complete the next part of the data sheet you will need to determine the Hydrogeomorphic Class of the wetland being rased The hydrogeomorphic classification groups wetlands into those that function in similar ways. This simplifies the questions needed to answer how well the wetland functions. The Hydrogeomorphic Class oft wetland can be determined using the key below. See p. 24 for more detailed instructions on classifying wetlands. N .3 : THis is Wtsrtr,a .. .� I ll Via' tits' t:f - f r Z" ' cJ ,I f � :••" ,�w+ 7 (c ... a t s t /9. l t (.1.1 e- 7 k.) tA'Jla.. tjl'� aL'i, .m.): ii ( r (`w ft•,._ /- A lI y •17,14. (r t.i !„ -9 A / / s 3 Y t r . /'pfb,,(I..v1 a J4' ° La ft Wetland Rating Form — western Washington 2 August 2004 6. Is the wetland in a topographic depression in which water ponds, or is saturated to the surface, at some time of the year. This means that any outlet, if preseru, is higher than the interior of the wetland NO - go to 7 E,h, e wetland class is Depressional 7.1s the wetland located in a very flat area with no obvious depression and no stream or river running through it and providing water. The wetland seems to be maintained by high groundwater in the area. The wetland may be ditched, but has no obvious natural outlet. NO - go to 8 YES - The wetland class is Depressional 8. Your wetland seems to be difficult to classify. For example, seeps at the base of a slope may grade into a riverine floodplain, or a small stream within a depressions wetland has a zone of flooding along its sides. Sometimes we find characteristics of several different hydrogeomorphic classes within one wetland boundary. Use the following table to identify the appropriate class to use for the rating system if you have several HGM classes present within your wetland. NOTE: Use this table only if the class that is recommended in the second column represents 10% or more of the total area of the wetland being rated. If the area of the second class is less than 10% classify the wetland using the first class. fIGMClasses, WithiiitDel ;nepYedYert�Bouirfary , „ Slope + Riverine Slope + Depressional Slope + Lake -fringe Depressions + Riverine along stream within boundary Depressional + Lake- fringe Salt Water Tidal Fringe and any other class of freshwater wetland Cltlss'to`Usztl (tatflnR,. z'1 Riverine Depressional Lake- fringe Depressional Depressions Treat as ESTUARINE under wetlands with special characteristics If you are unable still to determine which of the above criteria apply to your wetland, or you have more than 2 HGM classes within a wetland boundary, classify the wetland as Depresslonal for the rating. ' Depresstonal; and Flats Wetlands ; WATER QUALITY FUNCTIONS - Indicators that wetland functions to improve water quality pain ; D D D D D D D 1. Does the wetland have the potential to improve water (seep. 38) D 1.1 Characteristics of surface water flows out of the wetland: Wetland is a depression with no surface water outlet pol9(s_ - - 3 Wetland has an interminently flowing, or highly constricted, points - Wetland has an unconstricted surface outlet in = I Wetland is flat and has no obvious outlet and/or outlet is a ditch points = 1 • D 1.2 The soil 2 inches below the surface is clay, organic, anoxic (hydrogen sulfide or rotten eggs). YES, �tots = �"" 1 =40.) 4 t ( �ohots D 1.3 C of persistent vegetation (emergent, shrub, and/or foetus' l Vv):. r Wetland has persistent, ungrazed, vegetation > = 95% of area t - Wetland has persistent, ungrazed, vegetation > = 1/2 of area pods = 3 Wetland has persistent, ungrazed vegetation > = 1 /10 of area points = 1 Wetland has persistent, ungrazed vegetation <1 /10 of area points =0 D I.4 Characteristics of seasonal ponding or inundation. This is the area of the wetland that is ponded for at least 2 months, but dries out sometime during the }ear. Do not count the area that is permanently ponded. Estimate area as the average condition 5 out of l0 yrs. Total for D 3 Add the points in the boxes above 5 Area seasonally ponded is > % total area of wetland ants s 4 Area seasonally ponded is > '/a total area of wetland Area seasonally ponded is < r/a total area of wetland points = 0 NOTE: See text for indicators of seasonal and permanent inundation. Total for D I Add the points in the boxes above t r D D D 2. Does the wetland have the opportunity to improve water quality? (see p. 44) Answer YES if you know or believe there are pollutants in groundwater or surface water coming into the wetland that would otherwise reduce water quality in streams, lakes or groundwater downgradient from the wetland? Note which of the following conditions provide the sources ofpolutaras. — Grazing in the wetland or within 150 ft — Untreated stormwater discharges to wetland — Tilled fields or orchards within 150 ft of wetland — A stream or culvert discharges into wetland that drains developed areas, Saidential areas, farmed fields, roads, or clear -cut logging gotResidential, urban areas, golf courses are within 150 ft of wetland — Wetland is fed by groundwater high in phosphorus or nitrogen e r multiplier _ u ltiplier is 2 NO multiplier is 1 TOTAL - Water Quality Functions Multiply the score from DI by D2 Add score to table on p. 1 a sy f Iresslonal and kii. Wetland P Points .` D D D 3. Does the wetland have the potential to reduce flooding and erosion? (seep. 46) D 3.1 Characteristics of surface water flows out of the wetland Wetland has no surface water outlet p = 4 Wetland has an intermittently flowing, or highly constricted, outlet Wetland is flat and has no obvious outlet and/or outlet is a small ditch Wetland has an unconstricted surface outlet points = 0 D 3.2 Depth of storage during wet periods Estimate the height of ponding above the bottom of the outlet Marks of ponding are 3 R or more above the surface points = 7 The wetland is a "headwater" wetland" points = 5 Marks of ponding between 2 ft to < 3 ft from surface = 5 Marks are at least 0.5 ft to < 2 ft from surface Wetland is flat but has small depressions on the surface that trap water points = 1 Marks of ponding less than 0.5 ft points = 0 D 33 Contribution of wetland to storage in the watershed Estimate the ratio of the area of upstream basin comributing surface water to the wetland to the area of the wetland itself. The area of the basin is less than 10 times the area of wetland points = 5 The area of the basin is 10 to 100 times the area of the wetland ' , , ,sa•� Total for D 3 Add the points in the boxes above 5 5- D D D 4. Does the wetland have the opportunity to reduce flooding and erosion? (see 49) Answer YES if the wetland is in a location in the watershed where the flood „ k tttverrheli t F;res l HYDROLOGIC FUNCTIONS - Indicators that wetland f to reduce flooding and stream erosion Br R 3. Does the wetland have the potential to reduce flooding and erosion? a f" (see p. 54) R R 3.1 Characteristics of the overbook storage the wetland provides: Estimate the average width of the wetland perpendicular to the direc '. not the flow and the width of the stream or river channel (distance betwee . arks). Calculate the ratio: ( width of wedanc0/( width of stream). If the ratio is more than 20 - points = 9 If ratio is between 10 - 20 points = 6 If the ratio is 5- <10 points = 4 If the ratio is l - <5 points =2 If the ratio is< I - points =1 R R 31 Characteristics of vegetation that slow do water velocities during floods: Treat large woody debris as "forest ors i . ". Choose the points appropriate for the best description Forest or shrub for >1/3 area OR E plants > 2/3 area points =7 Forest or shrub for> 1 /10 area a ' mergent piants> 1/3 area points = 4 Vegetation does not meet abo criteria points =0 Add the points in the boxes above R 4. Does the wetland h the opportunity 10 reduce flooding and erosion? (see p. 57) Answer YES if wetland is in a location in the watershed where the flood storage, or r -, .coon in water velocity, it provides helps protect downstream property :.. aquatic resources from flooding or excessive and/or erosive flows. Note w of the following conditions apply. here are human structures and activities downstream (roads, buildings, bridges, farms) that can be damaged by flooding. — There are natural resources downstream (e.g. salmon redds) that can be multiplier damaged by flooding — Other (Answer NO if the major source of water to the wetland is controlled by a reservoir or the wetland is tidal fringe along the sides of a dike) YES multiplier is 2 ' NO multiplier is I R TOTAL - Hydrologic Functions Multiply the score from R 3 by R 4 Add score to table on p. 1 �1� \ 1 Wetland Rating Form - wester Washington Comments Welland Rating Form - western Washington 5 August 2004 R R R R tart) Frt:sht4telr Tjda1i'rlt g Wetland$ rte., , ,: WATER QUALITY FUNCTIONS - Indicators that wetland functions to improve water quality R R R I. Does the wetland have the potential to improve water quality? (seep. SO) tots =8 points = 4 points = 2 points = 0 R 1.1 Area of surface depressions within the riverine wetland that can trap sediments during a flooding event: Depressions cover >3/4 area of wetland Depressions cover > I/2 area of wetland Depressions present but cover < 1/2 area of wetland No depressions present R 1.2 Characteristics of the vegetation in the wetland: Forest or shrub> 2/3 the area of the wetland Forest or shrub > 1/3 area of the wetland Ungrazed, emergent plants > 2/3 area of wetlan . Ungrazed emergent plants > 1/3 area of well d Forest, shrub, and ungrazed emergent < 1/ : . of wetland R 2. Does the wetland have the opportun' to improve water quality? (seep. 53) Answer YES if you know or believe ere are pollutants in groundwater or surface water coming into the wetland tha ould otherwise reduce water quality in streams, lakes or groundwater . ngradient from the wetland? Note which of the following conditions provide - sources of pollutants. — Grazing in the wets t or within 150ft — Untreated storm er discharges to wetland — Tilled fields o a rchards within 150 feet of wetland — A stream o 'ulvert discharges into wetland that drains developed areas, resident - areas, fanned fields, roads, or clear-cut logging — Res i. tial, urban areas, golf courses are within 150 ft of wetland np ands - ever or stream linked to the wetland has a contribute b or where man activities have raised levels of sediment, toxic compounds or nutrients in the river water above standards for water quality Other YES multiplier is2 NO multiplier is1 points = 8 points = 6 points = 6 points = 3 points = 0 Add the points in the boxes above TOTAL - Water Quality Functions Multiply the score from R 1 by R 2 Add score to table on p. 1 multiplier August 2WJ Wetland Rating Form - western Washington lumen Wetland Rating Form - western War h ington August 2004 .1 ugusl :2Igr J lL I I6 rInge Wetlands WATER QUALITY FUNCTIONS - Indicators that wetland functions to improve water quality .1 a ■a al L 1. Does the wetland have the potential to improve water quality? (see p. 59) S 3.1 Characteristics of vegetation that reduce the velocity of surface s during storms. Choose the points appropriate for the description that fit conditions in the wetland Dense, uncut, rigid vegetation covers > 90% of the area o e wetland. (stems of plants should be thick enough (usually> I /8i r dense enough, to remain erect during surface flows) points = 6 Dense, uncut, rigid vegetation > 1/2 area of wetl. t . points = 3 Dense, uncut, rigid vegetation> 1/4 area points = 1 More than 1/4 of area is grazed, mowed, till , or vegetation is not rigid points = 0 L 1.1 Average width of vegetation along the lakeshore : Vegetation is more than 3311 (IOm) wide points Vegetation is more than 16 (5m) wide and <33ft poin - 3 Vegetation is more than 6ft (2m) wide and <1611 po'_. = 1 Vegetation is less than 6ft wide = . ints = 0 S 3.2 Characteristics of slope wetland that .lds back small amounts of flood Flows: The slope wetland has small ace depressions that can retain water over at least 10% of its area. YES points = 2 NO points =0 L 1.2 Characteristics of the vegetation in the wetland: choose the app .priare description that results in the highest points, land do not include open water in your estimate of coverage. In this case the herbaceous plants be either the dominant form (called emergent class) or as an understory ; a shrub or forest community. Herbaceous plants cover >90% of the vegetated area points = 6 Herbaceous plants cover >2/3 of the vegetated area points =4 Herbaceous plants cover >1/3 of the vegetated ar :; points = 3 Other vegetation that is not aquatic bed in > 2/3 ; getated area points = 3 Other vegetation that is not aquatic bed in> 1 ^ vegetated area points = 1 Aquatic bed cover> 2/3 of the vegetated -.. points = 0 Add the points in the boxes above Add the points in the boxes above S S L L L 2. Dona the wetland have the opport ^i to improve water quality? (seep. 61) multiplier Answer YES if you know or beli.. there are pollutants in the lake water, or surface water flowing through ' wetland to the lake is polluted. Note which of the following conditions pro s': the sources of pollutants. — Wetland is along . hores of a lake or reservoir that does not meet water quality standards — Grazing in th ' etland or within 150ft — Polluted w discharges to wetland along upland edge — Tilled 11 �• or orchards within 150 feet of wetland — Resid ,' al or urban areas are within I50 11 of wetland — Pa - with grassy areas that are maintained, ballfields, golf courses (all ' in 150 ft. of lake shore) — •'ower boats with gasoline or diesel engines use the lake Other Answer YES if yo now or believe there are pollutants in groundwater or surface water coming in - e wetland that would otherwise reduce water quality in streams, lake . groundwater downgradient from the wetland? Note which of the following c loons provide the sources of pollutants. — -_L ing in the wetland or within 150ft — 6 ntreated stormwater discharges to wetland Tilled fields, logging, or orchards within 150 feet of wetland — Residential, urban areas, or golf courses are within 150 11 upslopc of wetland — Other multiplier is 2 NO multiplier is 1 TOTAL - Water Quality Functions Multiply the score from LI by L2 Add score to table on p. 1 '8 $loge iketlauds WATER QUALITY FUNCTIONS - Indicators that wetland functions to improve water quality f `,. CA CA cA CA S 1. Does the wetland have the potential to improve water quality? (seep. 64) S 3.1 Characteristics of vegetation that reduce the velocity of surface s during storms. Choose the points appropriate for the description that fit conditions in the wetland Dense, uncut, rigid vegetation covers > 90% of the area o e wetland. (stems of plants should be thick enough (usually> I /8i r dense enough, to remain erect during surface flows) points = 6 Dense, uncut, rigid vegetation > 1/2 area of wetl. t . points = 3 Dense, uncut, rigid vegetation> 1/4 area points = 1 More than 1/4 of area is grazed, mowed, till , or vegetation is not rigid points = 0 S 1.1 Characteristics of average slope of wetland: _fi Slope isl% or less (a I% slope has e I foot vertical drop in elevation for even 100 ft horizontal distance) points.a /' Slope is l % -2% poi =2 Slope is2 % -5% ts = 1 Slope is greater than 5% . ints = 0 S 3.2 Characteristics of slope wetland that .lds back small amounts of flood Flows: The slope wetland has small ace depressions that can retain water over at least 10% of its area. YES points = 2 NO points =0 S 1.2 The soil 2 inches below the surface is clay, organic, or s anoxic (hydrogen sulfide or rotten eggs). YES = 3 points NO = 0 points Add the points in the boxes above S 1.3 Characteristics of the vegetation in the wetland trap sediments and pollutants: Choose the points appropriate for the descrip i r that best fits the vegetation in the wetland. Dense vegetation meant you h trouble seeing the soil surface. Dense, ungrazed, herbaceous vegetation ' 0% of the wetland area points = 6 Dense, ungrazed, herbaceous vegetati. > I/2 of area points = 3 Dense, woody, vegetation > % of - • points = 2 Dense, ungrazed, herbaceous ve :' tion> 1/4 of arra points = 1 Does not meet an of the crit • a above for vegetation points = 0 S S Total for S 1 Add the points in the boxes above S S S 2. Does the wetland ha the opportunity to improve water quality? (seep. 67) multiplier Answer YES if yo now or believe there are pollutants in groundwater or surface water coming in - e wetland that would otherwise reduce water quality in streams, lake . groundwater downgradient from the wetland? Note which of the following c loons provide the sources of pollutants. — -_L ing in the wetland or within 150ft — 6 ntreated stormwater discharges to wetland Tilled fields, logging, or orchards within 150 feet of wetland — Residential, urban areas, or golf courses are within 150 11 upslopc of wetland — Other YES multiplier is 2 NO multiplier o 1 TOTAL - Water Quality Functions Multiply the score from S1 by S2 Add score to table on p. 1 ° r- lo1fe�Wetlands a 5 HYDROLOGIC FUNCTIONS - Indicators that wetland functions to reduce flooding and stream erosion OW t , S S S S 3. Does the wetland have the potential to reduce flooding and stream erpd[on? (see p. 68) S 3.1 Characteristics of vegetation that reduce the velocity of surface s during storms. Choose the points appropriate for the description that fit conditions in the wetland Dense, uncut, rigid vegetation covers > 90% of the area o e wetland. (stems of plants should be thick enough (usually> I /8i r dense enough, to remain erect during surface flows) points = 6 Dense, uncut, rigid vegetation > 1/2 area of wetl. t . points = 3 Dense, uncut, rigid vegetation> 1/4 area points = 1 More than 1/4 of area is grazed, mowed, till , or vegetation is not rigid points = 0 S 3.2 Characteristics of slope wetland that .lds back small amounts of flood Flows: The slope wetland has small ace depressions that can retain water over at least 10% of its area. YES points = 2 NO points =0 Add the points in the boxes above L 4. Does the wetland have the opportunity to "'• use erosion? (see p. 63) Are there features along the shore that w' . . - impacted if the shoreline erodes? Note which of the following canditio s . ply. — There are human structures -- d activities along the upland edge of the wetland (buildings, field hat can be damaged by erosion. — There are undistu , .,': tural resources along the upland edge of the wetland (e.g. ma forests other wetlands) than can be damaged by shoreline ero s'r` — Other S S S 4. Does the wetland ha r- b opportunity to reduce flooding and erosion? (see p. 70) Is the wetland in " andscape position where the reduction in water velocity it provides helps , . tea downstream property and aquatic resources from flooding or excessive :- d /or erosive flows? Note which of the following conditions apply. — We . d has surface mnoffthat drains to a river or stream that has flooding ems I' er multiplier (A row ' NO if the major source of water is controlled by a reservoir (e.g. wetland is • seep that is on the downstream side of a dam) YES multiplier is 2 NO multiplier is 1 - TOTAL - Hydrologic Functions Multiply the score from S 3 by S 4 Add score to table on p. 1 , liEfrlttgeWetlands �' t t HYDROLOGIC FUNCTIONS - Indicators that wetland functions to reduce shoreline erosion . l Q i a '_... j e !' L L L L 3. Does the wetland have the potential to reduce shoreline erosion? (see p. 62) ,,. L 3 Average width and characteristics of vegetation along the lakeshore (do no •' include aquatic bed): (choose the highest scoring description that nutche1p conditions in the wetland) > % of fringe vegetation is shrubs or trees at least 33 ft (10m) wid points = 6 >' /. of fringe vegetation is shrubs or trees at least 6ft. (2 m) wi points- 4 > '/. of fringe vegetation is shrubs or trees at least 33 ft (10rn) rde points = 4 Fringe vegetation is at least 6 ft (2m) wide points = 2 Fringe vegetation is less than 6 ft (2m) wide poi = 0 Record a points from the box above L L L 4. Does the wetland have the opportunity to "'• use erosion? (see p. 63) Are there features along the shore that w' . . - impacted if the shoreline erodes? Note which of the following canditio s . ply. — There are human structures -- d activities along the upland edge of the wetland (buildings, field hat can be damaged by erosion. — There are undistu , .,': tural resources along the upland edge of the wetland (e.g. ma forests other wetlands) than can be damaged by shoreline ero s'r` — Other multiplier YES � - tiplier is 2 NO multiplier is 1 TOTAL - Hydrologic Functions Multiply the score from L 3 by L 4 Add score to table on p. 1 Comments Wetland Rating Form — western Washington 9 August 2004 omments wetland Rating Form —'. <rn W eshinglon August 2004 Wetland Rating Fonts — western Washington 10 August 2004 ommea k' ol.u,d Raring Form— wrvcrn w'uhing:on i; ( 1.41012■(4 rtesk kpply to fvellatids old! HON - .. HABITAT FUNCTIONS - Indicators that wetland functions to provide important habitat 1 H 1. Does the wetland have the potential to provide habitat for many species? H 1.1 Vezetation structure (see p. 72) Choose the description that best represents condition of buffer of wetland The highest scoring criter that applies to the wedrad is to be used in the rating. See text for definition of "undisturbed." — 100 m (330ft) of relatively undisturbed vegetated areas, rocky areas, or open water >95% of circumference. No developed areas within undisturbed part of buffer. (relatively undisturbed also mans no- grazing) Points = 5 — 100 m (330 ft) of relatively undisturbed vegetated areas, rocky areas, or open water > 50° /a circumference. Points = 4 — 50 m (1700) of relatively undisturbed vegetated areas, rocky areas, or open water >95% circumference. Points = 4 — 100 m (330ft) of relatively undisturbed vegetated areas, rocky areas, or open water > 25% circumference, . Points = 3 — 50 m (170ft) of relatively undisturbed vegetated areas, rocky areas, or open water for> 50% circumference. Points = 3 Check the types of vegetation classes present (as defined by Cowardin) if the class covers more than 10% of the area of the wetland or ' acre. _ Aquatic bed _$tnergent plants Grub /shrub (areas where shrubs have >30% cover) 1.01Ptiiested (areas where trees have >30% cover) Forested areas have 3 out of 5 strata (canopy, sub - canopy, shrubs, herbaceous, moss/ground -cover) Add the number of vegetation types that qual (. If you have 4 types or more points = 4 3 toes ints - 2 types points = a pops =U H 1.2. ]{ydrottriods (see p. 73) Light to moderate grazing, or lawns are OK. Points = 2 — Heavy grazing in buffer. Points = 1 — Vegetated buffers are <2m wide (6.6ft) for more than 95% of the circumference (e.g. tilled fields, paving, basalt bedrock extend to edge of wetland Points = 0. — Buffer does not meet any of the criteria above. Points = 1 Check the types of water regimes (hydroperiods) present within the wetland The water regime has to cover more than 10% of the wetland or '' acre to count. (see text for descriptions of hydroperiods) _ Permanently flooded or inundated 4 or more types present points = 3 L. natty flooded or inundated 3 • s „r.?.. -tt •.•' rats = 2 Occasionally flooded or inundated types present • • int = 1 _ Saturated only Permanently flowing stream or river in, or adjacent to, the wetland _ Seasonally flowing stream in, or adjacent to, the wetland _ Lake-fringe wetland = 2 points Freshwater tidal wetland = 2 points H 1.3. jtichness of Plant Species (seep. 75) H 2.2.1 Is the wetland part of a relatively undisturbed and unbroken vegetated corridor (either riparian or upland) that is at least 150 ft wide, has at least 30% cover of shrubs, forest or native undisturbed prairie, that connects to estuaries, other wetlands or undisturbed uplands that are at least 250 acres in size? (dams in riparian ' corridors, heavily used gravel roads, paved roads, are considered breaks in the corridor). Count the number of plant species in the wetland that cover at least 10 ft 2 . (different patches of the same species can be combined to meet the size threshold) You do not have to name the species. Do not include Eurasian Milfoil, reed canaeygrass, purple loosestrife, Canadian Thistle If you counted: > 19 species _ List species below if you want to: 5 - 19 species la <5 species •:- is =0 H 2. Does the wetland have the opportunity to provide habitat for many species? H 2.1 Buffers (seep. 80) I Choose the description that best represents condition of buffer of wetland The highest scoring criter that applies to the wedrad is to be used in the rating. See text for definition of "undisturbed." — 100 m (330ft) of relatively undisturbed vegetated areas, rocky areas, or open water >95% of circumference. No developed areas within undisturbed part of buffer. (relatively undisturbed also mans no- grazing) Points = 5 — 100 m (330 ft) of relatively undisturbed vegetated areas, rocky areas, or open water > 50° /a circumference. Points = 4 — 50 m (1700) of relatively undisturbed vegetated areas, rocky areas, or open water >95% circumference. Points = 4 — 100 m (330ft) of relatively undisturbed vegetated areas, rocky areas, or open water > 25% circumference, . Points = 3 — 50 m (170ft) of relatively undisturbed vegetated areas, rocky areas, or open water for> 50% circumference. Points = 3 If buffer does not meet any of the three criteria above — No paved areas (except paved trails) or buildings within 25 m (800) o 95% circumference. Light to moderate grazing, or lawns are OK. Points = — No paved areas or buildings within 50m of wetland for >50% circumference. Light to moderate grazing, or lawns are OK. Points = 2 — Heavy grazing in buffer. Points = 1 — Vegetated buffers are <2m wide (6.6ft) for more than 95% of the circumference (e.g. tilled fields, paving, basalt bedrock extend to edge of wetland Points = 0. — Buffer does not meet any of the criteria above. Points = 1 H 2.2 Corridors and Connections (see p. 81) H 2.2.1 Is the wetland part of a relatively undisturbed and unbroken vegetated corridor (either riparian or upland) that is at least 150 ft wide, has at least 30% cover of shrubs, forest or native undisturbed prairie, that connects to estuaries, other wetlands or undisturbed uplands that are at least 250 acres in size? (dams in riparian ' corridors, heavily used gravel roads, paved roads, are considered breaks in the corridor). YES = 4 points (go to H2.3) NO = go toll 2.2.2 H 2.21 Is the wetland part of a relatively undisturbed and unbroken vegetated corridor (either riparian or upland) that is at least 50ft wide, has at least 30% cover of shrubs or forest, and connects to estuaries, other wetlands or undisturbed uplands that are at least 25 acres in size? OR a Lake-fringe wetland, if it does not have an undisturbed corridor as in the question above? ' YES= 2 points (go to 112.3) NO= H2.2.3 H 2.2.3 Is the wetland: within 5 mi (8km) of a brackish or salt water estuary O t ''Ciithin 3 mi of a large field or pasture ( >40 acres) OR � 1fi 1t . S, within I mi of a)ake greater.than 20 acres? • !' "� _ OYES= 1 point ,. •$ NO= 0 points H 1.4. Interspersion of habitats (see p. 76) Decided from the diagrams below whether interspersion between types of vegetation (described in H 1.1), or vegetation types and unvegetated areas (can include open water or mudflats) is high, medium, low, or none. a B CD None = 0 poi Low = I point Moderate = 2 points I 1C [riparian braided channels] High = 3 points NOTE: If you have four or more vegetation types or three vegetation types and open water the rating is always "high ". H 1.5. Special Habitat Features: (seep. 77) Check the habitat features that are present in the wetland. The number of checks is number of points you put into the next column. ��e downed, woody debris within the wetland ( >4in. diameter and 6 ft long). sat 'landing snags (diameter at the bottom > 4 inches) in the wetland _ Undercut banks are present for at least 6.6 ft (2m) and/or overhanging vegetation extends at kast 3.3 ft (1m) over a stream for at least 33 ft (10m) _ Stable steep banks of fine material that might be used by beaver or muskrat for de • g ( >3odegree slope) OR signs of recent beaver activity are present cast 1/4 acre of thin - stemmed persistent vegetation or woody branches are present in that are permanently or seasonally inundated.(structures for egg - laying by hibians) — Invasive plants cover less than 25% of the wetland area in each stratum of plants II 1. TOTAL Score - potential for providing habitat Add the scores in the column above 7T Wetland Raring Form — western Washington 3 August 2004 Wetland Raring F orm — o. cste,n Washington Wetland Rating Form — western Washington I-12.3 Near or adiacent to other priority habitats listed by WDFW (see p. 82) Which of the following priority habitats are within 330ft (100m) of the wetland? (see text for a more detailed description of these priority habitats) Riparian: The area adjacent to aquatic systems with flowing water that contains ekments of both aquatic and terrestrial ecosystems which mutually influence each other. _ Aspen Stands: Pure or mixed stands of aspen greater than 0.8 ha (2 acres). Cliffs: Greater than 7.6 m (25 ft) high and occurring below 5000 ft. Old-growth forests; (Old- growth west of Cascade crest) Stands of at (east 2 tree specks, forming a multi - layered canopy with occasional small openings; with at least 20 trees/ ha (8 trees/acre) > 81 cm (32 in) dbh or> 200 years of age. Mature forests: Stands with average diameters exceeding 53 cm (21 in) dbh; crown cover may be less that 100%; crown cover may be kss that 100%; decay, decadence, numbers of snags, and quantity of large downed material is generally less than that found in old - growth; 80 - 200 years old west of the Cascade crest. Prairies: Relatively undisturbed areas (as indicated by dominance of native plants) where grasses and /or forbs form the natural climax plant community. _ Talus: Homogenous areas of rock rubble ranging in average size 0.15 - 2.0 m (0.5 - 6.5 ft), composed of basalt, andesite, and /or sedimentary rock, including riprap slides and mine tailings. May be associated with cliffs. _ Caves: A naturally occurring cavity, recess, void, or system of interconnected passages Oregon white Oak: Woodlands Stands of pure oak or oak/conifer associations _ydr'hre canopy coverage of the oak component of the stand is 25%. [,/[ Natural Open Space: A priority species resides within or is adjacent to the open space and uses it for breeding and/or regular feeding; and/or the open space functions as a corridor connecting other priority habitats, especially those that would otherwise be isolated; and/or the open space is an isolated remnant of natural habitat larger than 4 ha (10 acres) and is surrounded by urban development. Estuary/Estuary-like: Deepwater tidal habitats and adjacent tidal wetlands, usually semi- enclosed by land but with open, partly obstructed or sporadic access to the open ocean, and in which ocean water is at least occasionally diluted by freshwater runoff from the land. The salinity may be periodically increased above that of the open ocean by evaporation. Along some low- energy coastlines there is appreciable dilution of sca water. Estuarine habitat extends upstream and landward to where ocean- derived salts measure less than 0.5% during the period of average annual low flow. Includes both estuaries and lagoons. Marine/Estuarine Shorelines: Shorelines include the intertidal and subtidal zones of beaches, and may also include the backshore and adjacent components of the terrestrial landscape (e.g., cliffs, snags, mature trees, dunes, meadows) that are important to shoreline associated fish and wildlife and that contribute to shoreline function (e.g., sand/rock / log recruitment, nutrient contribution, erosion control). If wetland has 3 or more priority habitats= 4 points If wetland has 2 priority habitats = 3 pqj If wetland has 1 priority habits • t No habitats = 0 points Welland Rating Form - wesom Washinglnn 14 August 2004 16 August 2001 H 2.4 Wetland Landscape (choose the one description of the landscape around the wetland that best fus) (see p. 84) There are at least 3 other wetlands within', mile, and the connections between them are relatively undisturbed (light grazing between wetlands OK, as is lake shore with some boating, but connections should NOT be bisected by paved roads, fill, fields, or other devebpment. points ■ 5 The wetland is Lake -fringe on a lake with little disturbance and there are 3 other lake- fringe wetlands within N mile points - 5 There are at least 3 other wetlands within X mi UT the connections between them are disturbed points a...3 e t d i ' - Tan d is Lake -fringe on a lake with disturbance and there are 3 other lake - fringe wetland within Vs mile f (;J . t 1 There is at least 1 wetland within '4 mile. Th-sit n-6 vetratfre m qu(e: - , y fs H 2. TOTAL Score - opportunity for providing habitat �/_ Add the scores in the column above t� Total Score for Habitat Functions - add the points for H I, H 2 and record the result on p. 1 A I "'T • Wetland Rating Fans — western Washington 17 August 2004 REFERENCES FOR WETLAND ANALYSIS AND BUFFER MITIGATION PLANS Grimm - Turley @ Tukwila By John Comis Associates Date: 12/08/05 14 PROJECT - SPECIFIC REFERENCES 1. City of Tukwila. 2004. Environmentally Sensitive Areas Regulations for Wetlands in the Tukwila Municipal Code (TMC), Ord. 2074 §1(part). 2. Cowardin, L.M., V. Carter, F.C. Golat and E.T. LaRoe. 1979. Classification of Wetlands and Deep Water Habitats of the United States. U.S. Fish and Wildlife Service, U.S. Department of Interior, Publication FWS /OBS- 79/31. 3. Corps of Engineers. 1987. Corps of Engineers Wetland Delineation Manual. Technical Report Y -87 -1, Waterways Experiment Station, Vicksburg, Miss., together with clarification and interpretation guidelines as published by the USACOE, 1992. [Also see Washington State 1997 Manual reference, below] 4. Cooke, Sarah Spear (Editor). 1997. A Field Guide to the Common Wetland Plants of Western Washington & NW Oregon. Seattle Audubon Society & Washington Native Plant Society, Seattle, Washington. 5. Guard, B. Jennifer. 1995. Wetland Plants of Oregon and Washington. Lone Pine Publishing, Redmond, Washington. 6. Hitchcock, C.L., A. Cronquist. 1977. Flora of the Pacific Northwest. University of Washington Press, Seattle, Washington. 7. Knobel. 1980. Field Guide to the Grasses, Sedges and Rushes of the United States. Dover Press, New York. 8. Kollmorgen Corp. 1975. Munsell Soil Color Charts. Baltimore, Maryland. 9. Pojar, J., and A. MacKinnon. 1994. Plants of the Pacific Northwest Coast. BC Forest Service Research Program. Lone Pine Publishing, Vancouver, Canada. 10. Reed, P.B., Jr. 1988. National List of Plant Species That Occur in Wetlands: Northwest (Region 9). U.S. Fish and Wildlife Service. Biological Report-88 (26.9). Including 1993 Supplement. 11. Reed, P.B., Jr. 1986. Wetland Plants of the State of Washington. U.S. Fish and Wildlife Service. Biological Report -86 (W12.47). 12. Reppert, R.T., W. Sigleo, E. Stakhiv, L. Messman, and C. Beyers. 1979. Wetland Values - Concepts and Methods for Wetland Evaluation. Research Report 79 - R1, US Army Corps of Engineers, Institute for Water Resources, Fort Belvoir, Virginia. 13. Stevens, Michelle, and Ron Vanbianchi. 1993. Restoring Wetlands in Washington, a guidebook for wetland restoration, planning and implementation. Department of Ecology. Publication No.93 -17. Olympia, Washington. Grimm - Turley @ Tukwila By John Comis Associates Date: 12/08/05 15 14. US Department of Agriculture and Washington Agricultural Experiment Station. 1972. Soil Survey of King County Area, Washington. 15. Washington State Department of Ecology. 1997. Washington State Wetlands Identification and Delineation Manual. Publication #96 -94. March 1997. [Note: this manual has been reviewed and approved for use by the Seattle District Corps of Engineers and is consistent with the 1987 Corps of Engineers Manual (see COE reference above)]. 16. Washington State Department of Ecology. 2004. Washington State Wetlands Rating System - Western. WDOE Pub. #04 -06 -025. August 2004. Olympia, Washington. 17. Washington State Department of Fisheries. Catalog of Washington Streams and Salmon Utilization - Volume 1. 1975. Olympia, Washington. 18. Washington Department of Ecology. Washington State Hydric Soils Guidebook. Publication No.90 -20. July 1990. Olympia, Washington. Grimm - Turley @ Tukwila By John Comis Associates Date: 12/08/05 16 Grimm - Turley @ Tukwila By John Comis Associates Date: 12/08/05 RESUMES FOR WETLAND CONSULTANTS 17 JOHN G. COMIS Professional Wetland Scientist (SWS Certif. No. 000810, dtd Nov 27, 1995) Wetlands Consultant (Listed as Certified "Wetlands Specialist" by Pierce County, 1992) EDUCATION: Bachelor of Science, Environmental Bioengineering, University of Washington, Seattle, 1973 EMPLOYMENT HISTOR Consoer, Townsend & Associates, junior engineer, 1974 - Pierce County Public Works, civil engineer II, planning & drainage engineer, 1977 -89 John Comis Associates (JCA), principal & owner of "sole proprietorship ", 1989 - present QUALIFICATIONS: Mr. Comis has worked a total of 31 years in public sector surface water management and private sector wetland consulting. Mr. Comis' education, research, and experience combine the highly technical fields of water biology and water engineering. John has experience in wetland delineation's and mitigation plans including large and small -scale projects. Private consulting projects primarily deal with wetlands including identification, delineation, and mitigation for new developments. Wetland projects include over 600 private developments in King, Kitsap, Pierce and Thurston Counties, including work within the City's of Algona, Auburn, Bellevue, Bothell, Bonney Lake, Buckley, Enumclaw, Edgewood, Federal Way, Fife, Fircrest, Issaquah, Kent, Lakewood, Milton, Olympia, Pacific, Puyallup, Renton, Sumner, and Tacoma. John also assists clients with flood plain and drainage analysis problems including runoff modeling and backwater studies. Public sector experience involves many aspects of drainage and surface water management from basin level planning to site specific analysis and design. John has experience with computer models used for estimating runoff, routing stream flows, calculating flood plain elevations and sizing retention /detention facilities. On many projects, John has worked closely with soil scientists, fishery biologists, civil engineers, surveyors, and regulatory agency staffs at all levels of government. He has frequently been involved in interdisciplinary project teams at both the planning and implementation stages. In academic research, John directed two National Science Foundation projects for an interdisciplinary research team on Kelsey and Coal Creeks, King County, Washington. He has conducted wetland, drainage, and floodplain investigations at all levels of project development. This has provided opportunities to put theory into "on- the - ground" applications for wetlands, flood plains and other aspects of surface water management. AFFILIATIONS: Member, Society of Wetland Scientists; Society for Ecological Restoration; Washington Native Plant Society; National Audubon Society File: \RES- JGCl.doc (Jan. 2005) Grimm - Turley @ Tukwila By John Comis Associates Date: 12/08/05 18 CATHERINE A. COMIS Landscape Designer EDUCATION: Bachelor of Landscape Architecture (BSLA), University of Washington, Seattle, 1978 Bachelor of Arts, Near Eastern Studies, University of Washington, Seattle, 1972 EMPLOYMENT HISTORY: US Army, Lieutenant, Military Intelligence Corps, 1972 -1976 TRA, landscape designs, park plans, and comprehensive master plans, 1978 -1982 Richard Haag & Associates, landscape designs, 1983 Edward Chaffee & Associates, residential & commercial landscape designs, 1983 -1987 John Comis Associates, principal, mitigation plans designer monitoring, 1988- present QUALIFICATIONS: Kate Comis has served as both a designer and project manager for numerous residential and commercial landscape design and master plan projects including park projects. She has served as a team member on parks and recreation area plans and comprehensive master plans. Kate has over 27 years of experience in Washington State providing clients with technical assistance in landscape design of residential and commercial developments. Her experience includes stream corridor developments; park and recreation facility design; multi -use equestrian, pedestrian and bike trails. Site plan preparations include all aspects of preliminary site surveys, cost estimating, construction specifications, drawings and management. As a parks and recreation consultant, she has worked on Public Utility District (PUD) projects in eastern Washington State such as the Chelan County "Entiat Park ", "Lincoln Rock Park" and "Daroga Park Master Plan" at the Rocky Reach Reservoir. She also worked on the Chelan County PUD projects "Mason Park" at Lake Chelan and "Douglas County River Park" at Rock Island Reservoir. These parks were established as a minimum requirement for recreational area development along the reservoirs after damming of the Columbia River. She has also worked for private clients on camping area designs for recreational projects such as Camp Benbow, Lake Tanwax, Pierce County Jewish Camping Association; Camp Orkila, Orcas Island, YMCA of Greater Seattle; and Camp Sealth, Vashon Island, Seattle -King County Campfire Council. AFFILIATIONS: Member, American Society of Landscape Architects; Society for Ecological Restoration; Washington Native Plant Society; National Audubon Society; Wildlife Society. File: \RES- CACl.doc (Jan. 2005) Grimm - Turley @ Tukwila By John Comis Associates Date: 12/08/05 19 Supplement #3 Buffer Mitigation Plan for the "GEM- TUR,.LEY PROPERTY" Site located at 4058 S. 146 St., Tukwila, WA 98168 Tax Parcel No. 0040000235 Situated in the NE 1/4 of the NW 1/4, Section 22- T23N -R4E, W,M,, City of Tukwila, King County, Washington PREPARED FOR Gem Construction, Inc., C/o Matt Grimm 21501 Connell's Prairie. Rd Buckley, WA 98321 Phone: 206- 931 -7274 (cell) Fax: 253 - 447 -4598 Original Report: December 8, 2005 Revised: August 1, 2006 Revised: March 5, 2007 Revised: May 24, 2007 PREPARED BY JOHN COMIS ASSOCIATES, Inc. For Wetlands, Streams, & Mitigation Designs since 1989 222 East 26th Street, # 103 Tacoma, WA 98421 Office: (253) 272 -6808 Fax: (253) 272 -6807 Mobile: (253) 686 -4007 E- mail: jcomis @johncomisassociates.cer May 24, 2007 JOHN COMIS ASSOCIATES, Inc. For Wetlands, Streams, & Mitigation Designs since 1989 222 East 26th Street, #103 Tacoma, WA 98421 Office: (253) 272 -6808 Fax: (253) 272 -6807 E -mail: jcomis@johncomisassociates.com johncomisassociates.com City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Suite #100 Tukwila, Washington 98188 Attention: Brandon J. Miles, Assistant Planner (206 -431 -3684, bmiles @ci.tukwila.wa.us) SUBJECT: Supplement #3 for Buffer Mitigation Plan for the "Gem- Turley Short Plat" @ 4058 S. 146 St., in the City of Tukwila, Tax Parcel No. 0040000235 (Tukwila Case #L06 -052) Dear Mr. Miles: In response to comments from Sandra Whiting, Urban Environmentalist, John Comis Associates (JCA) has prepared the revised Supplement #3 Plan for a buffer reduction at the "Gem- Turley Preliminary Plat". The revised plan is prepared with the changes requested by the City of Tukwila e -mail dated April 19, 2007, from Brandon Miles to Mr. Matt Grimm, project applicant. As a matter of background, the original report by JCA dated December 8, 2005 included details for wetland delineation and a conceptual buffer mitigation plan. The first supplement dated August 1, 2006 included a discussion of the watercourse rating and a revised buffer to be in accordance with design changes made to the site plan after consultation with the City. The first supplement also included discussion of background information, buffer reductions and enhancements, and variations in buffer widths. The second supplement added buffer mitigation areas as requested by the City and revised the cost estimates as required. The changes we have made to Supplement #3 include details and information on the buffer mitigation and watercourse relocation project including typical cross sections and revised cost estimates. The proposed habitat enhancements were described in the revised report by JCA dated August 1, 2006. The following list of changes follows the items per the City's e -mail list: 1. Figure 4b: signs are shown on the plan. Information on posting is noted in Specifications, General Notes and Provisions (see note #7). 2. Figure 5: Rosa nutkana is a good volunteer in damp soil. Both R. nutkana and R. pisocarpa will work in this situation; however we have changed the list to indicate Rosa ` pisocarpa' (Cluster Rose). Gem - Turley Short Plat Supplement #3 By John Comis Associates Page 1 of 13 Date 5/24/07 3. Figure 5: Grass mixes can get out of control if not maintained and shade out the small plants before they can get established. Our experience has been that this is a main contributing cause of plant loss. 4. Figure 6: This is revised to include a typical cross section through the stream channel. Invasive plant removal instructions are shown in Specifications, General Notes and Provisions (see notes #3 & 4). 5. Construction Sequence: See Specifications 6. Appendix 1, Specifications for Construction: a. Topsoil specification is removed b. See Specifications, General Notes and Provisions, note # 9 & 10 c. See Specifications, General Notes and Provisions, note # 9 & 10 d. See Specifications, General Notes and Provisions, note # 9 & 10 7. Specifications for Maintenance, Monitoring and Contingency Plans a. Item removed from Page 5, note # 13 b. Monitoring period changed from 3 years to 5 years. c. Noted in report that entire area will be monitored rather than a quadrant. Monitoring is based on performance standards. d. Monitoring schedule may not be modified based on `hydrologic conditions' that may exist within the mitigation site. This statement is removed. e. Required twice per year monitoring with reports is noted and included with the monitoring cost estimate. f. Due dates for 2 reports per year through 2011 have been established. g. Performance standards are provided. h. Water quality evaluation with indicator information is provided. i. Maintenance specifications retyped from `may' to `will' for coverage of entire mitigation site. j. All required changes regarding use of pesticides, use on knotweed, and permission from City of Tukwila is noted. 8. Cost estimates are revised to reflect changes from straw mulch to wood chips and change from R. pisocarpa to R. nuttali. 9. Estimates for monitoring and maintenance are modified to reflect a 5 -year monitoring period. Supplement #3 supersedes and replaces the figures and appendices that were provided in the previous Supplement #2. Supplement #3 includes all of the items specified in the earlier Supplements #1 & #2, together with current revisions shown on the revised Planting Plan for Buffer Enhancement (see Figure 5 and 6, revised 5/24/07). Please refer to Appendix 1 for Specifications for Buffer Enhancement Planting, Plant Schedule and Details. Please refer to Appendix 2 for Specifications for Monitoring, Maintenance and Contingency Plans. Please refer to Appendix 3 for Revised Cost Estimates for Financial Guarantees. The specifications and added monitoring information and cost estimate sheets are revised as requested by the City. The bonding measures for mitigation are prepared in accordance with the Tukwila Municipal Code (TMC 18.45.210). Buffer enhancements shall be constructed onsite within the modified buffer area as shown on the Planting Plan for Buffer Enhancement (Figure 5). The Planting Plan for Buffer Enhancement provides mitigation within a modified buffer area by removing invasive, non - native plants such as Himalayan blackberries and grasses, and replanting the respective areas with more desirable Gem - Turley Short Plat Supplement #3 13y John Comis Associates Page 2 of 13 Date 5/24/07 native species to provide cover and increased habitat diversity for wildlife that may frequent these areas. The planting details are provided in Appendix 1. They show typical instructions for planting the trees, shrubs and bare root plants. This also includes the schedule of plants listed on the planting plan, their respective quantities and a recommended list of nursery sources where they may be obtained. The Cost Estimates for Financial Guarantees include revised estimates for planting construction, monitoring & maintenance costs. The total amount for construction costs includes site clearing and weeding (removal of invasive blackberries), planting desirable native species and placing plant markers. Please note that topsoil is omitted due to the existing quality of soil conditions at the site and mulching is revised to replace straw mulch with wood chips. This cost estimate does not include silt fences, boundary signs, or other site development protection. These should be included with the estimate for the site development permit portion of this project. Whereas the construction guarantee may be released by the City after completion of the construction phase and approval of the As -built plan, it is recommended that the monitoring and maintenance guarantees be held in a separate bond instrument for release at later time(s). Therefore, the monitoring and maintenance costs are estimated separately for bonding purposes based on a 5 -year monitoring program as outlined in this report (see Appendix 2 for details). Thank you for your assistance in the review and design of this project. Please feel free to call or e -mail me at my office if you or the Urban Environmentalist, Ms. Sandra Whiting, has any questions or comments to this revised plan. Sincerely, .. L .. m G. Comis, ' "S Certified Wetlands Specialist File: \ Grimm - Turley @TukwilaSupplmt3Rpt.doc JCA Job #050512 Cc: Matt Grimm, Gem Construction, Inc., Applicant/Owner Harold Duncanson, PE, Duncanson Company, Inc., Project Engineer Enclosures: FIGURES: Figure 4. Site Survey Map Sheet PPl by Duncanson Co. with Notes by JCA (rev. 8/1/06) Figure 5. Planting Plan for Buffer Enhancement (rev. 5/24/07, by JCA) Figure 6. Plant Communities, Associations, Uses and Typical Channel Cross Section (rev. 5/24/07, by JCA) APPENDICES: Appendix 1. Specifications for Buffer Enhancement Planting, Plant Schedule and Details Appendix 2. Specifications for Maintenance, Monitoring and Contingency Plans Appendix 3. Cost Estimates for Financial Guarantees Gem - Turley Short Plat Supplement #3 By John Comis Associates Page 3 of 13 Date 5/24/07 ACCESS • V 11, [SIN A STCONTTATER PROP STREET uGRO PROP RATER SERVICE RP RELOCATED SIRE•+ NW 1/4 OF SECTION 22 TOWNSHIP 23 NORTH, RANGE 4 EAST, WM PRELIMINARY SHORT PLAT OF GEM /TURLEY SHORT PLAT CAS 5(0000( FOR 5 PARCELS PER PSE Mc RELOCATED E souM (MIOII EDAREDUCED STOMA OR•A BwASS 0 51002 DRAM (SAT 50.10 RAIL (GCE TIT/ 014 ALONG TARTER 00 EDGE LINOE7000000 0(9 07 40 0(900 BV PROVIDERS .I LJ Z st- Q it NOTE: LOT 3 SHALL NOT RAVE DIRECT ACCESS TO SSUM RAW STREET: 041 LOT I SHALL ACCESS 111E PRWA10 TE ORWE NOTE: ALL COSTING IMPROvE2EHIS TO BE REMOVED. NOTE: TOTAL EOPECT00 01T AND FILL FOR 91010 PUT 00(0001 • 2. SOO CY (TO BE BALANCED ON SITE). GRAPHIC SCALY: TAT TH/1 VICHfY MAP IMPERVIOUS SURFACES TOTAL COSTING. 1.379 Sr • 0.109 AC TOTAL PROPOSED: I1,543 Sr • 0.495 AC LEGAL DESCRIPTION • PER RTE ORDER NO. 205110540 ISSUED 00 STER•RT TITLE. DATED 241 •, 2005. LOT 0, BLOCK 2. AO.. NONE TRACTS, ACCORDING TO THE RAT THEREOF RECORDED IR VULVAE 11 OF PLATS. PACE(5) 31. RECORDS Of KING CounrV. RASHTNCTOR LEGEND EASEMENT 20' EASEMENT 3' A9NNALT I004CNED EDGE Id" CSIC 1 OASS B ACP Ex. sToRmINTAW Ex. SEWER CR. RATER ER CHAPRINA FENCE Ex. W000 ECNCE ER SERER MANHOLE Ex CIEAN ET CATCH BASIN EA STORM M•NNOE Ex. TAROT POE w /ANCHOR Ex 2•120x Ex. CAS METER Ex. CAS v4tvf Ex POWER POLE Ex. RATER vALVE Ex RATER MEIR Ex FIRE HYDRANT SV AONUUGT Ex S1GN APR ASSESSOR'S PARCEL NUMBER CONTACT INFORMATION 91E' 4056 SQIM 1401* STREET MEWL, NA 96166 HR: 06.6000135 MONEG /9M9[TDR, OUNC•N50N COPART. INC. 445 SR SIT+ 5TREEr. R 102 SEATTLE. 96166 HAROLD OVNCANSOL P.E. (206) 144 -4141 APPLICANT' 0(2 COISTRUCION, INC 11561 CONNELL'5 PMAIRIE ROAD 81106(1. RA 97221 CONTACT. A•11 GRIMY (06) 931 -1114 UTILITIES /SERVICES R•TEP: RATER DISTINCT 6115 2M9 SOUTH ISOM STREET (me) 2 42- 95:i v41 OTSTRICT 481E 1 . 1400 0ART ROAD SoOM (06) 1 3 L i A 90160 3336 ME 11 KRLA M DEP ARMGT AAA ANDD N T RAT VAL A. HA 96 (206) 515 440 SCHOOL: TU(W(4 SCHOOL DISTRICT 8404 4640 9 144M IN6 (061 - R0000 TELEPHONE POWER: GAS ons SEATTLE OTT TART (600) 662 -4461 PUGET SOUND ENERGY - 800 -331 -4133 TREE LEGEND AND RETENTION NOTES OE00WU5 TREE 0 AL12 TRUNK DIAMETER (IN) TYPE 15" CSEC —TO BE RE TAMED E'10050 TREE CE -GEOAR * Et —To BE RETUNE0 OF•DOUCLAS n YY�` HE-HEMLOCK IN IN DP1B E EW•EVERUEEN TREE DRIP t1NE5 ARE Nor TO SCALE. TREE sT1BOLS REFERENCE TRUNK LOCATION ONLY 004011 ED A TO (401* WERE •PPRO4u•1 35' 4' ABOVE ORWNp OTHER T AND Yu:U.7l7. REFERENCE E ONLY ANp ELEVATION CERNED USING CP5. • ORIACV 2EET5 DR EKCEEDS IA STANDARDS AS DEEMED 0R 111E FAA AS•C INFORAADON SHEET 91:003 CAUTION' 175190079•40 0141116 E051 n 140 AREA AND U1NTY ON SHORN 14•V INQ •V BE CIRLETE. 9r01E LAN 07 0*00 REWm6 MAr CONTRACTOR CONTACT THE ONE-CALL UTNry LOCATE SERVICE •E LEAST E BEFORE STARTNC ANY CONSTRUCTION. 1 -800 -424 -5555 li EA5EM4r 1 f13e�a1: :�.. I'1 -1 • 40 •.v.�N. RNW.�...... —S.r� PRIVATE ACCESS DRIVE SECTION O Nis AL-ALDER 0P-A•P E DS- DECENWS S• ON-OAK 01•CHERRY TCH EAST DRAWN. JMK DCI N0: 05 DATE: 02/05 /06 PP1 1 OF 1 SHEETS Delineation Notes: This Site Survey Map is based on a land survey by Duncanson Company, and includes wetland delineation points marked during field investigations on 5/12/05 by John G. Comis, PWS, John Comis Associates (JCA) Wetlands Specialist and 6/19/06 with Sandra Whiting. City of Tukwila Urban Environmentalist. The wetland data is plotted to scale on this drawing and verified by JCA as shown. Also see Field Note Sketch Maps by JCA for details of vegetation, drainage patterns, etc. 2. Wetlands are delineated based on the "Washington State Wetlands Identification and Delineation Manua /' (WDOE, 1997) using routine onsite and approximate offsite methods. Where wetlands are located within the property boundary, the delineation of the wetland boundary is based on 3- parameter criteria and detailed field indicators for hydrophytic vegetation, hydric soils, and hydrology. Offsite areas are evaluated within 315 feet using best available data including City of Tukwila Wetland /Watercourse Map (2004), Aerial Photo, Soil Survey, Flood Study, Topography and /or Drainage maps (see figures included with the wetland report for details). 3. The surveyed data points are marked and numbered as follows: • Wetland 'A' ( #A1 to #A3) [Note that #A3 is adjusted about 3' south from the original point] • 1 drainage course [not numbered but marked by blue flags tied to vegetation along the existing centerline] 4. The data points are flagged with colored ribbon marked: • "WETLAND DELINEATION- number" (pink ribbon, tied to vegetation or stakes, see number points on map) • "CL -DRA DITCH" (blue ribbon, centerline (CL) of drainage course tied to vegetation) 5. Wetland A (the offsite portion nearest to the short plat site) is rated Type 3 for regulatory purposes based on the 2004 City of Tukwila Environmentally Sensitive Areas Regulations (TMC 18.45.080, 13) and the "Washington State Wetlands Rating System for Western Washington ", August 2004 (WDOE Pub #04 -06 -025). The total score for functions is 41, water quality functions score is 22, hydrologic functions score is 5 and habitat functions score is 14. This rating is based on our field observations of wetland conditions (for a Depressional wetland) that exist at the time of this study. (See Appendix 3 for completed form by JCA.) No other regulated wetlands are found within 300 feet of the short plat development area. Buffer Notes: 6. Standard Buffer Width for this type of wetland is 50 feet (TMC 18.45.080, C). A Modified Buffer is recommended by JCA to be 25 feet wide for Wetland -A and the stream corridor. The buffer boundary shall be measured horizontally from the flagged wetland delineation points. New residential buildings shall be set back an additional 10 feet from the buffer boundary line. 7. The buffer width is proposed to be modified by reducing in accordance with TMC 18.45.080, C and G. The modified buffer can provide adequate screening for noise and glare into the wetland. The buffer reduction does not appear to significantly affect the wetland's functions or value. Buffer enhancement is proposed that includes adding native plants to the onsite portion of buffer as shown by the Planting Plan (Figures 5 and 6). 8. Buffers shall be maintained as a separate "no disturbance" area within this plat. The final buffer boundary shall be marked by a land surveyor at the locations indicated on this final site plan map. Signs must be posted along the buffer boundary at 25' to 35' intervals (see City of Tukwila information for sign specifications and sources). 9. All regulated activities shall occur only in areas outside the buffer boundary. No regulated activity including building, clearing, filling or grading is permitted within designated buffers except as may be approved by the City for such reasons as danger tree removal. 10. Maintenance within the designated buffer may include removal of invasive or noxious weed species. Invasive species may include introduced and non - native plants such as Himalayan blackberry (Rubus discolor or Rubus laciniatus), Scotch broom (Cytisus scoparius), Reed canary grass (Phalaris arundinacea), or Tansy ragwort (Tanacetum vulgare). Removal of invasive and noxious plants must be by hand methods such as pulling, cutting or other approved method as may be allowed by the City. Disposal of plant residue must be done in approved areas outside the regulated wetlands or buffers. Wetland Specialist Certification This neap correctly represents the wetland delineation made by me or under my direct supervision at the request of Matt Grimm, Gem Construction, Inc., Owner /Applicant, for the Grimm - Turley Property, located at 4058 S. 140" Street, Tukwila, WA 98168; Tax Parcel No. 00400002 . • 4 pl. to scale on this drawing. Jo G. Comis, P� S / at g ertified Wetlands Specialist 46 PLANT1!'f PLAN {ar INFF?K. td1HH1JGW4tNt JOHN COMIS ASSOCIATES wefra,es, AoocVrs. Drainage �s.y SPti� 7 i ' k3cip , RIL E ce / L 1---CkocrioNis ek tc 0 i i 0 1 Z7' Trees C2 4 JMM• mJRL/ pi0F5ny Plant Schedule For the Grimm - Turley Buffer Restoration Common Botanical name Size/Condition/Space Indicator Quantities b Acer macrophyllum 4 -5'(2 Gal) FACU 6 big leaf maple 9'OC Cont Pseudotsuga menzeisii 4 6' FACU 16 Douglas fu 15' OC Shrubs Common Botanical name Size/Condition Indicator Quantities O Acer cinrcinatum 4-5' (2 Gal) FAC- 19 vine maple 6'OC '. �• � Mahonia nervosa 18 -24"BR FACU 150 _. Oregon grape 3'OC m Oemleria cerasiformis 18 -24 "BR FACU 37 Indian plum 4'OC O Rosa pisocarpa I8 -24 "BR FAC 50 clustered rose 4'OC e Rubus spectablis 18 -24" BR FAC+ 16 salmonberry 4'OC BUFFER. ENHAKCEMENT AP-EA (3,81 sa►• Vr.) Nww PIM cIXICT 5E '- 5, lit A PPON D I X 1 r 1 / WY TA 1 0 t LS J RtV1 # SED 51241 01 lzV 5ED: 2-3/2/01 . Fig: NAME TREES .' - •e_ Acer macrophyllum/big -leaf maple Rating FACU Association WL CommlWater _ __, .._„_ /SM Animal Use The seeds, buds, and flowers of bigleaf maple provide food for numerous birds and small mammals including mice, woodrats, squirrels, chipmunks, finches, and grosbeaks. Seedlings and saplings provide important browse for black - tailed deer and mule deer and in some areas for elk. Often occurring In riparian habitats, bigleaf maple contributes to the structural diversity of riparian deciduous forests and provides cover for many species of small mammals and perching birds. Several species of perching birds nest in bigleaf maple trees. Pseudotsuga menziesii/ Douglas fir FACU /SM Birds eat the seeds. Important nesting and shelter habitat for birds and squirrels. SHRUBS Oemleria cerasfformis/ Indian plum _ _ _ n -..- Berries eaten by robins, waxwings, foxes, coyotes, bear and deer. Rosa pisacarpa/ dustered rose FAC (much wetter and shade tolerant) Native Roses form dense thickets, perfect cover for many birds and mammals. Birds that eat rose hips include grouse, Juncos, bluebirds, grosbeaks, pheasants, quail, thrushes. Mammals that eat rose hips include rabbits, chipmunks, porcupines, deer, elk, coyotes and bear. Mahonia nervosa/ low Oregon grape NR UPL Fruit eaten by grouse, pheasants, thrushes. Nectar extracted by butterflies. Acer drcinatum/ vrne_maole FACU Ocean spray, Doug fir (transition zone) SM Birds eat seeds — good nectar source for bees. _ , Rubes spedabilis/ salmonberry FAC+ Red alder, ninebark, willow, lady fem, foam flower. PFO,PS S/PS, SS,SM Salmonberry provides importantfood and cover for a wide variety of birds and mammals. The stem, foliage, cambium, and bark of species within the Rubus genus provide food for smart mammals such as rabbits, porcupine, and beaver birds and mammals. In many locations, fruits are eaten by a variety of birds induding the ruffed grouse, northem bobwhite, sharp- tailed grouse, Califomia quail, ring - necked pheasant, blue grouse, gray (Hungarian) partridge, band - tailed pigeon, yellow- breasted chat, pine grosbeak, and various thrushes and towhees. The American robin readily feeds on salmonbeny fruit . Mice and other small rodents consume salmonbeny seeds. Nectar from the flowers provides food for bees and other insects, as well as for the rufous hummingbird. Salmonberry provides good cover for a variety of birds and mammals. Salmonberry-dominated brushfrelds furnish excellent habitat for small mammals such as deer mice, voles, shrews, hares, and mountain Thickets of Rubus serve as favorable nesting sites for many species of small birds. Y_PICAL_ CHARNEL - ROsS CTlot�tl ft Ito Notes for Typical Channel Cross Section: • Relocate channel to the alignment as shown on the Planting Plan, Figure 5. • Channel bottom shall be about 3 feet wide and 2 feet deep with variable side slopes to mimic natural meandering channel conditions. • Channel bottom shall be planted with an erosion resistant grass mixture as may be specified in typical grass -lined bioswales extending upstream from the culvert inlet to the end of construction at the northern property line. • Channel top width shall be about 7 feet wide with variable widths to mimic natural meandering channel conditions. • Plant shrub and tree vegetation as indicated on the Planting plan in the areas along the top of the bank to provide enhanced shade and cover for wildlife habitat. GRir'ip' -- - - TutkL EY clexT JOHN COMIS ASSOCIATES ° TYPICAL PUGET SOUND LOWLAND PLANT COMMUNITIES Streatnside Communities Streamside Shrub Thicket Dominant Species: salmonberry, red osier dogwood, Sitka willow, Pacific willow Associated Species: red elderberry, Pacific ninebark, stink currant, western crabapple, black twinbeny Streamside Forest Dominant Species: western red cedar, western hemlock, red alder, Oregon ash (distribution limited to southern portion of Puget Lowland only), black cottonwood, salmonberry, red osier dogwood, vine maple, piggyback plant, false lily of the valley As sociated Species: Pacific willow, red elderberry, stink currant, Indian plum, swor fern Aquatic Bed (Permanently flooded shallow water zones of ponds and lakes) Dominant Species: yellow pond lily, pondweed Associated Species: None Emergent Wetland (Seasonally or permanently saturated or flooded herb doininited communities) Dominant Species: hardstem bulrush, small - fruited bulrush, spikerush Associated Species: sawbeak sedge, simplestem burreed Shrub Wetland Dominant Species: Sitka willow, Pacific willow, red osier dogwood, salmonbeny Associated Species: Black twinberry, western crabapple Forested Wetland Dominant Species: western red cedar, western hemlock, red alder, Oregon, salmonberry, red osier dogwood, slough sedge, piggyback plant, skunk cabbage Associated Species: Sitka spruce, lady fern Forest Dominant Species: Douglas fir, western red cedar, western hemlock, red alder, bigleaf maple, bitter cherry, salmonbeny, salal, sword fern Associated Species: western white pine, grand fir, Scouter willow, madrona, cascara, ocean spray, snowberry, red elderberry, Indian plum, evergreen huckleberry, rhododendron, bleeding heart Shrub elderberry Snags Dominant Species: Nootka rose, thimbleberry Associated Species: Indian plum, cascara, red - flowering currant, red Snags are dead trees at least 6" DBH and 10 feet tall, with little or no timber value. With the possible exception of firewood, they can not be utilized. However, snags can be extremely valuable as feeing, perching and nesting sites for numerous species of wildlife, including woodpeckers, wrens, warblers, owls, hawks, wood ducks, mergansers, raccoons, bats, squirrels and opossums. Snag requirements differ by species. Distinction is made between hard (some value as marketable wood and soft (advanced stage of decay) snags. Hard snags become soft snags if they are left alone and not removed from the site. Soft snags are critical for a majority of snag dependent wildlife. Snags take up very little growing space and should be left uncut whenever possible. Three to seven dead or dying trees should he left for wildlife use. Snags should also be left in the wetland area for use as perches and nesting site. REV 3 KEN/ tvo- Z f ojt per uNrrncs Fig: AbsoefAirfams, Uses Apo, 1 SCHrOuLe 6 1 • APPENDIX 1 SPECIFICATIONS FOR BUFFER ENHANCEMENT PLANTING, PLANT SCHEDULE AND DETAILS Gem - Turley Short Plat Supplement 43 By John Comis Associates Page 4 of 13 Date 5/24/07 By John Comis Associates (JCA) Revised: 5/24/07 Buffer Enhancement shall be constructed onsite within the modified buffer area as shown on the Planting Plan (Figure 5). The Planting Plan for Buffer Enhancement provides mitigation within a modified buffer area by removing invasive, non - native plants such as Himalayan blackberries and grasses, and replanting the respective areas with more desirable native species to provide cover and increased habitat diversity for wildlife that may frequent these areas. The planting details are provided in this appendix. They show typical instructions for planting the trees, shrubs and bare root plants. This also includes the schedule of plants listed on the planting plan, their respective quantities and a recommended list of nursery sources where they may be obtained. Please refer to Appendix 2 for Specifications for Monitoring, Maintenance and Contingency Plans. 1. GENERAL NOTES AND PROVISIONS: 1. Planting may be done between March 1 to April 30, if done in the spring; or between October 1 to November 15, if done in the fall. Note that plant materials may be more available from growers in the spring and are better suited for establishment in the spring. 2. Thoroughly water all planted areas immediately after planting. Watering shall be done weekly during the first growing season or at regular intervals as specified by the project wetland specialist. 3. All exotic, invasive or undesirable vegetation and all weeds listed on the State Noxious Weed List shall be removed if they exceed 10% aerial coverage in the entire buffer /watercourse area. 4. Undesirable vegetation shall be removed from the wetland and buffer areas by clipping, pulling or digging or other method as may be approved by the wetland specialist. Undesirable species will be identified and controlled (removed) by hand in small areas. Removal of desirable plant or volunteer species such as red alder or quaking aspen should be avoided. (See "Maintenance" section for more details). 5. Any appliances, tires, trash and debris shall be removed from the mitigation area and disposed of in an approved solid waste handling facility. 6. A 3 -foot high buffer delineation fence (or equal) shall be constructed along the modified buffer boundary in the areas shown on plan sheet Figure 5. Fencing may be constructed of spit cedar rails (See typical detail in this appendix for construction information). The purpose of the delineation fence is to prevent casual intrusion from adjacent areas into the wetland buffer. 7. Signs indicating the presence of a wetland buffer shall be posted along the perimeter of the buffer boundary at intervals of 25' -50' (see Fig 5). Signs shall be of durable material and attached to treated wood fence posts. The number, spacing, size and wording of signs shall be in accordance with standards provided by the City planning department. 2. SEQUENCE AND SCHEDULE 1. Schedule and attend pre- construction meeting with Project Wetland Specialist and City of Tukwila officials(s) prior to start of excavation for the buffer mitigation and watercourse relocation. 2. Stake all clearing and grading limits for the wetland mitigation project site as shown on the approved plans. Mark off limits of the temporary access road to site. Mark "save" trees within the mitigation site. 3. Care shall be taken around the lower edge of the excavation area between the existing wetland edges and the new created wetland to not disturb the existing wetlands (see Construction Notes for construction fence requirements). 4. Clear and grub within the marked limits of the wetland mitigation site, avoiding the "save" trees and habitat islands as indicated on the plan sheets and as directed onsite by the Project Wetland Specialist. 5. Excavate the mitigation site to grades as indicated on the plan sheets, allowing for additional excavation in areas where bottom sealing and topsoil are to be placed. Gem - Turley Short Plat Supplement #3 By John Comis Associates Page 5 of 13 Date 5/24/07 6. Excavation within the created wetland area shall be completed only during dryer summer periods between August and the first rain period, about September. 7. Prior to placing and spreading sealing material and topsoil, a field meeting will be conducted with the Project Wetland Specialist to verify grades and determine if any adjustment(s) are necessary for grading and sealing within the mitigation site. 8. Plant the wetland and sloped buffer areas as shown on the plan sheets. The planting may be done between March 1 to April 30 in the spring, or between October 1 to November 15, if done in the fall. Note that plant materials may be more available from growers in the spring and are better suited for establishment in the spring. 3. PLANT MATERIALS 1. Provide locally grown nursery plants typical of their species or variety with normal, densely developed branches and vigorous, fibrous root systems. 2. Provide only sound, healthy, vigorous plants, free from defects, dead wood, bruises, or other root of branch injuries, disfiguring knots, sunscald injuries, frost cracks, abrasions of the bark, plant diseases, insect eggs, borers and all forms of infestation. A. All plants shall have a fully developed form without voids and open spaces. B. Plants shall have well developed roots and not be root bound, nor have circling roots. C. Plants held in storage will be rejected if they show signs of growth during storage. D. Plants shall be removed from containers immediately prior to planting. At same time root balls shall be examined and loosened throughout at least the outer 1" of root ball. E. Native soil should be used as backfill. F. Plants larger than those specified in the plant list maybe used when acceptable to the Owner's representative. 1. If the use of larger plants is acceptable, increase the spread of roots or root ball in proportion to the size of the plant. G. Balled and burlap plants: 1. Shall have firm, natural balls of earth of sufficient diameter and depth to encompass the fibrous and feeding root system necessary for full establishment of the plant. 2. Provide ball sizes complying with the latest edition of the "American Standard for Nursery Stock ". 3. All burlap to be removed and roots inspected prior to planting. Cracked or mushroomed balls are not acceptable. H. Container grown stock: 1. Grown in a container for sufficient length of time for the root system to have developed to hold its soil together, firm and whole. 2. No plants shall be loose in the container. 3. Conifers and shrubs shall not have a planting hole deeper than the root ball. 4. Container stock shall not be pot bound. 5. Root balls must not fall apart when removed from container. I. Trees: 1. Provide tree species that mature at heights over 25 feet with a single main trunk. 2. Trees that have the main trunk forming a "Y" shape are not acceptable. 3. Evergreen trees shall be branched to the ground. 4. No pruning wounds shall be present with a diameter of more than 1 inch, and such wounds must show vigorous bark growth on all sides. J. Shrubs and small plants: Gem - Turley Short Plat Supplement #3 By John Comis Associates Page 6of13 Date 5/24/07 1. Shrubs shall meet the requirements for spread and height indicated in the plant list (see Plan sheet). 2. The measurements of height shall be taken from the ground level to the average height of the top of the plant, and not the longest branch. 3. Single stemmed or thin plants will not be accepted. 4. Side branches shall be generous, well twigged and the plant, as a whole, well bushed to the ground. 5. The measurements of height shall be taken from the ground level to the average height of the top of the plant, and not the longest branch. 6. Single stemmed or thin plants will not be accepted. 7. Side branches shall be generous, well twigged and the plant, as a whole, well bushed to the ground. Gem - Turley Short Plat Supplement #3 By John Comis Associates Page 7 of 13 Date 5/24/07 Common Botanical name Acer cinrcinatum vine maple Mahonia nervosa • Oregon grape Oemleria cerasiformis Indian plum O Rosa rt oCxr /n clustered_rose e Rubus spectablis salmonberry Gem - Turley Short Plat Supplement #3 By John Comis Associates Page 8 of 13 Date 5/24/07 Plant Schedule For the Gem - Turley Buffer Mitigation /Enhancement Trees Common /Botanical name Acer macrophyllum big leaf maple Pseudotsuga menzeisii Douglas fir Size /Condition/Space Indicator Quantities 4 -5'(2 Gal) 9'OC 4 -6' Cont 15' OC FACU 6 FACU 16 Shrubs Size /Condition 4 -5' (2 Gal) 6'OC 18 -24 "BR 3'OC 18 -24 "BR 4'OC 18 -24 "BR 4'OC 18 -24" BR 4'OC Indicator FAC- FACU 150 FACU 37 FAC 50 FAC+ 16 Quantities 19 Nursery Sources Balance Restoration Nursery: 27995 Chambers Mill Rd. Lorane, OR 97451. Phone/Fax: 541-942-5530 Briar Group (formerly Briargreen): PO Box 23220, Federal Way, WA 98093. Location: 1926 Meridian Ave. E., Edgewood, WA Phone: 253- 925 -2140, info2 @rapidgro.com (www.briargroupinc.com) Plants of the Wild: PO Box 866, Tekoa, WA 99033, Phone: 509- 284 -2848, Fax: 509- 284- 6464, www.plantsofthewild.com, Kathy @plantsofthewild.com Sound Native Plants: PO Box 7505, Olympia, WA 98507 -7505 Phone: 360 - 352 -4122, Fax: 360 - 867 -0007, joslyn@soundnativeplants.com (www.soundnativeplants.com) Steve Wilson (Aspen Valley) Bare Root Natives: Phone: 360 -520 -5366, Fax: 360 - 262 -0401 Storm Lake Growers: 21809 89 St SE, Snohomish, WA 98290 Phone: 360 - 794 -4842, Fax: 360 - 794 -8323, terra @slgrowers.com (www.slgrowers.com) Tadpole Haven Native Plants, PO Box 1702, Edmonds, WA 98202 -1702 Phone: 425- 788 -6100, Fax: 425- 844 -2824, tadpole @cmc.net Watershed Garden Works: 2039 44 Ave, Longview, WA 98632. Phone/Fax: 360-423-6456 Wabash Farms: PO Box 291, 31218 SE 408 St, Enumclaw, WA 98022, Phone: 360 -825- 7051, Fax: 360 - 825 -1949, wabash@nventure.com AT PLANTING PRUNE ONLY CROSSING LIMBS, CO- DOMINANT LEADERS, BROKEN OR DEAD BRANCHES, AND ANY BRANCHES THAT POS A HAZARD TO PEDESTRIANS. TOP OF BALL TO BE SET 2" TO 3" ABOVE THE LEVEL OF THE SURROUNDNG SOIL. 3" EARTH SAUCER SUBGRADE BACKFILL WITH NATIVE SOIL UNDISTURBED SOIL Tree Planting —Balled and Burlapped JOHN COMIS ASSOCIATES DO NOT -PEAGE -WOOD CHIPS AGAINST TRUCK OR OVER CROWN OF PLANTS CENTER TRUNK OF TREE IN PIT. WATER THOROUGHLY TWICE WITHIN THE FIRST 48 HOURS. Undisturbed soil or compacted backfill — 12 Gauge wire, 3 @ 120 deg. DO NOT PLACE WOOD CHIPS AGAINST S ►' , Intervals around tree TRUCK OR OVER CROWN OF PLANTS Remove root burlap .. No Scale JOHN COMIS ASSOCIATES Coniferous Tree Detail Rubber hose collars Planting saucer BACKFILL WITH NATIVE SOIL 2 "x4 "x24" wood stake PLANT HOLE TO BE NO DEEPER THAN ROOT BALL BACKFILL WITH NATIVE SOIL NOT PLACE WOOD CHIPS AGAINST TRUCK OR OVER CROWN OF PLANTS JOHN COMIS ASSOCIATES Shrub Detail Remove root burlap PLANT HOLE TO BE NO DEEPER THAN ROOT BALL. piznnbo5 - 67nv t MVtLt4 er FINKM (O ll OMER 06 +MA Lo Moor • !NiS! 1.54 211wtES t2oor sty l3Al 1 FLAW' Ncp. N75 . Bare Root Planting Note: If bare root material is specified these additional requirements must be met. Bare rootstock shall: 1. Have their roots soaked overnight the night before planting. 2. Have their roots protected from drying during installation process. vnrwsT36v say MI4 -1261M _VUgNt>f F4vty MOM MP WWII. CM- o :.�. _ �Y 1�A' SOIL AMR. -Pi,.A Jr NCe 3. Have all damaged, diseased or designated roots and root ends cleanly pruned. JOHN COMIS ASSOCIATES f c.:3 - M1Wc - TV17 4)4 L ITP ITT TYPgG/1L FcE DETAIL. Wetlands, Roodplains, Drainage !v -S`MAX 1X4 FINIS! -H OPAL 111 JOHN COMIS ASSOCIATES 1 E 1 3' High Buffer Delineation Fence lf 0 APPENDIX SPECIFICATIONS FOR MAINTENANCE, MONITORING AND CONTINGENCY PLANS Gem - Turley Short Plat Supplement #3 By John Comis Associates Page 9 of 13 Date 5/24/07 By John Comis Associates (JCA) Revised 5/24/07 1. MAINTENANCE 1. Maintenance of the buffer enhancement area will be the responsibility of the owner. Maintenance shall consist of watering, removal of undesirable vegetation, repair of any vandalism within the regulated area, and general repair and revegetation to ensure the project's success. 2. Maintenance shall include adequate watering of new plants. Watering shall be done weekly during the first growing season or at regular intervals as needed. 3. Undesirable plants may be controlled by the following method (or other approved method as may be allowed by the City). a. Undesirable vegetation includes introduced non - native invasive or exotic plants, and all species listed on the State Noxious Weed List. The undesirable volunteer plants shall include Himalayan and cut -leaf blackberries (Rubus discolor and R. ursinus), reed canary grass (Phalaris arundinacea), poison hemlock (Conium maculatum), Scotch broom (Cytisus scoparius) and Tansy ragwort (Tanacetum vulgare). Other undesirable vegetation may be identified by the City's wetland specialist or plant ecologist. b. In small areas, by hand removal such as clipping, pulling, or digging from around the desirable planted or volunteer species (note some volunteer species may occur in the planted areas and these may be preserved); c. In larger areas (if they exceed 10% aerial coverage of the entire buffer /watercourse area), by machine (rotary tiller or disking) and replanting desirable species in the disturbed areas; d. No use of pesticides will be permitted except possibly for an invasion of Japanese knotweed. Any use of pesticides must be approved in writing by the City of Tukwila. e. Disposal of plant residue must be done outside the regulated wetland and buffer areas. f. The general application of broadcast chemicals in the wetlands or buffers are prohibited, including the general application of fertilizers, herbicides, pesticides, insecticides, rodenticides, and fungicides. 2. MONITORING A. Performance Standards for Determining Success The success of new vegetation in the Plan area will be based on 80% survival rate of planted vegetation (including desirable volunteer species) at the end of the 5 -year monitoring period. If this survival rate is not met after the 5th monitoring period, the dead or dying vegetation will be replaced with suitable plant material in accordance with the Contingency Plan (see below), or as may be modified by the City of Tukwila. During the monitoring period, recommendations may be made by the project biologist to replace dead or dying plants. Any replacements will only be with species native to Western Washington from best available sources (see source list or approved supplement). Normally, the vendor will guarantee the new plants for a period of 1 year and the owner guarantees their survival and /or replacement for the following 2 years. Monitoring shall use standard protocols and procedures as described below to determine the success of the Plan. Results of a final monitoring report shall be compared to initial monitoring in order to judge the success of the Plan. Volunteer vegetation such as alders and cottonwoods that are native and desirable may be retained and included with the final count. Gem - Turley Short Plat Supplement #3 By John Comis Associates Page 10 of 13 Date 5/24/07 The survival of replanted trees, shrubs and ground covers shall be evaluated during monitoring to determine the survival, health, and vigor of these plants. The categories used in the evaluation shall include: Live, Stressed, Tip Die Back, Basal Sprouts, Not Found, Apparently Dead, and Dead. These categories can be noted on the as -built plan and monitoring forms submitted with the monitoring reports to the City. If the survival rate is not met, dead or dying vegetation will be replaced with suitable plant materials as directed by the project biologist in consultation with the City representative. B. Monitoring Schedule Monitoring shall be conducted for a total of five (5) years in accordance with the following schedule. This includes the "As- built" plan and report that should be submitted at the completion of the construction phase. The monitoring schedule is based on the standards established by the City of Tukwila Municipal Code. The City requires monitoring twice per year due to the presence of invasive plants adjacent to the site. 1. At completion of construction, submit an "As -built plan" and report together with a baseline photo survey, plant count and verified description of mitigation site conditions. Note that this includes a walk -thru of the site with the Landscape contractor and /or applicant at the end of construction; preparation of an "As -built plan" showing any corrections or adjustments that were made during construction based on the approved planting plan; check plant staking and soil moisture for new plants; and set photo points. [Due Fall of 2007] 2. Begin monitoring period after construction is approved: a. At completion of construction (Fall 2007) [As -built plan and report due at End of 1 year, November 30, 2007] b. Beginning of the 2nd year (Spring 2008) [Due April 30, 2008] c. End of the 2 year (Fall 2008) [Due October 30, 2008] d. Beginning of the 3` year (Spring 2009) [Due April 30, 2009] e. End of the 3 year (Fall 2009) [Due October 30, 2009] f Beginning of the 4th year (Spring 2010) [Due April 30, 2010] g. End of the 4 year (Fall 2010) [Due October 30, 2010] h. Beginning of the 5 year (Spring 2011) [Due April 30, 2011] i. End of the 5 year (Fall 2011) [Due October 30, 2011] Monitoring shall be the sole responsibility of the property owner(s). Monitoring shall be done to determine the success of the mitigation areas. Monitoring shall use techniques and procedures described below to determine the success of the Plan. Monitoring shall be conducted at the specified intervals with reports submitted to the City in a timely manner as specified above. Gem - Turley Short Plat Supplement #3 By John Comis Associates Page 11 of 13 Date 5/24/07 C. Photo Points Photo points shall be established in order to obtain representative photographic documentation of the mitigation project's progress. At a minimum, six (6) photo point locations will be established and shown on the As -built plan. The photo point locations may be modified, or added, after the first monitoring period is completed. Photographs of the mitigation areas will be taken from these same locations to document appearance, growth, survival and changes to the site. After excavation, regrading and replanting are completed, photographs will be taken to provide historical documentation. The historic information will be provided in the first report. Review of photos and plant counts over time can provide an indication of the growth and success of the mitigation project. D. Notification and Reporting i. The City shall be notified in writing by the property owner or contractor two (2) weeks prior to the start of construction and thirty (30) days after replanting is done. ii. Monitoring reports shall be submitted as specified in the schedule above. The monitoring strategy will consider: 1) survival rate of planted vegetation; 2) water quality and drainage control in the buffer mitigation area; 3) the success of the plants in meeting the performance standards described above. Monitoring shall determine and recommend any corrective measures that should be taken to modify a regular maintenance program, or to implement a Contingency Plan. 3. CONTINGENCY PLAN A contingency plan shall be established for compensation in the event the Mitigation Plan is inadequate or fails to produce the specified results. A contingency plan will provide for, but not necessarily be limited to, replacement of those plants that have not survived, or that are not adapted to the soil or hydrology conditions as indicated by the density of plants in the planting plan. An assessment of the reason(s) for plant mortality or lack of adequate survival shall be made by the monitoring wetland specialist and the City's representative. A financial guarantee in a form acceptable to the City is required for the duration of the monitoring period and the guarantee plus any accrued interest will be released by the City when the required mitigation and monitoring are completed. To determine the amount of the financial guarantee, an estimate shall be submitted to the City detailing the work to be accomplished and the cost thereof. The estimate shall be based on current costs. The City will review the estimate and, if acceptable, will establish the financial guarantee at 125 percent of the estimate to allow for inflation and administration expenses should the City have to complete the mitigation project. Failures in the mitigation project shall be corrected. Dead or undesirable vegetation shall be replaced with appropriate plantings as determined by the Wetland Specialist and the City's representative. Damages caused by erosion, settling, or other geomorphologic changes shall be repaired or corrected. If necessary, design changes may be made to the mitigation project and implemented as necessary to affect the stated goals and of the project. The wetland specialist and the City's representative shall approve any corrective procedures or measures that are not "maintenance" for the mitigation site. Gem - Turley Short Plat Supplement #3 By John Comis Associates Page 12 of 13 Date 5/24/07 COST ESTIMATES FOR FINANCIAL GUARANTEES (CONSTRUCTION, MONITORING & MAINTENANCE) Gem - Turley Short Plat Supplement 43 By John Comis Associates Page 13 of 13 Date 5/24/07 By John Comis Associates (JCA) Revised 5/24/07 INTRODUCTION The Cost Estimates for Financial Guarantees include revised estimates for planting construction, monitoring & maintenance costs. The total amount for construction costs includes site clearing and weeding (removal of invasive blackberries), planting desirable native species and placing plant markers. Please note that topsoil is omitted due to the existing quality of soil conditions at the site and mulching is revised to replace straw mulch with wood chips. This cost estimate does not include silt fences, boundary signs, or other site development protection. These should be included with the estimate for the site development permit portion of this project. The construction cost estimate is based on average costs and quantities using the National Construction Estimator, 52nd Edition, by Martin D. Kiley. Monitoring and maintenance costs are estimated separately for bonding purposes based on a 5- year monitoring program as outlined in Appendix 2 of this revised report. The bonding measures for mitigation are prepared in accordance with the Tukwila Municipal Code (TMC 18.45.210). Construction Estimate Page 1 File Name: GRIMM Qty Craft @Hours Unit Material Labor Equipment Total Grimm - Turley ESTIMATE (July 2006/ Modified Feb 2007 /modified April 2007) CLEARING AND tiRUBBING BLACKBERRIES Tree and brush removal, labor only (clear and grub, one operator and one laborer) Heavy brush 0.09 B8 @1.080 Acre 0.00 33.48 0.00 33.48 Leveling the surface for planting bed By hand, 110 SY per hour 397.00 CL @3.573 SY MULCH Spreading soil amendments by hand Wood chip mulch 27.00 BL @34.29 CY 0.00 111.16 621.00 847.80 0.00 111.16 0.00 1,468.80 PLANTS Plants and shrubs. Costs include plants, planting by hand, fertilization, backfill, and support as required. Trees, most varieties, complete, staked, typical costs Acer Microphyllum (Big -leaf maple) 4 -5' (2 Gal) 6.00 CL @4.296 Ea 144.00 133.80 0.00 277.80 Pseudotsuga menziesii (Douglas fir) 4 -6' BB 16.00 CL @11.46 Ea 384.00 356.80 0.00 740.80 Shrubs Acer circinatum (vine maple) 4 -5" (2 Gal) 19.00 CL @1.615 Ea 57.00 50.35 0.00 107.35 Mahonia nervosa (Oregon grape) 18 -24" BR 150.00 CL @12.75 Ea 450.00 397.50 0.00 847.50 Oemleria cerasiformis (indian plum) 18 -24" BR 37.00 CL @3.145 Ea 111.00 98.05 0.00 209.05 Rosa nutkana (Nootka rose) 18 -24" BR 50.00 CL @4.250 Ea 350.00 132.50 0.00 482.50 Rubus spectabilis (salmonberry) 18 -24" BR 16.00 CL @1.360 Ea 112.00 42.40 0.00 154.40 Construction Estimate Page 2 File Name: GRIMM Qty Craft @Hours Unit Material Labor Equipment Total Total Manhours, Material, Labor, and Equipment: 77.8 2,229.00 2,203.84 0.00 4,432.84 Subtotal: (For_ To coNs rzvernoN 4,432.84 c r cs1n r -1A-rc ) -1- 125.00% Overhead: (Pot. ciry cope) 1,108.21 Estimate Total: (Fo2 - me coNsituct 5,541.05 Ior4 PEILF oft MAije 4UARAN r c) TASK # TASK DESCRIPTION INDIVIDUAL/FIRM HOURS UNIT RATE TOTAL M1 ravel to Mitigation Site Includes travel time to 1 site. (9 times to site © .7 hr / round trip) WL Specialis 6.30 115.00 724.50 Subtotal for travel 724.50 M2 Monitoring Inspection Schedule Monitor for 5- years, with period depending on complexity of buffer mitigation plan and success of plantings. Submit reports prepared by wetland specialist to document success or recommend changes if needed. (May include a pre- construction consultation w. developer, landscape or grading contractor if needed.) (Begin Monitoring Schedule at completion of construction.) a. At completion of construction (Fall, 2007) 1 WL Specialist 6.00 115.00 690.00 (As -built plan and report due at End of 1st year, Nov 30, 2007) b. Beginning of the 2nd year (Spring 2008) WL Specialist 4.00 115.00 460.00 (Monitoring report due April 30, 2008) c. End of the 2nd year (Fall 2008) WL Specialist 4.00 115.00 460.00 (Monitoring report due Oct 30, 2008) d. Beginning of the 3nd year (Spring 2009) WL Specialist 4.00 115.00 460.00 (Monitoring report due April 30, 2009) e. End of the 3rd year (Fall 2009) WL Specialist 3.00 115.00 345.00 (Monitoring report due Oct 30, 2009) . Beginning of the 4th year (Spring 2010) WL Specialist 3.00 115.00 345.00 (Monitoring report due April 30, 2010) g. End of the 4th year (Fall 2010) WL Specialist 3.00 115.00 345.00 (Monitoring report due Oct 30, 2010) h. Beginning of the 5th year (Spring 2011) WL Specialist 3.00 115.00 345.00 (Monitoring report due April 30, 2011) i. End of the 5th year (Fall 2011) WL Specialist 3.00 115.00 345.00 (Monitoring report due Oct 30, 2011) Subtotal for inspections 3,795.00 M3 Monitoring Reports ritten report with photos and markup of mitigation plan submitted to King County DDES in accordance with the permit requirements. a. As -built plan with report and photos WL Specialist 8.00 115.00 920.00 b. 8 reports w. photos @ 5 hrs. each by principal WL Specialist 40.00 115.00 4,600.00 c. Copies, photos, etc. lump sum 150.00 Subtotal for reports 5,670.00 Subtotal for monitoring $10,189.50 M4 Maintenance Estimate includes watering, removal of undesirable species, repair of an vandalism and contingences, and minor general repairs for plantings (@ 20% of construction cost) $5,541.00 20% $1,108.20 Total cost estimate (for monitoring and maintenance): $11,29 COST ESTIMATE SHEET Summary for 5 -Year Monitoring and Maintenance for Performance Guarantee for the City of Tukwila Date of Estimate: Revised 5/24/07 Applicant: Gem Construction, Inc., C/o Matt Grimm Project: Gem - Turley Short Plat @ 4058 S. 146th Street, Tukwila, WA 98168 (Tukwila Case #L06 -052) * Note: this estiamte is based on annual monitoring at the site for 5 -years per the City's requirements for Environmentally Sensitive Areas. The monitoring program includes site visits during late spring OR early fall (May 1 or Sept 30) to monitor and report plant growth, success rates, volunteer species, invasive plants, etc. Final approval for the monitoring program shall be by the Director in accordance with the City's Municipal Code. ** Note this cost estimate does not include construction supervision for buffer enhancement planting. Supplement #2 Buffer Mitigation Plan for the "GRIMM - TURLEY PROPERTY" L�7 Site located at 4058 S. 146 St., Tukwila, WA 98168 Tax Parcel No. 0040000235 Situated in the NE 1/4 of the NW'/, Section 22- T23N -R4E, W.M., City of Tukwila, King County, Washington PREPARED FOR Gem Construction, Inc. Attention: Matt Grimm 21501 Connell's Prairie Rd Buckley, WA 98321 Phone: 206 - 931 -7274 (cell) Fax: 253- 447 -4598 Original Report: December 8, 2005 Revised: August 1, 2006 Revised: March 5, 2007 PREPARED BY JOHN COMIS ASSOCIATES, Inc. 1 For Wetlands, Streams, & Mitigation Designs since 1989 222 East 26th Street, #103 Tacoma, WA 98421 Office: (253) 272 -6808 Fax: (253) 272 -6807 Mobile: (253) 686 -4007 E -mail: jcomis @johncomisassociates.com RECErVFF !LIAR 0 6 2007 COMMUNI f Y DEVELOPMENT March 5, 2007 City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Suite #100 Tukwila, Washington 98188 SUBJECT: Supplement #2 for Buffer Mitigation Plan for the "Gem- Turley Short Plat" @ 4058 S. 146 St., in the City of Tukwila, Tax Parcel No. 0040000235 To Whom It May Concern: JOHN COMIS ASSOCIATES, Inc. For Wetlands, Streams, & Mitigation Designs since 1989 222 East 26th Street, #103 Tacoma, WA 98421 Office: (253) 272 -6808 Fax: (253) 272 -6807 E - mail: jcomis@johncomisassociates.com johncomisassociates.com John Comis Associates (JCA) has prepared another revised supplement #2 plan for a buffer reduction at the "Gem- Turley Preliminary Plat". The revised plan is prepared with the changes requested by the City of Tukwila letter dated December 4, 2006, from Brandon Miles, Assistant Planner to Mr. Matt Grimm, project applicant. These changes include adding buffer areas for replanting and enhancement and extending the split rail fence along the entire length of the modified buffer boundary to encompass the two large fir /hemlock trees (HE9 and HE10) as located by the project surveyor. Supplement #2 supersedes and replaces the figures and appendices that were provided in the previous Supplement #1. Supplement #2 includes all of the items specified in the earlier Supplement #1, together with the current revisions shown on the revised Planting Plan for Buffer Enhancement (Figure 5 and 6, revised 3/2/07) and cost estimate sheets (Appendix 2, revised 3/2/07) as included with this report. The changes supersede the previous plans and quantities (revised 7/19/06), including the cost estimates in Appendix 2 (revised 7/26/06). The revised site plan is prepared by Duncanson Company and included under separate cover for this design. The original report dated December 8, 2005 includes details for wetland delineation and a conceptual buffer mitigation plan. The first supplement includes a discussion of the watercourse rating and revised buffer recommendations for this site. The first supplement includes background information; discussions for buffer reduction and enhancements; and variations in buffer widths are described. This second supplement includes the added buffer mitigation area that you requested. Gem - Turley Short Plat Supplement #2 By John Comis Associates Page 1 of 12 Date 3/5/07 Please call me at my office (see numbers listed above) if you have any questions or comments or changes to this revised plan. Sincerely, n G. Comis, PWS Wetlands Specialist File: \ Grimm - Turley @TukwilaSupplmtRpt.doc JCA Job #050512 Cc: Matt Grimm, Gem Construction, Inc., Applicant/Owner Harold Duncanson, PE, Duncanson Company, Inc., Project Engineer Enclosures: FIGURES: Figure 4. Site Survey Map with Wetland Delineation (rev. 2007, Sheet PP1, Duncanson Co.) Figure 5. Revised Planting Plan for Buffer Enhancement (2007, by JCA) Figure 6. Plant Communities, Associations, Uses and Plant Schedule (2007, by JCA) APPENDICES: Appendix 1. Specifications for Buffer Enhancement and Planting Details Appendix 2. Specifications for Monitoring, Maintenance and Contingency Plans Appendix 3. Revised Cost Estimates for Financial Guarantees Gem - Turley Short Plat Supplement #2 By John Comis Associates Page 2 of 12 Date 3/5/07 • PROP N 'Ewe. T 1:101.9'4. T STORNMA RR - DETENTION vAUt nr MOE ACCESS • • • 1 I , - • _ PROP STREET LOWY I 'I PROP WATER SERVICE. ET/ • NW 1/4 OF SECTION 22, TOWNSHIP 23 NORTH, RANGE 4 EAST, WM PRELIMINARY SHORT PLAT OF GEM/TURLEY SHORT PLAT FLAG RELOCATED 3 'SOUR. )1. ENH.CEDINEDUCED , BLISTER SPLIT RAIL FENCE w/ SICHACE ALONG EDGE rril 1 Ca, TYP, 12 50, TYP. STOFIN ORAN DTP•SS 3140 PINK, 4144 4".r. .• 113 STORM DRAIN ES. PORER/PRONE/GA Tv/GAS DESCN BY PROvIDERS , UNDERGROUND 1 /1-;" ",;.. 3,3, 44.N4.43 4 3' .1 010,1 \, TIRE 2 CB. M. I ). NWT ■•• 1 1) !LI GAS SERSICE FEAR 4- - -4. ), 1 4 IC... 77 044 • NY (n 5 PA001-1 PER PSE :7 .111,, ..3 i ) NOTE: LOT 2 94811. NM HAVE ORECT ACCESS TO, SCAM ;1 1.514=v:IngE0" 90441. NOTE: ALL EXISTING WPROvEL10415 TO BE REmOVED. NOTE: TOTAL WELTED CUT 290 MI. 4101 9106T PLAT 0150041 • 2•501 CT (TO BE BAUR= ON 911) GRAPHIC SCALE 7 7 .nr 41.1 r IL -7, ) 1 lel •764 IN CALL F0,40 7 Ca, Goer, MAP IMPERVIOUS SURFACES TOTAL. (4SMO. TOTAL moroseo. 7.279 SF • 0.159 AC 21.543 SF - 0 495 AC LEGAL DESCRIPTION • PER DU ORDER NO 2051107515 ISSUED Dr STEWART 050, DATED ■■■, 4. 2006 LOT 20, OLD. 2. AD*. INCWE TRACT; ACCORD. 10 015 PLAT THEREOF RECERDED IN VOLLNIE II OF PLATS. PAGE(5) 31. RECCROS Cr KIK COUNTY, WASIANGTON. LEGEND Ex STORIAORALN EX. SERER Ex. RATER Ex. ONMILINK FENCE • EX. 14100 FENCE EX, SET. MANHOLE Ex. GLEANCuT Ex. cmc. BASIN EX. STOW mANNOLE Ex URLITY POLE W/ANONOR EX, IAAREIOR EX. GAS LIVER Ex. GAS vALvE EX. POWER POLE Ex, WATER VALvf EX WRIER mereR EX. nra NYORANT SO. mONUMENT Ex SIDN AIN ASSESSOR'S P444110. 0482010 ASPHALT 11900ENE0 EDGE CONTACT INFORMATION SITE, *050004154 14410 SWEET (842 11Aral NA Tr EN0REE0/5U0VEP7R: OUNCANSON COLIPANTL INC. 45 SW 15510 STREET. SLATE 102 SEATTLE, RA 90191 CONTACT: HAROLD OUNEANSON. P.E (2 244-4141 APPLICANT: GEM CONSTRUCTS.. INC. 21501 004F1015 RAI. ROAD BUOCLEY. WA 96321 CONTACT: MA TT 0700* (206) 931-7214 .UTILITIES/SERVICES WATER: 01414 C046T7 IER INSTIOCT 6125 1459 SOUTH 150411 SMUT SEATAC. 0315111 (201) 142 vAL NM SEWER DISTRICT 14516 MILITARY ROAD SOUTH 0.111I4L4, 48 sielea (MC 242-32311 TIMPILA nRe DEPARTPENT NEADOUARTERS sun. 51 444 ANOOvER PARK EAST Tux." WA 90103 (2 575-4404 IINVALA SCMOOL DISTRICT 6400 4640 S 14401 ST TURAILA, NA 915164 (200) 901 - Row TELEPHONE. 0115T PORER: SEATTLE GT1 LIGHT (300) 662-1101 CAS PUCE) 10000 ENERGY 1-600-321-4125 7 TR( C)Ir R""'ED TREE LEGEND AND RETENTIO N NOTES 0 ...ALDER ° Z.Y E A CCU' DRONA S L MUNN DIAMETER (54) OX•OAR *0:101 EvERCREEN TREE DEIS trt: NOTE: TREE DRIP IMES ARE NOT TO SCALE. TREE 01145413 REFERENCE TRUNK LOC•RON INLY. MINN MAIAETERS PERE APP....TED AT 3.5 TO 4 ABOvE CRCONO LVEL TREES SHORN ARE FOR REFERENCE 041.1 AND OTHER TREES *00 VEGETATION 041 ExIST. EASEMENT 20' LAMPERT I.5" CSTC 2.5 0590 2' CLASS ACP —TO OE RETA4801 ELLMNON DCRIVED USING CPS ACCURACY MEETS OR EXCEEDS IA STANDARDS AS MINED ON THE FAA ASAC INFORMATION SHEET 91:003. CAUTION! UNDERGROUND UTILITIES ENV' w DIE AREA ARO LIBUTT INFORIAATION SHOW MAT 06 INCERAPLETE. STATE LAw RCORRES 114AT CoNTRACTOR CCNTALT TNE ONE-CALL UTILITY LOCATE SERVICE AT LEAST 1408191 BEFORE STARTING ANY COVSTRUCTION. 1-800-424-5555 PRIVATE ACCESS DRIVE SECTION 1 0 NTS a-ccou *4 -00411185 11E•HE9L0CK W.PINE EVG.EVIRGREEN 94104 EXIST )0.4-:-....),•-•••■Nos-NAM03 *At A 6 6 Iio 6 DRAW. JAAK OCI NO: 05477 DATE: 02/09/06 ••••m )-•-• PP1 I OF 1 4441EET5 1. Delineation Notes: This Site Survey Map is based on a land survey by Duncanson Company, and includes wetland delineation points marked during field investigations on 5/12/05 by John G. Comis, PWS, John Comis Associates (JCA) Wetlands Specialist and 6/19/06 with Sandra Whiting, City of Tukwila Urban Environmentalist. The wetland data is plotted to scale on this drawing and verified by JCA as shown. Also see Field Note Sketch Maps by JCA for details of vegetation, drainage patterns, etc. 2. Wetlands are delineated based on the "Washington State Wetlands Identification and Delineation Manual" (WDOE, 1997) using routine onsite and approximate offsite methods. Where wetlands are located within the property boundary, the delineation of the wetland boundary is based on 3- parameter criteria and detailed field indicators for hydrophytic vegetation, hydric soils, and hydrology. Offsite areas are evaluated within 315 feet using best available data including City of Tukwila Wetland/Watercourse Map (2004), Aerial Photo, Soil Survey, Flood Study, Topography and /or Drainage maps (see figures included with the wetland report for details). 3. The surveyed data points are marked and numbered as follows: • Wetland 'A' ( #A1 to #A3) [Note that #A3 is adjusted about 3' south from the original point] • 1 drainage course [not numbered but marked by blue flags tied to vegetation along the existing centerline] 4. The data points are flagged with colored ribbon marked: • "WETLAND DELINEATION- number" (pink ribbon, tied to vegetation or stakes, see number points on map) • "CL -DRA DITCH" (blue ribbon, centerline (CL) of drainage course tied to vegetation) 5. Wetland A (the offsite portion nearest to the short plat site) is rated Type 3 for regulatory purposes based on the 2004 City of Tukwila Environmentally Sensitive Areas Regulations (TMC 18.45.080, B) and the "Washington State Wetlands Rating System for Western Washington ", August 2004 (WDOE Pub #04 -06 -025). The total score for functions is 41, water quality functions score is 22, hydrologic functions score is 5 and habitat functions score is 14. This rating is based on our field observations of wetland conditions (for a Depressional wetland) that exist at the time of this study. (See Appendix 3 for completed form by JCA.) No other regulated wetlands are found within 300 feet of the short plat development area. Buffer Notes: 6. Standard Buffer Width for this type of wetland is 50 feet (TMC 18.45.080, C). A Modified Buffer is recommended by JCA to be 25 feet wide for Wetland -A and the stream corridor. The buffer boundary shall be measured horizontally from the flagged wetland delineation points. New residential buildings shall be set back an additional 10 feet from the buffer boundary line. 7. The buffer width is proposed to be modified by reducing in accordance with TMC 18.45.080, C and G. The modified buffer can provide adequate screening for noise and glare into the wetland. The buffer reduction does not appear to significantly affect the wetland's functions or value. Buffer enhancement is proposed that includes adding native plants to the onsite portion of buffer as shown by the Planting Plan (Figures 5 and 6). 8. Buffers shall be maintained as a separate "no disturbance" area within this plat. The final buffer boundary shall be marked by a land surveyor at the locations indicated on this final site plan map. Signs may be posted along the buffer boundary at 25' to 50' intervals (see City of Tukwila information for sign specifications and sources). 9. All regulated activities shall occur only in areas outside the buffer boundary. No regulated activity including building, clearing, filling or grading is permitted within designated buffers except as may be approved by the City for such reasons as danger tree removal. 10. Maintenance within the designated buffer may include removal of invasive or noxious weed species. Invasive species may include introduced and non - native plants such as Himalayan blackberry (Rubus discolor or Rubus laciniatus), Scotch broom (Cytisus scoparius), Reed canary grass (Phalaris arundinacea), or Tansy, ragwort (Tanacetum vulgare). Removal of invasive and noxious plants must be by hand methods such as pulling, cutting or other approved method as may be allowed by the City. Disposal of plant residue must be done in approved areas outside the regulated wetlands or buffers. • Wetland Specialist Certification This map correctly represents the wetland delineation made by me or under my direct supervision at the request of Matt Grimm, Gem Construction, Inc., Owner /Applicant, for the Grimm- Turley Property, located at 4058 S. 146 Street, Tukwila, WA 98168; Tax Parcel No. 0040000235 and plotted to scale on this drawing. F n G. Comis, S , s Da /1 /o .J a Certified Wetlands Specialist 4b JOHN COMIS ASSOCIATES fit , oprzifut nits, co, 7 / 15i' � wr al ANTIV(o FtAfJ Far UF HMJGtaVltntt' 1 Trees (J M M PJRL / I�or��ry Common Botanical name Acer macrophyllum big leaf maple Pseudotsuga menzeisii Douglas fir Shrubs Common Botanical name Acer cinrcinatum vine maple Mahonia nervosa Oregape Oemleria on gr cerasiformis Indian plum O Rosa pisocarpa clustered rose ® Rubus spectablis sahnonberry Plant Schedule For the Grimm - Turley Buffer Restoration S izelCondition/Space 4 -5'(2 Gal) 9'OC 4-6' Cont 15' OC Size /Condition 4 -5' (2 Gal) 6'OC 18 -24 "BR 3'OC 18 -24 "BR 4'OC 18 -24 "BR 4'OC 18 -24" BR 4'OC BUFFER, Et4i4ANCEMEN.T E AREA 3 , B/0 5sk • r Indicator Quantities FACU 6 FACU 16 Indicator Quantities FAC- 19 FACU 150 FACU 37 FAC 50 FAC+ 16 APPENDtx 1 Cbr Win bTA( gal l 5ED 4 s tcEVt 5 D: J Fi 5 NAME Rating Association WL Comm/Water Animal Use TREES ;. , , Acer macrophyllum/big -leaf maple FACU c F _ = _ /SM : t The seeds, buds, and flowers of bigleaf maple provide food for numerous birds and small mammals induding mice, woodrats, squirrels, chipmunks, finches, and grosbeaks. Seedlings and saplings provide important browse for black - tailed deer and mule deer and in some areas for elk. Often occurring in riparian habitats, bigleaf maple contributes to the structural diversity of riparian deciduous forests and provides cover for many species of small mammals and perching birds. Several species of perching birds nest in bigleaf maple trees. Pseudotsuga menziesii/ Douglas fir FACU ISM Birds eat the seeds. Important nesting and shelter habitat for birds and squirrels Oemleria cerasiformis/ Indian plum Bemes eaten by robins, waxwings foxes, coyotes, bear and deer. Rosa pisocarpa/ , clustered rose FAC (much wetter and shade tolerant) Native Roses form dense thickets, perfect cover for many birds and mammals. Birds that eat rose hips include grouse, juncos, bluebirds. grosbeaks. pheasants, quail, thrushes. Mammals that eat rose hips include rabbits, chipmunks, porcupines, deer, elk coyotes and bear. Mahonia nervosa/ low Oregon grave NR UPL Fruit eaten by grouse, pheasants, thrushes. Nectar extracted by butterflies. Acer dreinatum/ yine_maole FACU Ocean spray, Doug fir (transition zone) SM Birds eat seeds — good nectar source for bees. - -. Rubus spectabilis/ salmonberry FAC+ Red alder, ninebark willow, lady fem, foam flower. PFO,PS S/PS, SS,SM Salmonberry provides important food and cover for a wide variety of birds and mammals. The stem, foliage, cambium, and bark of species within the Rubus genus provide food for small mammals such as rabbits, porcupine, and beaver birds and mammals. In many locations, fruits are eaten by a variety of birds including the ruffed grouse, northern bobwhite, sharp - tailed grouse, Cafifomia quail, ring - necked pheasant, blue grouse, gray (Hungarian) partridge, band - tailed pigeon, yellow -breasted chat, pine grosbeak, and various thrushes and towhees. The American robin readily feeds on salmonberry fruit . Mice and other small rodents consume salmonberry seeds. Nectar from the flowers provides food for bees and other insects, as well as for the rufous hummingbird. Sammonbeny provides good Dover for a variety of birds and mammals. Salmonberry- dominated brushfiekls furnish excellent habitat for small mammals such as deer mice, voles, shrews, hares, and mountain. Thickets of Rubus serve as favorable nesting sites for many species of small birds. Trees Common Botanical name C Acer macrophyllum big leaf maple Pseudotsuga menzeisii Douglas fir Shrubs Common Botanical name 0 Acer cinrcinatum vine maple Mahonia nervosa • •' • Oregon grape Oemleria cerasiformis Indian plum O Rosa pisocarpa clustered rose e Rubus spectablis salmonberry Weffaids, DrabaZre Plant Schedule For the Grimm - Turley Buffer Restoration /EN HAtycEMeNT Size/Condition/Space 4-5'(2 Gal) 9'OC 4-6' Cont 15'OC Size/Condition 4-5' (2 Gal) 6'OC 18 -24 "BR 3'OC 18 -24 "BR 4'OC 18 -24 "BR 4'OC 18 -24" BR 4'OC Indicator Quantities FACU FACU Indicator FAC- FACU FACU FAC FAC+ 6 16 Quantities 19 150 37 50 16 G R% M t'1 -TuItc7 fkoi' ctrT JOHN COMIS ASSOCIATES �►� TYPICAL PUGET SOUND LOWLAND PLANT COMMUNITIES Streamside Communities Streamside Shrub Thicket Dominant Species: salmonberry, red osier dogwood, Sitka willow, Pacific willow Associated Species: red elderberry, Pacific ninebark, stink currant, western crabapple, black twinberry Streamside Forest Dominant Species: western red cedar, western hemlock, red alder, Oregon ash (distribution limited to southern portion of Puget Lowland only), black cottonwood, salmonberry, red osier dogwood, vine maple, piggyback plant, false lily of the valley Associated Species: Pacific willow, red elderberry, stink currant, Indian plum, sword fern Aquatic Bed (Permanently flooded shallow water zones of ponds and lakes) Dominant Species: yellow pond lily, pondweed Associated Species: None Emergent Wetland (Seasonally or permanently saturated or flooded herb communities) Dominant Species: hardstem bulrush, small- fruited bulrush, spikerush Associated Species: sawbeak sedge, simplestem burreed Shrub Wetland Dominant Species: Sitka willow, Pacific willow, red osier dogwood, salmonberry Associated Species: Black twinberry, western crabapple Forested Wetland Dominant Species: western red cedar, western hemlock, red alder, Oregon, salmonberry, red osier dogwood, slough sedge, piggyback plant, skunk cabbage Associated Species: Sitka spruce, lady fern Forest Dominant Species: Douglas fir, western red cedar, western hemlock, red alder, bigleaf maple, bitter cherry, salmonberry, salal, sword fern Associated Species: western white pine, grand fir, Scouler willow, madrona, cascara, ocean spray, snowberry, red elderberry, Indian plum, evergreen huckleberry, rhododendron, bleeding heart Shrub elderberry Snags Dominant Species: Nootka rose, thimbleberry Associated Species: Indian plum, cascara, red - flowering currant, red Snags are dead trees at least 6" DBH and 10 feet tall, with little or no timber value. With the possible exception of firewood, they can not be utilized. However, snags can be extremely valuable as feeing, perching and nesting sites for numerous species of wildlife, including woodpeckers, wrens, warblers, owls, hawks, wood ducks, mergansers, raccoons, bats, squirrels and opossums. Snag requirements differ by species. Distinction is made between hard (some value as marketable wood and soft (advanced stage of decay) snags. Hard snags become soft snags if they are left alone and not removed from the site. Soft snags are critical for a majority of snag dependent wildlife. Snags take up very little growing space and should be left uncut whenever possible. Three to seven dead or dying trees should he left for wildlife use. Snags should also be left in the wetland area for use as perches and nesting site. REVISED : *kz 3 •z •07 -r comma rrtgs, Fig: Abs®ci Ads® , (St ,jW PLANT ANT SeJavfx APPENDIX 1 SPECIFICATIONS FOR BUFFER ENHANCEMENT, PLANT SCHEDULE, AND PLANTING DETAILS Gem - Turley Short Plat Supplement #2 By John Comis Associates Page 3 of 12 Date 3/5/07 By John Comis Associates (JCA) Revised: 3/5/07 SPECIFICATIONS FOR BUFFER ENHANCEMENT, PLANT SCHEDULE, AND PLANTING DETAILS By John Comis Associates (JCA) Revised: 3/5/07 Buffer Enhancement shall be constructed within the onsite area shown as a "Modified Wetland Buffer" on the Planting Plan (Figure 5). The Planting Plan for Buffer Enhancement provides for mitigation within a modified buffer area by removing the invasive, non - native plants such as Himalayan blackberries and grasses, and replanting the area with more desirable native species that can provide cover and increased habitat diversity for wildlife that may frequent this area. General Notes and Provisions: 1. Planting may be done between March 1 to April 30, if done in the spring; or between October 1 to November 15, if done in the fall. Note that plant materials may be more available from growers in the spring and are better suited for establishment in the spring. 2. Thoroughly water all planted areas immediately after planting. Watering shall be done weekly during the first growing season or at regular intervals as specified by the project wetland specialist. 3. All exotic, invasive or undesirable vegetation and all weeds listed on the State Noxious Weed List shall be removed if they exceed 10% aerial coverage. 4. Undesirable vegetation shall be removed from the wetland and buffer areas by clipping, pulling or digging or other method as may be approved by the wetland specialist. Undesirable species will be identified and controlled (removed) by hand in small areas. Removal of desirable plant or volunteer species such as red alder or quaking aspen should be avoided. (See "Maintenance" section for more details). 5. Any appliances, tires, trash and debris shall be removed from the mitigation area and disposed of in an approved solid waste handling facility. 6. A 3 -foot high buffer delineation fence (or equal) shall be constructed along the modified buffer boundary in the areas shown on plan sheet Figure 5. Fencing may be constructed of spit cedar rails (See typical detail in this appendix for construction information). The purpose of the delineation fence is to prevent casual intrusion from adjacent areas into the wetland buffer. 7. Signs indicating the presence of a wetland buffer shall to be posted along the perimeter of the buffer boundary. Signs shall be of durable material and attached to treated wood fence posts. The number, spacing, size and wording of signs shall be in accordance with standards provided by the City planning department. 8. Topsoil: Spread clean, friable, fertile, topsoil of loamy character, without admixture of subsoil material, obtained from onsite or from well - drained arable offsite areas, that is characteristic of representative loam's in the vicinity of the project site. If onsite salvage topsoil is used, it shall be reasonably free from clay, lumps, coarse sands, stones, roots, sticks and other foreign materials. It Gem - Turley Short Plat Supplement #2 By John Comis Associates Page 4 of 12 Date 3/5/07 should also be free of non - native plant materials in the soil matrix including those found in the vicinity of the project site. 9. Trees: A. Provide tree species that mature at heights over 25 feet with a single main trunk. B. Evergreen trees shall be branched to the ground. C. No pruning wounds shall be present with a diameter of more than 1 inch, and such wounds must show vigorous bark growth on all sides. D. Problem trees require individual evaluation to determine the best course of action for the site. Hazard trees may be abated by pruning, cabling, removal (cutting) or topping. In appropriate locations, shags or fallen woody debris may be left or preserved for habitat enhancement. 10. Shrubs and small plants: A. Shrubs shall meet the requirements for spread and height indicated in the plant list. B. The measurements of height shall be taken from the ground level to the average height of the top of the plant, and not the longest branch. C. Single stemmed or thin plants will not be accepted. D. Side branches shall be generous, well twigged and the plant, as a whole, well bushed to the ground. 11. Maintenance of the buffer enhancement area will be the responsibility of the owner. Maintenance shall consist of watering, removal of undesirable vegetation, repair of any vandalism within the regulated area, and general repair and revegetation to ensure the project's success. 12. Maintenance shall include adequate watering of new plants. Watering shall be done weekly during the first growing season or at regular intervals as needed. 13. Fertilizer will be applied to the installed plants as specified herein at the time of the planting. Applications of fertilizer will be per manufacture specifications and be limited to placement within plant holes during installation. Other applications may be done only after consultation with the City's wetland specialist or plant ecologist. 14. Undesirable plants may be controlled by the following method (or other approved method as may be allowed by the City). A. Undesirable vegetation includes introduced non - native invasive or exotic plants, and all species listed on the State Noxious Weed List. The undesirable volunteer plants shall include Himalayan and cut -leaf blackberries (Rubus discolor and R. ursinus), reed canary grass (Phalaris arundinacea), poison hemlock (Conium maculatum), Scotch broom (Cytisus scoparius) and Tansy ragwort (Tanacetum vulgare). Other undesirable vegetation may be identified by the City's wetland specialist or plant ecologist. B. In small areas, by hand removal such as clipping, pulling, or digging from around the desirable planted or volunteer species (note some volunteer species may occur in the planted areas and these may be preserved); C. In larger areas (if they exceed 2% aerial coverage within a 4 -meter quadrat plot), by machine (rotary tiller or disking) and replanting desirable species in the disturbed areas; D. Disposal of plant residue must be done outside the regulated wetland and buffer areas. E. The general application of broadcast chemicals in the wetlands or buffers are prohibited, including the general application of fertilizers, herbicides, pesticides, insecticides, rodenticides, and fungicides. Gem - Turley Short Plat Supplement #2 By John Comis Associates Page 5of12 Date 3/5/07 Common Botanical name Acer cinrcinatum vine maple Mahonia nervosa Oregon grape Oemleria cerasiformis Indian plum O Rosa pisocarpa clustered rose e Rubus spectablis salmonberry Gem - Turley Short Plat Supplement #2 By John Comis Associates Page 6 of 12 Date 3/5/07 Plant Schedule For the Gem - Turley Buffer Mitigation /Enhancement Trees Common Botanical name Acer macrophyllum big leaf maple Pseudotsuga menzeisii Douglas fir Size /Condition/Space 4 -5'(2 Gal) 9'OC 4 -6' Cont 15' OC Indicator Quantities FACU 6 FACU 16 Shrubs Size /Condition 4 -5' (2 Gal) 6'OC 18 -24 "BR 3'OC 18 -24 "BR 4'OC 18 -24 "BR 4'OC 18 -24" BR 4'OC Indicator FAC- FACU 150 FACU 37 FAC 50 FAC+ 16 Quantities 19 Nursery Sources Balance Restoration Nursery: 27995 Chambers Mill Rd. Lorane, OR 97451. Phone/Fax: 541-942-5530 Briar Group (formerly Briargreen): PO Box 23220, Federal Way, WA 98093. Location: 1926 Meridian Ave. E., Edgewood, WA Phone: 253- 925 -2140, info2 @rapidgro.com (www.briargroupinc.com) Plants of the Wild: PO Box 866, Tekoa, WA 99033, Phone: 509- 284 -2848, Fax: 509- 284- 6464, www.plantsofthewild.com, Kathy@plantsofthewild.com Sound Native Plants: PO Box 7505, Olympia, WA 98507 -7505 Phone: 360- 352 -4122, Fax: 360 - 867 -0007, joslyn @soundnativeplants.com (www. soundnativeplants. com) Steve Wilson (Aspen Valley) Bare Root Natives: Phone: 360 -520 -5366, Fax: 360 - 262 -0401 Storm Lake Growers: 21809 89 St SE, Snohomish, WA 98290 Phone: 360 - 794 -4842, Fax: 360 - 794 -8323, terra @slgrowers.com (www.slgrowers.com) Tadpole Haven Native Plants, PO Box 1702, Edmonds, WA 98202 -1702 Phone: 425- 788 -6100, Fax: 425- 844 -2824, tadpole @cmc.net Watershed Garden Works: 2039 44 Ave, Longview, WA 98632. Phone/Fax: 360-423-6456 Wabash Farms: PO Box 291, 31218 SE 408 St, Enumclaw, WA 98022, Phone: 360 -825- 7051, Fax: 360 - 825 -1949, wabash @nventure.com AT PLANTING PRUNE ONLY CROSSING LIMBS, CO- DOMINANT LEADERS, BROKEN OR DEAD BRANCHES, AND ANY BRANCHES THAT POS A HAZARD TO PEDESTRIANS. TOP OF BALL TO BE SET 2' TO 3' ABOVE THE LEVEL OF THE SURROUNDNG SOIL 3" EARTH SAUCER SUBGRADE BACKALL WITH 1/2 CLEAN EXISTING SOIL, 1/4 CERTIFIED TOPSOIL, & 1/4 ORGANIC MATERIAL APPROVED BY THE COUNTY. UNDISTURBED SOIL REMOVE BURLAP AND BASKET FROM TOP 1/3 OF BALL AND REMOVE FROM SITE. Tree Planting —Balled and Burlapped JOHN COMIS ASSOCIATES 2' TO 4" SHREDDED HARDWOOD MULCH CENTER TRUNK OF TREE IN PIT. WATER THOROUGHLY TWICE WITHIN THE FIRST 48 HOURS. 4" Layer of compacted woodchip mulch Undisturbed soil or compacted backfill 3. Place weed barrier. 2. Remove dead or damaged branches. Retain the natural form of the shrub. 4. Place 4" layer (After settlement) of shredded hardwood bark mulch or as specified otherwise. E= 11 I No Scale 1. Provide and install plant materials that meet specifications and are of the size type and species given in plant schedule or shown on the plans. JOHN COMIS ASSOCIATES Coniferous Tree Detail Rubber hose collars 12 Gauge wire, 3 @ 120 deg. Intervals around tree Planting saucer _Planting Soil : —Fiber mat 2 "x4 "x24" wood stake 5. Place mulch to form saucer to hold water. 6. Remove top 1/3 of burlap from rootball. 7. Dig plant hole 1' -0" min. larger than ball, all sides. 8. Backfill with planting soil. 9. Scarify bottom of planting hole. Bare Root Planting Note: If bare root material is specified these additional requirements must be met. Bare rootstock shall: 1. Have their roots soaked overnight the night before planting. 2. Have their roots protected from drying during installation process. 3. Have all damaged, diseased or designated roots and root ends cleanly pruned. 1. Provide and install plant materials that meet specifications and ore of the size type and species given in plant schedule or shown on the plans. 2 . Remove dead or damaged branches. Retain the natural form of the shrub. 3 • Place weed barrier, 4 Place 4" layer (After settlement) of shredded hardwood bark mulch or as specified otherwise. -„ Shrub Detail 5. JOHN COMIS ASSOCIATES Place mulch to form saucer to hold water. 6. Remove top 1/3 of burlap from rootball. 7 • Dig plant hole 1' -0" min. larger than ball, all sides. 8. Backfill with planting soil. 9. Scarify bottom of planting hole. pR tJIbV5 (0)ZDWI * 1.401414 art e- F'lJKb402 COMP MW tot &VPAIVK VPfR ti+svm Lo oor • IONN 1- 1U 1.5Oro t 1LM twor srruav eAtf2, I20or pLANt'iNcp. Bare Root Planting Note: If bare root material is specified these additional requirements must be met. Bare rootstock shall: 1. Have their roots soaked overnight the night before planting. 2. Have their roots protected from drying during installation process. 3. Have all damaged, diseased or designated roots and root ends cleanly pruned. JOHN COMIS ASSOCIATES Ma./ AANNMP J_ONL>f T3A - Ptu.soa 0 �i ( W =I� Vn)R51VR8W sp1- G9n 1X4 FINISH aVApe- 3' High Buffer Delineation Fence TYPICAL FENCE DETAIL. JOHN COMIS ASSOCIATES Wetlands, Roodp fains, Drainage 1�C • APPENDIX 2 SPECIFICATIONS FOR MONITORING, MAINTENANCE AND CONTINGENCY PLANS Gem - Turley Short Plat Supplement #2 By John Comis Associates Page 7 of 12 Date 3/5/07 By John Comis Associates (JCA) Revised 3/5/07 SPECIFICATIONS FOR MONITORING, MAINTENANCE AND CONTINGENCY PLANS By John Comis Associates (JCA) Revised 3/5/07 MONITORING PLAN A. Performance Standards for Determining Success The success of new vegetation in the Plan area will be based on 80% survival rate of planted vegetation (including desirable volunteer species) at the end of the 3 -year monitoring period. If this survival rate is not met after the 3` monitoring period, the dead or dying vegetation will be replaced with suitable plant material in accordance with the Contingency Plan (see below), or as may be modified by the City of Tukwila. During the monitoring period, recommendations may be made by the project biologist to replace dead or dying plants. Any replacements will only be with species native to Western Washington from best available sources (see source list or approved supplement). Normally, the vendor will guarantee the new plants for a period of 1 year and the owner guarantees their survival and /or replacement for the following 2 years. Monitoring shall use standard protocols and procedures as described below to determine the success of the Plan. Results of a final monitoring report shall be compared to initial monitoring in order to judge the success of the Plan. Volunteer vegetation such as alders and cottonwoods that are native and desirable may be retained and included with the final count. The survival of replanted trees, shrubs and ground covers shall be evaluated during monitoring to determine the survival, health, and vigor of these plants. The categories used in the evaluation shall include: Live, Stressed, Tip Die Back, Basal Sprouts, Not Found, Apparently Dead, and Dead. These categories can be noted on the as -built plan and monitoring forms submitted with the monitoring reports to the City. If the survival rate is not met, dead or dying vegetation will be replaced with suitable plant materials as directed by the project biologist in consultation with the City representative. B. Monitoring Schedule Monitoring shall be conducted for a total of three (3) years (growing seasons) including the "As- built" plan and report at the completion of construction phase. The monitoring schedule is based on the standards established by the City of Tukwila Municipal Code. This monitoring period is recommended based on the hydrology conditions that are established in this buffer mitigation area. Gem - Turley Short Plat Supplement #2 By John Comis Associates Page 8 of 12 Date 3/5/07 Monitoring schedule shall be in accordance with the following schedule: a. At completion of construction of the mitigation plan [include a walk -thru of the site with the Landscape contractor and /or applicant; revise the "as -built plan" for minor corrections or adjustments, check staking and soil moisture for new plants, set photo points and start monitoring period] [Submit the "As -built plan" and report prepared with baseline photos, plant count and conditions verified, due Spring of 2007] b. End of the 1 year (growing season) after construction [1 monitoring report due October 30, 2007] c. End of the 2 year (growing season) after construction [2n monitoring report due October 30, 2008] d. End of the 3` year (growing season) after construction [3 monitoring report due October 30, 2009] Monitoring shall be the sole responsibility of the property owner(s). Monitoring shall be done to determine the success of the mitigation areas. Monitoring shall use techniques and procedures described below to determine the success of the Plan. Monitoring shall be conducted at the specified intervals with reports submitted to the City in a timely manner as specified above. C. Photopoints Photo points shall be established in order to obtain representative photographic documentation of the mitigation project's progress. At a minimum, six (6) photo point locations will be established and shown on the As -built plan. The photo point locations may be modified, or added, after the first monitoring period is completed. Photographs of the mitigation areas will be taken from these same locations to document appearance, growth, survival and changes to the site. After excavation, regrading and replanting are completed, photographs will be taken to provide historical documentation. The historic information will be provided in the first report. Review of photos and plant counts over time can provide an indication of the growth and success of the mitigation project. D. Notification and Reporting i. The City shall be notified in writing by the property owner or contractor two (2) weeks prior to the start of construction and thirty (30) days after replanting is done. ii. Monitoring reports shall be submitted as specified in the schedule above. The monitoring strategy will consider: 1) survival rate of planted vegetation; 2) water quality and drainage control in the buffer mitigation area; 3) the success of the plants in meeting the performance standards described above. MAINTENANCE PLAN Maintenance of the wetland and buffer mitigation site will be the responsibility of the owner. Maintenance shall consist of watering, removal of undesirable vegetation, repair of any vandalism within the regulated areas, and minor repair and revegetation to ensure the mitigation project's success. The frequency of maintenance will be subject to and result from the monitoring program. Maintenance shall include adequate watering of new plants. Monitoring shall determine and Gem - Turley Short Plat Supplement #2 By John Comis Associates Page 9 of 12 Date 3/5/07 recommend any corrective measures that should be taken to modify a regular maintenance program, or to implement a Contingency Plan. Maintenance Specifications A. Maintenance of the mitigation site (the Plan area) will be the responsibility of the owner /applicant. Maintenance shall consist of watering, removal of undesirable vegetation, repair of any vandalism within the regulated areas, and /or minor general repair and revegetation to ensure the mitigation project's success. B. Frequency of maintenance will be subject to and the result of monitoring. C. Maintenance shall include adequate watering of new plants. Watering shall be done weekly during the first growing season or at regular intervals as specified by the project biologist or plant ecologist. D. Undesirable plants shall be controlled by the following methods or other method(s) as may be approved by the City. Note that undesirable plant control(s) may be necessary if the undesirable vegetation exceeds 10% aerial coverage within a 4 -meter sample plot. Also note that replanting desirable species may be necessary in some disturbed areas. E. Blackberry Control: during the fall season prior to construction, supply herbicide per manufacturer recommendations to all blackberry areas within clearing limits as identified by the project biologist. F. Undesirable vegetation includes introduced non - native invasive or exotic plants, and all species listed on the State Noxious Weed List. Undesirable vegetation shall include but not be limited to Himalayan or cut -leaf blackberries (Rubus discolor or Rubus laciniatus), Scotch broom (Cytisus scoparius), Reed canary grass (Phalaris arundinacea), poison hemlock (Conium maculatum), and Tansy ragwort (Tanacetum vulgare). Other undesirable vegetation may be identified by the City or project biologist or plant ecologist. G. Undesirable vegetation shall be controlled if they exceed more than 10% aerial coverage. H. It is preferable to remove undesirable vegetation by hand method(s). Removal of desirable plant or volunteer species such as red alder or willows should be avoided. I. One or more of the following methods may be used for vegetation control (or other approved method as may be allowed by the City): a. In small areas by hand removal such as clipping, pulling, or digging from around the desirable planted or volunteer species (note some volunteer species may occur in the planted areas and these may be preserved); b. In larger areas by machine such as rotary tiller or disking and replanting desirable species in the disturbed areas; c. Disposal of plant residue must be done outside the regulated wetland and buffer areas. d. The general application of broadcast chemicals within wetlands or buffers are prohibited, including the general application of fertilizers, herbicides, pesticides, insecticides, rodenticides, and fungicides. e. Only EPA approved chemical herbicides will be used such as "Roundup" or "Rodeo" (see below for details). 1. Pre - emergent herbicides: a. DCPA (Dacthal) to control annual grasses and some broad - leaved weeds b. EPTC (eptam) to control grasses and broad - leaved weeds c. Oryzalin (Surflan) to control annual grasses and broad - leaved weeds 2. Post - emergence herbicides: a. Grass -b -gon ( translocated) to control actively growing grass and grassy weeds b. Glyphosate (translocated) to control grasses, perennial weeds and woody plants c. Poast (Contact) to control annual grasses with exception of bluegrass Gem - Turley Short Plat Supplement 142 By John Comis Associates Page 10 of 12 Date 3/5/07 CONTINGENCY PLAN A contingency plan shall be established for compensation in the event the Mitigation Plan is inadequate or fails to produce the specified results. A contingency plan will provide for, but not necessarily be limited to, replacement of those plants that have not survived, or that are not adapted to the soil or hydrology conditions as indicated by the density of plants in the planting plan. An assessment of the reason(s) for plant mortality or lack of adequate survival shall be made by the monitoring wetland specialist and the City's representative. A financial guarantee in a form acceptable to the City is required for the duration of the monitoring period and the guarantee plus any accrued interest will be released by the City when the required mitigation and monitoring are completed. To determine the amount of the financial guarantee, an estimate shall be submitted to the City detailing the work to be accomplished and the cost thereof. The estimate shall be based on current costs. The City will review the estimate and, if acceptable, will establish the financial guarantee at 125 percent of the estimate to allow for inflation and administration expenses should the City have to complete the mitigation project. Failures in the mitigation project shall be corrected. Dead or undesirable vegetation shall be replaced with appropriate plantings as determined by the Wetland Specialist and the City's representative. Damages caused by erosion, settling, or other geomorphologic changes shall be repaired or corrected. If necessary, design changes may be made to the mitigation project and implemented as necessary to affect the stated goals and of the project. The wetland specialist and the City's representative shall approve any corrective procedures or measures that are not "maintenance" for the mitigation site. Gem - Turley Short Plat Supplement #2 By John Comis Associates Page 11 of 12 Date 3/5/07 APPENDIX 3 REVISED COST ESTIMATES FOR FINANCIAL GUARANTEES (CONSTRUCTION, MONITORING & MAINTENANCE) INTRODUCTION The construction cost estimate for the "Planting Plan Buffer Enhancement" includes project site clearing and weeding (removal of invasive blackberries), planting and placing plant markers. The total amount includes an estimate for fencing and boundary signs. The construction cost estimate does not include silt fences or other site development protection. These should be included with the bonded amount for the rest of the development project. This cost estimate is based on average costs and quantities using the National Construction Estimator, 52nd Edition, by Martin D. Kiley. Monitoring and maintenance costs are estimated separately for bonding purposes based on a short-term 3 -year monitoring program as outlined in the report. The bonding measures for mitigation are in accordance with TMC 18.45.210. Gem - Turley Short Plat Supplement #2 By John Comis Associates Page 12 of 12 Date 3/5/07 By John Comis Associates (JCA) Revised 3/5/07 Construction Estimate C 2e i scrn 3 /Z/07) Page 1 File Name: GRIMM Qty Craft @Hours Unit Material Labor Equipment Total Grimm - Turley ESTIMATE (July 2006/ Modified Feb 2007) CLEARING AND BRUBBING BLACKBERRIES Tree and brush removal, labor only (clear and grub, one operator and one laborer) Heavy brush 0.09 B8 @1.080 Acre 0.00 33.48 0.00 33.48 SOIL Spreading topsoil from pile on site, based on topsoil delivered to the site. Topsoil prices can be expected to vary widely. Move 25' in wheelbarrow. 66.00 CL @66.00 CY 1,782.00 2,052.60 0.00 3,834.60 Leveling the surface for planting bed By hand, 110 SY per hour 397.00 CL @3.573 SY 0.00 111.16 0.00 111.16 MULCH Spreading soil amendments by hand Bale of straw, 25 bales per ton 38.00 BL @7.600 MSF 114.00 174.80 0.00 288.80 PLANTS Plants and shrubs. Costs include plants, planting by hand, fertilization, backfill, and support as required. Trees, most varieties, complete, staked, typical costs Acer Microphyllum (Big -leaf maple) 4 -5' (2 Gal) 6.00 CL @4.296 Ea 144.00 133.80 0.00 277.80 Pseudotsuga menziesii (Douglas fir) 4 -6' BB 16.00 CL @11.46 Ea 384.00 356.80 0.00 740.80 Shrubs Acer circinatum (vine maple) 4 -5" (2 Gal) 19.00 CL @1.615 Ea 57.00 50.35 0.00 107.35 Mahonia nervosa (Oregon grape) 18 -24" BR 150.00 C L@ 12.75 Ea 450.00 397.50 0.00 847.50 Oemleria cerasiformis (indian plum) 18 -24" BR 37.00 CL @3.145 Ea 111.00 98.05 0.00 209.05 Construction Estimate (e-u,s 3/a/o7) Page 2 File Name: GRIMM Qty Craft@Hours Unit Material Labor Equipment Total Rosa pisocarpa (clustered rose) 18 -24" BR 50.00 CL @4.250 Ea 350.00 132.50 0.00 482.50 Rubus spectabilis (salmonberry) 18 -24" BR 16.00 CL @1.360 Ea 112.00 42.40 0.00 154.40 Total Manhours, Material, Labor, and Equipment: 117.1 3,504.00 3,583.44 0.00 7,087.44 FbC TN1t Subtotal: (c SrtUC - °r' c-cs r) 7,087.44 Es nr•1Tc + 1 25.00% Overhead: Cetni. cr CA) 00 1,771.86 Estimate Total: F°' C Sncuerto 8,859.30 C PenFwNac 4 uA , t sr1 Tint TASK # TASK DESCRIPTION INDIVIDUAL/FIRM HOURS ;11 11i ; UNIT RATE TOTAL M1 Travel to Mitigation Site Includes travel time to 1 site. (4 times to site @ 1 hr / round trip) WL Specialist 4.00 115.00 460.00 Subtotal for travel 460.00 M2 Monitoring Inspection Schedule Monitor a minimum of 3 growing seasons, with period depending on complexity of the buffer mitigation plan. Submit reports prepared by wetland specialist to document success or recommend changes if needed. (May include a pre- construction consultation w. developer, landscape or grading contractor(s) as needed.) (Begin Monitoring Schedule at completion of construction.) a. At completion of construction (Spring, 2007) WL Specialist 6.00 115.00 690.00 (As -built plan and report due, set photo points) b. End of the 1st year (growing season) after constructi WL Specialist 4.00 115.00 460.00 (1st monitoring report due Oct 30, 2007) c. End of the 2nd year (growing season) after construct WL Specialist 3.00 115.00 345.00 (2nd monitoring report due Oct 30, 2008) d. End of the 3rd year (growing season) after construct WL Specialist 3.00 115.00 345.00 (3rd monitoring report due Oct 30, 2009) Subtotal for inspections 1,840.00 M3 Monitoring Reports Written report with photos and markup of mitigation plan submitted to King County DDES in accordance with the permit requirements. a. As -built plan with report and photos WL Specialist 8.00 115.00 920.00 b. 3 reports w. photos © 5 hrs. each by principal WL Specialist 15.00 115.00 1,725.00 c. Copies, photos, etc. lump sum 100.00 Subtotal for reports 2,745.00 Subtotal for monitoring $5,045.00 M4 Maintenance Estimate includes watering, removal of undesirable species, repair of any vandalism and contingencies, and minor general repairs for plantings (@ 20% of construction cost) $8,860.00 20% $1,772.00 Total cost estimate (for monitoring and maintenance): $6,817.00 COST ESTIMATE SHEET Summary for 3 -Year Monitoring and Maintenance for Performance Guarantee(s) Date of Estimate: Revised 3/2/07 Client: Gem Construction, Inc. (Attention: Matt Grimm) Project: 3 -Year Monitoring Program for a Tukwila Short Plat @ 4058 S. 146th Street, Tukwila, WA 98168 Tax Parcel No. 0040000235 * Note: this estiamte is based on annual monitoring at the Plat site for 3 -years per the City's requirements for Environmentally Sensitive Areas. The monitoring program includes 4 site visits during late spring OR early fall (May 1 or Sept 30) to monitor and report plant growth, success rates, etc. Final approval for the monitoring program shall be by the Director in accordance with the City's Municipal Code. Note this cost estimate does not include construction supervision for the buffer enhancement planting. Supplement Buffer Mitigation Plan for the ` I.fM11I- TU.RZEYFROPERTY" Site located at 4058 S. 146t St., Tukwila, WA 981'68 Tax Parcel No. 0040000235 Situated in the NE 'A of the NW 1, Section 22- T23N -R4E, W.M., City of Tukwila, Ring County, Washington PREPARED FOR Gem Construction, Inc. Attention: Matt Grimm 21501 Connell's Prairie Rd Buckley, WA 98321 Phone: 206 - 931- 7274 (cell) Fax: 253- 447 -4598 Original Report: December 8, 2005 Revised: August ;1, 2006 PREPARED BY OHN COMIS ASSOCIATES, Inc. 1For Wetlands, Streams, & Mitigation Designs since 1989i 222 East 26th Street, #105 Tacoma, WA 98421 Office: (253) 272.6808 Fax: (253) 272 -680' Mobile: (253) 686-4007 jcornis@a johncomisassociates.com August 1, 2006 Dear Ms. Whiting: John Comis Associates Page 1 of 10 Date 8/1//06 JOHN COMIS ASSOCIATES, Inc. For Wetlands, Streams, & Mitigation Designs since 1989 222 East 26th Street, #103 Tacoma, WA 98421 Office: (253) 272 -6808 Fax: (253) 272 -6807 E -mail: jcomis@johncomisassociates.com City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Suite #100 Tukwila, Washington 98188 Attention: Sandra Whiting, Urban Environmentalist SUBJECT: Supplement for Buffer Reduction Plan for the "Grimm Turley Preliminary Plat" @ 4058 S. 146 St., in the City of Tukwila, Tax Parcel No. 0040000235 The revised plan includes the recommended watercourse re- alignment that we discussed at our field meeting on 6/19/06. A revised planting plan (Figure 5) and cost estimate (Appendix 2) are prepared by JCA as a supplement to the original report dated December 8, 2005. The revised site plan map is prepared by Duncanson Company and provided for this design. The revised report includes a discussion of the watercourse rating and buffer recommendation for this site. The buffer modification plan includes buffer enhancement with native vegetation to be in accordance with the previous plan that JCA designed for the December 2005 report (see Figures 5 and 6 and Appendix 1 in the original report for details). The revised plan proposes a meandered Type 3 stream channel with a 25' wide modified buffer that will be enhanced with native vegetation within the northeast side of the site. A new 12" diameter pipe will be constructed along the east side of the site that provides an outlet for overflow waters from "Wetland A ". This new pipe will replace the existing 12" outlet pipe that flows south through the middle of the site. The new pipe will be approximately 245' long (215' + 30'). The 25' wide buffer will not extend east into the adjacent private property. The onsite buffer area that is presently disturbed as mowed yard or garden will be enhanced with native vegetation that is indigenous to this general site area as shown by the planting plan. Background The following information is submitted to you on behalf of the project applicant in accordance with the requirements for "Application Materials, Item 3 ": A written description of the project, the deviation being requested and response to the applicable decision criteria. Wetlands: Any buffer reduction proposal must demonstrate to the satisfaction of the Director that: 1. The buffer reduction will not result in direct, indirect, or long -term adverse impacts to wetlands or watercourses 2. Additional protection to wetlands will be provided through the implementation of a buffer enhancement plan; and 3. The existing condition of the buffer is degraded; 4. Buffer enhancement includes, but is not limited to the following: a. Planting vegetation that would increase value for fish and wildlife habitat or improve water quality; b. Enhancement of wildlife habitat by incorporating structures that are likely to be used by wildlife, including wood duck boxes, bat boxes, snags, root wads/stumps, birdhouses and heron nesting areas; or c. Removing non -native plant species and noxious weeds from the buffer area and replanting the area subject to TMC 18.45.080G.2.c(1) Watercourses: Any buffer reduction proposal must demonstrate to the satisfaction of the Director that: 1. The buffer reduction will not result in direct, indirect, or long -term adverse impacts to wetlands or watercourses; and 2. The buffer is vegetated and includes an enhancement plan as may be required to improve the buffer function and value; or 3. If there is no significant vegetation in the buffer, a buffer may be reduced only if an enhancement plan is provided. The plan must include using a variety of native vegetation that improves the functional attributes of the buffer and provides additional protection for the wetland or watercourse functions and values. Buffer Reductions and Enhancements Discussed In accordance with the TMC 18.45.080, wetland buffers are intended to provide the following protection for wetland and watercourse habitats. The specific comments are discussed by JCA for each item as it relates to the proposed project: 1. Minimize long -term impacts of development on properties containing wetlands; The proposed Planting Plan for Buffer Enhancement by JCA (see Figures 5 and 6) minimizes long term impacts from the development such as noise and glare by providing improvements for diversity and abundance of vegetation that will increase the overstory plant cover and increase the plant density for screening. The invasive woody vines such as Himalayan blackberries will John Comis Associates Page 2 of 10 Date 8/1//06 be removed by cutting and grubbing, and these areas replanted with native species (see Construction Specifications, Appendix 1, for details). 2. Protect wetlands from adverse impacts during development; Adverse impacts during development can be controlled by placing orange construction fence . along the boundary of the proposed 25 -foot wide wetland buffer to prevent casual intrusion into this buffer area prior to it being cleared of invasive species and replanted with native species. 3. Preserve the edge of the wetland and its buffer for its critical habitat value; The edge of the offsite wetland will not be disturbed by the plan. The buffer edge will be reduced by the plan but the area of the remaining buffer will be enhanced around the onsite portion of the buffer to provide increase protection and habitat diversity with native plant species. 4. Provide an area to stabilize banks, to absorb overflow during high water events and to allow for slight variation of aquatic system boundaries over time due to hydrologic or climatic effects; Due to the hydrology conditions that are found associated with this small Wetland A, namely that drainage around the streets and outlying areas is diverted away from the wetland; no significant increase in surface water elevation is anticipated. The wetland appears to be relatively stable for bank protection and overflow waters are going to continue to flow out to the south through the drainage channel and revised 12" culvert outlet toward 146 Street and the storm sewer system along 42 " Avenue. 5. Reduce erosion and increased surface water runoff The onsite development areas will continue to drain toward the south and into the offsite storm drain system. No surface water runoff or erosion is anticipated to occur in the direction toward the offsite wetland to the north. 6. Reduce loss of or damage to property; The existing 12" diameter storm drain that is established past the existing house will be relocated around the eastern side of the property as indicated by the engineering plans for this site development. The inlet to 12" culvert pipe is located about 52 feet south of the south edge of Wetland A (see delineation point " #A1" on the site survey map, Figure 5). The inlet location will not change. However, the pipe alignment will be improved with added catch basin cleanouts to convey the waters into the offsite storm drain system along 146 Street. 7. Intercept fine sediments from surface water runoff and serve to minimize water quality impacts; and As described above, the general drainage pattern for the onsite runoff is toward the south, away from the wetland and into the storm drain system along 146` Street. Normal and expected onsite controls for drainage waters and runoff control for silts and sediments should be provided by the engineered drainage plan for this project (see separate report). 8. Protect the sensitive area from human and domestic animal disturbances. This is not done as there are no fences or other impediments to entry into this small wetland that have been established or required for other developments in this area that limit human or domestic animal disturbance (probably children and pets exploring the wetland). John Comis Associates Page 3 of 10 Date 8/1//06 9. The existing condition of the buffer is degraded. Most of the onsite buffer has been disturbed by gardening or mowed yard activities in the past. Much of the buffer along the northern property line is overgrown with invasive non - native species of blackberries. Some of the onsite areas of buffer have native trees that may be retained as "save" trees as shown on the plan sheet. Variations in Buffer Widths are described In accordance with the TMC 18.45.080, G, wetland buffers may be reduced if approved by the Director on a case -by -case basis, provided the reduced buffer area does not contain slopes 15% or greater. The existing ground slope around the southern edge of Wetland A in the area of the buffer reduction is 5 % as measured by the site survey. The approved buffer width shall not result in greater than a 50% reduction in width. As illustrated on the figures in this report, the buffer width is proposed to be reduced from the standard 50 -foot width for a Type 3 wetland to be no less than 25 -feet wide. Buffer reduction with enhancement may be allowed by the Director as a Type 2 permit if additional protection to wetlands will be provided through the implementation of a buffer enhancement plan. The detailed buffer enhancement plan is provided by JCA with this report as shown on Figures 5 and 6. The details for the planting construction are provided in the report appendices. Existing conditions of the buffer are degraded by non - native invasive plants, namely large clumps of Himalayan blackberries (Rubus discolor) growing in onsite and adjacent offsite areas. The non - native plant species will be removed by hand or small machine methods as described in the specifications appendix within the specified area(s). The buffer enhancement plan includes replanting the designated areas with native vegetation as shown on the plan sheet (Figure 5). The proposed vegetation enhancement can increase the value for wildlife habitat or improve water quality. However, there is no fishery associated with this wetland or watercourse, and the buffer enhancement does not provide for wildlife habitat structures such as wood duck boxes, bat boxes, birdhouses or heron nesting areas. Every reasonable effort is made to maintain the existing viable native plant life within the modified 25 -foot buffer. The enhancement plan ensures that slope stability and wetland quality will be maintained in accordance with the construction specifications such as any damage to the native vegetation in the buffer (see "save trees" on the plan sheet) shall be replanted with a native species that are appropriate for the specific site as recommended by the project wetland specialist. If the planted vegetation becomes damaged or dies, then the project applicant must replace the damaged vegetation with comparable specimens, approved by the Director, which will restore buffer functions. Furthermore, if the enhancement project is not successful due to lack of maintenance or changes in site conditions that are not provided by this plan, then the Director may require a contingency plan for corrective actions or long -term monitoring of the project if the adverse impacts to the regulated wetland, watercourse or buffer are identified (TMC 18.45.080G.5). Please note that usable lot area on the north and west sides of new Lot 4 may increase with this revised plan. The revised plan also includes removal of non - native vegetation (mostly John Comis Associates Page 4 of 10 Date 8/1//06 Himalayan blackberries) from within the prescribed onsite buffer areas and replanting with native vegetation. Also note that the plan includes contacting an adjoining property owner to the north to obtain permission to remove blackberries within the narrow offsite buffer area. The buffer enhancement may occur only within the designated offsite buffer area. It will be a requirement that the owner of the adjacent offsite be contacted. However, since neither the City nor the applicant has control of the offsite area, this enhancement is not made a requirement for the plat approval. The applicant or project engineer will contact Moira Bradshaw, DCD at City of Tukwila, about including the offsite buffer area adjacent to the north property line within the proposed onsite buffer enhancement plan. This may include and be limited to the removal of blackberries, replanting with native vegetation, maintenance and monitoring for the period prescribed by this plan. Please call me at my office (see numbers listed above) if you have any questions or comments or changes to this revised plan. Sincerely, n G. Comis, ' WS etlands Specialist File: \ Grimm - Turley @TukwilaSupplmtRpt.doc JCA Job #050512 Cc: Matt Grimm, Gem Construction, Inc., Applicant/Owner Harold Duncanson, PE, Duncanson Company, Inc., Project Engineer Enclosures: FIGURES: Figure 5. Revised Planting Plan for Buffer Enhancement (2006, by JCA) Figure 6. Plant Communities, Associations, Uses and Plant Schedule (2006, by JCA) APPENDICES: Appendix 1. Specifications for Buffer Enhancement and Planting Details Appendix 2. Revised Cost Estimate for Construction Bonding John Comis Associates Page 5 of 10 Date 8/1 //06 1101,9 STORMY/ATE DEIEN� \© r' , 11 r LOTS (1 SF / / ' /..—>-- f 7.262 5F NET / ,4, / an' - I 7,63 /rl' / • / // / / ./ /' I LOT 4 ^ / 6.524 Sr / (/1 / / /�'I tiv —'I / • / , I ©e 1 . I� /'/ LOT'3 .1 / 8,673 SF `B7.q�' �}(' / 6.505 SF NET 1 . n .p s?... ) New,w 1 2 N ,: ` - / 1 / 1-15 U11 ESYI ; I .... . 1" 2 2(I v'? =�- . 1 LOT 2 LOT 1 8.785 Sr ' 1 0,529 SF 16,525 5F NET 20' ACCESS II UT/ [RAT STREET LIGHT •,6.r BLF*ER Ir RELOCATED STREAM 53 S 146TH STREET. NW 1/4 OF SECTION 22, TOWNSHIP 23 NORTH, RANGE 4 EAST, WM PRELIMINARY SHORT PLAT OF GEM /TURLEY SHORT PLAT RAC RELCC TEU 75' BORER PROP WATER 6' AI r e Y A (1 SERNCL TYR RELOCATE 2 .AV {00 WAIFA METER ENwWRO/RFDUCLD BUM, TYPE 1 CB. TYP. It 5D. TYP 515512 DRAW BYPASS Sr E F 14-6 IFO V. WLINANp ELit reiory 4&v BVFO 001ES l � • NOTE: ALL EXISTING IMPROVEMENTS TO BE REMOVED. NOTE: TOTAL EXPECTED CUT AHD FRL FOR SHOAT PLAT BU10011T - 2.500 Cl (TO BE BALANCED ON 9 GRAPHIC SCALE 1 MGM' IAAP MAT01 EXIST IMPERVIOUS SURFACES TOTAL COSTING: 7.279 SF - 2409 AC TOTAL PROPOSED 22,061 57 - 0.527 AC POWER: SEATTLE OTY LIGHT (6 00) 662 -1101 CA Womb S. PUGEI Womb ENERGY 00 -6-341 -4173 LEGEND Ex. SIMMER. ER. SEWER EX OMIER Ea. 0/2062/0 FENCE EX. WOOD FENCE EX. SEWER MANHOLE E2. CLEAM011 C•- CATCH RASP EX. STORM MARKLE EX. UTILITY POLE VAN.. EX. MARREN Ex. CAS METER E2. CAS VALVE EL POWER POLE EX. WATER VALVE EA. RATA METER RR EX. R HYDRANT SV. MONUMO2T EX. SIGN APR ASSESSOR'S PARCEL KAMA ASPHALT THICKENED EDGE 15 C51C 2 MSS B ACP 26 EASEMENT CONTACT INFORMATION DEE 4056 SCUM 145114 STREET 1UCALA. MA 96166 A94: 6040000435 ERONEER/SURVEIOR: DINCANSDN COMPANY. NC 145 SW 25110 STREET, SLATE 102 SEATTLE. R 6 ROA 0615 CONTACT: IUO DUNCAN50u, P.C. APPLCANI: GEM CONSTRUCTION, 04C. 21501 CONNELL S P5AIR6 ROAD BUCKLEY. Y 90321 CONTACT: TT GRIMM (206) 931 -7271 I N- M L I IES / MATER: KING COUNTY BALER 001526T 5125 SCAM 2459 SOU 150TH STREET SEATAC, RA 55153 55 (205) 242 -47 SEWER: VAL AR SERER 015T1CT 415 MM. ROAD 50U 1H 11105.0, WA 541 (206) 244_27]6 FIRE: TURRRA ORE DEPARTMENT 1¢WAR AD ANDOVER STATION 51 00VER PARK EAST 5 8) 675 WA 56153 (2 (406) 575 -1104 SCHOOL: 1LWWLA SCHOOL DISTRICT /406 1640 S 1 ST TUKWILA. 5* WA 00153 (206) (2061 901 - SOW TELEPHONE 0REST ND TREE LEGEND AND RETENTION NOTES O EDDIIOU6 TREE AL -ALDER O -TO BE REMOVED MP -MAPLE OS- DEC TRONA ONAMA XONA 1Z N -DAN a -WARY i T DIAMETER (DI) TYPE MIME. TREE CE -CEDAR 1 Q 10 BE REA401ED a Di- 00LAS NR - ):, NE- HENLOCII DFU P -IMF EVE- EVERGREEN EE REE DRIP UNCS ARE NOT TO SCALE. TR SYMM S REFERENCE N TRUNK REFERENCE LOCATION ONLY. DIAMETERS WERE AP TED AT 3S 1( TO 1• A60 =ODID LEVEL TREES 5(5 SHOWN ARE F012 REFERENCE CRAY AND AI OTHER TREES D VEGETATION NAY EMI. LEGAL DESCRIPTION • PER TITLE ORDER ND 06 2051105 691ED BY STEWART 117111711. 1. DATED MAY 4. ZOOS T OT 20 BIOLY 7. ADAMS 4L412 ACCORDING ACCOR0 TO 1112 KAT AC HEREOF RECORDED DI VOLUTE II OF KA15. PA0E(8( 21. RI COMM RECOR55 OF COMM WASHINGTON. ELEVATOR DERIVED USING DIPS. KCURACT MEETS OR EXCEEDS IA STA DARDS AS 50568 HE ON T FAA ASAC R6DR2ATIOM SHEET 51:005 CAUTIONI UNDERGROUND U151TE5 COST IN D12 0.116A AND UTILITY NFORMAIOR 9 N 40574 MAY BE e:IMPU E. STATE LAW REQUIRES CONTRACTOR ES RUT CONACTOR CONTACT N H �ORISS BEFO E ;TAR100 ANY sERsex CAW 1WLTON 1-800- 424 -5555 (06.41(57 7. 2.5• C556 774 • 11.-.111 PRIVATE ACCESS DRIVE SECTION CD PITS uA TO, EXIST A 6,IN 4 A P %NM7 AAR.1 IN .14.1441 DUNCANSON Camp.: Am A P'ea 142.14 S 3 0) 0 Ed 1L 1 1 V DRAWN: JMK 00 NP. 05477 DATE: 02/09/06 I M.. 1-w I PP1 1 OF 1 SHEETS Delineation Notes: This Site Survey Map is based on a land survey by Duncanson Company, and includes wetland delineation points marked during field investigations on 5/12/05 by John G. Comis, PWS, John Comis Associates (JCA) Wetlands Specialist and 6/19/06 with Sandra Whiting, City of Tukwila Urban Environmentalist. The wetland data is plotted to scale on this drawing and verified by JCA as shown. Also see Field Note Sketch Maps by JCA for details of vegetation, drainage patterns, etc. 2. Wetlands are delineated based on the "Washington State Wetlands Identification and Delineation Manual" (WDOE, 1997) using routine onsite and approximate offsite methods. Where wetlands are located within the property boundary, the delineation of the wetland boundary is based on 3- parameter criteria and detailed field indicators for hydrophytic vegetation, hydric soils, and hydrology. Offsite areas are evaluated within 315 feet using best available data including City of Tukwila Wetland/Watercourse Map (2004), Aerial Photo, Soil Survey, Flood Study, Topography and /or Drainage maps (see figures included with the wetland report for details). 3. The surveyed data points are marked and numbered as follows: • Wetland 'A' ( #A1 to #A3) [Note that #A3 is adjusted about 3' south from the original point] • 1 drainage course [not numbered but marked by blue flags tied to vegetation along the existing centerline] 4. The data points are flagged with colored ribbon marked: • "WETLAND DELINEATION- number" (pink ribbon, tied to vegetation or stakes, see number points on map) • "CL -DRA DITCH" (blue ribbon, centerline (CL) of drainage course tied to vegetation) 5. Wetland A (the offsite portion nearest to the short plat site) is rated Type 3 for regulatory purposes based on the 2004 City of Tukwila Environmentally Sensitive Areas Regulations (TMC 18.45.080, B) and the "Washington State Wetlands Rating System for Western Washington ", August 2004 (WDOE Pub #04 -06 -025). The total score for functions is 41, water quality functions score is 22, hydrologic functions score is 5 and habitat functions score is 14. This rating is based on our field observations of wetland conditions (for a Depressional wetland) that exist at the time of this study. (See Appendix 3 for completed form by JCA.) No other regulated wetlands are found within 300 feet of the short plat development area. Buffer Notes: 6. Standard Buffer Width for this type of wetland is 50 feet (TMC 18.45.080, C). A Modified Buffer is recommended by JCA to be 25 feet wide for Wetland -A and the stream corridor. The buffer boundary shall be measured horizontally from the flagged wetland delineation points. New residential buildings shall be set back an additional 10 feet from the buffer boundary line. 7. The buffer width is proposed to be modified by reducing in accordance with TMC 18.45.080, C and G. The modified buffer can provide adequate screening for noise and glare into the wetland. The buffer reduction does not appear to significantly affect the wetland's functions or value. Buffer enhancement is proposed that includes adding native plants to the onsite portion of buffer as shown by the Planting Plan (Figures 5 and 6). 8. Buffers shall be maintained as a separate "no disturbance" area within this plat. The final buffer boundary shall be marked by a land surveyor at the locations indicated on this final site plan map. Signs may be posted along the buffer boundary at 25' to 50' intervals (see City of Tukwila information for sign specifications and sources). 9. All regulated activities shall occur only in areas outside the buffer boundary. No regulated activity including building, clearing, filling or grading is permitted within designated buffers except as may be approved by the City for such reasons as danger tree removal. 10. Maintenance within the designated buffer may include removal of invasive or noxious weed species. Invasive species may include introduced and non - native plants such as Himalayan blackberry (Rubus discolor or Rubus laciniatus), Scotch broom (Cytisus scoparius), Reed canary grass (Phalaris arundinacea), or Tansy ragwort (Tanacetum vulgare). Removal of invasive and noxious plants must be by hand methods such as pulling, cutting or other approved method as may be allowed by the City. Disposal of plant residue must be done in approved areas outside the regulated wetlands or buffers. Wetland Specialist Certification This map correctly represents the wetland delineation made by me or under my direct supervision at the request of Matt Grimm. Gem Construction, Inc., Owner /Applicant, for the Grimm - Turley Property, located at 4058 S. 146 Street, Tukwila, WA 98168; Tax Parcel No. 0040000235 and plotted to scale on this drawing. n G. Comis, PWS Certified Wetlands Specialist sidc Fig: 4b JOHN COMIS ASSOCIATES ~Nei NEW P t ita Common Botanical name Acer macrophyllum big leaf maple Pseudotsuga menzeisii Douglas fir Shrubs Common /Botanical name Acer cinrcinatum vine maple Mahonia nervosa Oregon grape O Oemteria cerasiformis Indian plum O Rosa pisocarpa clustered rose e Rubus spectablis sahnonbery Size/Condition/Space 4-5'(2 Gal) 9'OC 4-6' Cont 15' OC Size/Condition 4 -5' (2 Gal) 6'OC 18 -24 "BR 3'OC 18 -24 "BR 4'OC 18 -24 "BR 4'OC 18 -24" BR 4'OC FACU FACU FAC FAC+ Indicator Quantities FACU 6 FACU 15 Quantities 17 90 30 30 16 Indicator FAC- NAME ...TREES. Acer macrophylium/big -leaf maple Rating FACU Association WL CommMWater /Sly) Animal Use -- -, _ � ._ . , . _ _ u 3 , _ The seeds, buds, and flowers of bigleaf maple provide food for numerous birds and small mammals including mice, woodrats, squirrels, chipmunks, finches, and grosbeaks. Seedlings and saplings provide important browse for black - tailed deer and mule deer and in some areas for elk. Often occurring in riparian habitats, bigleaf maple contributes to the structural diversity of riparian deciduous forests and provides cover for many species of small mammals and perching birds. Several species of perching birds nest In bigleaf maple trees. Pseudotsuga menzlesii/ Douglas fir ',.stillupsiii. s , Oemlerla cerasifornis/ Indian plum FACU /SM Birds eat the seeds. Important nesting and shelter habitat for birds and s uirrels y -' i r - - �° ° Berries eaten by robins, waxwings, foxes, coyotes, bear and deer. Rosa pisocarpa/ dustered rose FAC (much wetter and shade tolerant) Native Roses form dense thickets, perfect cover for many birds and mammals. Birds that eat rose hips include grouse, juncos, bluebirds, grosbeaks, pheasants, quail, thrushes. Mammals that eat rose hips include rabbits, chipmunks, porcupines, deer, elk, coyotes and bear. Mahonia nervosa/ low Qreoon Grace NR UPL Fruit eaten by grouse, pheasants, thrushes. Nectar extracted by butterflies. Acer ardnatum/ vine_maole FACU Ocean spray, Doug fir (transition zone) SM Birds eat seeds — good nectar source for bees. Rubus spedabifis/ salmonberry FAC+ Red alder, ninebark willow, lady fern, foam flower. . PFO,PS SIPS, SS,SM Salmonberry provides Lnportant food and °over for a wide variety of bads and mammals. The stem, foliage, cambium, and bark of species within the Rubus genus provide food for small mammals such as rabbits, porcupine, and beaver birds and mammals. In many locations, fruits are eaten by a variety of birds indtxfing the ruffed grouse, northem bobwhite, sharp - tailed grouse, Cafdomia quail, rin pheasant, blue grouse, gray (Hungarian) partridge, band - tailed pigeon, yellow- breasted chat, pine grosbeak and various thrushes and towhees. The American robin readily feeds on salmonberry fruit . Mice and other small rodents consume salmonberry seeds. Nectar from the flowers provides food for bees and other insects, as well as for the rufous hummingbird. Salmonberry provides good cover for a variety of birds and mammals. Salmonbery- dominated bnushfields furnish excellent habitat for small mammals such as deer mice, voles, shrews, hares, and mountain. Thickets of Rubus serve as favorable nesting sites for many species of small birds. Common Botanical name Acer macrophyllum big leaf maple sendotsuga menzeisii Douglas fir Shrubs Common /Botanical name Acer cinrcinatum vine maple :: Mahonia nervosa Oregon grape O Oemlerria cerasiformis Indian plum O Rosa pisocarpa clustered rose e Rubus spectablis salmonberry Trees Plant Schedule For the Grimm - Turley Buffer Restoration /ENHANCEMENT Size/Condition/Space 4-5'(2 Gal) 9'OC 4-6' Cont 15'OC Size/Condition 4-5' (2 Gal) 6'OC 18 -24"BR 3'OC 18 -24"BR 4'OC 18 -24 "BR 4'OC 18-24" BR 4'OC Indicator Quantities FACU 6 FACU Indicator FAC- FACU FACU FAC FAC+ 15 Quantities 17 90 30 30 16 G rn Tusi'i fkr ctri JOHN COMIS ASSOCIATES 0, Wetlancts, Aoot>blans. Drainage TYPICAL PUGET SOUND LOWLAND PLANT COMMUNITIES Streamside Communities Streamside Shrub Thicket Dominant Species: salmonberry, red osier dogwood, Sitka willow, Pacific willow Associated Species: red elderberry, Pacific ninebark, stink currant, western crabapple, black twinberry Streamside Forest Dominant Species: western red cedar, western hemlock, red alder, Oregon ash (distribution limited to southern portion of Puget Lowland only), black cottonwood, salmonberry, red osier dogwood, vine maple, piggyback plant, false lily of the valley Associated Species: Pacific willow, red elderberry, stink currant, Indian plum, sword fern Aquatic Bed (Permanently flooded shallow water zones of ponds and lakes) Dominant Species: yellow pond lily, pondweed Associated Species: None Emertent Wetland (Seasonally or permanently saturated or flooded lien- dominated communities] Dominant Species: hardstem bulrush, small-fruited bulrush, spikerush Associated Species: sawbeak sedge, simplestem burreed Shrub Wetland Dominant Species: Sitka willow, Pacific willow, red osier dogwood, salmonberry Associated Species: Black twinberry, western crabapple Forested Wetland Dominant Species: western red cedar, western hemlock, red alder, Oregon, sahnonberry, red osier dogwood, slough sedge, piggyback plant, skunk cabbage Associated Species: Sitka spruce, lady fern Forest Dominant Species: Douglas fir, western red cedar, western hemlock, red alder, bigleaf maple, bitter cherry, salmonberry, salal, sword fern Associated Species: western white pine, grand fir, Scouler willow, madrona, cascara, ocean spray, snowberry, red elderberry, Indian plum, evergreen huckleberry, rhododendron, bleeding heart Shrub elderberry Snags Dominant Species: Nootka rose, thirnbleberry Associated Species: Indian plum, cascara, red - flowering currant, red Snags are dead trees at least 6" DBH and 10 feet tall, with little or no timber value. With the possible exception of firewood, they can not be utilized. However, snags can be extremely valuable as feeing, perching and nesting sites for numerous species of wildlife, including woodpeckers, wrens, warblers, owls, hawks, wood ducks, mergansers, raccoons, bats, squirrels and opossums. Snag requirements differ by species. Distinction is made between hard (some value as marketable wood and soft (advanced stage of decay) snags. Hard snags become soft snags if they are left alone and not removed from the site. Soft snags are critical for a majority of snag dependent wildlife. Snags take up very little growing space and should be left uncut whenever possible. Three to seven dead or dying trees should he left for wildlife use. Snags should also be left in the wetland area for use as perches and nesting site. 1 tr CoiMuNsartcs Fig: ASsoCl Artams, V St. Ar4D PLANT SCHWULC �D APPENDIX 1 SPECIFICATIONS FOR BUFFER ENHANCEMENT, PLANT SCHEDULE, AND PLANTING DETAILS By John Comis Associates (JCA) John Comis Associates Page 6 of 10 Date 8/1//06 SPECIFICATIONS FOR BUFFER ENHANCEMENT, PLANT SCHEDULE, AND PLANTING DETAILS By John Comis Associates (JCA) Buffer Enhancement shall be constructed within the onsite area shown as a "(Modified) 25 -ft. No- Disturbance Wetland Buffer" on the Planting Plan (Figure 4). The Planting Plan for Buffer Enhancement provides for mitigation within a modified buffer area by removing the invasive, non - native plants such as Himalayan blackberries and grasses, and replanting the area with more desirable native species that can provide cover and increased habitat diversity for wildlife that may frequent this area. General Notes and Provisions: 1. Planting may be done between March 1 to April 30, if done in the spring; or between October 1 to November 15, if done in the fall. Note that plant materials may be more available from growers in the spring and are better suited for establishment in the spring. 2. Thoroughly water all planted areas immediately after planting. Watering shall be done weekly during the first growing season or at regular intervals as specified by the project wetland specialist. 3. All exotic, invasive or undesirable vegetation and all weeds listed on the State Noxious Weed List shall be removed if they exceed 10% aerial coverage. 4. Undesirable vegetation shall be removed from the wetland and buffer areas by clipping, pulling or digging or other method as may be approved by the wetland specialist. Undesirable species will be identified and controlled (removed) by hand in small areas. Removal of desirable plant or volunteer species such as red alder or quaking aspen should be avoided. (See "Maintenance" section for more details). 5. Any appliances, tires, trash and debris shall be removed from the restoration area and disposed of in an approved solid waste handling facility. 6. A 3 -foot high buffer delineation fence shall be constructed along the modified buffer boundary in the areas shown on plan sheet W2. The purpose of the delineation fence is to prevent casual intrusion from adjacent areas into the wetland buffer. 7. Signs indicating the presence of a wetland buffer shall to be posted along the perimeter of the buffer boundary. Signs shall be of durable material and attached to treated wood or metal fence posts. The number, spacing, size and wording of signs shall be in accordance with standards provided by the City planning department (also see PCPALS handout in this appendix for standards and sources). 8. Topsoil: Spread clean, friable, fertile, topsoil of loamy character, without admixture of subsoil material, obtained from onsite or from well- drained arable offsite areas, that is characteristic of representative loam's in the vicinity of the project site. If onsite salvage topsoil is used, it shall be reasonably free from clay, lumps, coarse sands, stones, roots, sticks and other foreign materials. It should also be free of non - native plant materials in the soil matrix including those found in the vicinity of the project site. John Comis Associates Page 7 of 10 Date 8/1//06 9. Trees: A. Provide tree species that mature at heights over 25 feet with a single main trunk. B. Evergreen trees shall be branched to the ground. C. No pruning wounds shall be present with a diameter of more than 1 inch, and such wounds must show vigorous bark growth on all sides. D. Problem trees require individual evaluation to determine the best course of action for the site. Hazard trees may be abated by pruning, cabling, removal (cutting) or topping. In appropriate locations, shags or fallen woody debris may be left or preserved for habitat enhancement. 10. Shrubs and small plants: A. Shrubs shall meet the requirements for spread and height indicated in the plant list. B. The measurements of height shall be taken from the ground level to the average height of the top of the plant, and not the longest branch. C. Single stemmed or thin plants will not be accepted. D. Side branches shall be generous, well twigged and the plant, as a whole, well bushed to the ground. 11. Maintenance of the buffer enhancement area will be the responsibility of the owner. Maintenance shall consist of watering, removal of undesirable vegetation, repair of any vandalism within the regulated area, and general repair and revegetation to ensure the project's success. 12. Maintenance shall include adequate watering of new plants. Watering shall be done weekly during the first growing season or at regular intervals as needed. 13. Fertilizer will be applied to the installed plants as specified herein at the time of the planting. Applications of fertilizer will be per manufacture specifications and be limited to placement within plant holes during installation. Other applications may be done only after consultation with the City's wetland specialist or plant ecologist. 14. Undesirable plants may be controlled by the following method (or other approved method as may be allowed by the City). A. Undesirable vegetation includes introduced non- native invasive or exotic plants, and all species listed on the State Noxious Weed List. The undesirable volunteer plants shall include Himalayan and cut -leaf blackberries (Rubus discolor and R. ursinus), reed canary grass (Phalaris arundinacea), poison hemlock (Conium maculatum), Scotch broom (Cytisus scoparius) and Tansy ragwort (Tanacetum vulgare). Other undesirable vegetation may be identified by the City's wetland specialist or plant ecologist. B. In small areas, by hand removal such as clipping, pulling, or digging from around the desirable planted or volunteer species (note some volunteer species may occur in the planted areas and these may be preserved); C. In larger areas (if they exceed 2% aerial coverage within a 4 -meter quadrat plot), by machine (rotary tiller or disking) and replanting desirable species in the disturbed areas; D. Disposal of plant residue must be done outside the regulated wetland and buffer areas. E. The general application of broadcast chemicals in the wetlands or buffers are prohibited, including the general application of fertilizers, herbicides, pesticides, insecticides, rodenticides, and fungicides. John Comis Associates Page 8 of 10 Date 8/1//06 Trees Common Botanical name Acer macrophyllum big leaf maple Pseudotsuga menzeisii Douglas fir Shrubs Common /Botanical name Q Acer cinrcinatum vine maple Mahonia nervosa Oregon grape O Oemleria cerasiformis Indian plum O Rosa pisocarpa clustered rose e Rubus spectablis salmonberry Nursery Sources Balance Restoration Nursery: 27995 Chambers Mill Rd. Lorane, OR 97451. Phone/Fax: 541-942-5530 Briar Group (formerly Briargreen): PO Box 23220, Federal Way, WA 98093. Location: 1926 Meridian Ave. E., Edgewood, WA Phone: 253- 925 -2140, info2 @rapidgro.com (www.briargroupinc.com) Plants of the Wild: PO Box 866, Tekoa, WA 99033, Phone: 509- 284 -2848, Fax: 509- 284- 6464, www.plantsofthewild.com, Kathy @plantsofthewild.com Sound Native Plants: PO Box 7505, Olympia, WA 98507 -7505 Phone: 360 - 352 -4122, Fax: 360- 867 -0007, joslyn @soundnativeplants.com (www.soundnativeplants.com) Steve Wilson (Aspen Valley) Bare Root Natives: Phone: 360 -520 -5366, Fax: 360- 262 -0401 Storm Lake Growers: 21809 89 St SE, Snohomish, WA 98290 Phone: 360 - 794 -4842, Fax: 360 - 794 -8323, terra @slgrowers.com (www.slgrowers.com) Tadpole Haven Native Plants, PO Box 1702, Edmonds, WA 98202 -1702 Phone: 425- 788 -6100, Fax: 425- 844 -2824, tadpole @cmc.net Watershed Garden Works: 2039 44 Ave, Longview, WA 98632. Phone/Fax: 360 -423 -6456 Wabash Farms: PO Box 291, 31218 SE 408 St, Enumclaw, WA 98022, Phone: 360 -825- 7051, Fax: 360 - 825 -1949, wabash(nventure.com John Comis Associates Page 9 of 10 Date 8/1//06 Plant Schedule For the Grimm - Turley Buffer Restoration /E NNArtc .MEN Size /Condition/Space 4 -5'(2 Gal) 9'OC 4 -6' Cont 15' OC Size /Condition 4 -5' (2 Gal) 6'OC 18 -24 "BR 3'OC 18 -24 "BR 4'OC 18 -24 "BR 4'OC 18 -24" BR 4'OC Indicator Quantities FACU 6 FACU 15 Indicator Quantities FAC- 17 FACU 90 FACU 30 FAC 30 FAC+ 16 AI rLN 1111 1V , INVLL V,.LI VI \VJJII \V umw, TOP OF BALL TO BE SET 2" TO 3" ABOVE THE LEVEL OF THE SURROUNDNG SOIL 3" EARTH SAUCER CO- DOMINANT LEADERS, BROKEN OR DEAD BRANCHES, AND ANY BRANCHES THAT POS A HAZARD TO PEDESTRIANS. SUBGRADE BACKFILL WITH 1 /2 CLEAN EXISTING SOIL, 1/4 CERTIFIED TOPSOIL. & 1/4 ORGANIC MATERIAL APPROVED BY THE COUNTY. UNDISTURBED SOIL REMOVE BURLAP AND BASKET FROM TOP 1/3 OF BALL AND REMOVE FROM SITE 2 TO 4" SHREDDED HARDWOOD MULCH CENTER TRUNK OF TREE IN PIT. Tree Planting - Balled and Burlapped _ JOHN COMIS ASSOCIATES WATER THOROUGHLY TWICE WITHIN THE FIRST 48 HOURS. a" Layer of compacted woodchip mulch Undisturbed soil or compacted backfill No Scale 1. Provide and install plant materials that meet specifications and are of the size type and species given in plant schedule or shown on the plans. 2. Remove dead or damaged branches. Retain the natural form of the shrub. 3. Place weed barrier. 4. Place 4" layer (After settlement) of shredded hardwood bark mulch or as specified otherwise. • JOHN COMIS ASSOCIATES Coniferous Tree Detail Rubber hose collars 12 Gauge wire, 3 @ 120 deg. Intervals around tree Planting saucer / _Planting Soil —Fiber mat 2 "x4 "x24" wood stake 5. Place mulch to form saucer to hold water. 6. Remove top 113 of burlap from rootball. 7. Dig plant hole 1'-0" min. larger than ball, all sides. 8. Backfill with planting soil. 9. Scarify bottom of planting hole. Bare Root Planting Note: If bare root material is specified these additional requirements must be met. Bare rootstock shall: 1. Have their roots soaked overnight the night before planting. 2. Have their roots protected from drying during installation process. 3. Have all damaged, diseased or designated roots and root ends cleanly pruned. 1. Provide and install plant materials that meet specifications and ore of the size type and species given in plant schedule or shown on the plans. 2 • Remove dead or damaged branches. Retain the natural form of the shrub. 3 • Place weed barrier, 4, Place 4" layer (After settlement) of shredded hardwood bark mulch or as specified otherwise. 5. JOHN COMIS ASSOCIATES Place mulch to form saucer to hold water. 6. Remove top 1/3 of burlap from rootball. 7. Dig plant hole 1 -0" min. larger than ball, all sides. 8. Backfill with planting soil. 9. Scarify bottom of planting hole. Shrub Detail trot' • 0 • •/z /fee / lam , rrweereisiz.et., pReVibUs goal Sao intaf 7 r t FZNKint7 Gib MW og ATEK wpm fkom to N1 ollwr 111 1•S 4v 2. VOWS 12. or 5t t3Al door p�ANt'iN�. Bare Root Planting Note: If bare root material is specified these additional requirements must be met. Bare rootstock shall: 1. Have their roots soaked overnight the night before planting. 2. Have their roots protected from drying during installation process. 3. Have all damaged, diseased or designated roots and root ends cleanly pruned. JOHN COMIS ASSOCIATES VNRsIVRBep -pL APPENDIX 2 REVISED COST ESTIMATES FOR FINANCIAL GUARANTEES (CONSTRUCTION, MONITORING & MAINTENANCE) John Comis Associates Page 10 of 10 Date 8/1//06 By John Comis Associates (JCA) July 26, 2006 INTRODUCTION The construction cost estimate for the "Buffer Enhancement Plan" includes project site clearing and weeding (removal of invasive blackberries), planting and placing plant markers. The total amount includes an estimate for fences and boundary signs. The construction cost estimate does not include silt fences or other site development protection. These should be included with the bonded amount for the rest of the development project. This cost estimate is based on average costs and quantities using the National Construction Estimator, 52nd Edition, by Martin D. Kiley. Monitoring and maintenance costs are estimated separately for bonding purposes based on a short-term 3 -year monitoring program as outlined in the report. The bonding measures for mitigation are in accordance with TMC 18.45.210. Construction Estimate Page 1 File Name: GRIMM Qty Craft @Hours Unit Material Labor Equipment Total Grimm - Turley ESTIMATE (July 2006) CLEARING AND BRUBBING BLACKBERRIES Tree and brush removal, labor only (clear and grub, one operator and one laborer) Heavy brush 0.09 B8 @1.080 Acre 0.00 33.48 0.00 33.48 SOIL Spreading topsoil from pile on site, based on topsoil delivered to the site. Topsoil prices can be expected to vary widely. Move 25' in wheelbarrow. 66.00 CL @66.00 CY 1,782.00 2,052.60 0.00 3,834.60 Leveling the surface for planting bed By hand, 110 SY per hour 397.00 CL @3.573 SY 0.00 MULCH Spreading soil amendments by hand Bale of straw, 25 bales per ton 35.00 BL @7.000 MSF 105.00 111.16 161.00 0.00 111.16 0.00 266.00 PLANTS Plants and shrubs. Costs include plants, planting by hand, fertilization, backfill, and support as required. Trees, most varieties, complete, staked, typical costs Acer Microphyllum (Big -leaf maple) 4 -5' (2 Gal) 6.00 CL @4.296 Ea 144.00 133.80 0.00 277.80 Pseudotsuga menziesii (Douglas fir) 4 -6' BB 15.00 CL @10.74 Ea 360.00 334.50 0.00 694.50 Shrubs Acer circinatum (vine maple) 4 -5" (2 Gal) 17.00 CL @1.445 Ea 51.00 45.05 0.00 96.05 Mahonia nervosa (Oregon grape) 18 -24" BR 90.00 CL @7.650 Ea 270.00 238.50 0.00 508.50 Oemleria cerasiformis (indian plum) 18 -24" BR 30.00 CL @2.550 Ea 90.00 79.50 0.00 169.50 Construction Estimate Page 2 File Name: GRIMM Qty Craft @Hours Unit Material Labor Equipment Total Rosa pisocarpa (clustered rose) 18 -24" BR 30.00 CL @2.550 Ea 210.00 79.50 0.00 289.50 Rubus spectabilis (salmonberry) 18 -24" BR 16.00, CL @1.360 Ea 112.00 42.40 0.00 154.40 Total Manhours, Material, Labor, and Equipment: 108.2 3,124.00 3,311.49 0.00 6,435.49 Subtotal: 6,435.49 25.00% Overhead: 1,608.87 Estimate Total: 8,044.36 TASK # TASK DESCRIPTION INDIVIDUAUFIRM HOURS UNIT RATE TOTAL M1 Travel to Mitigation Site Includes travel time to 1 site. (4 times to site @ 1 hr / round trip) WL Specialist 4.00 115.00 460.00 Subtotal for travel 460.00 M2 Monitoring Inspection Schedule 1 Monitor a minimum of 3 growing seasons, with period depending on complexity of the buffer mitigation plan. Submit reports prepared by wetland specialist to document success or recommend changes if needed. (May include a pre- construction consultation w. developer, landscape or grading contractor(s) as needed.) (Begin Monitoring Schedule at completion of construction.) a. At completion of construction (Fall, 2006) WL Specialist 6.00 115.00 690.00 (As -built plan and report due, set photo points) b. 1st growing season after construction (Fall, 2007) WL Specialist 4.00 115.00 460.00 (1st year's monitoring report due) c. 2nd growing season after construction (Fall, 2008) WL Specialist 2.00 115.00 230.00 (2nd year's monitoring report due) d. 3rd growing season after construction (Fall, 2009) WL Specialist 2.00 115.00 230.00 (3rd year's monitoring report due) Subtotal for inspections 1,610.00 M3 Monitoring Reports Written report with photos and markup of mitigation plan submitted to King County DDES in accordance with the permit requirements. a. As -built plan with report and photos WL Specialist 8.00 115.00 920.00 b. 3 reports w. photos @ 5 hrs. each by principal WL Specialist 15.00 115.00 1,725.00 c. Copies, photos, etc. lump sum 100.00 Subtotal for reports 2,745.00 Subtotal for monitoring $4,815.00 M4 Maintenance Estimate includes watering, removal of undesirable species, repair of an vandalism and contingencies, and minor general repairs for plantings (@ 20% of construction cost) $8,044.00 20% $1,608.80 Total cost estimate (for monitoring and maintenance): S6;423.80 COST ESTIMATE SHEET Summary for 3 -Year Monitoring and Maintenance for Performance Guarantee(s) Date of Estimate: August 1, 2006 Client: Gem Construction, Inc. (Attention: Matt Grimm) Project: 3 -Year Monitoring Program for a Tukwila Short Plat @ 4058 S. 146th Street, Tukwila, WA 98168 Tax Parcel No. 0040000235 * Note: this estiamte is based on annual monitoring at the Plat site for 3 -years per the City's requirements for Environmentally Sensitive Areas. The monitoring program includes 4 site visits during late spring OR early fall (May 1 or Sept 30) to monitor and report plant growth, success rates, etc. Final approval for the monitoring program shall be by the Director in accordance with the City's Municipal Code ** Note: this cost estimate does not include buffer enhancement plan construction supervision. FOR STAFF USE ONLY Sierra Type: P-SP Planner: File Number: (,�9 b ^"L7 �✓" l Application Complete (Date: ) Project File Number: ++ Application Incomplete (Date: ) Other File Numbers: • CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E -mail: tukplan@ci.tukwi la .wa.us REC EIVED !AUG 0 2 2006 SPECIAM b r PERMISSION DIRECTOR APPLICATION NAME OF PROJECT/DEVELOPMENT: 6. /Tvill2 In vv+ Plof LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. LIST ALL TAX LOT NUMBERS. i 05 (v 5 (114 h I N L# % Stv&tf Twkwi I q , WA 9e 1 ('& Tax 1-01 # Do N 0000235 QuartP Section: 22 Township: ■3 Range: LI (This information may be found on your tax statement.) DEVELOPMENT COORDINATOR : The individual who: • has decision making authority on behalf of the applicant in meetings with City staff, • has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and • is the primary contact with the City, to whom all notices and reports will be sent. Name: /A a* al/ IVAVY1 Flo eleAm wS-Yiffc -f Address: 2-101 (,OK.ii &ZI Pyaivie Road Bwc.kl -'y, W.4 98azi Phone: 2-O(0 4 131- 2 FAX: ( 4 ' 1 4 1 7 — Lj q8 Signature. ( Date: (' hmmmaor hdrwilaUrn ann icneria i rev rn. nor. OR/1 om5 Check items submitted with application I nformation Required. May be waived in unusual cases, upon approval of Publ Works and Planning APPLICATION MATERIALS: RE`( ✓ 1. Application Checklist one (1) copy, indicating items submitted with application. 'AUG 2. Permit Fee (LDR = $200, Other zones = $300). � n q� V. 3. Written description of the project, the deviation being requested and response to th`� pp applicable decision criteria. ZONING CODE PARKING DEVIATION N J / 4. A complete description of the proposed construction relative to parking areas, and all supporting agreements. N / A 5. Dimensional site plan(s) to demonstrate parking area consistent with Zoning Code requirements. �/ 6. Parking studies as needed to demonstrate adequate parking is provided. LANDSCAPE DEVIATION NA 7. Landscape plan — two (2) copies showing size and species of existing and proposed plant materials, required perimeter landscape types, parking areas, buildings, walkways, transit facilities, property lines, dimensions and area of planting beds and any calculations necessary to demonstrate compliance with review criteria. TREE REGULATION DEVIATION N. 8. Tree survey showing size and species of existing trees, with trees to be removed and trees to be retained noted (unless request is for use of canopy cover method) N 9. / � Tree replacement calculations per TMC 18.54.130.3 B or canopy cover calculations per TMC 18.54.140 B. Nip 10. Description of the nature of the undue hardship caused by strict compliance with the Tree Regulations, proposed mitigation measures and justification for the deviation from Tree Regulations. COMPLETE APPLICATION CHECKLIST The materials listed below must be submitted with your application unless specifically waived in writing by the Public Works Department and the Department of Community Development. Please contact the Department if you feel that certain items are not applicable to your project and should be waived, or should be submitted in a later timely manner for use at the Public Hearing (e.g., revised colored renderings). Application review will not begin until it is determined to be complete. ADDITIONAL MATERIALS MAY BE REQUIRED. The initial application materials allow starting project review and vesting the applicant's rights. However, they in no way limit the City's ability to require additional information as needed to establish consistency with development standards. Department staff are available to answer questions about application materials at 206 - 431 -3670. COMPLETE APPLICATION CHECKLIST TABLE rv,n mnn non wti \ nra ,nnOcn.rininnn,dc<innrnnrm. nxnwns ►V 2005 Check items submitted with application Information Required. May be waived in unusual cases, upon approval ©f both Public Works and Planning SENSITIVE AREA ORDINANCE ADMINISTRATIVELY APPROVED USES OR DEVIATIONS 11. Site Plan — two (2) copies showing all buildings, parking areas, walkways, property lines, planting areas, sensitive areas, their buffers and setbacks. s/ 12. Sensitive area studies and enhancement plans to justify a requested buffer or setback reduction and demonstrate that the reduction will not result in a direct or indirect or long- term adverse impact to the sensitive area. A written response must be provided to the Review Criteria set forth in TMC 18.45.080 and/or TMC 18.45.100, attached at the end of this application packet. / 13. For Administratively Approved Uses, address relevant criteria for proposed use per TMC 18.45.070 B., 18.45.090 B. or 18.45.110 B. or C. SIGN CODE APPROVAL/DEVIATION N/A 13. Complete "Permanent Sign Permit Application" with all supporting materials and fees ($100). N/A 14. The following information should be provided on the plans: • North arrow, title, scale and date; • Vicinity map showing location and names of adjacent roads; • Property lines; • Locations of all buildings on site; • Dimensioned elevations of building drawn to scale (for wall signs); • Elevations, dimensions and materials of proposed sign(s) including advertising copy; • Color elevation of proposed sign. Written justification for the requested sign code deviation also must be provided. CARGO CONTAINER APPROVAL N/A- 15. Site plan showing the location of the container(s) in relationship to parking areas, property lines, buildings, streets, trails, landscape areas and setbacks. V A 16. Description of the proposed screening. 17. Dimensions of proposed cargo container. RESIDENTIAL ROOF PITCH NA 1 18. Roof lower than 5:12 pitch in residential zones — see new TMC 18.50.055 (attached) \hnmPnanP nti,.aia\ cnPCialn.rmiccinnnirPCtnr nnf nsnvns Imagery CopyrigfeC) 2006 T . N Scale: 1"=40' CityGIS5 Copyright ® 2004, AlI Rg`sts Reserved The information captained herein is the proprietary property d the contrib.Gars supplied uncbr license and may not be reproduced except as licensed by 6gtal Map Prodrnts