HomeMy WebLinkAboutPermit L09-018 - TUNG CHEE / NC POWER SYSTEMS - TREE CLEARING PERMITNC POWER SYSTEMS
TREE CLEARING
L09 -018
City of Tukwila
Jim Haggerton, Mayor
Department of Community Development Jack Pace, Director
NOTICE OF DECISION
TO: Chee Tung, Applicant
John Storm, Representative for the Owner
NC Power Systems, Owner
Washington State Department of Ecology
Puget Sound Energy
City of Renton Public Works Department
September 25, 2009
This letter serves as a notice of decision and is issued pursuant to TMC 18.104.170 on the following project and permit
approval.
I. PROJECT INFORMATION
Project File Number: L09 -018
Applicant: Chee Tung, H -U Architects, PLLC
Type of Permit Applied for: Tree Clearing Permit
Project Description: Clear 18 trees within a sensitive area (Type 1 wetland buffer) in order to pave an area for use as an
outdoor storage yard and stormwater detention facility. A total of 47 replacement trees will be planted on site within a
wetland buffer enhancement area.
Location: 17900 West Valley Highway, Tukwila, WA 98188
Associated Files: L09 -017 (Special Permission), E09 -002 (SEPA/Environmental Review), L09 -048 (Lot
Consolidation), PRE09 -001 (Pre - Application Meeting)
Comprehensive Plan
Designation/Zoning
District: Commercial /Light Industrial (C/LI) District
II. DECISION
SEPA Determination: The City SEPA Responsible Official issued a Determination of Non - Significance on August
10, 2009 for work related to this permit.
Decision on Substantive Permit: The City Community Development Director has determined that the application for a
Tree Clearing Permit 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.
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6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206- 431 -3670 • Fax: 206-
431 -3665
III. YOUR APPEAL RIGHTS
The Decision on this Permit Application is a Type 1 decision pursuant to Tukwila Municipal Code §18.104.010.
Other land use applications related -to this project may still be pending. One administrative appeal to the City Hearing
Examiner of the Decision on the Permit itself is permitted. A party who is not satisfied with the outcome of the
Hearing Examiner appeal process may file an appeal in King County Superior Court from the Hearing Examiner's
decision.
IV. PROCEDURES AND TIME FOR APPEALING
In order to appeal the Community Development Director decision on the Permit Application, a written notice of
appeal must be filed with the Department of Community Development within 14 days of the issuance of this
Decision; that is by October 9, 2009.
The requirements for such appeals are set forth in Tukwila Municipal Code ch. 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.
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 $225.
V. APPEAL HEARINGS PROCESS
Any administrative appeal regarding the Permit shall be conducted as a closed record hearing before the Hearing
Examiner based on the information presented to the Community Development Director, who made the original
decision. No new evidence or testimony will be permitted during the appeal hearing. Parties will be allowed to
present oral argument based on the information presented to the Community Development Director before their
decision was issued. The Hearing Examiner's decision on the appeal is the City's final decision.
Any party wishing to challenge the Hearing Examiner's decision on this application must file an appeal pursuant to
the procedures and time limitations set forth in RCW ch. 36.70C. If no appeal of the Hearing Examiner's decision
is properly filed in Superior Court within such time limit, the Decision on this permit will be final.
VI. INSPECTION OF INFORMATION ON THE APPLICATION
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 Jaimie
Reavis, who may be contacted at 206 - 431 -3659 for further information.
Property owners affected by this decision may request a change in valuation for their property tax purposes. Contact
the King bounty Assessor' Office for further information regarding property tax valuation changes.
Department of Community velopment
City of Tukwila
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September 25, 2009
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City of Tukwila
Jim Haggerton, Mayor
Department of Community Development Jack Pace, Director
MEMORANDUM
TO: Jack Pace, Director, Department of Community Development
FROM: Jaimie Reavis, Assistant Planner
RE: L09 -017 and L09 -018, Special Permission, Director and Tree Clearing Permit. Request for sensitive area
ordinance deviation to allow a 50% reduction to a Type 1 wetland, tree removal, wetland buffer enhancement and tree
replacement.
NC Power Systems is proposing to pave approximately 49,000 square feet of a 7 -acre parcel for use as an outdoor storage
yard. The project also involves construction of a new stormwater detention pond, and wetland buffer enhancement as
mitigation for a request to reduce the required buffer width of a Type 1 wetland by 50 %. The project site is located at
17900 West Valley Highway in Tukwila.
SEPA
The City of Tukwila issued a Determination of Non - Significance for this project on August 10, 2009.
BACKGROUND
The proposal is to develop the eastern portion of a 7 -acre parcel with an approximately 49,000 square foot
paved area for equipment storage, a new stormwater detention pond, and wetland buffer enhancement. A Type
1 wetland is located offsite, adjacent to the eastern property line of the project site, and has an associated 100 -
foot buffer located on the eastern portion of the project parcel. The parcel is already developed on the west side
with a commercial /industrial office building, paved surfaces, and a stormwater detention pond.
The area where the new equipment storage area and new stormwater detention pond are proposed are located
within the 100 -foot buffer of a Type 1 wetland, regulated by Tukwila's sensitive areas ordinance (TMC Chapter
18.45). The project area currently has a stormwater pond, a gravel road, a small depression area with an
associated wetland, and vegetation including clusters of mature cottonwood and willow trees, grasses, and
invasive plants (Reed canary grass and Himilayan blackberry). The wetland buffer width is proposed to be
reduced by 50% as part of the project, with the remainder of buffer to be enhanced with native plantings as
mitigation for allowing a reduction in buffer width. The new paved area will extend from the area of the parcel
that is already developed, all the way to the edge of the reduced wetland buffer.
The property owner has applied for a Type 2 Special Permission from the Director to reduce the required
wetland buffer width by 50 %; from 100 feet to 50 feet. The small wetland located on the site, as well as the
offsite wetland and its 100 foot buffer which extends onto the project site, were delineated by ESA Adolfson
and surveyed by AHBL in March 2009. The small, on -site wetland is 380 square feet and isolated, and is
therefore not regulated by the City of Tukwila and is proposed to be filled as part of this project.
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The applicant has also applied for a Tree Clearing Permit in order to remove of all the cottonwood and willow
trees on the project site. There are a total of 78 trees to be removed, 18 of which are located within the portion
of the wetland buffer that is proposed to be developed. The 18 trees located within the wetland buffer require
replacement according to Tukwila's Tree Regulations - Table 1 in TMC 18.54.130 requires that a total of 47
trees replace the 18 trees that will be removed. The replacement trees, including species, size, and spacing
within the enhancement area are included in the mitigation plan. There are no trees currently located within the
proposed buffer enhancement area located 50 feet to the west of the wetland.
DECISION CRITERIA
Section 18.45.090B(1) of the Tukwila Municipal Code (TMC) states that "Alterations to wetlands are discouraged and are
limited to the minimum necessary for project feasibility." Alteration to wetlands and their buffers is allowed only with
permission of the Director, according to the criteria a f under TMC 18.45.090B(1). Additionally, the Director may reduce
the standard wetland buffer width on a case -by -case basis, provided the applicant meets criteria outlined in section
18.45.080G of the TMC. Criteria contained in both sections of the TMC are listed in italics below, followed by a
discussion of how the proposed project meets each:
Section 18.45.090B(1) Alterations:
a. The alteration will not adversely affect water quality;
Stormwater from new impervious surface created through this project will be collected and treated on site prior to
being discharged into the wetland. The area adjacent to the wetland is currently degraded due to the location of a
gravel driveway within the buffer, location of equipment stored on pervious surfaces, and the presence of invasive
vegetation that consists primarily of Reed canary grass and Himalayan blackberry. The current proposal includes
removal of the gravel drive, equipment, and invasive vegetation located within the area 50 feet to the west of the
wetland, and enhancement of this area with native plantings. These activities will help to improve water quality
from surface flows.
b. The alteration will not adversely affect fish, wildlife, or their habitat;
The existing condition of the 100 -foot buffer area is degraded, separated from the wetland by an 8 -foot chain Link
fence, and occupied by a gravel drive and invasive vegetation. The 50 -foot wetland buffer area that will remain as
a result of this application, including the area between the edge of the wetland and the chain link fence, will be
enhanced through removal of invasive species vegetation and enhancement with native trees, shrubs, and seed
mix. Two of the tree trunks from the trees removed for this project will be placed within the buffer enhancement
area in order to provide wildlife habitat features. Cut -outs will be made in the bottom of the 8 -foot chain link
fence every 50 feet in order to provide wildlife passage from the wetland to the enhancement area. An agreement
for maintenance and monitoring shall be executed to provide for survival and/or replacement of any plantings
during a 5 -year establishment period.
c. The alteration will not have an adverse effect on drainage and/or storm water detention capabilities;
This project will increase stormwater generated on -site through construction of approximately 49,000 square feet
of impervious surface. Additionally, a small wetland which currently provides storage for runoff and precipitation
during storm events is proposed to be filled as part of this project, as it does not meet the criteria for a regulated
wetland under TMC 18.06.933 and TMC 08.45.080B. According to the SEPA checklist, the additional
stormwater generated from new impervious surface area and the stormwater that is currently stored by the small
on -site wetland will be collected through catch basins and piped to treatment and detention facilities on -site,
including the existing stormwater detention pond and a new stormwater pond proposed as part of this project. The
SEPA checklist states that all storm drainage features will be designed to meet or exceed the requirements of the
1998 King County Surface Water Design Manual.
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d. The alteration will not lead to unstable earth conditions or create an erosion hazard or contribute to scouring
actions;
The site is flat, with the exception of the stormwater ponds located on the northern portion of the site. Clearing
and grading for the project shall follow an approved temporary erosion and sedimentation control (TESC) plan.
e. The alteration will not be materially detrimental to any other property; and
The work proposed to add an area of outdoor storage requires screening from adjacent properties. The project site
is screened on the west side by existing development. Along the north property line in the area where new
development is proposed, the property owner will add 10 evergreen trees, spaced 1 tree per 20 lineal feet
according to side yard landscape requirements in the C/LI zoning district. One the east side, slats will be added to
the existing chain link fence to meet the screening requirements. On the south side, NC Power Systems has
applied to the City of Tukwila for a lot consolidation in order to combine the project site with parcel number
3623049059 to the south. NC Power Systems proposes to provide screening at the south side of the lot once the
lot consolidation application has been processed. Screening of the south side of the site will be required as a
condition of approval of this permit.
f The alteration will not have adverse effects on any other sensitive areas.
There are no adverse effects anticipated to any other sensitive areas as a result of this application.
Section 18.45.080G Variation of Standard Wetland Buffer Width
1) The Director may reduce the standard wetland buffers on a case -by -case basis, provided the reduced
buffer area does not contain slopes 15% or greater. The approved buffer width shall not result in greater
than a 50% reduction in width.
2) Buffer reduction with enhancement may be allowed by the Director as a Type 2 permit if:
a. Additional protection to wetlands will be provided through the implementation of a buffer
enhancement plan;
b. The existing condition of the buffer is degraded;
c. Buffer enhancement includes, but is not limited to, the following:
1. Planting vegetation that would increase value for fish and wildlife or improve water quality.
2. 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
3. Removing non - native plant species and noxious weeds from the buffer area and replanting
the area subject to 18.45.080. G. 2. c. (1) above.
The buffer is currently in a degraded condition due to the location within the buffer of a gravel driveway, storage
of equipment, and invasive plants. A buffer enhancement plan has been prepared, which includes removal of
invasive plantings including Reed canary grass and Himalayan blackberry. After invasive plants are removed, soil
preparation will be done, and the 50 -foot buffer area will be replanted with a total of 240 shrubs, 60 trees, and a
native seed mix. Habitat improvements to the area will include the addition of two tree trunks, and the addition of
wildlife passages to the existing chain link fence.
MITIGATION SEQUENCING
The applicant has demonstrated that reasonable efforts were made to follow mitigation sequencing requirements
of TMC 18.45.090C. According to the Revised NC Power Sensitive Areas Study and Mitigation Plan, NC Power
Systems need for storage area exceeds the square footage available after a 50% reduction in wetland buffer width
requested as part of this application. NC Power Systems acquired property to the south (parcel number
3623049059) in order to meet storage area requirements they have in addition to the reduced wetland buffer area
included with this request.
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MITIGATION PLAN
TMC 18.45.090 B ALTERATIONS states that a mitigation or enhancement plan must be developed and must
comply with the standards of mitigation required in TMC Chapter 18.45. A mitigation plan and performance
standards have been prepared by ESA Adolfson for this project.
The mitigation plan includes removal of invasive species currently located within the buffer area, soil preparation,
and installation of native plantings to include 60 trees and 240 shrubs within the reduced wetland buffer area. Two
of the trunks from trees removed as part of the project will be placed within the buffer enhancement area to
provide wildlife habitat.
The Conceptual Mitigation Plan includes a note that no trees shall be planted, only shrubs, within the 15 -foot
utility easement along the eastern property line, and trees shall be planted at least 20 feet away from the sewer line
or any utility line. A 10 foot clearance is sufficient to provide clearance from sewer and other utility lines. This
change is shown as a redline on the attached set of plans - tree plantings shall only be restricted within 10 feet of
utility lines and a condition of approval. As part of the pre - construction meeting, utility lines will need to be
located, and the 10 foot distance from the utility lines will need to be flagged and inspected by Tukwila staff.
Tukwila staff will also verify that the wetland and the 50 -foot wetland buffer have been flagged in the field as part
of the preconstruction meeting.
Additionally, performance standards for the buffer mitigation plantings have been developed for the maintenance
and monitoring period, and maintenance and monitoring performance security or other assurance device shall be
executed as a condition of approval, to provide for survival and /or replacement of any plantings during a 5 -year
establishment period.
COMMENTS
A Notice of Application was mailed on May 22, 2009 to the applicant and to departments and agencies with
jurisdiction pursuant to TMC 18.104.090. No comments were received related to this proposal.
CONCLUSIONS
1. The proposed use of the site as an outdoor storage yard, stormwater detention facility, and wetland buffer
enhancement site are permitted uses in the C /LI zoning district.
2. All trees proposed for removal located within the wetland buffer area will be replaced according to Tukwila's
Tree Regulations (TMC Chapter 18.54).
3. The proposed work will not have an adverse impact on water quality.
4. The proposed work will improve wildlife habitat through removal of invasive species within the 50 -foot
wetland buffer area, through the addition of wildlife passage cut -outs in the fence to allow access to the buffer
enhancement area, and through the addition of the trunks of two trees that will be removed to the buffer area
to provide additional habitat features within the buffer enhancement area. Additionally, Best Management
Practices will be implemented during construction of the project to minimize potential impacts to fish and
wildlife.
5. The proposed work will not have an adverse effect on drainage and/or storm water detention capabilities. All
storm drainage features will be designed to meet or exceed the requirements of the 1998 King County Surface
Water Design Manual.
6. Clearing and grading for the project will follow an approved temporary erosion and sedimentation (TESC)
plan.
7. The proposed work will not be materially detrimental to any other property.
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8. Water will be discharged to the Type 1 wetland to the east, once stormwater has been detained and treated on-
site. Storm drainage features will be designed to meet or exceed the requirements of the 1998 King County
Surface Water Design Manual to ensure discharge to the wetland meets federal, state, and local clean water
standards. Additionally, buffer enhancement will improve the wildlife habitat and function of the wetland
buffer. The proposed work will have no adverse impacts to any other sensitive areas.
9. The proposal meets the criteria for approval of a variation to the standard wetland buffer width: The reduced
buffer area does not include slopes greater than 15 %, is currently in a degraded condition, and buffer
enhancement is proposed to mitigate for the request for a 50% reduction in buffer width. Buffer enhancement
will include removal of non - native plant species and noxious weeks, and the addition of native vegetation and
wildlife habitat features.
10. The applicant has demonstrated that reasonable efforts were made to follow mitigation sequencing
requirements
RECOMMENDATION
Staff recommends approval of the Special Permission permit with the following conditions:
1) No equipment shall be used or stored within the 50 -foot wetland buffer enhancement area.
2) The Conceptual Mitigation Plan includes a note that no trees shall be planted, only shrubs, within the 15-
foot utility easement along the eastern property line, and trees shall be planted at least 20 feet away from
the sewer line or any utility line. A 10 foot clearance is sufficient to provide clearance from sewer and
other utility lines. This change will be shown as a redline on plans, and planting of trees shall only be
restricted within 10 feet of utility lines as a condition of approval.
3) A pre - construction meeting shall be held prior to the start of work. At this meeting, staff will check to
ensure the edge of the wetland, the reduced 50 -foot wetland buffer, the utility lines have been located and
flagged, and the 10 -foot buffers from utility lines have been flagged.
4) Screening shall be provided along the south property line prior to final approval, and /or as a condition of
approval of the lot consolidation currently under review (Tukwila file number L09 -048).
5) A maintenance and monitoring performance security or other assurance device shall be executed as a
condition of approval, to provide for survival and/or replacement of any plantings during a 5 -year
establishment period.
ATTACHMENTS:
Exhibit A: NC Power Systems Sensitive Areas Study and Mitigation Plan (prepared by ESA Adolfson, dated
September 4, 2009), including the following:
Figure 1 (Site Vicinity Map);
Figure 2 (Existing Conditions — Wetland Map);
Figure 3 (Conceptual Mitigation Plan); and
Figure 3A (Conceptual Mitigation Notes)
cc: United States Corps of Engineers
Washington State Department of Ecology
King County Assessors Office
City of Renton Public Works Department
Puget Sound Energy
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File Number:
Applied:
Issue Date:
Status:
City colt Tukwila
Department of Community Development
6300 Southcenter Boulevard, Suite #100
Tukwila, Washington 98188
Phone: 206 - 431 -3670
Fax: 206 -431 -3665
Web site: http: / /www.ci.tukwila.wa.us
DETERMINATION OF NON - SIGNIFICANCE (DNS)
E09 -002
04/27/2009
08/12/2009
ISSUED
Applicant: WEBER, MATT
Lead Agency: City of Tukwila
Description of Proposal:
SEPA FOR GRADING AND PAVING OF SITE FOR A CONSTRUCTION STORAGE YARD.
Location of Proposal:
Address: 17900 WEST VALLEY HY TUKW
Parcel Number: 3623049011
Section/Township /Range:
The City has determined that the proposal does not have a probable significant adverse impact on the environment. An environmental
impact statement (EIS) is not required under RCW 43.21c.030(2) (c). This decision was made after review of a completed environmental
checklist and other information on file with the lead agency. This information is available to the public on request.
This DNS is issued under WAC 197 -11- 340(2). Comments must be submitted by till*. 2. 2_07)7 . The lead agency will not act
on this proposal for 14 days from the date below. ,J
Jack Pace,
City of Tu `a
6300 Southc ter Blvd
Tukwila, WA 98188
(206)431 -3670
Date
6)a
Any appeal shall be linked to a specific governmental action. The State Environmental Policy Act is not intended to create a cause of action
unrelated to a specific governmental action. Appeals of environmental determinations shall be commenced within the time period to
appeal the governmental action that is subject to environmental review. (RCW 43.21C.075)
• •
City of Tukwila
Jim Haggerton, Mayor
Department of Community Development Jack Pace, Director
NOTICE OF DECISION
To: Chee Tung, HHJ Architects, PLLC
Matt Weber, AHBL
NC Power Systems Company, Owner
State Department of Ecology, SEPA Division
King County Assessor
PROJECT: NC Machinery Power Systems Expansion
FILE NUMBERS: E09 -002
ASSOCIATED FILES: L09 -017, L09 -018, PRE09 -001
APPLICANT: Chee Tung, HHJ Architects and Matt Weber, AHBL
REQUEST: Permission for a Type 1 wetland buffer reduction, to develop the
eastern portion of a 7 -acre parcel with an approximately 49,000 square foot paved
area for equipment storage, a new stormwater detention pond, and wetland buffer
enhancement.
LOCATION: The project site is located within the eastern portion of parcel
#362304 -9011, located at 17900 West Valley Highway.
This notice is to confirm the decision reached by Tukwila's SEPA Official to issue a
Determination of Non - significance (DNS) for the above project based on the
environmental checklist and the underlying permit application.
Project materials including the application, any staff reports, and other studies related to
the permits are available for inspection at:
Tukwila Department of Community Development
6300 Southcenter Blvd., Suite 100
Tukwila, WA 98188
Monday through Friday 8:30 a.m. - 5:00 p.m.
The project planner is Jaimie Reavis, who may be contacted at (206) 431 -3659 for further
information.
The decision is appealable to the Superior Court pursuant to the Judicial Review of Land
Use Decisions, Revised Code of Washington (RCW 36.70C).
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City of Tukwila
Jim Haggerton, Mayor
Department of Community Development Jack Pace, Director
FINAL STAFF EVALUATION
FOR ENVIRONMENTAL CHECKLIST
File No: E09 -002
I. SUMMARY OF PROPOSED ACTION
The proposal is to construct a new stormwater detention pond, pave approximately
• 49,000 square feet of a 7 -acre parcel for use as an equipment storage yard, and enhance a
wetland buffer area as mitigation for reduction in the wetland buffer width.
IL GENERAL INFORMATION
Project Name: NC Machinery Power Systems Expansion
Applicant: Matt Weber, P.E. of AHBL Engineers
Location: The project site is located within the eastern portion of parcel #362304 -9011,
located at 17900 West Valley Highway. The project parcel is located at the
northeastern corner of S 180th Street and West Valley Highway.
Zoning and Comprehensive
Plan Designation: Commercial /Light Industrial (C/LI) District
The following information was considered as part of review of this application.
1. SEPA Checklist and ESA screening checklist dated April 8, 2009.
2. Architectural drawings prepared by HH &J Architects (dated April 2009); Civil drawings
prepared by AHBL (dated May 2009); and mitigation plans prepared by ESA Adolfson
(dated April 2009).
3. NC Power Systems Wetland Reconnaissance, Tukwila, Washington, prepared by ESA
Adolfson (dated August 8, 2008).
4. NC Power Systems Sensitive Areas Study and Conceptual Mitigation Plan, prepared by ESA
Adolfson (dated April 16, 2009).
5. Request for Tree Clearing Permit, including a response to the City of Tukwila's tree removal
criteria contained in TMC 18.54.130, prepared by ESA Adolfson (dated April 16, 2009).
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6. Technical Information Report prepared by AHBL (dated May 2009).
7. Construction Stormwater Pollution Prevention Plan prepared by AHBL (dated May 2009).
NOTE: Technical reports and attachments referenced above may not be attached to all copies of this
decision. Copies of exhibits, reports, attachments, or other documents may be reviewed and/or
obtained by contacting Jaimie Reavis, Assistant Planner, 6300 Southcenter Boulevard, Suite 100,
Tukwila, Washington, 98188, Phone: 206 -431 -3659.
III. REVIEW PROCESS
The proposed action is subject to State Environmental Policy Act (SEPA) review as the
project does not meet the exemptions listed under WAC 197 -11 -800.
IV. BACKGROUND/PROPOSAL
The proposal is to develop the eastern portion of a 7 -acre parcel with an approximately
49,000 square foot paved area for equipment storage, a new stormwater detention pond,
and wetland buffer enhancement. A Type 1 wetland is located offsite, adjacent to the
eastern property line of the project site, and has an associated 100 -foot buffer located on
the eastern portion of the project parcel. The parcel is already developed on the west side
with a commercial /industrial office building, paved surfaces, and a stormwater detention
pond.
The area where the new equipment storage area and stormwater detention pond is
proposed is located within the 100 -foot buffer of a Type 1 wetland, regulated by
Tukwila's sensitive areas ordinance (TMC Chapter 18.45). The project area currently has
grasses and a stormwater pond, a gravel road, clusters of mature cottonwood and willow
trees, and a small depression area with an associated wetland. The new paved area will •
extend from the area of the parcel that is already developed, all the way to the edge of the
wetland buffer. The wetland buffer width is proposed to be reduced as part of the project,
with the remainder of buffer to be enhanced with native plantings as mitigation for
allowing a reduction in buffer width.
The property owner has applied for a Type 2 Special Permission from the Director to
reduce the required wetland buffer width by 50 %; from 100 feet to 50 feet. The small
wetland located on the site, as well as the offsite wetland and its 100 foot buffer which
extends onto the project site, were delineated by ESA Adolfson and surveyed by AHBL
in March 2009. The small, on -site wetland is 380 square feet and isolated, and is therefore
not regulated by the City of Tukwila and is proposed to be filled as part of this project.
The proposal also includes removal of all the cottonwood and willow trees on site. There
are a total of 78 trees to be removed, 18 of which are located within the 100 -foot wetland
buffer and require replacement according to Tukwila's Tree Regulations. The applicant
has applied for a tree clearing permit to remove these trees and provide the required
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replacement trees as required by Table 1 in TMC 18.54.130. Locations, spacing, and
types of trees proposed for replacement for those removed are included in the mitigation
plan.
V. REVIEW OF THE ENVIRONMENTAL CHECKLIST
The following lists the elements contained within the Environmental Checklist submitted
for the proposed project. The numbers in the staff evaluation correspond to the numbers
in the Environmental Checklist. If staff concurs with the applicant's response, this is so
stated. If the response to a particular item in the checklist is found to be inadequate or
clarification is needed, there is additional staff comment and evaluation.
A. BACKGROUND:
1 -5— Concur with checklist.
6— Construction will follow issuance of SEPA determination, approval of a Special
Permission decision from the Director to allow a wetland buffer reduction, approval of a tree
clearing permit, issuance of a Public Works construction permit, and after obtaining all other
required permits from the City of Tukwila or other agencies.
7— Concur with checklist.
8 —A mitigation plan and a tree replacement plan have been prepared by ESA Adolfson in
addition to the wetland report.
9- 12— Concur with checklist.
B. ENVIRONMENTAL ELEMENTS:
1. Earth:
a- g— Concur with checklist.
h —The project shall meet all King County Surface Water Design Manual drainage
requirements. All impacts associated with drainage will be mitigated as part of the
construction permit.
2. Air:
a— Applicant is required to obtain all relevant permits from Puget Sound Clean Air
Agency to address any emission to the air.
b- c— Concur with checklist.
3. Water:
a(1-2) – The westernmost portion of the parcel on which the project is located falls
within the 200 foot buffer of the Green River. However, all work proposed as part of
this project will occur completely outside of the 200 foot Green River shoreline
JR Page 3 of 6 08/10/2009 8:59 AM
H: \Special Permission \NC Machinery\E09 -002 NC Machinery Storage Yard.doc
• •
buffer. One small wetland, approximately 380 square feet, was identified on the
project site. Because this wetland is less than 1000 square feet and does not meet the
criteria for a regulated wetland under TMC 18.45.080B, it is not regulated by the City
of Tukwila. This small isolated wetland will be filled as part of this proposal.
Three Type 1 wetlands are located to the east of the subject property, the closest of
which runs adjacent to the eastern property line and has a 100 foot buffer that extends
onto the parcel. The proposal includes a request to reduce the required wetland buffer
area by 50 %; from 100 feet to 50 feet. A mitigation and enhancement plan has been
prepared, and includes removal of invasive plants and adding native plantings within
the remaining 50 foot buffer area to improve the function of the wetland buffer area
and provide habitat as mitigation for reduction to the required buffer width.
a(3-6)--Concur with checklist.
b(1- 2)— Concur with checklist.
c(1) —The project shall meet all King County Surface Water Design Manual drainage
requirements. All impacts associated with drainage will be mitigated as part of the
construction permit.
c(2) —Best Management Practices must be followed to ensure that no construction
debris enters the storm drainage system. All impacts related to construction debris
will be mitigated as part of the construction permit.
d —The project shall meet all King County Surface Water Design Manual drainage
requirements. All impacts associated with drainage will be mitigated as part of the
construction permit.
4. Plants:
a – Concur with checklist.
b – A total of 78 cottonwood and willow trees are proposed for removal with this
project. Of the 78 trees to be removed, 18 are located within the 100 -foot wetland
buffer and will be replaced within the 50 -foot buffer enhancement area according to
tree replacement ratios contained in TMC 18.54.130. Additional plantings are
proposed within the wetland buffer enhancement area as mitigation for the wetland
buffer reduction request. Reed canary grass and other invasive plants shall be
removed within the 50 -foot buffer enhancement area as part of the required
mitigation for the buffer reduction request.
c - Concur with checklist.
d- Existing perimeter landscaping along S 180t Street and West Valley Highway will
not be disturbed. Additional side yard landscaping is required in the area where the
new storage area is proposed, and will be reviewed as part of the Special Permission
and Public Works construction permits. A mitigation plan has been submitted as part
of the Special Permission application, identifying native plantings to be installed for
enhancement of the wetland buffer area.
JR Page 4 of 6
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08/10/2009 8:59 AM
s
• •
5. Animals:
a- b— Concur with checklist.
c- This area is part of the Pacific Flyway, a primary corridor for migratory bird
species.
d- Wildlife passage shall be provided from the Type 1 wetland along the eastern
property line to the newly enhanced wetland buffer mitigation area via small
openings to be made in the bottom of the existing 8 -foot fence.
6. Energy and Natural Resources:
a- c— Concur with checklist.
7. Environmental Health:
a(1-2)— Concur with checklist.
b(1)— Concur with checklist.
b(2 -3) —The project must meet City of Tukwila noise ordinance requirements.
Compliance with applicable local, state and federal noise regulations will mitigate
any potential adverse noise impacts associated with the project.
8. Land and Shoreline Use:
a- f— Concur with checklist.
g- This area is designated as the "Urban/Open Space" environment under the current
shoreline master program. Even though a portion of the parcel on which work is to
occur is located within the 200 -foot shoreline buffer of the Green River, the work
proposed as part of this project is located 500 feet east of the outer edge of the
shoreline buffer.
h —Yes. The eastern portion of the project site is located within the buffer of a Type
1 wetland. A Special Permission to reduce the required wetland buffer width, and to
enhance the remaining portion of the buffer, is part of this project.
i -l— Concur with checklist.
9. Housing:
a- c— Concur with checklist.
10. Aesthetics:
a- A fence at least 8 feet in height is required to provide screening for the equipment
storage proposed on the project site.
b- Concur with checklist.
c- A combination of fencing and landscaping as required by code will provide
screening for the equipment stored on site, working to control any aesthetic impacts.
11. Light and Glare:
a- d— Concur with checklist.
12. Recreation:
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a- The Interurban Trail is located directly to the east of the project site. There is a
trailhead /trail connection from S 180th Street to the Interurban Trail located on an
easement across the property to the south of the project site, which also owned by
NC Machinery.
b -c – Concur with checklist.
13. Historic and Cultural Preservation:
a -c - Concur with checklist. If any historical or cultural artifacts are discovered as
part of this project, the applicant will comply with state laws regarding preservation
or permitting for excavation and removal of artifacts.
14. Transportation:
a- The project site is located on the east side of West Valley Highway and the north
side of S 180th Street. Access to the project site is provided by driveways off these
two streets.
b -Metro bus routes are located on West Valley Highway and S 180th Street in the
vicinity of the project site. The nearest bus stop is located adjacent to the project site
along S 180th Street.
c -g - Concur with checklist.
15. Public Services:
a- b— Concur with checklist.
16. Utilities:
a- b— Concur with checklist.
COMMENTS : There were no written comments received in response to the notice of
application.
VII. CONCLUSION
The proposal can be found to not have a probable significant adverse impact on the
environment and pursuant to WAC 197 -11 -340, a Determination of Nonsignificance (DNS)
is issued for this project
This DNS is based on impacts identified within the environmental checklist, attachments,
and the above "Final Staff Evaluation for Application No. E09- 002 ", and is supported by
plans, policies, and regulations formally adopted by the City of Tukwila for the exercise of
substantive authority under SEPA to approve, condition, or deny proposed actions.
Prepared by: Jaimie Reavis, Assistant Planner
Date: August 12, 2009
JR Page 6 of 6
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08/10/2009 8:59 AM
May 11, 2009
Mr. Chee Tung
HHJ Architects, PLLC
1409 Alexander Ave E
Fife, WA 98424
•
City of Tukwila
Department of Community Development
NOTICE OF COMPLETE APPLICATION
Mr. Matt Weber
AHBL
2215 N 30`h Street, #300
Tacoma, WA 98403
RE: NC Machinery Power Systems Expansion
E09 -002 (SEPA/Environmental Review)
L09 -017 (Special Permission)
L09 -018 (Tree Clearing Permit)
PRE09 -001 (Pre- application Meeting)
Jim Haggerton, Mayor
Jack Pace, Director
Dear Mr. Tung and Mr. Weber:
Your applications for SEPA/Environmental Review, a Special Permission request to allow a wetland buffer
reduction, and a Tree Clearing Permit for the property located at 17900 West Valley Highway are considered
complete on May 11, 2009 for the purposes of meeting state mandated time requirements. This determination
of complete application does not preclude the ability of the City to require that you submit additional plans or
information, if in our estimation such information is necessary to ensure the project meets the substantive
requirements of the City or to complete the review process. This notice of complete application applies only
to the permits identified above. It is your responsibility to apply for and obtain all necessary permits issued
by other agencies.
Please arrange to have the public notice board for this project manufactured and installed on site within the
next 14 days. The City of Tukwila will coordinate the public notice mailing with installation of the public
notice board. Once the public notice board is installed, the public comment period for this project will be 14
days.
The planner assigned to these applications is Jaimie Reavis. I will be contacting you soon to discuss your
applications. If you wish to speak to me sooner, feel free to contact me at the number or email address listed
belowi.
Sincerely,
af#:, iiZ r44 —
Jaimie Reavis
Assistant Planner
206 - 431 -3659
jreavis@ci.tulcwila.wa.us
JR Page 1 of 1
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05/11/2009
zlnn inn _ T J_..:1_ 77J__LL__i___ n0100 - i1L____. '1nz 411 1t'711 - r. ___. 1nI 111 I «e
•
r ESA Adolfson
memorandum
5309 Shilshole Avenue NW
Suite 200
Seattle, WA 98107
206.789.9658 phone
206.789.9684 fax
date April 16, 2009
to Jaimie Reavis, Department of Community Development, City of Tukwila
from Laura Brock, ESA Adolfson
subject NC Power Systems: Request for Buffer Reduction
www.adolfson.com
ESA Adolfson has prepared this technical memo in support of the NC Power Systems proposed expanded paved
area at their site, located at 17900 West Highway in the City of Tukwila, Washington. The site consists of a 7.0-
acre parcel (King County Parcel 3623049011), developed with a commercial /industrial office building and paved
surfaces on the western and central portions of the property. NC Power Systems is proposing an expansion of
asphalt and concrete surfaces on the undeveloped portion of the property to the east of the current facility. A new
stormwater detention pond for the new paved area is proposed to the west of the existing pond as part of this
project.
Request for Buffer Reduction
ESA Adolfson delineated two wetlands and performed a tree study at the site. The findings of this study are
described in the NC Power Systems Sensitive Areas Study and Mitigation Plan (ESA Adolfson, April 2009).
Wetland A is a 380 square foot, isolated wetland located on -site in the central portion of the undeveloped area.
Since Wetland A is less than 1,000 square feet in size, it is not regulated by the City of Tukwila. Wetland B is a
large Type 1 wetland located off -site to the east of the NC Power property. Wetland B has a 100 foot buffer that
extends onto the site.
The proposed project will result in the fill of Wetland A, an isolated wetland that is not regulated by the City of
Tukwila. A buffer reduction of 50 percent is also proposed for the Wetland B buffer, resulting in a 50 -foot
reduced buffer width and removal of 18 cottonwood trees. An 11,835 square foot buffer enhancement area is
proposed to satisfy the requirements for buffer reduction.
Response to Buffer Reduction Criteria
The buffer reduction criteria outlined in TMC 18.45.080.G and responses to these criteria are given below:
The Director may reduce the standard wetland/watercourse buffers on a case -by -case basis, provided the ,buffer
does not contain slopes 15 percent or greater. The approved buffer width shall not result in greater than a 50
percent reduction in width. Any buffer reduction proposal must demonstrate to the satisfaction of the Director
that it will not result in direct or indirect, short -term or long -term adverse impacts to wetlands or watercourses,
and that:
The reduced 50 foot Wetland B buffer will be enhanced with native tree and shrub plantings and invasive species
removal. The site does not contain slopes 15 percent or greater.
a. Additional protection to wetlands will be provided through the implementation of a buffer enhancement
plan;
Planting the 50 foot reduced buffer with native trees and shrubs will add additional protection to Wetland B,
which currently has a degraded buffer, as described below.
b. The existing condition of the buffer is degraded;
Currently, the buffer of Wetland B is degraded and provides little water quality protection or wildlife habitat
value for Wetland B. Reed canarygrass and Himalayan blackberry are the predominant existing vegetation; no
trees are currently located within the 50 feet buffer that is planned for enhancement. A gravel drive currently
exists within the 100 foot buffer area. A chain link fence surrounds the property.
c. 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 18.45.080. G. 2.c.(1) above.
Planting a diverse native tree and shrub community will add additional protection to Wetland B, increase wildlife
and aquatic habitat, improve water quality, and minimize non- native, invasive plant species. The gravel drive that
exists will be removed and topsoil will be placed in its current location prior to planting. Invasive species removal
is also planned within the buffer enhancement area.
2
LAPUGET SOUND PLANTS
PO Box 26 • Olympia, WA 98507
360- 943 - 0480.1- 866- 816 -5080 • Fax360 -943 -9251
Bill To:
Blue Sky Landscape Services Inc.
1124 Valley Ave NW
Puyallup
WA 98371
Invoice
SO#
INV. DATE
INVOICE #
32672
07/26/2010
71812
Ship To:
Blue, Sky Landscape Services Inc. _
17900 W Valley Hwy
Tukwila
WA
PO
TERMS
Driver / Del Time
PROJECT
5% 10 Net 30
/
NC Power Mitigation
ATTENTION: 7 :30 am Brett 253 230 6897
QTY
DESCRIPTION
GRADE
COST
SUBTOTAL
6
Tsuga heterophylla
#1
3.50
21.00
17
Thuja plicata
#1
3.75
63.75
11
Picea sitchensis
#1
5.50
60.50
•26
Pseudotsuga menziesii
#1
5.50
143.00
60
Gaultheria shallon
#1
4.50
270.00
60
Cornus stolonifera 'Baileyi'
#1
3.50
210.00
60
Rosa pisocarpa
#1
4.50
270.00
60
Symphoricarpos albus
` #1
4.50
270.00
10
Pseudotsuga menziesii
6 -7' HT
55.00
550.00
ECOPY
Plants Total
Delivery Charge
Sub Total
Sales Tax (0.00 %)
Balance Due
$1,858.25
$75.00
$1,933.25
$.00
$1,933.25
Plants received in good condition. Signed by Page 1 of 1
We guarantee our plants to be healthy and in good condition when they leave the nursery. We strive to maintain a high quality of plant material, but we can not give any warranty,
expressed or implied, as to the livability or productivity once the plants leave our nursery. Any shortages or unsatisfatory stock must be reported inmediately upon
delivery/acceptance. Claims for any cause must be made in writing within 5 days of receipt of goods. Returns are subject to a re- stocking fee of 20 %.
PUGET SOUND PLANTS
PO Box 26 • Olympia, WA 98507
360- 943 - 0480.1- 866- 816 -5080 • Fax360 -943 -9251
Invoice
SO#
INV. DATE
INVOICE #
32758
07/29/2010
71866
Bill To:
Blue Sky Landscape Services Inc.
1124 Valley Ave NW
Puyallup
WA 98371
Ship To:
Blue Sky Landscape Services Inc.
17900 W Valley Hwy..
Tukwila
WA
PO
TERMS
Driver / Del Time
PROJECT
5% 10 Net 30
/
NC Power Mitigation
ATTENTION: Brett 253 230 6897
QTY
DESCRIPTION
,GRADE
COST
SUBTOTAL
10
Pseudotsuga menziesii
BB 6 -7' HT
55.00
550.00
ECOPY
Plants Total
Delivery Charge
Sub Total
Sales Tax (0.00 %)
Balance Due
$550.00
$50.00
$600.00
$.00
$600.00
Plants received In good condition. Signed by Page 1 of 1
We guarantee our plants to be healthy and in good condition when they leave the nursery., We strive to maintain a high quahty.of plant matenal,.hut we can not give any warranty,
expressed or implied, as to the livability or productivity once the plants leave our nursery. Any shortages or unsatisfatory stock must be reported inmediately upon
delivery/acceptance. Claims for any cause must be made in writing within 5 days of receipt of goods. Returns are subject to a re- stocking fee of 20 %.
PUGET SOUND PLANTS
PO Box 26 • Olympia, WA 98507
360 -943 - 0480.1- 866 -816 -5080 • Fax360 -943 -9251
Bill To:
Blue Sky Landscape Services Inc.
1124 Valley Ave NW
Puyallup
WA 98371
Invoice
SO#
INV. DATE
INVOICE #
32916
08/09/2010
71938
PO
TERMS
Driver / Del Time
PROJECT
5% 10 Net 30
/
NC Power Mitigation
ATTENTION:
QTY
DESCRIPTION
GRADE
COST
SUBTOTAL
2
Symphoricarpos albus
#1
3.50
7.00
2
Rosa pisocarpa
#1
4.50
9.00
El COPY
Plants Total
Delivery Charge
Sub Total
Sales Tax (0.00 %)
Balance Due
$16.00
$.00
$16.00
$.00
$16.00
Plants received in good condition. Signed by Page 1 of 1
We guarantee our plants to be healthy and in good condition when they leave the nursery. We strive to maintain a high quality of plant material, but we can not give any warranty,
expressed or implied, as to the livability or productivity once the plants leave our nursery. Any shortages or unsatisfatory stock must be reported inmediately upon
delivery/acceptance. Claims for any cause must be made in writing within 5 days of receipt of goods. Returns are subject to a re- stocking fee of 20 %.
r
CITY OF TUKWILA
Department of Community DeveloPSZENED
6300 Southcenter Boulevard, Tukwila, WA 98188
Telephone: (206) 431 -3670 FAX (206) 431' - 3�6W 2 i 2003
E -mail: tukplan(a,ci.tukwila.wa.us
cPa
•
TREE
CLEARING
PERMIT
APPL.I.CATION
FOR STAFF USE ONLY Permits Plus Type: P -TREE
Planner:. J a ii yi ;? "epa,y� S
File Number: LO 1- 61 Z
Application Complete (Date:
)
Project File Number: i (Z.% CC? ---° 0
Application Incomplete (Date:
)
Other File Numbers:
NAME OF PROJECT/DEVELOPMENT: NC Power Systems
LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s),
block and subdivision, access street, and nearest intersection.
17900 West Valley Highway, Tukwila, WA 98188
LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement).
King County Parcel 3623049011
DEVELOPMENT COORDINATOR :
The individual who:
• has decision making authority on behalf of the owner /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:
\ut.16-
Address: 14 b L X t.11).1--(_. A e_
Phone: ("2- S 3) 21- q- 1 (, g
E -mail: H-14 /A NI D J . CO !il
Signature:
P:\Planning Forms\Applications \2007 Applica tions \TreePcrmit- I2 -07.doc
MZc4 �c1 , JLLL
E. , Fi r-- , LUA '?4z4
FAX: CZ S 3, 127_' 7 3 1 2-
Date:
December 5.2007
RECEIVED
1 QP 2 ?009
SOURCE: Rand McNally & Company, 2006.
NC Power . 208675
Figure 1
Site Vicinity Map
Tukwila, Washington
T
•
>- —
.«._
8.1 CH INLINK FENCE
1 -}
ASPHALT
x
7' CHAINLINK FENCE ‘-:---1""
• 11111
11111
j 1 `- — — 1
6 :••. f If
_ \ n`�Z 2it !, ▪ 111
WETLAND A
\ NOT REGULATED
BY CITY OF TUKWILA
-( '380 SF)
WELL
} 0 COVER(
III
\
I i _ — = `.23 1 , 4,'I• .i. • :� 111!
i sz_ _ 1 \ I�1 {�tC=• :41111
\ \1\ \ I II i :: •1111{
i \ \ \ WATER (t/1 I# •1•- -•'
{ I
N.. i F .."%...-.-..lilli PROPOSED TREE REMOVAL (TYP.)
GRAVEL
r
1
0
\ /_ 4�
\ ` / / 14 12
SP6-4
II II 1 :fi t •
•IIII
"r }fIIIN J WETLAND CONTINUES OFFSITE
•
111
1% .•1 80'
11 ;It: : 'a:
100 FOOT BUFFER Z' ;''•'�".'1 a
4a #;: = =
ick
221.01
•
ASPHALT
ASPHALT
WILLOWS`
GRAVEL
P
>1O 1'2 S'
—26'
Tj
r
WATER
MARKER
15 FOOT BUILDING SETBACK —
t
NOTE:
1. EXCEPT WHERE NOTED, TREE SPECIES ARE COTTONWOOD.
2. 18 COTTONWOOD TREES LOCATED WITHIN THE 100' STANDARD
BUFFER ARE CONSIDERED SIGNIFICANT TREES.
WETLAND B (OFFSITE)
CLASS I
ASPHALT
S87`30'29 "E
TRENCH
DRAIN
% A.-.
EXISTING BUILDING
FF =27.11
POWER
METER
r••
FOUND APEX
REBAR & CAP
Q>
Feet
LEGEND
SP#-#
X
— r,, — WL —
DATA PLOT (TYP.)
TREES TO BE REMOVED
WETLAND BOUNDARY
KB WETLAND BUFFER
7:777::1 WETLAND AREA
SOURCE: HH &J and AHBL, 2009
NC Power Mitigation . 208675
Figure 2
Existing Conditions - Wetland Map
Tukwila, Washington
RECEIVED
APR 2 7 2009
MNITY
DEOEVELOPMEE 4T
•
•
•
•
PROPOSED
W
APPROXIMATE
LIMIT OF
CLEARING
PROPOSED PAVING
AREA
DOSIii6 PAT
RUPKIFF DIRE= 10
DOSING P01O
LT
•
LEGEND
—K —w— WETLAND BOUNDARY
"�— WETLAND BUFFER
1:7:77:71 WETLAND AREA
,////ii
0
MITIGATION AREA
❑ APPROXIMATE CLEARING LIMITS
MITIGATION AREA (11,835 SF)
WETLAND B (OFFSITE)
EXISTING GRAVEL TO BE REMOVED AND
REPLACED WITH TOPSOIL
-- I ( T ■ 4 S
1 >
'✓ j Feet l F E
I
ti
i I } C;
• •
• is
Lo7 0•29 771.07
cKCr" f i
.411 ^',44_ A '1
WETLAND CONTINUES OFFSITE
BUFFER ENHANCEMENT: PLANTING SCHEDULE
SCIENTIFIC NAME
TSUGA HETEROPHYLLA
THUJA PLICATA
PICEA SITCHENSIS
PSEUDOTSUGA MENZIESII
GAULTHERIA SHALLON
CORNUS SERICEA
ROSA PISOCARPA
SYMPHORICARPOS ALBUS
COMMON NAME
WESTERN HEMLOCK
WESTERN RED CEDAR
SITKA SPRUCE
DOUGLAS FIR
SALAL
RED -TWIG DOGWOOD
WOOD'S ROSE
SNOWBERRY
OUANTITY
5
15
10
24
50
50
50
50
SIZE
1 GAL.
1 GAL.
1 GAL.
1 GAL.
1 GAL.
1 GAL.
1 GAL.
1 GAL.
SPACING
9' O.C. MAX
9' O.C. MAX
9' O.C. MAX
9' O.C. MAX
6' O.C. MAX
6' O.C. MAX
6' O.C. MAX
6' O.C. MAX
NOTE: A TOTAL OF 47 DOUGLAS FIR, WESTERN RED CEDAR, SITKA SPRUCE AND WESTERN HEMLOCK TREES FROM
THE LIST ABOVE WILL BE PLANTED IN THE ENHANCED BUFFER TO REPLACE THE 18 EXISTING COTTONWOOD TREES
LOCATED WITHIN THE STANDARD BUFFER THAT WILL BE REMOVED AS PART OF THIS PROJECT.
SENSITIVE AREA TREE REPLACEMENT SUMMARY
DBH
TOTAL # OF
TREES
REMOVED
TOTAL # OF
TREES
REMOVED IN
SENSITIVE
AREA BUFFER
REPLACEMENT
RATIO
REPLACEMENT
TREES
REQUIRED
4 " -8"
18
5
1:1
5
8 " -12"
25
7
2:1
14
12 " -18"
30
4
4:1
16
18 " -24"
4
2
6:1
12
>24"
0
0
8:1
0
TOTAL
78
18
47
SCARIFY ROOTBALL
AND SPREAD ROOTS
EROSION CONTROL
BLANKET, SLIT FOR
PLANT INSTALLATION
CONSTRUCT 3"
WATERING BASIN*
1.5 X
ROOTBALL
DEPTH
*NOTE: ON SLOPES,
CONSTRUCT
WATERING BASIN ON
DOWNHILL SIDE OF
PLANTING HOLE SECTION
ONLY. TREE /SH
ROOTBALL
DIAMETER
RUB SLOPE PLANTING DETAIL
NOT TO SCALE
3" LAYER OF WOOD CHIP MULCH
IN 36' CIRCLE AROUND TREES &
SHRUBS. KEEP MULCH 6" AWAY
FROM STEMS.
FINISH GRADE
BACKFILL WITH NATIVE TOPSOIL
SCARIFY EDGES OF PLANTING
HOLE TO ALLOW FOR ROOT
PENETRATION
COMPACT SOIL UNDER
ROOTBALL
SOURCE: ABA, 2009
NC Power Mitigation . 208675
Figure 3
Conceptual Mitigation Plan
Tukwila, Washington
RECEIVED
APR 2 '7 2009
D
combanow
3623 Lr 3I
stAll
4M.11z' �C
4J1YL'± rirtr,..lal f.11 ,r r i i_2r:
{C) 2008 King County . . M1 3 - '
Ihe IMomu8Mon included on Ms rep p hat been compiled by County s&f from as osources and le subject to change without notice.
County mikes no nspmeerMSMans or warm; express or Implied, as to accuracy. timeliness, or rights to Moe use of such Information.
damages indudtm but not limited This document Is not Intended tar use as a survey peoduct. ling C�etha l not be liable far any generat, special, indirect, incidental, or consequential
this map or information on this map is by prone permission of Kong d the information mad on this map.. My gala of
Date: 8!2712004 Source: long County 4AP - Property Information (http://www.metrokc.govICOSAMAP)
1 Milt
°a N 11111 i
9900J. LrfJtJLifi:7i'LlCI 1.4•■ 4.
ps
man
King County
ASPHALT
ASPHALT
. •-•T-
CHANLINk FENC E —
PROPOSED
OEIENDON/SETP010
SEE OVIL
EXISTING 7' FENCE
20 REMAIN
EW 8' RCN CHAIN MX
FENCE MTH MACK
PLASM SLATS
5' LANDSCAPE
NEW
CATE
15' EASEMENTE.,
FOUND APEX
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ASPHALT
ARCHITECTS
PLLC
•
1409 Alexander Avenue East •
Fite. Warthington 98424
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NC Power
Tukwila - Site
17900 West Valley Hwy.
Tukwila, WA 98188
•
,
WATER'
MARKER
Street Title
Enlarged
Partial Site Plan
Project Number
084-04.3
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SYMBOL KEY
loo DELDED HID Roam WT UWE
-SEE DETAL 1, THB %BET
FOURPLD OU1LET ON DEDICATED ORCUR
-Tr (120 VOLT/120 AltPS)
02510C FM 10 801.98
180.01.(C)
NORTH LINE .OF HENRY ADAMS D.LC
_
RIGHT OF WAY TAKING PER KING
COUNTY TAX ASSESSOR'S MAP DATED
7/31/2003. DO NOT HAVE CURRENT
TITLE REPORT TO VERIFY.
NEW 8' .HIGH CHAIN WM FENCE WM EILACX
FLAST1C SLATS
R5cENED
APR 21 NA
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10
Fee:
08A-043_A1-1.0VIC
42 042188180