Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
Permit L09-037 - KELLY JENNIFER / GEM TURLEY - SHORT PLAT
GEM/TURLEY SHORT PLAT 4056 S 146 ST L09 -037 CLOSE OUT TO: FILE, L09 -037 FROM: Brandon Miles, Senior Planner DATE: July 6, 2012 The project was superseded by L09 -066. Cty ofTythd11a Jim Haggerton, Mayor Department of tonTRiel fv Development OTICE OF ECISION November 16, 2009 Jennifer Kelly Duncanson Company, Inc 145 SW 155th St. Suite 102 Seattle, WA 98166 Jack Pace, Director RE: Short Plat, L09 -037 Associated Files, E06 -004 (Environmental Review), L09 -036 (Special Permission, Buffer Reduction and Stream Relocation) 4056 S. 146th Street Dear Ms. Kelly: The Short Subdivision Committee has completed review of your short plat application (No. L09- 037) and determined that it complies with all applicable City code requirements. The City SEPA Responsible Official has previously determined that the project, as proposed, does not create a probable significant environmental impact and issued a Determination of Non - Significance (DNS). Background The City had originally granted approval of the proposed short plat in July of 2007. Pursuant to Title 17 of the Tukwila Municipal Code (TMC), short plats expire within one year from the granting of preliminary approval. TMC 17.12.040 permits one extension not to exceed one year. The July 2007 approval expired in July of 2009. The applicant has submitted a new short plat application and a new special permission application. The SEPA approval issued November 11, 2006 addressed the proposed project included in the new applications. Additional environmental review is not needed. This letter serves as the Notice of Decision per TMC 18.104.170. Based on the latest project submittal, preliminary approval is granted subject to the conditions stated below. There are three basic steps in the short plat approval process: 1. Preliminary Approval This letter constitutes your preliminary approval. The application was reviewed by the Tukwila Short Subdivision Committee and approved with conditions. The conditions Short Plat L06 -044 BJM Page 1 of 7 H:\Developments \GEM Short Plat, L09- 037 \Short Plat Preliminary Approval (FINAL).doc 11/09/2009 10:45:00 AM 6300 Southcenter Boulevard, Suite #100 o Tukwila, Washington 98188 0 Phone: 206 -431 -3670 0 Fax: 206 - 431 -3665 imposed are to ensure the short plat is consistent with the Criteria for Preliminary Approval listed at TMC 17.12.020 C in the Tukwila Subdivision Code. PRELIMINARY APPROVAL CONDITIONS a. The applicant shall apply for a Public Works (PW) type `C' permit for approval. A Street Use will be part of this permit and require bonding, insurance, and a Hold Harmless Agreement; for work within the Public Right -of -Way. b. Provide site development plan with Public Works permit submittal. Plans shall be signed and stamped by a Washington State Licensed Engineer. See red -lined Civil plan sheet — enclosed. c. A private access drive meeting the standards of the City of Tukwila's Public Works Department and Fire Department shall be constructed prior to final approval. The location and layout of the private access drive shall be consistent with the plans prepared by Duncanson, dated December 14, 2007. a. Civil site plans shall be designed per City Of Tukwila standards, details, and specifications. An infrastructure design and construction standard manual, is available at the Public Works Department and on the City Web Site. www.ci.tukwila.wa.us Development Guidelines and Design and Construction Standards d. A sign post, meeting Fire Department requirements, shall be installed along S. 146th Street. The post shall list the address numbers for lots three, four, and five. e. An easement shall be provided to the City for maintenance of the stormwater line on the east property line. Preparation easement document to be recorded separately from the short plat, example attached. Miscellaneous Comments a. Pavement mitigation fee applies to future Public Works Permit, if street pavement is open cut. City does not allow pavement cuts in pavement that is three (3) years old or newer, except by written approval form the Public Works Director. See Pavement Mitigation Bulletin no. A3 — enclosed. b. Transportation Impact Fee applies to the future Building Permit(s). See Pavement Mitigation and Transportation Impact Fees Bulletin no. A3 — enclosed. Short Plat L09 -037 BJM Page2of7 H: \Developments \GEM Short Plat, L09- 037 \Short Plat Preliminary Approval (FINAL).doc 11/09/2009 10:45:00 AM c. Include the following note on the short plat document: "Fire and Park Impact Fees will be due at the time of building of the individual homes proposed with this short plat application." d. Add the following noted on the short plat document: "The City of Tukwila has no responsibility to build, improve, maintain or otherwise serve the private easement road or stormwater facilities located within this short plat area ". e. The City reviewed the short plat application submitted to us for review. If you wish to reduce the number of lots associated with this short plat application a new short plat will need to be submitted and approved by the City. Utilities a. Drainage design for the site shall be reviewed as part of the PW infrastructure permit and shall meet City of Tukwila Surface Water Ordinance Requirements. Contact the Tukwila Public Works Department for submittal and design requirements. Please note, that the stormwater pipe on the east property line will need to be 18 inches and not 12 inches as currently shown. Additionally, a second manhole will need to be provided approximately 150 feet from the front property line. The stromwater line within S. 146th Street will also need to be upgraded to an 18 inch line. The specifics and final approval of the stromwater system for this project will be approved by the City's Public Works Department as part of the PW permit for the infrastructure improvements. b. Pursuant to the Tukwila "underground ordinance ", all utilities shall be placed underground. c. Extension of the sewer and water lines to the lots shall be approved by Water District 125 and Val -Vue Sewer District and conform to the Civil Plans prepared by Duncanson dated February 2007. As -built plans shall be provided to the Public Works Department prior to final approval. d. Separate easement documents and maintenance agreements for any common infrastructure (utility lines, access roads /driveways) shall be submitted to PW for review and approval prior to final of PW infrastructure permit. e. Install all required site improvements, including those proposed in the application and those identified above as conditions of approval. You will need to obtain all required permits prior to beginning any construction. For water and sewer permits, contact the individual provider District. For City of Tukwila utilities, contact Tukwila Public Works at (206) 433 -0179. Short Plat L09 -037 BJM Page 3 of 7 H:\Developments \GEM Short Plat, L09- 037 \Short Plat Preliminary Approval (FINAL).doc 11/09/2009 10:45:00 AM Fire Protection a. The proposed fire hydrant shown on the Civil Plans prepared by Duncanson dated February, 2007 must be able to provide 1000 gallon per minute of fire flow. If the fire hydrant is not capable of a 1000 gallon per minute flow the future houses will be required to provide interior sprinklers, to be approved by the Fire Department. b. The final grading plan must show a flat area in the rear yards for Fire Department ground ladder placement. If unable to provide a suitable flat area adjacent to the houses please contact the Tukwila Fire Marshal's office. Sensitive Area a. Portions of the rear of the property contain the buffer for a type II wetland. Additionally, there is also a stream located on the northern portion of the property. The applicant has proposed to reduce the wetland buffer and to relocate the stream on the property. A special permission application for this work is still pending with the City. Prior to issuance of the Public Works permit for installation of required infrastructure, the applicant shall have received approval of the special permission application. b. Prior to final approval of the short plat application the conditions specified in the special permission application for plantings, in- stream mitigation, and other required enhancement shall be completed. Additionally, all required bonding and documentation shall be provided prior to final approval. c. The proposed buffer plantings and stream relocation shall be submitted as part of the required PW permit. d. All trees to be retained within the clearing limits must be flagged and have tree protection measures in place prior to the start of work on any permit. e. Prior to final approval, a three foot tall split rail fence shall be constructed at the outer limit of the sensitive area buffer. The fence shall include signage with language consistent with TMC 18.45.06 (6). The signs shall be spaced no greater than 40 feet from each other and at least two signs shall be placed on each lot. APPEALS This short plat approval decision is appealable to the Hearing Examiner. One administrative appeal of the decision on the short plat, excluding challenges to the DNS, is permitted. If an MDNS was issued, any person wishing to challenge either the conditions which were imposed by Short Plat L09 -037 BJM Page 4 of 7 H:\Developments \GEM Short Plat, L09- 037 \Short Plat Preliminary Approval (FINAL).doc 11/09/2009 10:45:00 AM the MDNS decision or the failure of the Department to impose additional conditions in the MDNS may raise such issues as part of the appeal. If no valid appeals are filed within the time limit the decision of the Department will be final. In order to appeal the decision a written notice of appeal must be filed with the Department of Community Development within 21 days of the issuance of the Notice of Decision (11/16/09). The requirements for such appeals are set forth in Tukwila Municipal Code 18.116. Appeal materials shall 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. Current appeal fee specified in the City's "Fee Resolution ". Any appeal shall be conducted as an open record hearing before the Hearing Examiner. The Hearing Examiner's decision on the appeal is the City's final decision. 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 Hearing Examiner's decision pursuant to the procedures and time limitations set forth in RCW ch. 36.70C. An appeal challenging a DNS, an MDNS or an EIS may be included in such an appeal. 2. Final Approval The next step is to install the required site improvements, comply with the conditions of approval and submit the necessary short plat documents (survey, legal descriptions, and other required paper work). You may apply to delay installation of the site improvements up to six months beyond final approval subject to the approval of the Short Plat Committee. A financial guarantee must be provided to ensure installation. All taxes and fees assessed against the property must be current prior to final approval. Please check with the King County Assessor's Office and the City of Tukwila Finance Department prior Short Plat L09 -037 BJM Page 5 of 7 11/09/2009 10:45:00 AM H:\Developments \GEM Short Plat, L09- 037 \Short Plat Preliminary Approval (FINAL).doc to submitting final documents. After the documents have been found to be in order, and the all of the requirements of the short plat have been met, the Chair of the Short Subdivision Committee signs your short plat which constitutes a grant of final approval. Submit a set of recording documents in either legal or record of survey format that meet the King County Recorder's requirements and contain the following items: 1. A survey map as described in the application checklist that is consistent with all of the conditions of approval. The surveyor's original signature must be on the face of the plat. 2. Existing and proposed legal descriptions for all lots. 3. Separate easement document with legal descriptions for any common access /utility infrastructure. 4. Separate joint Maintenance Agreements for the access road, drainage system and open space tract. 5. Legal description of the wetland buffer easement across lots 3, 4 and 6. 6. An updated title report, dated no more than 45 days from the date of submitting for final approval must be provided to the City. 7. Remove the word "Dedication" on sheet 1 of 3 and replace with "Owner's Declaration ". Expiration The final approved short plat must be filed with the King County Department of Records by November 16, 2010, one year from the date of this preliminary approval or the application will expire. The City may grant a single one year extension if requested in writing prior to the expiration date. 3. Recording The signature of the Chairman of the Short Subdivision Committee certifies that your short plat application is ready for recording. It is your responsibility to record the City approved short plat documents with the King County Department of Records. You will need to pay the recording fees and submit your approved original short plat to King County. The short plat is not complete until the recording occurs and copies of the recorded documents are provided to the Department of Community Development. Short Plat L09 -037 BJM Page 6 of 7 H: \Developments \GEM Short Plat, L09- 037 \Short Plat Preliminary Approval (FINAL).doc 11/09/2009 10:45:00 AM After recording, the County returns the recorded original to the City of Tukwila within 4 -6 weeks, at which time your short plat is considered complete. You can shorten this processing time by hand - delivering a copy of the recorded short plat to the project planner. In many circumstances, building permits on the short platted property may not be issued until a copy of the recorded short plat (or original) is returned to the Department of Community Development. If you have any questions about this matter please direct them to the project planner, Brandon J. Miles, Senior Planner. Sincerely, ack Pace Chair, Short Subdivision Committee Enclosure (Site Plan) / cc: Bob Giberson, Interim Public Works Director (please initial your approval) Nick Olivas, Fire Chieh -co-tb (please initial your approval) King County Assessor, Accounting Division Department of Ecology, SEPA Division Muckleshoot Indian Tribe, Fisheries Program Short Plat L09 -037 BJM Page 7of7 H:\Developments \GEM Short Plat, L09- 037 \Short Plat Preliminary Approval (FINAL).doc 11/09/2009 10:45:00 AM et* 4 J u11wiCa Dept. Of Community Development AFFIDAVIT OF DISTRIBUTION I, Teri Svedahl HEREBY DECLARE THAT: Notice of Public Hearing Project Number: L09 -037 associated files: L09 -036, E06 -004 Determination of Non - Significance Mailer's signature: / Notice of Public Meeting ,�� I /7 i ALL-- Mitigated Determination of Non - Significance Board of Adjustment Agenda Packet Determination of Significance & Scoping Notice Board of Appeals Agenda Packet Notice of Action 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 x Other: Notice of Decision Was mailed to each of the addresses listed /attached on this _ 19 day of _November in the year 2009 W: \USERS \TERI\AFFIDAVIT OF DISTRIBUTIO OC Project Name: Jennifer Kelly Short Plat Project Number: L09 -037 associated files: L09 -036, E06 -004 Mailing requested by: Brandon Miles Mailer's signature: / ,�� I /7 i ALL-- W: \USERS \TERI\AFFIDAVIT OF DISTRIBUTIO OC July 17, 2009 • City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director NOTICE OF COMPLETE APPLICATION Jennifer Kelly Duncanson Company, Inc 145 SW 155th St, Suite 102 Seattle, WA 98166 Re: Notice of complete application L09 -037, 4056 S. 146th St Dear Ms. Kelly: The Department of Community Development received your short plat application on June 26, 2009 for a short plat at 4056 S. 146th Street. Based on a review of your application for submittal requirements for Preliminary Short Plat, your application is deemed complete as of June 26, 2009. A notice of land use application will be distributed within 14 days of this date. The. application and associated materials have been routed to other City departments for review. Staff will be in contact with you soon to discuss the project. This determination of complete application does not preclude the ability of the City to require that you submit additional plans or information, if such information is necessary to ensure the project meets the substantive requirements of the City or to complete the review process. If you have any questions, you can contact me at (206) 431 -3684 or by email at bmiles(a�ci.tukwila.wa.us. Brandon J. Miles Senior Planner cc. Files (L09 -037) 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 Cite al J u;fuwiea Dept. Of Community Development AFFIDAVIT OF DISTRIBUTION I, Teri Svedahl HEREBY DECLARE THAT: Notice of Public Hearing Project Name: Jennifer Kelly -Short plat Determination of Non - Significance Mailing requested by: Notice of Public Meeting Mailer's signature: Mitigated Determination of Non - Significance Board of Adjustment Agenda Packet Determination of Significance & Scoping Notice Board of Appeals Agenda Packet Notice of Action Planning Commission Agenda Packet Official Notice Short Subdivision Agenda X 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: Was mailed to each of the addresses listed /attached on this _27 day of July in the year 2009 W: \USERS \TERIWFFIDAVIT OF DISTRIBUTION.DOC Project Name: Jennifer Kelly -Short plat Project Number: L09 -037 Mailing requested by: Brandon Miles Mailer's signature: 4/4/ ti (AAA/ ,......._ W: \USERS \TERIWFFIDAVIT OF DISTRIBUTION.DOC N CHECKLIST: ENVIRONMENTAL REVIEW /SHORELINE PERMIT MAILINGS FEDERAL AGENCIES U.S. ARMY CORPS OF ENGINEERS ( FEDERAL HIGHWAY ADMINISTRATION ( ) DEPT OF FISH & WILDLIFE WASHINGTON STATE I) OFFICE OF ARCHAEOLOGY ( ) TRANSPORTATION DEPARTMENT ( ) DEPT NATURAL RESOURCES ( ) OFFICE OF THE GOVERNOR ( ) DEPT OF COMM. TRADE & ECONOMIC DEV. (\DEPT OF FISHERIES & WILDLIFE — � e`�t,� ( ) U.S. ENVIRONMENTAL PROTECTION AGENCY ( ) U.S. DEPT OF H.U.D. ( ) NATIONAL MARINE FISHERIES SERVICE AGENCIES k ) DEPT OF SOCIAL & HEALTH SERV. )) DEPT OF ECOLOGY, SHORELAND Office DEPT OF ECOLOGY, SEPA DIVISION* ( ) OFFICE OF ATTORNEY GENERAL * SEND CHKLIST W/ DETERMINATIONS * SEND SITE MAPS WITH DECISION KING COUNTY AGENCIES ( ) BOUNDARY REVIEW BOARD ( ) FIRE DISTRICT #11 ( ) FIRE DISTRICT #2 ( ) K.C. WASTEWATER TREATMENT DIVISION ( ) K.C. DEPT OF PARKS & REC NK.C. ASSESSORS OFFICE ( ) 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 SCHOOLS /LIBRARIES UTILITIES CITY AGENCIES () KENT PLANNING DEPT ( ) TUKWILA CITY DEPARTMENTS: ( ) PUBLIC WORKS () FIRE () POLICE ( ) FINANCE () PLANNING ( ) BUILDING ( ) PARKS & REC. () MAYOR ( ) CITY CLERK OTHER LOCAL AG CIES () PUGET SOUND REGIONAL COUNCIL ( ) SW K C CHAMBER OF COMMERCE N MUCKLESHOOT INDIAN TRIBE ( ) CULTURAL RESOURCES PROGRAM** NVFISHERIES PROGRAM** —1044. p ( ) WILDLIFE PROGRAM **Send SEPA Checklist and full set of plans w/ NOA MEDIA ( ) SEATTLE TIMES ( ) SOUTH COUNTY JOURNAL P:\ADMINISTRATIVE \FORMS \CHECKLIST.DOC \\ \ DUWAMISH INDIAN TRIBE* () P.S. AIR POLLUTION CLEAN AGENCY VVV .SOUND TRANSIT UWAMISH RIVER CLEAN -UP COALITION* *SEND OTICE OF ALL APPLICATIONS ON DUWAMISH RIVER DIV, NW Regional ( ) 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 ( ) OLYMPIC PIPELINE VAL -VUE SEWER DISTRICT ( ) WATER DISTRICT #20 WATER DISTRICT #125 () CITY OF RENTON PUBLIC WORKS ( ) BRYN MAWR - LAKERIDGE SEWERNVATER DISTRICT ( ) RENTON PLANNING DEPT IQ CITY OF SEA -TAC ( 3 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. ( ) HIGHLINE TIMES ( ) CI.TUKWILA.WA.US.WWW PUBLIC NOTICE MAILINGS FOR PERMITS 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 PMT'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:\ADM INISTRATNE\FORMS \CHECKLIST. DOC Parcel Number Address 10040000235 Buffer Distance: 500 Feet !I 11 1610000325 !1-' - - - — //I I ;;;S2492:7:.'2 -TLikW.; 1 ii1.120( fi r).f fi i`f--------------------v), 1523049011 li 152,3041096' '--"-,' ‘',c--- - -- ----., 1.823040010 11_ _ _ ., , _ j - f ..,') J,L . Jo '1554200037 WI 1 j` 1 IL 1523049/12 11 182304g1,82 ,') / ,.- ----- --- - L_ , , - 'I. I 023040088 A23049092 1'., ____ „Ai // if —S-144H:S .. _, orpr0000l6 004000010S r" . 1! 00 044 40003 1 r-- — - •till■BalAs . i, ___otur , ,-",:0038400001 0.364100000030400000637904:0003;5 r 0V4.0000175 ---P- -"-- -0040000/ 'I 5 11 ', 084,0000380e1' !' 004000019? — 1, _ 0040000362 -,,, 40000199 11 004,000038 't -- p.40000190 0040000231 i ; fr- lr - --ir--- ff 0040000443 0040000430 ',11 ' 0040000212 , ' 7 004 il ; t . 2 -4 0040000 0040000 LO 004'00004 2 1 il 0040000441 00'40000427 00E0000310 004,001010000234 -7----.---11 ____,(?..01471,: 0, 0485 _1 Is s,__1.1 fi_ ___]) ly,----.1_21,004-i-14t00.5 420 i ----1,----- -.?/ .,., le 004000b254 004,000t1253 00002,30 0040000460 ' 0040000140 0Di, 11 il 00400004,31 a 71- P 1 i 0255 c` 0S400004741 I' I r- 040000940 I I _S 14fTH sT 0040000905 1 0010000890 / _ 004100092S - op -0k- -04 00, t_0n- _ 0- 7_ 73- 8 0040000eS3 0040000911 0040000935 8 0040000726 06400007_-4_ - 1 0040000011 — 1- i I li coaticipag i 0040000710 tiottcoa07is--1 004,000073-7 ,---- ) . 1 „ ) L • • 4 • 01 I g36 0040000946 0040000707 , 1 p040009901 , •-■ 5 ----. , 004000073011 IL ---1tI11 1 i , I 0 1 r 0,10I 0_ 0 a0e0,0 4 0..0-,4I0I 0047 0 0a00. -4' 0- 0 Ds g 001n 4 0001 07i j ? 0, ; I 0,[140 - 07` _ -1 - - -7-- 4 j- 6 I i 0040000902 aa°°96 L040000 *040000816 0043poasca 6o4torini 0040008651 0040»»» 004004809 , 006000;s6 0040000900 i v 7 0040000791 000000790 1 octhoo971 -- 40008 800trooposp4 0046300790 0040000782 x 00000050 =00400008-0E0000 70 5 0040000787 1..i , 11----004001109bi [Mt 1 1 ti°,,4431:1°°8.115 P !, )1 0040000771 ---_--- ,:ii , k----- -- r - _ _ _ _,-- _ --___, t=--- - - 0040000801 ii___ 71 I i 11 0041000164 ----r- - — t9-Y-189g.PiTtp.PA-Ativxd, thldnlit1)1F;-; ....,,,,,,...11—',..„,,..00110q0210,11 11 0042000015 0042000021 10•••• 86E1 bf42000047 199 ') 0041=141 p !, 004 Ann' 74 'i ir--11-- ■ - ,,, -----,, ,,----- -11—_---, .-_-_-, , - ---- Smooth Feed Sheets"' Use template for 5160® City Of Tukwila 6200 Southcenter Blvd Tukwila, WA 98168 Great Bear Motor Inn 14420 Pacific Hwy S Tukwila, WA 98168 Jaspal & Puar LLC 14440 Pacific Hwy S Tukwila, WA 98168 King Co Housing Authority 600 Andover Park W Tukwila, WA 98188 Quang T. & Bui Minh -Thu Thu Le 3914 S Thistle St Seattle, WA 98118 & Minh Le Nguyen 4057 S 144th St Tukwila, WA 98168 Thuc Le 4061 S 144th _St Tukwila, WA 98168 Sam & Ermei Xie 1646 S Lane St Seattle, WA 98144 Andrew & Rebecca Bomann 18504 38th Ave S Seatac, WA 98188 Ngochan T. Nguyen 4064 S 146th St Tukwila, WA 98168 OVF!?V® AeI,Irace 1 ahalc Michael J. Hebard 17837 - 1st Ave S, PMB 131 Seattle, WA 98148 Ronald D. Attaway 14445 42nd Ave S Tukwila, WA 98168 Rex Lynn Holt 4030 S 146th St Tukwila, WA 98168 Shiva Enterprises Inc 14442 Pacific Hwy S Tukwila, WA 98168 Sewa Kular 14452 Tukwila Blvd Tukwila, WA 98168 Poll Tukwila LLC 8915 Se 44th St Mercer Island, WA 98040 Sam M. & Eredulin Martin 14406 42nd Ave S Tukwila, WA 98168 Minh Pham 14412 42nd Ave S Tukwila, WA 98168 Scott Label 4226 S 146th St Tukwila, WA 98168 An Quoc Tran 4215 S 144th St Tukwila, WA 98168 Kenneth D. & Cathryn E. Vann ice 4223 S 144th St Tukwila, WA 98168 Tri Tien Nguyen 4229 S 144th St Tukwila, WA 98168 Flory A. & Loriann Callueng 4235 S 144th St Tukwila, WA 98168 Kyeong Hi & Loren O. Decker 4234 S 146th Street Tukwila, WA 98168 Scott & Sharon Label 4226 S 146th St Tukwila, WA 98168 Trang Thanh Pham 14641 46th Ave S Tukwila, WA 98168 Conrado F. & Corazon R. Callo 4201 S 146th St Tukwila, WA 98168 Anthony Q. Cryer & Malk Boggan 14628 42nd Ave S Tukwila, WA 98168 C. B. Ellis 14620 42nd Ave S Tukwila, WA 98168 Paul K. Rasmussen 14610 42nd Ave S Tukwila, WA 98168 I near Cl n® Smooth Feed Sheets"' Use template for 5160® Mark & Ethel Iverson 4219 S 146th St Tukwila, WA 98168 Star Nursery 13916 42nd Ave S Tukwila, WA 98168 Andrea A. & Stewart J. Schnack 4216 S 148th Street Tukwila, WA 98168 Sidik & Kadefa Hodzic 14634 42nd Ave S Tukwila, WA 98168 Mehmed & Mevlida Salihovic 4012 S 158th St #23 Tukwila, WA 98188 VIP 910 LLC PO Box 28 Kirkland, WA 98083 Anna M. Van Frachen PO Box 68732 Seattle, WA 98168 New Paradigm Development Group 45 Wallace Way Sequim, WA 98382 Steven M. Cox Po Box 68114 Seattle, WA 98168. Midhat & Saha Gurdic 4003 S 168th St Seattle, WA 98188 1011 A \I l '%ftl Arleirnct 1 ftkele• Tom Ngo 9202 10th Ave SW Seattle, WA 98106 Greg Mozek 14621 42nd Ave S Tukwila, WA 98168 Jeanne M. Schroeder 14629 42nd Ave S Tukwila, WA 98168 Kenny W. & Anita Roberson 14615 42nd Ave S Tukwila, WA 98168 L. G. Mars 14633 42nd Ave S Tukwila, WA 98168 Kelly M. F. & Patrick J. Hill 23633 172nd Ave SE Kent, WA 98042 Tai Quoc & Yixuan Huang Tran 4056 S 148th St Tukwila, WA 98168 Michael & Lance M. Miller 4054 S 148th St Tukwila, WA 98168 Somchit & Boun Pan Xaiyachack 4052 S 148th St Tukwila, WA 98168 Kidane G. & Nigist B. Fremedhin 4044 S 148th St Tukwila, WA 98168 Sisay Desalegn & Alemu Yod it 4048 S 148th St Tukwila, WA 98168 Sherri Lee Malone 4046 S 148th St Tukwila, WA 98168 Nhat T. Tran 4030 S 148th St Tukwila, WA 98168 Ran Phin 4028 S 148th St Tukwila, WA 98168 Huy T. & Nhu Mai Tran 4026 S 148th St Tukwila, WA 98168 Znak John 4018 S 148th St Tukwila, WA 98168 Lisa L. Hawkins 4020 S 148th Street Tukwila, WA 98168 King Co Library System 960 Newport Way NW Issaquah, WA. 98027 Tukwila School District 4640 S 144th St Tukwila, WA 98168 r1tnC) Smooth Feed SheetsTM Use template for 5160® Taqueria El Rinconsito Resident Resident 14404 Tukwila International Blvd 14440 - 41st Ave S, Unit 201 14440 - 41st Ave S, Unit 21 1 Tukwila, WA 98168 Tukwila, WA 98168 Tukwila, WA 98168 Resident Resident Resident 14440 - 41st Ave S, Unit 30 14440 - 41st Ave S, Unit 202 14440 - 41st Ave S, Unit 301 Tukwila, WA 98168 Tukwila, WA 98168 Tukwila, WA 98168 Resident Resident Resident 14440 - 41st Ave S, Unit 104 14440 - 41st Ave S, Unit 203 14440 - 41st Ave S, Unit 302 Tukwila, WA 98168 Tukwila, WA 98168 Tukwila, WA 98168 Resident Resident Resident 14440 - 41st Ave S, Unit 105 14440 - 41st Ave S, Unit 204 14440 - 41st Ave S, Unit 303 Tukwila, WA 98168 Tukwila, WA 98168 Tukwila, WA 98168 Resident Resident Resident 14440 - 41st Ave S, Unit 106 14440 - 41st Ave S, Unit 205 14440 - 41st Ave S, Unit 304 Tukwila, WA 98168 Tukwila, WA 98168 Tukwila, WA 98168 Resident Resident Resident 14440 - 41st Ave S, Unit 107 14440 - 41st Ave S, Unit 206 14440 - 41st Ave S, Unit 305 Tukwila, WA 98168 Tukwila, WA 98168 Tukwila, WA 98168 Resident Resident Resident 14440 - 41st Ave S, Unit 108 14440 - 41st Ave S, Unit 207 14440 41st Ave S, Unit 306 Tukwila, WA 98168 Tukwila, WA 98168 Tukwila, WA 98168 Resident Resident Resident 14440 - 41st Ave S, Unit 109 14440 - 41st Ave S, Unit 208 14440 - 41st Ave S, Unit 307 Tukwila, WA 98168 Tukwila, WA 98168 Tukwila, WA 98168 Resident Resident Resident 14440 - 41st Ave S, Unit 110 14440 - 41st Ave S, Unit 209 14440 - 41st Ave S, Unit 308 Tukwila, WA 98168 Tukwila, WA 98168 Tukwila, WA 98168 Resident Resident Resident 14440 - 41st Ave S, Unit 111 14440 - 41st Ave S, Unit 210 14440 - 41st Ave S, Unit 309 Tukwila, WA 98168 Tukwila, WA 98168 Tukwila, WA 98168 OVPI7V0 Arid reacc 1 ahalc 1 near S1411® Smooth Feed SheetsTM Use template for 5160® Resident Resident Resident 14440 - 41st Ave S, Unit 310 14434 S 144th St 14456 S 144th St Tukwila, WA 98168 Tukwila, WA 98168 Tukwila, WA 98168 Resident Resident Resident 14440 - 41st Ave S, Unit 311 14436 S 144th St 14458 S 144th St Tukwila, WA 98168 Tukwila, WA 98168 Tukwila, WA 98168 Resident Resident Resident 14410 S 144th St 14438 S 144th St 14460 S 144th St Tukwila, WA 98168 Tukwila, WA 98168 Tukwila, WA 98168 Resident Resident Resident 14420 S 144th St 14442 S 144th St 14461 S 144th St Tukwila, WA 98168 Tukwila, WA 98168 Tukwila, WA 98168 Resident Resident Resident 14422 S 144th St 14444 S 144th St 14462 S 144th St Tukwila, WA 98168 Tukwila, WA 98168 Tukwila, WA 98168 Resident Resident Resident 14424 S 144th St 14446 S 144th St 14463 S 144th St Tukwila, WA 98168 Tukwila, WA 98168 Tukwila, WA 98168 Resident Resident Resident 14426 S 144th St 14448 S 144th St 14464 S 144th St Tukwila, WA 98168 Tukwila, WA 98168 Tukwila, WA 98168 Resident Resident Resident 14428 S 144th St 14450 S 144th St 14465 S 144th St Tukwila, WA 98168 Tukwila, WA 98168 Tukwila, WA 98168 Resident Resident Resident 14430 S 144th St 14452 S 144th St 14466 S 144th St Tukwila, WA 98168 Tukwila, WA 98168 Tukwila, WA 98168 Resident Resident Resident 14432 S 144th St 14454 S 144th St 14467 S 144th St Tukwila, WA 98168 Tukwila, WA 98168 Tukwila, WA 98168 -0- w& /61 1 r• /wiRt) Smooth Feed SheetsTM Use template for 5160® Resident Resident Resident 14468 S 144th St 4028 S 146th St, Unit A8 4028 S 146th St, Unit A18 Tukwila, WA 98168 Tukwila, WA 98168 Tukwila, WA 98168 Resident Resident Resident 14469 S 144th St 4028 S 146th St, Unit A9 4028 S 146th St, Unit A19 Tukwila, WA 98168 Tukwila, WA 98168 Tukwila, WA 98168 Resident Resident Resident 14471 S 144th St 4028 S 146th St, Unit A10 4028 S 146th St, Unit A20 Tukwila, WA 98168 Tukwila, WA 98168 Tukwila, WA 98168 Resident Resident Resident 4028 S 146th St, Unit Al 4028 S 146th St, Unit All 4028 S 146th St, Unit A21 Tukwila, WA 98168 Tukwila, WA 98168 Tukwila, WA 98168 Resident Resident Resident 4028 S 146th St, Unit A2 4028 S 146th St, Unit Al2 4028 S 146th St, Unit A22 Tukwila, WA 98168 Tukwila, WA 98168 Tukwila, WA 98168 Resident Resident Resident 4028 S 146th St, Unit A3. 4028 S 146th St, Unit A13 4028 S 146th St, Unit B1 Tukwila, WA 98168 Tukwila, WA 98168 Tukwila, WA 98168 Resident Resident Resident 4028 S 146th St, Unit A4 4028 S 146th St, Unit A14 4028 S 146th St, Unit B2 Tukwila, WA 98168 Tukwila, WA 98168 Tukwila, WA 98168 Resident Resident Resident 4028 S 146th St, Unit A5 4028 S 146th St, Unit Al 4028 S 146th St, Unit B3 Tukwila, WA 98168 Tukwila, WA 98168 Tukwila, WA 98168 Resident Resident Resident 4028 S 146th St, Unit A6 4028 S 146th St, Unit A16 4028 S 146th St, Unit B4 Tukwila, WA 98168 Tukwila, WA 98168 Tukwila, WA 98168 Resident Resident Resident 4028 S 146th St, Unit A7 4028 S 146th St, Unit A17 4028 S 146th St, Unit B5 Tukwila, WA 98168 Tukwila, WA 98168 Tukwila, WA 98168 /A AVCf7Vchl A,lrlroee 1 @hole I *ear ciAn® Smooth Feed SheetsTM Use template for 5160® Resident 4028 S 146th St, Unit B6 Tukwila, WA 98168 Resident 4028 S 146th St, Unit B7 Tukwila, WA 98168 Resident 40.28 S 146th St, Unit B8 Tukwila, WA 98168 Resident 4028 S 146th St, Unit B9 Tukwila, WA 98168 Resident 4028 S 146th St, Unit B18 Tukwila, WA 98168 Bishaaro Store 14452 Tukwila International Blvd Tukwila, WA 98168 Barber Shop 14452 Tukwila International Blvd Tukwila, WA 98168 Super Pawn 3920 S 146th St Tukwila, WA 98168 Fresh Produce & Grocery 3920 S 146th St Tukwila, WA 98168 r\ AVERY® AddrP s I ahalc Lacpr S1ff1® City of Tukwila Department of Community Development File Number L09 -037 LAND USE PERMIT ROUTING FORM TO: r] Building f Planning n Public Works Fire Dept. El Police Dept. n Parks /Rec Project:GEM Short Plat Address: 4056 S. 146th Street Date transmitted 7/20/09 Response requested by 8/3/09 Staff coordinator Date response received: 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.) The above short plat application was approved by the City in 2007. The application has expired and the applicant is submitting a new application. All vesting has been lost and the applicant needs to comply with all codes in effect now. Plan check date: 7-� `� - 0 Comments prepared by: Aifx, Si l Update date: Ql ,ot i h Glvdle Sr r,hk/ev- r ev,; Lo-Vs 3,41+ ot, Vv► -4ke (cm- 64.,4 —s p: routfrm 1. doc 01/29/98 "C"ha 1 v ecOYd',h S City of Tukwila Department of Community Development File Number L09 -037 LAND USE PERMIT ROUTING FORM TO: n Building Planning Public Works n Fire Dept. Police Dept. 0 Parks /Rec Project:GEM Short Plat Address: 4056 S. 146`" Street Date transmitted 7/20/09 Response requested by 8/3/09 Staff ((�� ,��11 coordinator i> f'1' 01-\ Date response received: 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.) The above short plat application was approved by the City in 2007. The application has expired and the applicant is submitting a new application. All vesting has been lost and the applicant needs to comply with all codes in effect now. N6 Plan check date: 7 — 2/ / �" / Comments prepared by: Update date: p: routfrm 1. doc 01/29/98 City of Tukwila RECEIVED JUL L 0 7009 Department of Community Development TUKWILA PUBLIC WORKS File Number L09 -037 LAND USE PERMIT ROUTING FORM TO: n Building 10I Planning 1 01 Public Works U Fire Dept. ❑ Police Dept. Parks /Rec Project:GEM Short Plat Address: 4056 S. 146th,;,Street Date transmitted 7/20/09 Response requested by 8/3/09 Staff coordinator Date response received: 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.) The above short plat application was approved by the City in 2007. The application has expired and the applicant is submitting a new application. All vesting has been lost and the applicant needs to comply with all codes in effect now. 7-here is a C Coo 5'hnd-e! alprae. r a/ e pvtre // . made,/ cods � tx - ,, i� cx,/ �*a� r� s _.4, / i fire. /Q -O lrJ, °cam/ .- e.. a& �✓ i�E ��.:�, Plata check date: i /Comments Update date: .a_ 9/x3/2009. prepared by: k�0QI' 5,1 j p:routfrml.doc 01/29/98 City of Tukwila Department of Community Development File Number L09 -037 LAND USE PERMIT ROUTING FORM TO: I❑I Building Planning ❑ Public Works I❑I Fire Dept. n Police Dept. I❑I Parks /Rec Project:GEM Short Plat Address: 4056 S. 146th Street Date transmitted 7/20/09 Response requested by 8/3/09 Staff coordinator Date response received: 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.) The above short plat application was approved by the City in 2007. The application has expired and the applicant is submitting a new application. All vesting has been lost and the applicant needs to comply with all codes in effect now. Plan check date: Comments Update date: prepared by: p: routfrm 1. doc 01/29/98 February 22, 2007 City of Tukwila Fire Department Ms. Jennifer Kelly, :EIT Duncanson Company, Inc. 145 SW 155th Street, Suite 102 Seattle, Washington 98166 :Re: Turley Short Plat on South 146th Street Dear Ms. Kelly: /- The requested relief from the 65-foot hammerhead turnaround requirement is granted, and the modified hammerhead -shall have no leg shorter than 35 feet. In regard to the re-submittal of drawings, you only' need to make a notation that the Fire Marshal has granted the reduced hammerhead configuration. I have already placed a note in the file regarding this decision. jUN 26 2009 05L11-7 Steven M. Mullet, Mayor Nicholas J. Olivas, Fire Chief RECEIVED FEB .2 3 2007 145 sW..1551frit." 102 WA 9$166 Yours truly, Battalion Chief Don Tomaso Fire Marshal : Headquarters Station: 444 Andover Park-East .s. ;:Tithrvila, Washington 98188 • Phone: 206-575-4404 • Fax: 206-575-4439 NOTICE OF DECISION July 20, 2007 Matt Grimm Gem Construction 21501 Connell's Prairie Road Buckley, WA 98321 1JUN 26 20091 COMMUNITY DEVELOPI E JT RE: Short Plat, L06 -014 Associated Files, E06 -004 (Environmental Review), L06 -051 (Special Permission, Buffer Reduction and Stream Relocation) 4056 S. 146th Street Dear Mr. Grimm: The Short Subdivision Committee has completed review of your short plat application (No. L06- 014) and determined that it complies with all applicable City code requirements. The City SEPA Responsible Official has previously determined that the project, as proposed, does not create a probable significant environmental impact and issued a Determination of Non - Significance (DNS). This letter serves as the Notice of Decision per TMC 18.104.170. Based on the latest project submittal, preliminary approval is granted subject to the conditions stated below. There are three basic steps in the short plat approval process: 1. Preliminary Approval This letter constitutes your preliminary approval. The application was reviewed by the Tukwila Short Subdivision Committee and approved with conditions. The conditions imposed are to ensure the short plat is consistent with the Criteria for Preliminary Approval listed at TMC 17.12.020 C in the Tukwila Subdivision Code. PRELIMINARY APPROVAL CONDITIONS a. The applicant shall apply for a Public Works (PW) type `C' permit for approval. A Street Use will be part of this permit and require bonding, insurance, and a Hold Harmless Agreement; for work within the Public Right -of -Way. Short Plat L06 -044 BJM Page 1 of 7 X:\Projects\2005 Projects \05477 Gem Turley SP (Davis Gem Tukwila)\NOTICE OF DECISION text.doc 9/26/2007 9:20:00 AM b. Provide site development plan with Public Works permit submittal. Plans shall be signed and stamped by a Washington State Licensed Engineer. See red -lined Civil plan sheet — enclosed. c. A private access drive meeting the standards of the City of Tukwila's Public Works Department and Fire Department shall be constructed prior to final approval. The location and layout of the private access drive shall be consistent with the plans prepared by Duncanson, dated February 2007. d. All existing structures on the site shall be demolished. A permit from the Building Division is required prior to commencing demolition. The demolition permit shall have final approval prior to final approval being granted of the short plat. Bonding will not be permitted for structure removal. a. Civil site plans shall be designed per City Of Tukwila standards, details, and specifications. An infrastructure design and construction standard manual, is available at the Public Works Department and on the City Web Site. www.ci.tukwila.wa.us Development Guidelines and Design and Construction Standards e. A sign post, meeting Fire Department requirements, shall be installed along S. 146th Street. The post shall list the address numbers for lots three, four, and five. f. An easement shall be provided to the City for maintenance of the stormwater line on the east property line. Preparation easement document to be recorded separately from the short plat, example attached. Miscellaneous Comments a. Pavement mitigation fee applies to future Public Works Permit, if street pavement is open cut. City does not allow pavement cuts in pavement that is three (3) years old or newer, except by written approval form the Public Works Director. See Pavement Mitigation Bulletin no. A3 — enclosed. b. Transportation Impact Fee applies to the future Building Permit(s). See Pavement Mitigation and Transportation Impact Fees Bulletin no. A3 — enclosed. b. Transportation Concurrency Test Fee applies to the future Public Works Permit. See City of Tukwila - Resolution No. 1627 — enclosed. Utilities Short Plat L06 -044 BJM Page 2of7 X:\Projects\2005 Projects \05477 Gem Turley SP (Davis Gem Tukwila)\NOTICE OF DECISION text.doc 9/26/2007 9:20:00 AM a. Drainage design for the site shall be reviewed as part of the PW infrastructure permit and shall meet City of Tukwila Surface Water Ordinance Requirements. Contact the Tukwila Public Works Department for submittal and design requirements. Please note, that the stormwater pipe on the east property line will need to be 18 inches and not 12 inches ars currently shown. Additionally, a second manhole will need to be provided approximately 150 feet from the front property line. The stromwater line within S. 146th Street will also need to be upgraded to an 18 inch line. The specifics and final approval of the stromwater system for this project will be approved by the City's Public Works Department as part of the PW permit for the infrastructure improvements. b. Pursuant to the Tukwila "underground ordinance ", all utilities shall be placed underground. c. Extension of the sewer and water lines to the lots shall be approved by Water District 125 and Val-Vue Sewer District and conform to the Civil Plans prepared by Duncanson dated February 2007. As -built plans shall be provided to the Public Works Department prior to final approval. d. Separate easement documents and maintenance agreements for any common infrastructure (utility lines, access roads /driveways) shall be submitted to PW for review and approval prior to final of PW infrastructure permit. e. Install all required site improvements, including those proposed in the application and those identified above as conditions of approval. You will need to obtain all required permits prior to beginning any construction. For water and sewer permits, contact the individual provider District. For City of Tukwila utilities, contact Tukwila Public Works at (206) 433 -0179. Fire Protection a. The proposed fire hydrant shown on the Civil Plans prepared by Duncanson dated February, 2007 must be able to provide 1000 gallon per minute of fire flow. If the fire hydrant is not capable of a 1000 gallon per minute flow the future houses will be required to provide interior sprinklers, to be approved by the Fire Department. b. The final grading plan must show a flat area in the rear yards for Fire Department ground ladder placement. If unable to provide a suitable flat area adjacent to the houses please contact the Tukwila Fire Marshal's office. Sensitive Area a. Portions of the rear of the property contain the buffer for a type II wetland. Additionally, there is also a stream located on the northern portion of the property. The applicant has Short Plat L06 -044 BJM Page 3 of 7 X:\Projects\2005 Projects \05477 Gem Turley SP (Davis Gem Tukwila)\NOTICE OF DECISION text.doc 9/26/2007 9:20:00 AM proposed to reduce the wetland buffer and to relocate the stream on the property. A special permission application for this work is still pending with the City. Prior to issuance of the Public Works permit for installation of required infrastructure, the applicant shall have received approval of the special permission application. b. Prior to final approval of the short plat application the conditions specified in the special permission application for plantings, in -stream mitigation, and other required enhancement shall be completed. Additionally, all required bonding and documentation shall be provided prior to final approval. c. The proposed buffer plantings and stream relocation shall be submitted as part of the required PW permit. d. All trees to be retained within the clearing limits must be flagged and have tree protection measures in place prior to the start of work on any permit. e. Prior to final approval, a three foot tall split rail fence shall be constructed at the outer limit of the sensitive area buffer. The fence shall include signage with language consistent with TMC 18.45.06 (6). The signs shall be spaced no greater than 40 feet from each other and at least two signs shall be placed on each lot. APPEALS This short plat approval decision is appealable to the Hearing Examiner. One administrative appeal of the decision on the short plat, excluding challenges to the DNS, 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 may raise such issues as part of the appeal. If no valid appeals are filed within the time limit the decision of the Department will be final. In order to appeal the decision a written notice of appeal must be filed with the Department of Community Development within 21 days of the issuance of the Notice of Decision 7/20/07. The requirements for such appeals are set forth in Tukwila Municipal Code 18.116. Appeal materials shall 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. Short Plat L06 -044 BJM Page 4 of 7 9/26/2007 9:20:00 AM X:\Projects\2005 Projects \05477 Gem Turley SP (Davis Gem Tukwila) \NOTICE OF DECISION text.doc • 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 $105 in LDR. Any appeal shall be conducted as an open record hearing before the Hearing Examiner. The Hearing Examiner's decision on the appeal is the City's final decision. 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 Hearing Examiner's decision pursuant to the procedures and time limitations set forth in RCW ch. 36.70C. An appeal challenging a DNS, an MDNS or an EIS may be included in such an appeal. 2. Final Approval The next step is to install the required site improvements, comply with the conditions of approval and submit the necessary short plat documents (survey, legal descriptions, and other required paper work). You may apply to delay installation of the site improvements up to six months beyond final approval subject to the approval of the Short Plat Committee. A financial guarantee must be provided to ensure installation. All taxes and fees assessed against the property must be current prior to final approval. Please check with the King County Assessor's Office and the City of Tukwila Finance Department prior to submitting final documents. After the documents have been found to be in order, and the all of the requirements of the short plat have been met, the Chair of the Short Subdivision Committee signs your short plat which constitutes a grant of final approval. Submit a set of recording documents in either legal or record of survey format that meet the King County Recorder's requirements and contain the following items: 1. A survey map as described in the application checklist that is consistent with all of the conditions of approval. The surveyor's original signature must be on the face of the plat. 2. Existing and proposed legal descriptions for all lots. Short Plat L06 -044 BJM Page5of7 X:\Projects\2005 Projects \05477 Gem Turley SP (Davis Gem Tukwila)\NOTICE OF DECISION text.doc 9/26/2007 9:20:00 AM 3. Separate easement document with legal descriptions for any common access /utility infrastructure. 4. Separate joint Maintenance Agreements for the access road, drainage system and open space tract. 5. Legal description of the wetland buffer easement across lots 3, 4 and 6. 6. An updated title report, dated no more than 45 days from the date of submitting for final approval must be provided to the City. Expiration The final approved short plat must be filed with the King County Department of Records by July 20, 2008, one year from the date of this preliminary approval or the application will expire. The City may grant a single one year extension if requested in writing prior to the expiration date. 3. Recording The signature of the Chairman of the Short Subdivision Committee certifies that your short plat application is ready for recording. It is your responsibility to record the City approved short plat documents with the King County Department of Records. You will need to pay the recording fees and submit your approved original short plat to King County. The short plat is not complete until the recording occurs and copies of the recorded documents are provided to the Department of Community Development. After recording, the County returns the recorded original to the City of Tukwila within 4 -6 weeks, at which time your short plat is considered complete. You can shorten this processing time by hand - delivering a copy of the recorded short plat to the project planner. In many circumstances, building permits on the short platted property may not be issued until a copy of the recorded short plat (or original) is returned to the Department of Community Development. If you have any questions about this matter please direct them to the project planner, Brandon J. Miles, Assistant Planner. Sincerely, Short Plat L06 -044 BJM Page 6 of 7 X:\Projects\2005 Projects \05477 Gem Turley SP (Davis Gem Tukwila)\NOTICE OF DECISION text.doc 9/26/2007 9:20:00 AM • Jack Pace Chair, Short Subdivision Committee Enclosure (Site Plan) cc: Jim Morrow, Public Works Director (please initial your approval) Nick Olivas, Fire Chief (please initial your approval) Jennifer Kelly King County Assessor, Accounting Division Department of Ecology, SEPA Division Muckleshoot Indian Tribe, Fisheries Program Short Plat L06 -044 BJM Page 7 of 7 X:\Projects\2005 Projects \05477 Gem Turley SP (Davis Gem Tukwila) \NOTICE OF DECISION text.doc 9/26/2007 9:20:00 AM Jennifer KeIIy From: Jennifer Kelly [jenniferk @duncansonco.com] Sent: Monday, April 28, 2008 11:59 AM To: Mark Parsons (E -mail) Subject: FW: Hydrant for 5 houses at 4056 South 146th Street? Mark: ,)r��Page 1 of 3 Cr` �� ... . 'JUN 26.2009' COMMUNJY E Evan P0,Ee lT FYI: following is Fire Marshal Tomaso's approval of our proposal. The City of Tukwila has required that I get written approval from the water district of this design, so I will be stopping by when you return next week to get your signature on the plan for submittal to Tukwila. Please contact me if you have any questions. Thanks, Jennifer Kelly, EIT Duncanson Company, Inc. 145 SW 155th Street, Suite 102 Seattle, Washington 98166 Phone: (206) 244 -4141 ext. 107 Fax: (206) 244 -4455 jenniferk(aduncansonco.com Original Message From: Donald Tomaso [ mailto :dtomaso @ci.tukwila.wa.us] Sent: Monday, April 28, 2008 11:10 AM To: Jennifer Kelly Subject: Re: Hydrant for 5 houses at 4056 South 146th Street? Jennifer, In reviewing the e-mail chain and the attached drawing, we will allow the installation of residential fire sprinklers for Lots 3, 4, and 5 in lieu of installing the fire hydrant within the development. If you have any questions please let me know. Don Original Message From: Jennifer Kelly [ mailto :jenniferk @duncansonco.com] Sent: Thursday, April 10, 2008 11:50 AM To: Don Tomaso (E -mail) Subject: Hydrant for 5 houses at 4056 South 146th Street? Don: I spoke with Mark Parsons regarding the water quality and looping issues with this site. He sent me the email below, stating that there are water quality and maintenance issues. I have attached a schematic of our new proposal, details as follows: - note the existing hydrant located 35 feet west of the western property line of the site, within 150' of vehicular travel distance for lots 1 and 2 - note the existing hydrant located 110 feet east of the eastern property line of the site, hydrant is fed by a 12" main - utilize the existing water meter for lot 1 (within 150' of vehicular travel distance of existing hydrant) - add four new meters: one 3/4" meter for lot 2 (within 150' of vehicular travel distance of existing hydrant), and three 1" meters for lots 3, 4 and 5 which will be sprinklered 5/12/2008 rage 2 of .3 • - no additional hydrant onsite Please give me your feedback and feel free to contact me if you have any questions. Thanks, Jennifer Kelly, EIT Duncanson Company, Inc. 145 SW 155th Street, Suite 102 Seattle, Washington 98166 Phone: (206) 244 -4141 ext. 107 Fax: (206) 244 -4455 jenniferkduncansonco.com - - -- Original Message From: Mark Parsons [ mailto: markparsons @waterdistrict125.com] Sent: Wednesday, April 09, 2008 4:28 PM To: jennifer kelly Subject: Fire Hydrant Jennifer, The location of the proposed fire hydrant creates a water quality issue. The hydrant run would require a Double Detector Check Valve assembly at the property line. You might be able to sprinkle the back houses since there are two hydrants in front on South 146th Street depending on distances and the City of Tukwila Fire Departments requirements. Mark Parsons Original Message--- - From: Donald Tomaso [mailto:dtomaso @ci.tukwila.wa.us] Sent: Wednesday, April 02, 2008 6:48 PM To: Jennifer Kelly Subject: Re: Sprinklers in lieu of hydrant? Jennifer, We have a slight problem with just allowing the installation of fire sprinkler's on this one. This is a short plat with 5 houses, this requires a fire hydrant within 150' of vehicular travel distance. We have not made exceptions to this rule unless the water purveyor has an issue with water quality and the main extension cannot be looped. If this is a water quality issue, we have in the past required the hydrant at the street and then allowed the installation of interior fire sprinklers to mitigate the 150' rule. Let me know if this is a water quality issue or were the owners looking to exchange the water main extension for sprinklers. Don »> "Jennifer Kelly" jenniferk(a�duncansonco.com 03/25/2008 11:41 am » Don: I have preliminary approval (attached) for the Gem/Turley Short Plat (L06 -014) located at 4056 South 146th Street. One of the conditions of this approval is as follows: "The proposed fire 5/12/2008 rage .i or i • • hydrant shown on the Civil Plans prepared by Duncanson dated February 2007 must be able to provide 1000 gallon per minute of fire flow. If the fire hydrant is not capable of a 1000 gallon per minute flow the future houses will be required to provide interior sprinklers, to be approved by the Fire Department." I would like to verify that we can sprinkler the five proposed houses in lieu of a new fire hydrant and water main extension onsite? Would I also need to check with Water District 125 (water availability certificate attached)? There are two existing fire hydrants in the vicinity (refer to attached plan): 1) one locate d on the north side of South 146th Street approximately 35 feet west of the western property line of the site, and 2) one located on the northwest corner of the intersection of South 146th Street and 42nd Avenue South approximately 110 feet east of the eastern property line of the site. Please let me know and feel free to contact me if you have any questions. Thanks, Jennifer Kelly, EIT Duncanson Company, Inc. 145 SW 155th Street, Suite 102 Seattle, Washington 98166 Phone: (206) 244 -4141 ext. 107 Fax: (206) 244 -4455 jenniferk(a�duncansonco.com 5/12/2008 Supplement #3 Buffer Mitigation Plan for the "GEM- TURLEY PROPERTY" REC !VED 'JUN 2 6 2009 COMMUNITY DEVELOPkE,dT L Site located at 4058 S. 1461h St., Tukwila, WA 98168 Tax Parcel No. 0040000235 Situated in the NE '/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 n johncomisassociates.com 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 n,johncomisassociates.com May 24, 2007 City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Suite #100 Tukwila, Washington 98188 Attention: Brandon J. Miles, Assistant Planner (206 -431 -3684, bmilesy,ci.tukwila.wa.us) SUBJECT: Supplement #3 for Buffer Mitigation Plan for the "Gen- Turley Short Plat" @ 4058 S. 146`x' 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 "Gent- 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. pisocalpa will work in this situation; however we have changed the list to indicate Rosa `pisocarpa' (Cluster Rose). Gem - Turley Short Plat Supplement #13 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 fort 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 Aonitoring, Afaintencmce 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 43 By 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 Cosi 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, in G. Comis, P 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 PP1 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 43 By .lohn Comis Associates Page 3 of 13 Date 5/24/07 NW 1/4 OF SECTION 22. TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M. PRELIMINARY SHORT PLAT OF GEM /TURLEY SHORT PLAT RAO REL OCATED 150000EO/REDUCE0 BUFFER SPLIT K FENCE W/ SIGNAEE ALONE SUFFER EOM OPE1 CB, TP, 12. 50. T0P. STORM DRAW BYPASS 0 SIORP GRAIN ESUi z 7 VIC2iTY IMP IMPERVIOUS SURFACES TOTAL EXISTING: 7,379 SF - 0.169 AC TOTAL PROPOSED: 21,583 5F . 0.495 AC LEGAL DESCRIPTION • PER ORE ORDER w 6E0 305110596 5U BY STEWART TITLE, DATED UAT 4. 2003. LOT 20, BLOCK 2, ADAMS HOME TRACTS. (11 NC TO THE PLAT THEREOF 0805 0 O IN VOLUME 11 OF AGE(5) 31. RECORDS oP KING co-Jon. NASHwcTON. LEGEND NOTE: °010 s10(4l: 1051(40, 101 2 544.1500445SOUM iROU ME PSVATE DRIVE. NOTE: ALL EXISTING IuPROVEUENTS TO BE REMOVED. NOTE: 10101 EXPECTED Cur A00 PILL FOR 500111 PLAT 00110071 • 2,500 CT (10 BE BALANCED 00 SITE). 51Wu.40. OBAPMIC 5CALE LINOEO EPDUNO (w0o E81.ONE /CA Iv /CAS 2. 0 ESfi. 81 PRONOERS • 5 1146TH PROP STREET LIGHT PROP wA RR SERVICE, PP w5 PARCEL'S 501104 P . . PSC TYPE 3 CB. 413. EX, STORUORAIN _...__..__ EX. SEWER ... _..__..__ EX. WATER .___._..•EX. 0I•0UN0 TINGE ...._.._... .. Ex. WOOD FENCE EX. SEwER 44ANHOLE EK. CLEAN., EX. CATCH BASIN EA STORK MANHOLE E4. UOUTT POLE 41/4.4•040P Ex. AEARBOX EX. CAS .ERR EX. CAS VALVE EX. POWER POLE EX. WARN v615E EX. WATER METER EX, TIRE HYDRANT uONUUENi EX. SIGN APN •SSESSOR'S PARCEL 04108E P/L EASEMENT X6.7 u•TCH ([1ST I _ 20 EAS CONTACT INFORMATION WS: EN0NES2 /SURVETER: APPLICANT: 4055 SOUM 146'5. STREEt PNMLA, 00 98168 • DOa0p00x35 DSc SON 000.001, 1uc SMEET, 5 R 10. SEAr7LE, WA CONTACT: HAROLD DUNCAN50H, P.E. (206) 244 -4141 CEP CONSTRUCTION, INC. I1301 CONNELCS 8 PRAIRIE ROAD BUCKLE/, wA �8J322 CONTACT: P 4141 (206) 931 -2274 UTILITIES/SERVICES WATER. KING c0UN1Y WATER D151RIC1 6125 2489 Sour. 150M 515(41 SEA TAG. WA 98108 (206) 241-9547 SEWER: EIRE: SCHOOL. vAL wy SEgR DISTRICT 14816 9 OAO SOUTH 0, W (206) 98160 (206) 242 -3338 NEA000ARTERS STATE. S1 ANDOVER PARK EAST (20ML A, w (x06) 315-4404 288 fKOILA SCHOOL DISTRICT 006 w 5 14 Sr RAMLA. w seme (206) 901 • 0000 TELEPHONE OWEST POWER: SEATTLE OTT 00111 (boo/ 66x -uel GAS'. PUCE) 50400 E0200T - aao -Jxl -41x3 TREE LEGEND AND RETENTION NOTES OECIOUOUS TREE 0 12 LTPE EVERGREEN IREE}�`'C5,: 0 —10 BE 8E100E0 °FIB �L —TO BE RETAINED I•■ETER ON) AL-ODER PLE OS- DECIDUOUS 0 -CEDAR DOUGLAS FIR ME HEMLOCK Pi-ONE NOR: EVE - EVERGREEN TREF OOP LINES ARE NOT TO SCALE. TREE 51/1400L5 REFERENCE TR 00 041000RS WER APPROSI5140ED AT 435' TO 4' ABOVE GROUND LEVEL. TREES SHOWN ARE FOR REFERENCE CNLr AND OTWER 'REES •NO VEGETATION MAr EXIST. ASPHAIi THKRENED EDGE 1.5' OSLO 2' CLASS 8 ACP\ CCURACY DEEETT510 Exa CPS A 01805 IA STANDARDS AS ALTON E E T•• ASAC IHTORUAnON SHEET 91:003 . CAUTION! UNDEER..NO U11LInE5 EAST ME AREA A 0 WORM TION SHOWN MAT BE INCOUPLER. STATE AN REOUIRES AT CONTRACTOR CONTACT IRE B IIOOUn CALL Unum BLOC LIE SERVICE A LEAST 5 BErORE 5 A 0 TRUCOOH. 1 -800- 424-5555 EASEMENT 12.5' CSBC PRIVATE ACCESS DRIVE SECTION O NTS •TCN Ens) 4:48-1_ 1.54.m•505.4.505.11\af50X n400 4 GEM CONSTRUCTION REVISIONS J J r W O Gip O Q co r EnrQ _I cc 2- d Ci En En 05400: JMK 0011 110: 05477 OATS 02/09/06 PP1 I' 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 "I'Nashington State Wetlands Identification and Delineation Alanual" (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). $ . 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 lacinialus), Scotch broom (Cyti.sus scoparius), Reed canary grass (Phalaris arundinacea), or Tansy ragwort (Tanacehun 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. 00400002_ i pl -. to scale on this drawing. (.5 4/07 / Date G. Comis, P S 'ertified Wetlands Specialist Fig: 46 6V�L� ti43 ww��v / / l� 0FFW. WL-A "2"tArzr wc.• 1%115,0 I P� cstc sPctr- Te2v,� .tc-A►5 cE 5r LoC�T'o �`S 0 a 1 1 1 1 Z7t' Trees Plant Schedule For the Grimm - Turley Buffer Restoration Common /Botanical name Size/Condition/Space Acer macrophyllum big leaf maple Pseudotsuga menzeisii Douglas fir Shrubs Common Botanical name ®Acer cinrcinatum vine maple Mahonia nervosa • Oregon grape Oemleria cerasiformis Indian plum ORosa pisocarpa clustered rose eRubus spectablis salmonberry 4 -5'(2 Gal) 9'OC 4 -6' Cont 15' OC Indicator FACU FACU 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 4'0C B UFFER. EN HAKCEMEN-r Awe, (3, X310 SQ• NeW PIM ouu-T Indicator FAC- FACU FACU FAC FAC+ Quantities 6 16 Quantities 19 150 37 50 16 • 5 1415, ir.l APPoNDtX 1 �` —1-Ai L5 plANTIN(0 PUtN ,Cw tWF JOHN COMIS ASSOCIATES fiNN,, we.. • so04,r , a ire G1VRLB/ I�ot�aty Rt1,1 3 : JI SED; F[ Ca • 51241o+ -41 '7 /Ili& .:V SE D: -44 2 /9_,/b7 r J ryi J z 7e' 1 1Et_1o/ Notes for Tvpical 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. NAME Rating • Association • . WL • -Comm/Water Animal Use -TREES Acer macrophyllum/big -leaf maple FACU /SM 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 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 ne shelter nesting and habitat for and s uirrels SHRUBS "_ __ _ _ _. °'Berries Oemleria cerasiformis/ Indian plum 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 crane NR UPL SM Fruit eaten by grouse pheasants, thrushes. Nectar extracted by butterflies. Birds eat seeds — good nectar source for bees. Acer rircirratum/ vine-maole FACU Ocean spray, Doug fir (transition zone) 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 stern, 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, California 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. Salmonberry provides good cover for a variety of birds and mammals. Salmonberry- dominated broshfields fumish 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. G Rt ri ti -Tt5Y lkup ctri JOHN GOMIS ASSOCIATES 0e; Wefirpcfs. rtruVe TYPICAL PUGET SOUND LOWLAND PLANT COMMUNITIES Streamside mside 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 co, ttonwood, 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 MBatic 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, Scouter willow, madrona, cascara, ocean spray, snowberry, red elderberry, Indian plum, evergreen huckleberry, rhododendron, bleeding heart Shrub Dominant Species: Nootka rose, thimbleberry Associated Species: Indian plum, cascara, red - flowering currant, red elderberry Snags 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. • REVl SOD 43 F,jr'I S D #z slzo 3 %2.f 0L RAOtrir Co,v wNrr%CS) Fig: ASSOC, Art' ON , 0 SC'S AM" PLA147 SCE - outz 1 SPECIFICATIONS FOR BUFFER ENHANCEMENT PLANTING, PLANT SCHEDULE AND DETAILS 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. Gem - Turley Short Plat Supplement #3 By John Comis Associates Page 4 of 13 Date 5 /24/07 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 1 0% 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 43 13y 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 may be 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 hound. 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 6 of 13 Date 5/24/07 l . 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 443 By John Comis Associates Page 7 of 13 Date 5/24/07 Plant Schedule For the Gem- Turley Buffer Mitigation /Enhancement Trees .\ Common /Botanical name IAcer macrophyllum big leaf maple Pseudotsuga menzeisii Douglas fir Shrubs Size/Condition/Space 4 -5'(2 Gal) 9'OC 4 -6' Cont 15' OC l.ndicator FACU• FACU Common /Botanical name Size /Condition Indicator Acer cinrcinatum vine maple Mahonia nervosa • ' Oregon grape Oemleria cerasiformis Indian plum ORosa pc c.carp(t clustered_rose eRubus spectablis salmonberry 4 -5' (2 Gal) 6'OC 18 -24 "BR 3'OC 18 -24 "BR 4'0C 18 -24 "BR 4'0C 18-24" BR 4'0C FAC - FACU FACU FAC FAC+ Quantities 6 16 Quantities 19 150 37 50 16 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 cr 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 89th 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 a. cmc.net Watershed Garden Works: 2039 44th Ave, Longview, WA 98632. Phone/Fax: 360 - 423 -6456 Wabash Farms: PO Box 291, 31218 SE 408th St, Enumclaw, WA 98022, Phone: 360 -825- 7051, Fax: 360 - 825 -1949, wabash @nventure.com Gem - Turley- Short Plat Supplement 43 By John Comis Associates Page 8 of 13 Date 5/24/07 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 DO NOT -PLACE WOOD CHIPS AGAINST TRUCK OR OVER CROWN OF PLANTS CENTER TRUNK OF TREE IN PR. WATER THOROUGHLY TWICE WITHIN THE FIRST 48 HOURS. SUBGRADE BACKFILL WITH NATIVE SOIL UNDISTURBED SOIL Tree Planting — Balled and Burlapped JOHN COMIS ASSOCIATES DO NOT PLACE WOOD CHIPS AGAINST TRUCK OR OVER CROWN OF PLANTS Coniferous Tree Detail Undisturbed soil or compacted backfill — Rubber hose collars 12 Gauge wire, 3 @ 120 deg. Intervals around tree Planting saucer BACKFILL WITH NATIVE SOIL ✓� 2 "x4 "x24" wood stake Remove root burlap No Scale JOHN COMIS ASSOCIATES PLANT HOLE TO BE NO DEEPER THAN ROOT BALL BACKFILL WITH NATIVE SOIL... Shrub Detail Remove root burlap DO NOT PLACE WOOD CHIPS AGAINST TRUCK OR OVER CROWN OF PLANTS .& \4 ;11_111 1 I 1=i JOHN COMIS ASSOCIATES PLANT HOLE TO BE NO DEEPER THAN ROOT BALL. :M.a M'U!L14 ,r er FWV11,100 6 MIN !I cifzeATROOPrif t 'r5_ UgIJL>j Q P V n1ZMt-y moVluc o 13/%44tu.soR.- epon-A,Frviz. pLAkir i Div/ ''tl risiiiir, • Ii(-- i l 1.5 -fr) 21 MS'S gkst 120orr- FLANYMp. N75 VIVIAS1VFZ13W 5fAL 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 c.),::nRzt5T*12tR64A4- 3►r to -g MAK IX4 IBC Con TIT 111 1 III VII 3' High Buffer Delineation Fence TYPIc.aL. FcNcE DETA►t_. JOHN COMIS ASSOCIATES i■,,, Wetlands, Hoodplains, Drainage SPECIFICATIONS FOR MAINTENANCE, MONITORING AND CONTINGENCY PLANS By John Comis Associates (JCA) Revised 5/24/07 Gem - Turley Short Plat Supplement 143 By John Comis Associates Page9ofl3 Date 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 net, 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 ls' year, November 30, 2007] b. Beginning of the 2 "d year (Spring 2008) [Due April 30, 2008] • c. End of the 2nd year (Fall 2008) [Due October 30, 2008] d. Beginning of the 3`d year (Spring 2009) [Due April 30, 2009] e. End of the 3rd year (Fall 2009) [Due October 30, 2009] f. Beginning of the 4ffi year (Spring 2010) [Due April 30, 2010] g. End of the 4 °i year (Fall 2010) [Due October 30, 2010] h. Beginning of the 5th year (Spring 201 1) [Due April 30, 201 1 ] i. End of the 5th 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. 1). 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 nmeeting.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 ofthe 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 1/3 By John Comis Associates Page 12 of 13 Date 5/24/07 COST ESTIMATES FOR FINANCIAL GUARANTEES (CONSTRUCTION, MONITORING & MAINTENANCE) 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). Gem - Turley Short Plat Supplement 43 By John Comis Associates Page 13 of 13 Date 5/24/07 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 AND4RUBBING 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 C L@ 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: (F0 E. T3E coNST►Z °c.Tno k 4,432.84 Ce�gT ESTI ATC —1- 125.00% Overhead: (Pra. cl ry cope) 1,108.21 Estimate Total: (Fort -r-qc comsntuc-r_ 5,541.05 Ior-1 PEILF0Mn-,A4crc 4uArLANTrc) 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) TASK # TASK DESCRIPTION INDIVIDUAL /FIRM HOURS UNIT RATE TOTAL M1 Travel to Mitigation Site Includes travel time to 1 site. (9 times to site @ .7 hr / round trip) WL Specialist 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) 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) f. Beginning of the 4th year (Spring 2010) WL Specialist 3.00 115.00 345.00 (Monitoring report due April 30, 2010) 9. 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 Written report with photos and markup of mitigation plan submitted to Kinp 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 contingencies, 20% $1,108.20 and minor general repairs for plantings (@ 20% of construction cost) $5,541.00 Total cost estimate (for monitoring and maintenance): ':$1:1;297.:70: * 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- T URLE Y PROPERTY" Site located at 4058 S. 146th St., Tukwila, WA 98168 Tax Parcel No. 0040000235 Situated in the NE V4 of the NW 1/4, 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. 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 a,johncomisassociates.com March 5, 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 a johncomisassociates.com 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. 146th St., in the City of Tukwila, Tax Parcel No. 0040000235 To Whom It May Concern: 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 1 1E10) 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 112 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, Wetlands Specialist Fi le: \ 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 PP I, 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 112 By John Comis Associates Page 2 of 12 Date 3/5/07 PROP • lo -• • • • NW 1/4 OF SECTION 22. TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M. GEM/URLEY SHORT PLAT PRELIMINARY SI-KAT PLAT T OF 53 L.F RAG RELOCA TEO BUFFER . , )(..).._'..---, ••■■•j , • •• • . . '\ • , • ., : 7 \ $(7 .11 ! • l• / •• '..4., ..,. , 1 a: I • 7.1 R25• , I - • 4,1., 1' LOT 4 % ' N 6 578 / / I L1).1,. I • 1• 11:2 . I , • 1:glo - . .17 IC - 171 DO tIOL.9.0,70 STORM.. 11R • .- DETENTION ‘. vAlll • • 20 .IDE 6 7' BuFFER • PROP STREET LICHT LOT ^ a 940 50 1 I 6.518 SB NET 1 LOT1 - - — — I 146TH S ET, . • GAS SERviCE Fog x 5 MOMS PER PSE 51 ENHANCED/REDUCED eurail SPLIT R411. FENCE raEALOPAC TTPE 1 CB, TIP. 12' 50. TTP. STORm ORA. Brix•SS --(? SLOAN ORAiN ES, uNOERCPOuND -RORE•p(mONEXATMFGAS OES,N 41P0000005 • • , _ 777" • VICINTYIAAP IMPERVIOUS SURFACES TOTAL 001521N71 7.079 SF - 0.169 •C TOTAL PROPOSED: lr.se) - °ARS AC LEGAL DESCRIPTION • PER TULE ORDER NO 205110596 ISSUED BY 10 01(0 STEw•RT RILE. DATED MAY •. 1005 04.-0"T0t020 8I0001074 II'vlut`z`77t0 PA1E(5) 71, RECORDS OF 4.40 000)001. RASHINGT.• LEGEND NOTE: 57110(7; li511E00. pc4 520;,71 'I00E55 um NOTE: •LL EXISTING IMPROVEmEt(10 TO BE REMOvED NOTE TOTAL FOREL.° GUI AND FILL FOR SHCBT PL•T 004.00547 • 0,500 07 (TO BE OAL•NCED ON 5110. 7:4 GRAPHIC SCALE Ex. STEIRmORAIN EC SEWER EX, 'VA TER Cm•INum. FENCE EX SERER mANHOLE • EX. CLEANER, E•..CATCH 0A9N EX. 5100 * **** 01.4 EX. UMW( POLE R/ABEHOR Ex. mx■LBO• Ex. 005 001(1 Ex c•S (.••LvE EX. POWER POLE Ex. wATER vALvE EX. RATER MEMR EX FIRE HYDRANT SV. MOND.. I EX. DON APN •SSESSOR, PARCEL ROBBER P/L EASEMENT ImATCH ExIST CONTACT INFORMATION • saE, 0052: SOWN I.E. STREET ENCINEER/SURvEYDR, DUNCANSON COLMAN, INC, 105 SW 15504 STREET, SUITE 100 SEATTLE. (NA 90100 CONT•cr( HAROLD OuNCANSON. R.E. 7..-41.1 APPLICANT: 00415140010H, INC. 21501 CONNELL, 000.070 ROAD B UCKLE, WA 09221 CONTACT: M•TT Clitum (MR) 971-771. UTILMES/SERVICES RATER. KR< COUNT/. RATER DISTRICT 0775 1.07 SOU. 150TH STREET SEATAc. 90,0 (NO 7.2-0107 , VAL 10)0 SERER DISTRTGT 140,6 IAILITARy ROAO SOU. nRE. • P•Rx EAST 500001; TUKWILA SCHOOL 01510101 (900 46.0 5 1mm,, 1‘7161907'."-' onsr PpwER. 52•TTLE CITY LIDN1 (400) 363-110I DAS, PUCCI SOUND [BERCI I -1100-327-•123 TREE LEGEND AND RETENTION NOTES DECIDUOUS TREE 0 —ID BE RET.,HED Lax-MAPLE 0S-DECIDuOUS ALT2 uo,•(AADRONA I I—TRUNn 0104ETE0 OW OB.0•11 CH:CHERRY EVERGREEN TREE CE-CEOAR OF-DOUGLAS —TD BE REMIXED HE401400, OFIB PI.P1NE EVD•EVERCREEN NOM: TREE ORM ONDS ARE NOT 10 SCALE. TREE 5,MODLS REFERENCE TRIM. LOCATION ON, TRUNK OlAmETERS WERE •0800414ATE0 07 IT TO ABOVE GROUND LEvEL. TREES SHOWN ARE FOR REFERENCE CMLT AND OTHER TREES AND VEGETADCR M•Y EXIST. 70' EAsEmEN, ASPHALT TIMCKENED MCC CSTC r CLASS 6 ACR • 2.1a, ELEVATION DERIVED LI55N0 CPS, 47... ACCURAC1 MEETS OR ExCEEDS STANOARDS •S DEMNED ON THE F•A ASAL INFoRmATION smut. suoo3. CAUTION! UNDERGROUND UTILITIES .157 iN 11.1E •REA 410 UTLIFT INFORMATION SHORN m••■ BE INCOMPLETE VAIL LA. REWIRES TNAT CONTRACTOR CoNTALT THE ONE-CALL UTILITY LOCATE SERMCE AT LEAST .0 HOURS BEFORE STAR.. •NT C.STRuCTION 1-800-424-5555 CSBC EASEmENT • I 1;1 PRIVATE ACCESS DRIVE SECTION C, Li•TCH EXIST GEM CONSTRUCTION 2 g E REVISIONS A 4 004015: JMK OCI HO, 05477 0010; 02/09/00 PP1 I OF I 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 "il'ashington 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 (Tanacenun 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`x' Street, Tukwila, WA 98168; Tax Parcel No. 0040000235 and plotted to scale on this drawing. �� /06 n G. Comis, WS Dat Certified Wetlands Specialist Fig: 412 119 / / ,�56 wcT.. / S�1 ta 0 Acer cinrcinatum vine maple Mabonia nervosa • Oregon grape Oemleria cerasiformis Indian plum ORosa pisocarpa clustered rose eRubus spectablis salmonberry Trees Plant Schedule For the Grimm - Turley Buffer Restoration Common /Botanical name Acer macrophyllum big leaf maple Pseudotsuga menzeisii Douglas fir Shrubs Common /Botanical name' Size /Condition 4 -5' (2 Gal) 6'0C 18 -24 "BR 3'OC 18 -24 "BR 4'OC 18 -24 "BR 4'OC 18 -24" BR 4'0C Size/Condition/Space 4 -5'(2 Gal) 9'OC 4 -6' Cont 15' OC BUFFET, ENi4AI4CFMENT A 3,810 SGI. F-r °WNTIwo FtNU fur 1NFF.q.K JOHN COMES ASSOCIATES Veal an, FaoVa.r, Da =N HA1JCtntt Indicator Quantities FACU 6 FACU 16 Indicator Quantities FAC- 19 FACU 150 FACU 37 FAC 50 FAC+ 16 APPON D tx 1 -- fir; CTA i13 rhC GIA4LJZL/ rioF5zr-/ J a/I SED 1"=. 20' y Fig: REV! 5EDI Plant Schedule For the Grimm - Turley Buffer Restoration /EN HA74cEM.?NT Trees Common /Botanical name Size/Condition/Space Indicator Quantities C Acer macrophyllum big leaf maple Pseudotsuga menzeisii Douglas fir Shrubs 4-5'(2 Gal) 9'OC 4-6' Cont 15' OC FACU FACU 6 16 Common Botanical name 0Acer cinrcinatum vine maple Mahonia nervosa • Oregon grape Oemleria cerasiformis Indian plum ORosa pisocarpa clustered rose eRubus spectablis salmonberry 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 FACU FAC FAC+ Quantities 19 150 37 50 16 NAME TREES ; : Rating ' h� �, !•dr s S %rL Association .. „ ° --. --,..v--,.:- x . -� . WL Comm/Water . s L: 'sue-:, si.' ,.. Animal Use 3'.y a 4� 7,' ..x Acer macrophyllum/big -leaf maple FACU /SM 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 s an s uirre s SHRUBS — Oemleria cerasiformis/ Indian plum Berries eaten by robins, waxwings, foxes, coyotes, bear and deer. Rosa pisocarpa/ clustered rose FAC (much wetter and shade tolerant) Native Roses forth 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 Oreoon oraoe NR UPL Fruit eaten by grouse, pheasants, thrushes. Nectar extracted by butterflies. Acer oranatum/ vine. maple FACU Ocean spray, Doug fir (transition zone) SM Birds eat seeds — good nectar source for bees. Rubus specabitis/ 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, 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 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. Salmonberry-dominated brushfields 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. TYPICAL PUGET SOUND LOWLAND PLANT COMMUNITIES Streamside Communities ° AM* 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 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 i r Emergent Wetland (Seasonal or permanently saturated or flooded herb dominated communities) Dominant Species: hardstem bulrush, small - fruited bulrush, spikenrsh Associated Species: sawbeak sedge, simplestem burreed Shrub Wetland Dominant Species: Sitka willow, Pacific willow, red osier dogwood, Associated Species: Black twinberry, westem crabapple salmonberry 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 feting, 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. G Ro1rot 1A — 'Tc�i��7 fku RTT JOHN COMIS ASSOCIATES $6,. RcvtSED : #2� 3•Z •07 RAW/ COMPWMI TWS) Fig: Absoclotersomc, u s is Avtio PLAwr Scmgoutx G SPECIFICATIONS FOR BUFFER ENHANCEMENT, PLANT SCHEDULE, AND PLANTING DETAILS By John Comis Associates (JCA) Revised: 3/5/07 Gem - Turley Short Plat Supplement #2 By John Comis Associates Page 3 of 12 Date 3/5/07 SPECIFICATIONS FOR BUFFER ENHANCEMENT, PLANT SCHEDULE, AND PLANTING DETAILS By John Cornis Associates (JCA) Revised: 3 /5/07 Buffer Enhancement shall be constructed within the onsite area shown as a "Modified Wetland Buffer" on the Planting Plans (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: I. 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. 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 42 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. i- lazard 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 (Rubes discolor and R. ursinus), reed canary grass (Phalaris arundinacea), poison hemlock (Conium macu/atzan), 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 5 of 12 Date 3/5/07 Plant Schedule For the Gem - Turley Buffer Mitigation /Enhancement Trees Common /Botanical name 6 Acer macrophyllum big leaf maple Pseudotsuga menzeisii Douglas fir Shrubs Size /Condition /Space 4 -5'(2 Gal) 9'0C 4 -6' Cont 15' OC (I) 0 e Common /Botanical name Acer cinrcinatum vine maple Mahonia nervosa Oregon grape Oemleria cerasiformis Indian plum Rosa pisocarpa clustered rose Rubus spectablis salmonberry Size /Condition 4 -5' (2 Gal) 6' OC 18 -24 "BR 3' OC 18 -24 "BR 4' OC 18 -24 "BR 4'0C 18 -24" BR 4'0C Indicator Quantities FACU 6 FACU 16 Indicator Quantities FAC- 19 FACU 150 FACU 37 FAC 50 FAC+ 16 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 a soundnativeplants.com (www.soundnativeplants.com) Steve Wilson (Aspen Valley) Bare Root Natives: Phone: 360 -520 -5366, Fax: 360-262-0401 Storm Lake Growers: 21809 89th 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, taclpole@cmc.net Watershed Garden Works: 2039 44`x' Ave, Longview, WA 98632. Phone/Fax: 360 - 423 -6456 • Wabash Farms: PO Box 291, 31.218 SE 408th St, Enumclaw, WA 98022, Phone: 360 -825- 7051, Fax: 360 - 825 -1949, wabash atmventure.com Gem - Turley Short Plat Supplement #2 By John Comis Associates Page 6 of 12 Date 3/5/07 AT PLANTING PRUNE ONLY CROSSING LIMBS, CO- DOMINANT LEADERS, BROKEN OR DEAD BRANCHES, AND ANY BRANCHES THAT P0S A HAZARD TO PEDESTRIANS. TOP OF BALL TO BE SET 2" TO 3" ABOVE THE LEVEL OF THE SURROUNDNG SOIL REMOVE BURLAP AND BASKET FROM TOP 1/3 OF BALL AND REMOVE FROM SITE. 3" EARTH SAUCER 2" TO 4" SHREDDED HARDWOOD MULCH CENTER TRUNK OF TREE IN PET. WATER THOROUGHLY TWICE WITHIN THE FIRST 48 HOURS. SUBGRADE BACKFILL WITH 1/2 CLEAN EXISTING SOIL, 1/4 CERTIFIED TOPSOIL, & 1/4 ORGANIC MATERIAL APPROVED BY THE COUNTY. UNDISTURBED SOIL Tree Planting — Balled and Burlapped JOHN COMIS ASSOCIATES 4" Layer of compacted woodchip mulch Coniferous Tree Detail Rubber hose collars 12 Gauge wire, 3 @ 120 deg. Intervals around tree Planting saucer _Planting Soil Undisturbed soil or compacted backfill 2 "x4 "x24" wood stake 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. 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. JOHN COMIS ASSOCIATES 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. Shrub Detail 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. 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. JOHN COMIS ASSOCIATES tot 69-rOL PfJo GVG FA 6 yAtt Mivt t14 3t1 er ROMA) O% MIN " &calm ram iiAaN Lb V V- 67Z FuzmLy MDL J T X C'WA1tA sacLA g, - -pLAJA-N l•6 •b 21'tMVS t oor SPR 13AI I?coT E'CAN1'INcp. N1 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 L.11"155"j". 0 -g' MA)( 1X4 MAX Go v FINIS} -H omm s�1 11 3' High Buffer Delineation Fence TYRIcL FNcc DETAIL. JOHN COMIS ASSOCIATES •►∎,,; Wetlands, Roodpfains, Drainage ct4 , A=NA x APPENDIX 2 SPECIFICATIONS FOR MONITORING, MAINTENANCE AND CONTINGENCY PLANS By John Colitis Associates (JCA) Revised 3/5/07 Gem- Turley Short Plat Supplement 112 By John Comis Associates Page 7 of 12 Date 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 3rd 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 151 year (growing season) after construction [1S1 monitoring report due October 30, 2007] c. End of the 2°d year (growing season) after construction [2nd monitoring report due October 30, 2008] d. End of the 3`d year (growing season) after construction [3rd 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 general 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. Monitoringshall determine and Gem - Turley Short Plat Supplement 112 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 (Rubes discolor or Rubes laciniatus), Scotch broom (Cytisus scoparius), Reed canary grass (Phalaris arundinacea), poison hemlock (Corium 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 l0% 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. 1. 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 l0 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 REVISED COST ESTIMATES FOR FINANCIAL GUARANTEES (CONSTRUCTION, MONITORING & MAINTENANCE) By John Comis Associates (JCA) Revised 3/5/07 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-tern 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 Construction Estimate (erv; scan 3l1(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 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 Construction Estimate C�cv+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 p:, TH4 Subtotal: / sTX.Uc- 1ON c-ic6 r 7,087.44 ES Tl r-t A Tr- "f- t 25.00% Overhead: (Pry y oc) 1,771.86 F°R r�FTot;`£ C ti Srtur.04 Estimate Total: 8,859.30 4uA•tr4N T id 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 spnng 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. TASK # TASK DESCRIPTION INDIVIDUAL /FIRM 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 Monitor a minimum of 3 growing seasons, with period depending on complexity of the buffer mitigation plan. changes if needed. Submit reports prepared by wetland specialist to document success or recommend (May include a pre- construction consultation w. developer, landscape or grading contractor(s) as needed.) Be in Monitoring Schedule at completion of construction.) . completion of construction (Spring, 2007) WL Specialist 6.00 115.00 690.00 s -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 an 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 * 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 spnng 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 "GRIMM- TURLEY PROPERTY Site located at 4058 S. 146th St., Tukwila; WA 98168" Tax Parcel No. 0040000235 Situated in the NE 1/4 of the NW.'/4,',: Section 22- T23N -R4E, W.M., -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. PREPARED BY JOHN COMIS ASSOCIATES, "Inc: For..Wetlands, Streams, & Mitigation Designs since 1989 ei 222 East 26th Street; #103' Tacoma; WA 98421 Office: (253) 272 -6808 Fax:. (253) 272 -6807 . " Mobile: (253) 686 -4007 E -mail: jcomis (ajohncomisassociates.com August 1, 2006 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 (i4johncomisassociates.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. 146t1 St., in the City of Tukwila, Tax Parcel No. 0040000235 Dear Ms. Whiting: 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 he 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. John Comis Associates Page 1 of 10 Date 8/1//06 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 con/oining 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 fir 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 hunks, to absorb overflow during high grater events and to allow for slight variation of aquatic system boundaries over time dice 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 146'1' Street and the storm sewer system along 42nd 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 " 14A1" 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`x' Street. 7. Intercept fine sediments from surface Wafer runoff and serve In minimnize 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'x' 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 fi on human (me. 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 (Rubins 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 Tong -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 properly 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 HyDrT'Ar MR, • • 11•Nt NW 1/4 OF SECTION 22, TOWNSHIP 23 NORTFI, RANGE 4 EAST, WAA PRELIMINARY SHORT PLAT OF GEM/TURLEY SHORT PLAT RELOCATED VSOUTH • • eurEE4 1,-. =CEO/REDUCED • JOT 5 ; / • T"•(SD• „finFTTET I •••rt.71 17: ; ; 1 1:10: /// 2;:c••••••••-.7.i-.., LOT • 6 524 SE ! ; / (-1 // 1 ' ./ • 7- /' •(.1) ITECLE9W•1112 STORMY/ATER • ,• DETENTION '211 70' ACCESS • U14. ESE, . eLIFETR' PROP ,06.S 48044.2 ' • 71:1116211r1 r — =— ; Lor 2 i LOT 1 5.785 5' 6,529 SF 5,525 SF NET — — LI L aasammdzutgjigauwo.__ •7_ _ — S 146TH STREET STREET , • sop......1,82_oine,35,—..0347,.4)058711.83; ....••1 51 ...14.11 P p LIGHT 2g,crg, STORM DRAIN BYPASS SEL-- 46 F434- 4.1vrtANO rror+ Am 0 B F Oen_ tillo TES • 415'wrEETER 5 ■••111 ST S 146TN ST S 148TH SI \ r6 M' MAP IMPERVIOUS SURFACES TOTAL EXISTING: 7,379 Sr - 0.182 AC TOTAL PROPOSED 22.961 SF - 0.527 AC LEGEND NOTE: ALL EXISTING IIA”OVEMENTS TO 90 REMOVED. NOTE: TOTAL EXPECTED CUT AND FILL FOR SHORT PLAT BUILDCHIT 8.500 CY (TO BE BALANCED ON SITE) crem.Hic SCALE omwn, ma•lu. A TAATCH EXIST P/IL • EX. STORIADRAN Er 500.06 Ex. WATER EX. 00461106 /INCE EV. WOOD FENCE EX. SEWER MANHOLE EX. CLEAN., Ex. CATCH BASIN EX. STORM MANHOLE EX, UTILITY 1010 0/210406 EX, MARBOX EX. GAS mETER Ex. GAS VALVE Ea. POKIER ROLE EX. WATER VALVE EX. WARR METER EX. DRE HYDRANT SR. MONUMENT EX. SIGN APN ASSESSOR'S PARCEL NUMBER 20' EASEMENT CONTACT INFORMATION PTC: 40S6 SOU. 145TH STREET TUX..., WA 98168 00•050073S ENDINEER/SURvEYOR: DUNCANSON COMPANY. INC 145 S. 15510 STREET, SLATE 102 SEATTLE. *IA 9.66 CONTACT: HAROLD OUNC•NSON, P.E. 006) 744 4141 APPLICANT: GESI CONSTRUCTION, INC. 21501 CONNELL'S PRAIRIE R134D BLICXLEY, WA 98321 CONTACT: MATT GR1Mm (206) 931-727• LMLMES/SERVICES v•ATER: :NG, COUNTY WATER DISTRICT 8I25 2489 50010 15010 STRCET (706) 242-9547 SEAS, VAL WE SEWER DISTRIET 1.415 MIUTARy ROAD SOL,61 TUKWILA. WA 98168 (206) 2*2-3736 1I6E1 1U64214 nwE 0004654001 NEADOUARTERS STATION 51 444 ANDOVER PARK EAST (742) '25-WI34'" 000000 ..1#1.A SCHOOL DISTRICT /ADD 46413 S 144711 ST TUKWILA, WA 68168 (266) 901 - 9000 TILEPHONE: DHSS', POwER: SEATTLE LIGHT (BOO) 867-1181 GAS: RUGET SOUNO ENERGY 1-800-371-4123 TREE LEGEND AND RETENTION NOTES DECIDUOUS TREE C) —10 er REMOVED I---TRUNII DIAMETER (N) ,TYPE EVERGREEN TREE —013 BE REMOVED 0,18 NOTE: 140( 068 LINES ARE NOT TO SCALE_ TREE SYMBOLS REFERENCE TRUNK LOCATION ONLY. TRUNK DIAMETERS WERE APPROXIMATED •7 3S' TO r ABOVE GROUND LEVEL TREES SHORN ARE FOR REFERENCE 05110 4.310 OTHER TREES AND VEGETATION WO' EXIST. AL-ALDER MPRMAPLE OS-DECODUOUS 410-54.080NA OK-OAK CH.CHERRT 04. Cobol Dr-DOUGLAS rip HERNBALOCK P.PINE EVD-EVERGREEN LEGAL DESCRIPTION • PER TITLE ORDER NO. 205116566 ISSUED 90 S000AR1 TIRE, O•TED 1.1•7 ,00,, LOT 20, BLOCK 2, AOAITS 00280 008015. 20004065 TO THE NWT THEREOF RECORDED IN VOLUME 11 OF PLATS. PADE(S) 31. RECORDS Or KiND COUNTY, wASNIWTON ELEvADON DEANE° uSING Gn5. ACCURACY wEETS OR EXCEEDS IA STAIWARDS AS DEFINED ON THE FAA ASAC A DON SHEET 91: 003. CAUTION! UNDERGROUND UTILITIES EXIST IN THE AREA AND Lamp. ourowwwnow SHOWN MAY BE INCOMPLETE, STATE LAW REWIRES THAT CONTRACTOR CONTACT THE ONE-CALL UTILITY LOCATE SERMCE AT LEAST 48 HOURS BEFORE S1591150 642 CONSTRUCTION, 1-800-424-5555 EASEMENT 1 1/- IAA TCH EXTST ASPHALT THICKENED EDGE 1.V CM 7• CLASS 8 ACP CSBC 26 1r I - PRIVATE ACCESS 615 DRIVE SECTION CD DUNCANSON Convm, GEM CONSTRUCTION REVISIONS 5 GEM /TURLEY SHORT PLAT BRAWN: .15.49 DO NO: 05477 DATE: 02/09/06 PP1 1 or 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 (.ICA) 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 hydroplrytic 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' ( #Al 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 .1CA.) 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 Weiland delineation points. New residential buildings shall be set hack 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 (Rubes discolor or Rubes laciniatus), Scotch broom (Cvtisus scoparius). Reed canary grass (Phalaris arundinacea). or Tansy ragwort (Tanacetum vrrlgare). 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. Geri 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. C� )/ VO6 n G. Comis, t5 Da Certified Wetlands Specialist Fig: 4b Trees Plant Schedule For the Grimm - Turley Buffer Restoration /ENNAricMENT Common Botanical name Acer macrophyllum big leaf maple Pseudotsuga menzeisii Douglas fir Common Botanical name Acer cinrcinatum vine maple Mahonia nervosa Oregon grape OOemleria cerasiformis Indian plum ORosa pisocarpa clustered rose Rubus spectablis salmonbeny ,Size/Condition/Space 4 -5'(2 Gal) 9'OC 4 -6' Cont 15' OC Size/Condition 4 -5' (2 Gal) 6'OC 1 8 -24 "BR 3'OC 18 -24 "BR 4'0C 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 PAANHOLe NEW pcp* wrier LANT1tJ FLNU .or' rtrtAFF tNHkNCtA/ItN1' JOHN COMIS ASSOCIATES Draiwt ,. GJAW11JRLE/ V�or��fy M/15ED Fig: S Plant Schedule For the Grimm - Turley Buffer Restoration /ENI4ANcEMENT Trees Common Botanical name Size/Condition/Space . Indicator Quantities Acer macrophyllum big leaf maple Pseudotsuga menzeisii Douglas fir 4-5'(2 Gal) 9'OC 4-6' Cont 15' OC FACU FACU 6 15 Shrubs Common /Botanical name Size/Condition % Acer cinrcinatum U vine maple Mahonia nervosa Oregon grape OOemleria cerasiformis Indian plum ORosa pisocarpa clustered rose Rubes spectablis salmonberry 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 FACU FAC FAC+ Quantities 17 90 30 30 16 NAME Rating' Association ...: .. ..Comm .ANL ... , ater Animal Use TREES Acer macrophyllum/big -leaf maple FACU /SM 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 sulnels '__SHRUBS _ . , _ = ;� t _-- ;: ; Oemleria cerasiformis/ Indian plum Berries 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 Oreaon crape NR UPL Fruit eaten by grouse, pheasants, thrushes. Nectar extracted by butterflies. Acer circinatum/ vine_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 Salrnonberry 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, California 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. Salmonberry provides good cover for a variety of birds and mammals. Salmonberry-dominated brushfields 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. TYPICAL PUGET SOUND LOWLAND PLANT COMMUNITIES Streamside Communities Streamside Shrub Thicket Dominant Species: salmonberry, red osier dogwood, Sitka willow, PaciIIC willow Associated Species: red elderberry, Pacific ninebark, stink currant, western crabapple, black twinberry Streainside 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 Emer'eent 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, Scouter willow, madrona, cascara, ocean spray, snowbeny, 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. GRtMM1— TuRo.E7 fkor crV JOHN COMIS ASSOCIATES l,erunar,, Drainage CouNrrecs, Fig: A oc.A1 O, use's Arto PLANT SCWOULt SPECIFICATIONS FOR BUFFER ENHANCEMENT, PLANT SCHEDULE, AND PLANTING DETAILS By Jolm 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 t April 30, if done in the spring; or between October 1 to November 15, if done in the fall. Note that plant materials niay be more available from growers in the spring and are better suited for establishment in the spring. 2. Thorouehly 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 Paee 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. 1 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. 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 (Rubies discolor and R. ursinus), reed canary grass (Phalaris arundinacea), poison hemlock (Conium mac/datum), Scotch broom (Cptisus 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 niay 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 Plant Schedule For the Grimm - Turley Buffer Restoration /E NNANcs<MCAI T Trees Common /Botanical name Size /Condition /Space Indicator Acer macrophyllum big leaf maple Pseudotsuga menzeisii Douglas fir 4 -5'(2 Gal) 9'OC 4 -6' Cont 15' OC FACU FACU Shrubs Common /Botanical name ELI) Acer cinrcinatum vine maple .: ; .) Mahonia nervosa Oregon grape OOemleria cerasiformis Indian plum ORosa pisocarpa clustered rose ORubus spectablis salmonberry Size /Condition 4 -5' (2 Gal) 6'0C 18 -24 "BR 3' OC 18 -24 "BR 4'OC 18 -24 "BR 4' OC 18 -24" BR 4'0C Indicator FAC- FACU FACU FAC FAC+ Quantities 6 15 Quantities 17 90 30 30 16 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 89t 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 44th Ave, Longview, WA 98632. Phone/Fax: 360 - 423 -6456 Wabash Farms: PO Box 291, 31218 SE 408th St, Enumclaw, WA 98022, Phone: 360 -825- 7051, Fax: 360 - 825 -1949, wabash a,nventiire.com John Comis Associates Page 9of10 Date 8/11/06 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. REMOVE BURLAP AND BASKET FROM TOP 1/3 OF BALL AND REMOVE FROM SITE. 3" EARTH SAUCER 2" TO 4" SHREDDED HARDWOOD MULCH CENTER TRUNK OF TREE IN PIT. WATER THOROUGHLY TWICE WTTHIN THE FIRST 48 HOURS. SUBGRADE BACKFILL WITH 1/2 CLEAN EXISTING SOIL, 1/4 CERTIFIED TOPSOIL, & 1 /4 ORGANIC MATERIAL APPROVED BY THE COUNTY. UNDISTURBED SOIL Tree Planting — Balled and Burlapped JOHN COMIS ASSOCIATES 4" Layer of compacted woodchip mulch Coniferous Tree Detail Rubber hose collars 12 Gauge wire, 3 @ 120 deg. Intervals around tree .-Planting saucer ,_Planting Soil Undisturbed soil or compacted backfill -, 2 "x4 "x24" wood stake 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. 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. JOHN COMIS ASSOCIATES 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. Shrub Detail 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. 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. JOHN COMIS ASSOCIATES P R W;O co- ii�f� NUN' 3 r' F1NKbty CA-Pe Co" CATER CIf✓Pf3t +isem to FOOT • tultwAsjais,iniu‘pr• ywiweezzio penr.r/e•ozier,re., 6't X lijA'tM sOlLAFTER - FLAMING, ^iTCt 1.5 4-D 21'L IV5 12oor 519R1 1346112 12caY pl.AN1"bN(t9. • NT L'W 11R 3PP 501 L 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 REVISED COST ESTIMATES FOR FINANCIAL GUARANTEES (CONSTRUCTION, MONITORING & MAINTENANCE) 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 TM.0 18.45.210. John Comis Associates Page 10 of 10 Date 8/1//06 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 0.00 111.16 MULCH Spreading soil amendments by hand Bale of straw, 25 bales per ton 35.00 BL @7.000 MSF 105.00 161.00 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 C L@ 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 Mahonia nervosa (Oregon grape) 18 -24" BR 90.00 CL @7.650 Ea 270.00 Oemleria cerasiformis (indian plum) 18 -24" BR 30.00 CL @2.550 Ea 90.00 45.05 238.50 79.50 0.00 96.05 0.00 508.50 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 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. TASK # TASK DESCRIPTION INDIVIDUAL /FIRM 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. changes if needed. Submit reports prepared by wetland specialist to document success or recommend (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 resort with .hotos and marku. of miti.ation .lan submitted to Kin. 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 Subtotal for monitoring 2,745.00 $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): $6;421.80: * 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. Wetland Delineation and. Buffer Mitigation Plan for the "GRIMM TURLEYPROPERTY" Site.located at 4058 S: 146th St., Tukwila, WA 98168 Tax Parcel No. 0040000235 Situated in the NE 1/4 of the NW V4, Section 22- T23N -R4E, City of Tukwila, King County, Washington:; PREPARED FOR Gem Construction, Inc. Attention: Matt Grimm '2,1501_ Connelrs Prairie Rd Buckley, WA 9832 -1.. Phone: 206 - 931 -7274 (cell) Fax: 253- 447 -4598 PREPARED BY JOHN COMIS ASSOCIATES, I.nc. 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 a;johncomisassociates :coin JOHN COMIS ASSOCIATES For Wetlands, Streams, & Mitigation Designs since 1989 222 E. 26i1' Street, #103 Tacoma, WA 98421 Office: (253) 272 -6808' Fax: (253) 272 -6807 E -mail: jcomis ajohncomisassociates.com December 8, 2005 City of Tukwila Department of Community Development Attention: Steve Lancaster, Director 6300 Southcenter Boulevard, Suite #100 Tukwila, Washington 98188 SUBJECT: Wetland Delineation and Buffer Mitigation Plan for the "Grimm- Turley Property" @ 4058 S. 146thi St., in the City of Tukwila, Parcel No. 0040000235 To Whom It May Concern: 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. i 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 §](par/), 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 notes 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 stone drain system along 146th 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). 1 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 /J96-94). 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 Welland Delineation Manual. Grimm- Turley @ Tukwila By John Comis Associates Date: 12/08/05 1 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' ( #A 1 to #A3) [Note that the stream corridor is marked at point numbered "A 1" 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 - member" (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 :2-as follows: SUMMARY OF WETLAND VEGETATION CLASSES• WL: SYSTEM CLASS WATER REGIME (abbreviation) A palustrine Forested / scrub -shrub seasonally flooded. partially- drained (i'FO /ssC:d) 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 Sad ler- 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 "ifetland'iJ'atercoursc 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 144th Street South and 146i1' 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 146111 2 "CIassificvtion of 1!'ellunds and Deep-ater Habitats of the United States ", 1JS Fish and Wildlife Service, FMS /OBS -79/31 (Cowardin et al, 1979) Grimm - Turley a Tukwila By John Comis Associates Dale: 12/08/05 Street, situated in front of a new house at the corner of 146th and 42nd 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 °d Avenue South and appears to discharge at about 14911' 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 "i ashingion iV'e/lands Rating ,Sus/em for rl'estern il'oshington ", 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 he 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 -f1:. 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 1461h 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 Coniis Associates Date: 12/08/05 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' d Standard Buffer Requirements biscussed WETLAND RATINGS — In accordance with the City of Tukwila Sensitive Areas Regulations (TMC 18A5.080, 13), wetlands shall be designated (or `rated') as Type 1, Type 2 or Type 3 as fol lows: 1. Type 1 wetlands are those wetlands that meet any of the following criteria: a. The wetland is characterized by the presence of specie's listed by the federal government or .Stale as endangered or thlreatened, or the presence of critical or outstanding habitat, for those species; b. The wetland has 40-60% permanent open seater 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 slater; or d The wetland is documented as regionally significant 14'U1c'l;f(J11'1 or s /io,eblyd areas by the Stale Department of Fish and TVildlife. 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 ne.sting :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 watercourse. 3. Type 3 wetlands are those wetlands that are greater than 1,000 square, feel 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 he 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 (TM.0 18.45.080, E), standard buffer widths shall be established from the wetland edge as follows: 1. Type 1 Welland: 100 foot buffer. 2. Type 2 Wetland 80 -foot buffer. 3 Type 3 Wetland 50 -fool 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 Icn (10) feet from the buffers edge. The building setbacks shall be measured from the folmdalion to the • buffer's edge. Building plans shall also identify n 20 -f o1 area beyond the buffer setback within which the impacts of development may be revieww'ed. Grimm- Turley @ Tukwila By Jolin Comis Associates Date: 12/08/05 :Buffer Modification and Enhancement Plan Discussed 111 accordance with the TMC 18.45.080, C, wetland buffers are intended in general to provide the following protection for wetland habitats. The specific comment for each code item (italicized) is discussed by JCA (underlined) as it relates to the proposed project: 1. Minimize long -term iruhac is of development on properties containing lvetlands; 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 i'alue; 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 cliea to stabilize banks, to absorb overflow during high water events and to allow for slight variation of aquatic system boundaries over time dire 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 42nd Avenue. 5. Reduce erosion and increased surface iawater 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 en ing Bering 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. Inlercept.fne sediments from surface water runoff and serve to minimize -water quality impacts; cnrd Grimm- Turley cJ 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 Inunan 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 Tess 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 huffer enhancement plan. The detailed buffer enhancement plan is provided by .1CA 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 huffer is degraded by non- native invasive plants; namely large clumps of Himalayan blackberries (Tabus disco /or). 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 niay require subsequent corrective actions or Tong -term monitoring of the project if adverse impacts to the regulated wetland or the buffer are identified (TMC 18.45.080G.5). Grimm-Turley 0), 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 front 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, }et 111 G. Comis, P 'S Wetland Specialist John Comis Associates (.1CA) File: \Grimm - Turley a TukwilaRpt.doc • (JCA .lob #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 15511' Street, Suite 102, Seattle, WA 98166, Phone: 206 -244 -4141, Fax: 206 -244 -4455 Enclosures: FIGURES: Figure 1. Vicinity Map (2004, Thomas Bros. Maps Guide) Figure 2. Topography & Drainage Map (2003, by TOPO!, based on USGS Quadrangle) Figure 3. Field note sketch map (5/12/2005, by JCA) Figure 4. Site Survey Map with Wetland Delineation (2005, Sheet PP1, Duncanson Co.) Figure 5. Planting Plan for Buffer Enhancement (2005, by JCA) Figure 6. 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 Grimm- Turley @ Tukwila • By John Conlis Associates Date: 12/08/05 8 5 1315T < HIGHLINE 5p z cnr0n1NIT1' tl' -51 m =M1 13 0TH, L S 1339(1 ^ST 03.',110 51 /r) k1 138Th 110111 ;1 14011 ;1 —.7- .6 RIvERTDN CREST. 4aTH • 151 \- S2,, , 4400 r „. 142 2400 142110 142110 51 • 144T1-1 Ithde i +A1; 4600•' •- 146TH 200 'a y'aW alV . , 1 QTH ST ,....4 ST, S 176TH ET • S 151ST G 5- LZ. L is IS15T 57 L yN • / . 400 a hz j I- 1 I o rte N-3, 15 TH . 4zno • 1 I, ' eV '^.5.15111 _ �-,';f 111 'R -- � ^t' :. s� 11 S 1'340 s-r S . 144Th RD. PL? 5300 - 5 ':, > : x 5900 r. RD 3 ¢ ¢ ..� HAZELNUT._: fro T,4 0 81 `LIB 9y �, ., 147T h FS ST s S 1491Ii 5 r ` Ia �9G 14e1 . SEATTLE :5 ''TACOMA..: TERNATIONAL AIRPORT r6TH r �f 158TH 4 c :z cersra ,� 7 ON 5T1 149D4 1 51 150116 'r L--)15P'2. =s: $ �J'7 a 151 ST S '16 ST L J 1 z cJ 152110 PL Ili `O wlo 153RD 5.156T'0 -ST 5 1 SPRIN GS ..1*';': :o S.- t. S ) ° 160TH ST 5 iea 61ST. ST. s 2000 :.0 c 1 s9ni.. 161S , ST J �•4 J 16151 sr ST • o CR SR •7f1• > �� � o .'° -T-' Z N lb °N` ST 9' PARI. ]64110 ST y ¢ CD r W Si11 �1rON �a i -IF .. 5 ;� l v I : 1./ �'� 64TH ST -7-7 v- °' q° g' NC II6667/ 1 1541541- 11051 Q9, NEIGNE5'''" 1 `�' 16 T 1 ;., PARA ST < SJ[6TII 1 — Sou0HCENTER 165TH ' ( R A(, I:.. 1 C!';'' , -■f2 � I • I 281 ! I / .1_.--1 .1 I 0; > n ' / �l a F5. �71�M n 44Un ¢ 3000 F LEGEND for Figure 1: Yellow = project site • Tax Parcel No 004(I00023S • Site Address: 4058 S. 14(131 Street, Tukwila. WA 98168 • Site Location: situated in the NE. liii of the NW ',1.1 of Section \V30111ne.ton Slap Source Thomas Brothers Road Atlas. 2004. 1611, 27 168TH 111 5 167011 ST ST HILL S 1601 sr L > S1nn PO STRANDER . CC 60110611401E 50(171/CENT 110 R�, PLAZA 0 • 26 CnnPnwn 2 By MARRIDTT m fnn POD nl 22_T23N -R4E. W. \1.. City of Tukwila, Ring County, Vicu'rrr MAP ti JOHN COMES ASSOCIATES Wetlands, Floodplarns, Drainage TOF- O I rnap printed on 1 1;�'2R/05 fron n "Untitled tpo" 'r;SR4 1.7)2(D171110" TN pvihi 0 1000 fEE.T 0 Dila' created with TOF'Ci ! t D r.E12003 IT at iorial e0 prapstir_. '4 172'_' 1 00ii 43 0 0 o rid 0 r-. Toitw,,pp t D ADbaAI MAr , 1 i ,• c.j 0-cf9 1 i_s--/•-,,,,--,-.3 , 1 i , i--- i • lioutTpt • . 1"c • 311 , Ficti) No-re SKETCM MAP JOHN COMES ASSOCIATES 'v Wetlands, Floo4ola•ns, Drainage 57 I tio r I'D C.Q -17-Li -----..........„,--.. lc--) I LA .)._..:-., .. . r - 4 :,,C- • 1,.. ) ., . ,:.---7 - , , ----- 7 , 7) . . - --- 7 -1 ,..,......., r • 1. 1-"T. _..„.,.; ..... 1 ,.., ......1., . ...„. ..,,-)< •.... . . k,J■d \TC --- - CM s ,.? -, __ .,,, • - . .-----: _ l'• .,,::::. .2*, ---; ./ --1- '--)•-'''-.4-,.1 , , J, / 6A , ,.t-. ---1- 5* ,• . \.— 9,-.._P‘‘01 I , _S-P -9_ ,_____,_. , : : '-. -H- . ! ' _. _.. . ,-,■402 — 6,-IA i -,---^-6-f---r -•')3t'l' . :.a keb 1 _I' • , . : . , 1 i ,• c.j 0-cf9 1 i_s--/•-,,,,--,-.3 , 1 i , i--- i • lioutTpt • . 1"c • 311 , Ficti) No-re SKETCM MAP JOHN COMES ASSOCIATES 'v Wetlands, Floo4ola•ns, Drainage OFFSITE II .:.fir: 1- • • ° _ENHANCED/REDUCED y s1 � . • \ %Ar. BUFFER -� I t.•' \ 1,161 sl ;2: ya ER . - • )G' BSBL •w \ ) 2100 —j � '1. t 8.265 SF 6,71•8 T L =12 5: 50 GRA':F' -1! ll IG, BE REMOVED 1x R9. • --11 ^• e:se7 SF .•s, 0 4, 1120 9944`SF; 6,580 SF NEr'r.T_n ?'C JS 21'_ ACCESS & U11L ESMi LIE Ik: •6f, . —_— - -_— —,4-- —= -- 113 — >,a =t __ t . • FOS LINE— _ I - #:.--. 0 • FOUtiO BAR a CAP J L.S. :19635 FOUND BAF & CAP - L. S. #:91.35 CAT(' -H BASIN 'RIMa 276 OE:. ^i2 061•' IE =273.9;' ;W) 12' CMF it-- 273.5,:' (0) CATCH 4SIN RIM= 274 12' /— 12" 3MP IE =271.'7' •Nil 12 07,1P IE ='271.87 (7) 12 DMF` IL =27) I' 1 'GRAPHIC SCALE r i , 5 i43.Si' _ Delineation Notes: 7Ius Site Survey Map is b.. on t land men,. o; San n, Corn and ,ncruoes wetland 0.1.ne.uon point arkC during field rm'nngati . i!!1.0.? b. fnm; Cam,S ASS »Ciales »JC&i, John G Corms PWS, Wctlanas- Speoi•list The wetland data is promo to scoff on this crewing and verified by JCA as snows! AISO sec Field Note Saner, Maps by 1CA (Figure 3) for details of vegus o», drainage patterns, 0c. • Wetland» etc delineated'' cad on in:' II'asiiingron 5rare 0,Ilands Jdenr»canon and LrInranon Manual' (WDOE, 1997) using routine onsitt and approximate offsne me5000. Wnerc weuands are loutud witnin the property bounday, tnc delineation of the wetland boundary is beard on 3- parommer ernerio and detailed field indicators for hvdropny»in vegetation, hydrrc soils, and hydrology. OSfsne cress are evaluated »witnin 315 feu sing best available data including City ofTukwile Wetland/Watercourse Map (2004), Aeribl Photo. Soil Survey. Flood Stud). lopogrepryy and/or °mineg» maps (se» figures included with 50t wetland repon for avails). 3. The surveyed Om points an marked end numbered as follows: • Wetland '6' (351 to 4A3) • i arainose comae (not numbcrw but marked by bus flags tied to vegetation along the drainage centerline) 4. The data points an Il4gged wio dolmen dnuun marked. • "WETLAND DELINEATION.number (coin4 ribbon. tied to vegetation or slake, sec number points on map) • "BUFFER BOUNDARY.' (g105 ribbon, lied to vegetation or stake:, sec squares on map) • `CL -DM DITCH' (5150 ribbon, centerline (CL) of drainage course 1100 to vegeaion) _. Wetland A (500 offsite ponion moms» to Ibc shoo plot site) is rated Twne 3 for regulatory purpose! based on the 2054 City of Tukwila Environmentally Sensitive Arras kegulalions (TMC 14.45.065, B) and die "R'ashmgmn Starr Wetlands karing Sl'santIor N'usern Woslrrngron ", August 2004 (WDOE Pub C5.0» -025) The total seore for functions is 41, water quality functions score is 22, hydrologic functions sear» i» 1 and habitat functions uorre is 14. This raring is based on our field ooservarions of wetland conditions (for a Depressionol wetland) that mist al Me lime of Iris study. (Sec Appendix. 3 for completed form by 1CA.) Nu other regulated wells/Ids rut found within 3(.0 leer duff shoo plot development arcs. Buffer Notes: L. Standard butler Width for this type of wetland is 2y (J (TMC 1 6.45.060, C). A NSooifled Buller is recommended by 1CA 001e 45 feel wine for Wetland -A. The buffer boundary shall Oc mmsurtd horizontally front th. nagged wetland delineation points. New resiuentiel buildings snail be set back u. ad01110nel I(r (car from feat Bunn boundary. line. 7. The buffer width is proposed in be modified by reducing in accordance wily. TMC 16.45.006, 5 ono C. The modified buffer ran provide adequate screening for noise and glut into the wetland. The. °offer reduction dogs i appear to Sippifionrlr affect the wetland's (unctions or value. Buffer enhancement to prop0104 mar includes adding native planes to the onsi¢ portion of Dann as shown by the Planting Plar. (Frgur. . and 6) 5. Wetlands bud buffers shall 00 maintained as a septum: "no dominance" easement within mat propene. All regulated activihm shall occur only in arras outside the butler buundety. 5. The final buffer boundary shell be marked by a land surveyor et Inc locations indicated on this site plan map. S: a: be posted along the Puller ooun - l» 50' intervals aeon Inc arc- ro 4005 development. »see Ciry of Tukwila n.ndoutinforrhetion for details of sign specifications) n tO e p p 10. No regulated activity including building. clearing, filling or grading is pm -mined within designslw buffer ant, cep: as may be approved by the Gry for such reasons 5 4 0 35 0 0 0 0 0 » removal. All regu Wed ;olivine: shall occur only in arms outside use final buffer boundary. 11. Maintenance within the oesigneted Duffer may include removal of invasive. or noxious weed speeiu• Invasrvc species may include inuaouce0 and non - native plants suer, as Himalayan btaekberry (1,56 03 d,scalar or Ruin: lay nix ru), Scorch broom (Cynsta stowrhu), kccd unary grass (Phalaris arundin»ra»), or Tansy ngwon (Tanacuun, vulgort). Removal of invasive and noxious plans must 60 by bane methods such as pulling, mining or other .»proved method as may be allowed by the Ciry. Disposal of plard residue muss be done in approved areas outside the reguiated wcllands or buffers. Wetland Specialist Certification This map correzny represents the wetland delineation made by me or under my direct supervision al the request of Moo Grim Gem Con n.Inc.. Owner /AOnf:.ant for the Grimm-Turley Proaer'. located at405f_S. 1460' 5100', N.. 004005001 end plotted to scale on this dmwing. G. Co. is, PW - D Cenifird Wetlands Specialist Q GENERAL SITE LOCATION S 144TH ST S 146TH ST S 7467H ST 50 iEL`PHONE� CATCH 66' /H e(T YP) RIM = :74.12' 17" HDPF IF= 7.73.17' CS) F.:» TO RIM= H R ;ATCH AASIP) 1 IIP■lk IT/ 0 4I 41 .— 'DJACLP7l c. JroOP'r 5NE OTE7:HE»D 60'•'EF. LINE BURIED P0t••'ER LINE BURIED GAS LINL OVERHEAD TELEPHONE LINE BURIED TELEPHONE LINE BURIED WATER LINE BURIED SANITARY SEWER BURIED STORM DRAIN — DITCH LINE /FLOW LINE ROCK RETAINING WALL llrl-l-1" (Thi mf-Yl'-"• VEGETATION LINE u- G 01 UT SS JL TRANSFORMER LIGHT STANDARD POWER VAULT UTILITY 800 UTILITY POLE POLE GUY WIRE GAS VALVE GAS METER TELEPHONE VAULT TELEPHONE RISER CHAIN LINE. FENCE WOOD FENCE BARBED WIRE /WIRE FENCE FIRE HYDRANT 'i GATE VALVE B; WATER METER ,Q FIRE STAND PIPE ❑ TYPE I CATCH BASIN ®i TYPE II CATCH BASIN s SIGN • BOLLARD o MAID- BO? 234.27 SPOT ELEVATION NOTE: 1) ALL ELEVATIONS SHOWN ARE ABOVE MEAN SEA LEVEL (AMSL) ELEVATIONS REFERENCED TO THE NA'VO 88 DATUM. 2) ALL TOWER, TREE AND APPURTENANCE HEIGHTS ARE ABOVE GROUND LEVEL (AGL). 3) ALL HEIGHTS REPRESENTED ARE ACCURATE TO ± FEET OR ± 1^ OF TOTAL HEIGHT, WHICHEVER IS GREATER. TREE LEGEND DECIDUOUS TREE A0 AL =ALDER MP =MAPLE DS =DECIDUOUS — TRUNK. DIAMETER ON) MA= MADRONA OF =OAF TYPE CH =CHERRY EVERGREEN TREE 1 DF18 195.2 HEIGHT AGL IF. MEASURED CE =CEDAR DF=DOUGLAS FIR HE= HEMLOCK 6I -6INE EVG= EVERGREEN NOTE: TREE DRIP LINES 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 0040000235 SITE ADDRESS 4056 S 146TH ST TJKWILA, WA 98165 MATT GRIMM 253— # # # — # # ## SITE CONTACT PHONE NUMBER ZONING LDR TOTAL LOT AREA 40,121 67(0.92± AC) ELEVATION DERIVED USING GAS. ACCURACY MEETS OP EXCEEDS 16 STANDARDS AS DEFINED ON THE FAA ASAC INFORMATION SHEET 91:003. BOUNDARY DISCLAIMER THIS PLAN DOES NOT REPRESENT A. BOUNDARY SURVEY. SUBJECT AND ADJACENT PROPERTY LINES ARE DEPICTED USING FIELD —FOUND EVIDENCE AND RECORD INFORMATION. SURVEY REFERENCE SURVEY REFERENCE TEXT CAUTION! UNDERGROUND UTILITIES EXIST IN THE AREA AND UTIU TY INFORMATION SHOWN MAY BE INCOMPLETE. STATE LAW REQUIRES THAT CONTRACTOR CONTACT THE ONE —CAI I UTILITY LOCATE SERVICE AT (FAST 48 UP:'COANS0NII Company, Inc. 145 Sk'153rh 51ren, 31.105 102 5rmrle, H'oahingmn 00161 Phone 106.144.4/41 Fan 106.144.4413 GEM CONSTRUCTION 0 CV U) 0 co 0) Q CC CE Z- 111 O Z 0 r REVISIONS DESCRIP TIOM GEM CONSTRUCTION FLD. CREW: JA /KE FLD. BOOK: 132/07 DRAWN BY HIM JOB #: 05477 DATE: 07/73/05 4= 4 ). Fe • A_ 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 4 13 40 Trees OAcer big ) of maple ° big leaf maple OPseudotsuga men:iesii Douglas fir Shrubs 0 Acer circinarum vine maple Oemleria cerasiformis Indian plum Ribes sanguineum red - flowering currant Rosa pisocarpa clustered rose Size /Condition (sec notes for abbr.) Spacing Indicator Status 6 -8' /BB 15' OC FACU 6 -8' /BB 15' OC FACU 6 -8' BR 15' OC FAC - 15-18" BR 7' OC FACU 2 Gal /container 3' OC NI(UPL) 2 Gal /container 4' OC FAC 9 D MAPLE NpT5c I. ave, a tiT -fyto j skrC�bs 1tailud -b %A c. 2 . ' ice. OW s �I SD NE MAPM 0-41JAG 0 MAPU5 '- CAT 3IG Al L4/1. : 2 ?5. k2 SNAfo roz- .,- GRIMM- TURt-ei FROF JOHN COMIS ASSOCIATES 0;N Rood— Drakav U 10 ti : 1S J �i a try ft,ure itouwirewhfi Irtiki4 Fig: Fop buffo& ErovvoursAvrar ,� 5 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 OAcer macrophvllum big leaf maple Pseudotsuga menziesii Douglas fir Shrubs 4 n Acer circinatum vine maple Oemleria cerasiformis Indian plum Ribes sanguineum red - flowering currant Rosa pisocarpa clustered rose Size /Condition (see notes for abbr.) 6 -8' /BB 6 -8' /BB Spacing Indicator Status 15' OC FACU 15' OC FACU 6 -8' BR 15' OC FAC - 15-18" BR 7 OC FACU 2 Gal /container 3' OC N1(UPL) 2 Gal /container 4' OC FAC NAME Rating Association WL Animal Use Comm/Water .S TREES eras � r :s es r . _ s . s`._�:� In ,` �. _ z- - yam, at z ,,,i7--,-, _I a, e rte. SrGF_ Acer macrophyllum/big -leaf maple FACU /SM 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 scuirrels SHRUBSy � Oemleria cerasiformis/ Indian plum a�fr..� Berries eaten by robins, waxwings, foxes, coyotes, bear and deer. 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. rn 14 t1 T'i nboPEETT JOHN COMIS ASSOCIATES wedalds, Faoda4nr. trahaV 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, stint: currant, Indian plum, sword fern Aquatic Bed (Permanently flooded shallow water zones of ponds and lakesl 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, snowbeny, 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. cwt ComWvarTics) Fig: Adbsoc! Ar'®S, uses Am, i LAN7 Sc ouLt SPECIFICATIONS FOR BUFFER ENHANCEMENT, PLANT SCHEDULE, AND PLANTING DETAILS Grimm-Turley (cry Tukwila By John Comis Associates Date: 12/08/05 By John Comis Associates (JCA) 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 (r� 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 011 all sides. D. Problem trees require individual evaluation to determine the best course of action for the site. 1- Lazard 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. 13. 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 (Rubrrs disco/or and K wi.rinus), reed canary grass (Plaalaris arUndinacea), poison hemlock (Connnn rnaculaium), Scotch broom ( Ctisus scopaiius) and Tansy ragwort (Tanacelum 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 n 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 macrophvllunt 6 -8' BB big leaf maple Pseudotsuga menziesii 6 -8' /BB Douglas fir Shrubs Q ) Acer circinatum 6 -8' /BR 15' OC FAC- 4 / vine maple Oemleria cerasiformis 1 5-1 8" BR 7' OC FACU 3 Indian plum Ribes sanguineunt 2 Gal /container 3' OC NI(UPL) red - flowering currant /� , Rosa pisocarpa 2 Gal /container 4' OC FAC '�t� clustered rose 15' OC FACU 15' OC FACU Grimm - Turley @ Tukwila By John Comis Associates Date: 11/10/05 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 REMOVE BURLAP AND BASKET FROM TOP 1/3 OF BALL AND REMOVE FROM SITE. 3' EARTH SAUCER 2* TO 4" SHREDDED HARDWOOD MULCH CENTER TRUNK OF TREE IN PIT. WATER THOROUGHLY TWICE WITHIN THE FIRST 4-8 HOURS. SUBGRADE BACKFILL WITH 1 /2 CLEAN EXISTING SOIL, 1/4 CERTIFIED TOPSOIL, & 1 /4 ORGANIC MATERIAL APPROVED BY THE COUNTY. -- _- . - - - -. UNDISTURBED SOIL --� Tree Planting — Balled and Burlapped JOHN COMIS ASSOCIATES 4" Layer of compacted woodchip mulch Undisturbed soil or compacted backfill 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 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. 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. JOHN COMIS ASSOCIATES 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. Shrub Detail 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. 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. JOHN COMIS ASSOCIATES BACKFILL MIX (SEE SPECS.) MAINTAIN TURF FREE AREA 12' FROM TRUNK 6" BASIN IN G. COVER 3" BASIN IN LAWN .fib% I II— PLANTING TABLETS (SEE SPECS.) PLANTING BACKFILL PUDDLE AND SETTLE TO SET PLANT AT FINISH GRADE Shrub -Bare Root JOHN COMIS ASSOCIATES COST ESTIMATES FOR FINANCIAL GUARANTEES (CONSTRUCTION, MONITORING & MAINTENANCE) 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 bondingpurposes 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. Grimm - Turley C) Tukwila By John Comis Associates Date: 12/08/05 • 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 @.7160 Ea 24.00 22.30 0.00 46.30 Pseudotsuga menziesii (Douglas fir) 6 -8' BB 5.00 ' CL©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 CL©1.105 Ea 39.00 34.45 0.00 73.45 Ribes sanguineum (red flowering currant) 2 Gal cont 13.00 CL @1.105 Ea 91.00 34,45 0.00 125.45 Rosa pitsocarpa (clustered rose) 2 Gal cont 40.00 CL©3.400 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 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. TASK # TASK DESCRIPTION INDIVIDUAL /FIRM 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 95.00 380.00 Subtotal for travel 380.00 M2 Monitoring Inspection Schedule Monitor a minimum of 3 growing seasons, with period depending on complexity of the buffer changes grading contractor(s) mitigation plan. if needed. as needed.) Submit reports prepared by wetland specialist to document success or recommend (May include a pre- construction consultation w. develo.er, landscape or (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 (Fat, 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 ear's monitorins resort due d. 3rd growing season after construction (Fall, 2009) WL Specialist 2.00 95.00 190.00 3rd ear's monitorin. resort 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 .Ian and resort w..hotos WL Specialist 7.00 95.00 665.00 b. 3 reports w. photos @ 4 hrs. each by princpal 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 an vandalism and contingencies, 20% $221.40 and minor .eneral re.airs for .lantin.s • 20% of construction cost) $1,107.00 M5 City of Tukwila application review fee (to be paid by applicant). unknown M6 Construction of Mitigation from the "Construction Estimate" Worksheet (see Appendix 2) maintenance): $1,107.00 $4;'563.40 Total cost estimate (for construction, monitoring and * 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. 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 1104 -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. Grimm - Turley @ Tukwila By John Comis Associates Date: 12/08/05 13 WETLAND RATING FORM - WESTERN WASHINGTON /a ��l Name of wetland (if known): \�` %e f -ty �+/q h{ p,e 77� Location SF.C��.TWR151 {P_4riJ1 ,Eit - ttach map who mutlme of wetland In song form) Person(s) Rating Wetland: isja(."'sr ham' Affihatmn: 'J(711 Hate of site visit: gr 2/0 SUMMARY OF RATING Category based on FUNC II.I)NS provided by wetland 1 11 111 V R'_ Category I = Score >70 Carc�oD;.11 � Sco {e,�J:fi9" ...go ,.11 = ScorcR30.5, ategory IV = Score <30 Score for Water Quality Functions Scare for Hydrologic Functions Score for Habitat Functions TOTAL score for functions Category based on SPECIAL CILIRACTERISTICS of wetland 1 II_ Does not Apply_ Final Category (choose the "highest" category, from above) I E 0 t 1 Check the appropriate type and class of wetland being rated. idYellaol Typc - - : - _ aVelland Class 1 - ',{U- i'•' Estuarine Depressional a a Natural Heritage Wetland Riverine /1 Bog Lake- fringe I(lf Mature Forest Slope Ij Old Growth Forest Flats Coastal Lagoon Freshwater Tidal lolerdunal None of the above Wetland hating Form - western Washington August 2004 Classification of Vegetated Wetlands for Weslerq( tWashingtton Welland Name: Iv!4,1 e / Dee: 'v4'..� f i 2,.1 tear .. 1 1. Ar e- rrellev s in the wetland usually controlled by tides (t.e. except during floods)? 0- go tot -> YES - the wetland class is Tidal Fringe 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) lf3our wetland can be classified as a Freshnrarcr Tidal Fringe we the forms for Riverine wetlands. If'it is Saltwater Tidal Fringe it u 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 Hydrogcamorphic 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 tens "Estuarine" wetland is kept. Please note, however, Mat the characteristics that define Category I and II estuarine wetlands have clanged (see p. ). 2. opogmp by thin the wetland flat and precipitation is only source ( >90 %) of water to it. f N YES - The wetland class is Fiats TTCour wetland can be classified os a "Flats" wetland, use the form for Rep sessional wetlands. 1 Does the wetland meet both of the following criteria? The vegetated pan of the wetland is on the shores of a body of open water (without any vegetation on the surface) where at (cast 20 acres (11 ha) are permanently inundated (ponded or flooded); NO_ t 30% of the open water area is deeper than 6.6 fl (2 m)? gn to 4 YES - The wetland class is fake - fringe (Lacustrine Fringe) 4. Does the wetland meet all of the following criteria? The wetland is on a slope (slope can be very gradual), 1Ise water flows through the wetland in one direction (unidirectional) and usually comes from seeps. It may flow subsurface, as sheetflnw, or in a swale without distinct banks. The water leaves the wetland without being impounded? 14OTE: Surface water does not pond in these type of wetlands except occasionally in very small and shallow depressions or behind hummocks( depressions- are usually <3ft diameter mid less than I 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 overbill: flooding from that stream or river? The flooding should occur 0 least once every two years, on the average, to answer "yes'." The wetland can contain depressioru That are . 61led with water when the river is parjhoddi li! N0- go io 6 YES - The wetland class is Riverine w'sil ud Patina.. meet,....., t 2+0 Does the wetland being rated meet any of the criteria below? [(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. Check Ltsl (or \ Petlands That Need S�rtic ra�l 1 rotechon and , I • . f�` .• .That &re"Nollii4luded In ibe(dtlil .. YEA. ',{U- i'•' SP I . Has the wetland been documented as a habitat for arty 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 Slope 4 Lake - fringe SI'2. Has the wetland been documented as habitat for any .Stare 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. fressional + Riverine along stream within boundary /1 SP3. Does the wetland contain individuals of Prioriph species listed by the IfDFII• for the state? Treat as ESTUARINE under wetlands with special characteristics I(lf SIN. Does the wetland fume a local significance in addition to its functions? For example, the wetland has been identified in the Shoreline blaster Program, the Critical Areas Ordinance, or in a local management plan as having special significance. Ij To complete the next part of the data sheet you will need to determine the Hydropeoosorphic Class ofthc wetland beinp rated. The hydrogeomorphic classification groups wetlands into those that function in similar ways. This simplifies the questions needed to nnswcr how well the wetland functions. The Hydrogcomorphic Class of a wetland can be determined using the key below. Sec p. 2.1 far more detailed tnstrualons on classifying wetlands. 4t t5r�i 'i° ►' l �`" �" I,sr.0 ,. f f` '77a .; ..�..tt (6-• , ,� r� r..l 01/1 iyC I'"k �•.t:�"D. � r"';r`�.;� h..' j'i'-.-i"^ 4i 1e ^' •a7 .r� aJ cr.„ %e Y f Welland Rating Porn, -wevem Wnshington 2 Augur 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 owlet, if present, is higher than the interior of the wetland NO -go to 7 ' l'E Tim wetland class is Depressional 7. Is 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 0 YES -The wetland class is Depressional R. Your wetland seems to be ditlicult to classify. For example, seeps at the base of a slope may grade into a riverine lloodplain, or a small stream within a depressional 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 11011 classes present within your wetland. NOTE: Use this table only if the class that is recommended in the second column represents l0% or more of the total area of the wetland being rated. If the arca of else second class is less than 10% classify the wetland using the first class. '!UGAfeldtse) Wallin nlleltneased'fl'rtlnnd$aundam i- :- Clats.m Ili In Rating Riverine Slope + Riverine Slope + Depressional Depressional Slope 4 Lake - fringe Lake - fringe Depressional Depressional fressional + Riverine along stream within boundary Depressional + Lake- fringe Sall Water Tidal Fringe and any other class of freshwater wetland Treat as ESTUARINE under wetlands with special characteristics 1f you are unable still to determine which of the above criteria apply to your wetland, or you have more than 2 !TONI classes within a wetland boundary, classify the wetland as Depressional for the rating. 13'; ,bcpressional and Flats Weilanils .' .• . . . • WATER QUAL' FY FUNCI IONS - Indicators that wetland functions to improve water quality Points' .... D D D D D D D I. Does the wetland have the potential to improve water quality? are 38) p. I) 1.1 Characteristics of surface water flows out of the wetland: Wetland is a depression with no surface water outlet points = 3 Wetland has an intermittently flowing, or highly constricted, outlet IMO* Wetland has an unconstrictcd surface outlet • ins = I Wetland is flat and has no obvious outlet and/or outlet is a ditch points = 1 "7-- D1.2 The soil 2 inches below the surface is clay, organic, or smells anoxic (hydrogen sulfide or rotten eggs). YES o () 0 zolois T 1)1.3 dltracteristics of persistent vegetation (emergent, shrub, and/or forelreliss), Wetland has persistent, ungrazed, vegetation , = 95% of area (........0 is = :.....) Wetland has persistent, ungrazed, vegetation, = 1/2 of area porn 3 Wetland has persistent, ungrazed vegetation , = 1/10 of area points = 1 Wetland has persistent, ungrazed vegetation <1/10 of area points = 0 ins.■' D1.4 Characteristics of seasonal ponding or inundation. This is the area of he wetland that is ponded for at east 1 monhs In dries out sometime during the year. Do not count the area that is permanently ponded. Estimate 0100 00 the average condition 3 out of 10 yrs. Area seasonally !sanded is> 'A toul area of wetland ------.) oints = ea 4. Area ssonally ponded is,- IA total area of wetland pout - Paco seasonally pondcd is < 'A total area of wetland points = 0 NOTE: See text for indicators of seatonal and permanent inundation.. 4,... Total for 1/ I Add the points in the bores above 1 1 D D 0 2. Does the wetland have the opportunity to improve water quality? (see 44) multiplier ....a., ion.," 4.,., Cii;.•• p. 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 Inam the wetland? Note which of the following condrt,ornr provide the sources of pollutorus. — Grazing in the wetland or within /500 — Untreated stormwater discharges to wetland — Tilled fields or orchards within /500 of wetland — A stream or culvert discharges into wetland that drains developed areas, . idential areas, farmed fields, roads, or clear-cut logging Residential, urban areas, golf courses are within 1500 of wetland — Wetland is fed hy groundwater high in phosphorus or nitrogen ..„.......---Qther. . lulliplicr is 2 NO multiplier is 1 TOTAL- Water Quality Functions Multiply the score from DI by 02 Add score to table on p. 1 Weiland Radng Foal, - waterer 'Washington August 7004 -4i:'.nr-RivOrini nctfeit■\aief-•Tirtil •I'. WATEP, QUALtry Rnrcmorfs • Indicators that wetland functions to improve / water qualik. R R R R R R R I. Dots the w el/and have the pmei__tia1 to improve weer quality? (set p. SO) / 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 fad(n/ts = 8 Depressions cover s• 1/2 area of wetland /points = 4 Depressions present but cover < I /7 area of wetland / points = 2 No depressions present points - 0 It 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 • points = 6 Ungrazed, emergent plants , 2/3 area of wetlan t points = 6 Ungrazed emergent plants, 1/3 area of well d points = 3 Forest, shrub, and urpraz,,cc.1 emergent <1/3 rea of wetland ints= 0 Add the points in the bores above It 2. Does the wetland have the 0 orlon' In improve wales quality? (see p. 53) Answer YES if you kilou or believe ere arc pollutants in groundwater ftt surface water coming into do wetland dm ould otherwise reduce water quality in streams, lakes or groundwater d igradient from wetland? Note which of the .fidlowing condition provide c sources of pollutants. — Grazing in the well 5 or within 15011 — Untreated storm er discharges to wetland — Tilled fields rchards within 150 feet of wetland — A stream o tilvert discharges into wetland that drains developed areas, residentipt areas, farmed fields, roads, or clear-cut logging — Resid CtMl, urban areas, golf courses are within 150 ft of wetland — T river or stream linl:ed to the wetland has a contributing basin where man activities have raised levels of sediment, toxic compounds or nutrients in the river water above standards for water quality Other YES multiplier is 2 NO multiplier is 1 TOTAL- Qualify Functions Multiply the score from R I by R 2 Add score. to table on p1 Comments Wetland Radii!. Fisrm - wt:larti Aug. 2Uai multiplier Dst.<' Witii)i)'6 7.. ' ' - - .:,•...4..:. . . - . - -f. : ' '1.1'Lidis. 1111.4,01.0GIC RIF 1i:110147, • Indicators that ,etland functions In leduce flooding and stream degradation ..: D D D D 0 3. Dots the wetland have the °tenth! to reduce flooding and erosion? (see p. 46) D 3.1 Characteristics of surface water flows out of the wetland Wetland has no surface water outlet points = 4 Wetland has en intermittently flowing, or highly constricted, outlet Coint.. ‘.... Welland is flat and has no obvious outlet and/or outlet is a small ditch p:Jig - Wetland has an unconstricted surface outlet points = 0 1) 3.2 Depth of storage during wet periods Estimate the height of ponding above the bottom of the outlet hlarks of ponding are 3 ft or more above the surface points = 7 llte wetland is a "headwater" wetland" points = 5 Marks of ponding between 2 ft to <3 ft from surface Paints = 5 ...,46,. siwia Marks arc at least 0.5 ft to <2 ft from surface 124112) Weiland is flat but has small depressions on the surface that trap water points = I Marks of ponding less than 0.5 ft points = 0 [/ 3.3 Contribution of wetland to storage in the watershed Estimate the ratio of the area of upstream basin contributing surface water to the wetland to the area afthe wetland itself. The area of thc 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 more enlszt.,1) The area of the basin is ore than 100 times the area of the wetland points= 0 Wetland is in the FLATS class (basin = the wetland, by definition) poi011-11. "--e"--.. Total for 11 3 Add the points in the bores above D D 134. Does the wetland have the opportunity to reduce flooding and erosion? ,.....—, ,.. .-s t47-• ''' t4yPtt p I .e.y („..4,.... multiplier --1--- (see p. 49) .....„, Answer YES Jr the wetland is in a location in the watershed where the flood I) storage, or reduction M water velocity, it provides helps protect downstream property and aquatic resources from flooding or excessive and/or erosive flows, Answer NO if the water coming into the wetland is controlled by a structure such, as flood gars, tide gate, flap valve, reservoir etc. Olt you estimate that more than!. 90% of the water in the wetland is from groundwater. Note which of the following indicators of opporrunio, apply. \ — Wetland is in a headwater of a 5/011 05 stream that has flooding problems) — Wetland drains to a river or stream that has flooding problems — Wetland has no outlet and impounds surface runoff water that might otherwise flow into a river or stream that has flooding problems — Other ...—..,.. YES multiplier is 2 fr NO is I .„)multiplier TOTAL - Ilydrirgre.“Funetions Multiply the score from D 3 by D 4 • Add score 0, table on p. 1 can ,...;; Wetland Rating Form - weslern 'Washington 6 Aug. 2004 itftWiiiiiC iiirffi-egtrarerTidLi ti-irrieVt'ill2nd's ' ....`•'.:.'•':, -''''.- "'- HYDROLOGIC FUNCTIONS - Indicators that wetland functions to reduce flooding and stream erosion / ..: R 3. Does the wetland have the potential to reduce flooding and erosion? ." (see p. 54) R R 3.1 Characteristics of the overbank storage 5/pc wetland provides: / Estimate the average width of the wetland perpendicular to the direcOorn of the flow and the width of the stream or river channel (distance, benveybanks). Calculate the ran, ( width of wetland)1( width of stream). I e rem is more than 20 poiros = 9 lithe ratio is between 10 -20 paints = 6 If the rat.io is 5. <10 points = 4 If the ratio is I- <5 points = 2 lithe ratio is < I points = I R It 3.2 Characteristics of vegetation that slow do water velocities during floods: Treat large woody debris as 'forest or s ". Choose the points appropriate fot the hest description. Forest or shrub for >1T3 area OR E mem plants , 2/3 area points = 7 Forest or shah for 0 1/10 arca 0 Emergent plants, 1/3 area points = 4 Vegetation does not meet abo criteria points = 0 R Add the points in the hoses above R R 4. Does the wetland h the opportunity to reduce flooding and erosion? multiplier (000p. 57) Answer YES if .. wetland in in a location in the watershed where the flood storage, or 5911 ctinn in water velocity, it provides helps protect downstream property a if aquatic resources from flooding or excessive and/or erosive flows. Note wl .lt of !helot/owing conditions apply. here are hunian 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 damaged by flooding — Other (grimier NO if the major source of water to the wetland is controlled by a reservoir or the 11/004/5 tidal fringe along the sides of a Me) 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 ummcnls - tt.t[St:tn C. .Cake-Fringe We'llifitls • '. , -.. • WA TE14 QUALITY F UNC 'IONS - Indicators that wetland functions to improve • water quality POin L L L L L I. Does the wetland have the potential tri improve water quality? (see p. 591 .., L 1.1 Average width of vegetation along the lakeshore : Vegetation is more than 33(1 (I0m) wide points = Vegetation is more than 16 (5m) widc and <339 poiny 3 Vegetation is more than 69 (2m) wide and <16 fl ponds = I v. Vegetation is less than 6 ft wide lots = 0 L 1.2 Characteristics of the vegetation in the wetland: choose the pp , p,-tau rkscription that results in the highest pothts, land do not "riot try open water in your estimate of coverage. In this case the herbaceous plants salt be either the dominant form (called emergent class) or as an understory,'Kes shrub or forest community. Herbaceous plants cover >90% of the vegetated area / points = 6 I lerbaccous plants cover >2/3 of the vegetated area points = 4 Herbaceous plants cover >1/3 of the vegetated area points '4,- 3 Other vegetation that is not aquatic bed in > 2/3 egetated area points = 3 Other vegetation that is not aquatic bed in > 1 vegetated area points = I Aquatic bed cover > 2/3 of the vegetated or points = 0 L L Add the points in the boxes above multiplier L L L 2. Does the wetland have the opportugity to improve water quality? (see p. 61) multiplier Answer YES if you know or beli there are pollutants in the lake water, or surface water flowing through e wetland to the lake is polluted. Note which of the following conditions pro the sources of pollutants. — Wetland is along d shores of a lake or reservoir that does not meet water quality standards — Grazing in thetwelland or within 1509 — Polluted w�/ discharges to wetland along upland edge — Tilled fichfs or orchards within 150 feet of wetland — Residers-fiat or urban areas are within 150 9 of wetland — Parriwith grassy arms that arc maintained, ballfields, golf courses (al) w) tin 150 ft. of lake shore) Rower boats with gasoline or diesel engines use the lake 'Other /is multiplier is 2 NO multiplier is 1 TOTAL- Water Quality Functions Multiply the score from LI by L2 YES multiplier is 2 NO multiplier is 1 Add score to 31970 01? p. 1 Comments Weiland Rating Form — westan Washington 9 August 2004 ' SI;it=t•eeitilii..s .7; . . ' .....•:- . -.. '. -, ' ' -•-':' _ IS, , I."' .". • .:-:'' . WATER QUALITY FUNCTIONS - Indicators that wetland functions to . improve water quality c ' ., / S S S S S 5 I. Dom the wetland have the potential to improve water quality? (see p. 64) .., S 1.1 Characteristics of average slope of wetland: i.s. Slope ,s18: or less (a I% slope has o I foot vertical drop In elevanon for every..* 100 fi horizontal distance) points 5<3 Slope is I% - 2% pair , = 2 Slope is 25.1 - 5% vints = I Slope is greater than 554 /points = 0 S 1.2 The soil 2 aches below the surface is clay, organic, or smells anoxic ,A, (hydrogen sulfide or rotten eggs). i YES 3 points NO = 0 ints A, L L S 1.3 Characteristics of the vegetation in the wetland at trap sediments and pollutants: Choose the points appropriate for the descriffij n that best fits the vegetation in the wetland, Dense vegetation means too h .e trouble seeing the soil surface. Dense, ungrazed, herbaceous vegetation? 9054 of the wetland area points = 6 Dense, ungrand, herbaceous vegetatii > 1(2 of area points = 3 Den., woody, vegetation > 'A of . i a points = 2 Dense, ungrazed, herbaceous ye: tation > 1/4 of area points = 1 Does not meet any of the crit a above for vegetation points = 0 multiplier Total for S I Add the points in the boxes above YES Itlier is 2 NO multiplier is 1 ' ' S S S 2. Does the. wetland ha the opportunity to improve water quality? (see p. 67) multiplier ____ Answer YES if yo 'now or believe there arc pollutants in groundwater or surface water coming in i the wetland that would otherwise reduce water quality in streams, lal es r groundwater downgradient from the wetland? Mite which of ihr following c • ditions provide the sources of pollutants. — G .ing in the wetland or within I 50f0 — treated storrnwater discharges to wetland Tilled fields, logging, or orchards within 150 feet of wetland — Residential, urban areas, or golfeourses arc within 150 11. unstop: of wetland • — Other YES multiplier is 2 NO multiplier is 1 TOTAL - Water Quality Functions Multiply the score from SI by 52 Add score to table 00 /3. I Comments wetland Rating nun — Aumv1205.1 1,,,..l...alic-fringe:NN cAatu 5 . , . HYDROLOGIC 1- u Nur iorqs • Indicators that wetland functions to reduce shoreline erosion iIr L L L L3. Does the wetland have the potential to reduce shoreline erosion? (see 62) p. t, 1. 3 Average width and characteristics of vegetationalong the lakcshore (do include aquatic bed): (choose the highest scoring description that maichey''' conditions in the wetland) . of-fringe vegetation is shrubs 01 trees at lent 33 II (I 0m) wideiCpoints = 6 % of fringe vegetation is shrubs or trees at-kart 6 11. (2 m) wi.fle• points = 4 > 8: of fringe vegetation is shrubs or trees at least 33 ft (1y)A.vide points = 4 Fringe vegetation is at least 6 ft (201) wide points = 2 Fringe vegetation is less than 6 ft (2m) wide ./ points = 0 Record.4 ,44 points from the boa above . . L L 1. 4. Does the wetland have the opportunity to felluce erosion? (ace r. 63) multiplier Are there features along the shore that w• & impacted if the shoreline erodes? Note which of the following conditio ply. • — There arc human structures d activities along.the upland edge of the wetland (buildings, field iral can be damaged by erosion. — There arc undisturbq mural resonces. along the upland edge of the wetland (e.g. matpriforests other wetlands) than can be damaged by shoreline crosynf . .. — Other e,...I i ' ,• YES Itlier is 2 NO multiplier is 1 ' ' multiplier , TOTAL - Hydrologic Functions Multiply the score from L 3 by L 4 .,,. . . Add score In table on p. 1 nasmears Weiland Rating Form — wcstern Wuhington • 10 August 2004 -SI.ASlripe Wetlands ,. - ;..,. . .. —...•( i , , ... . . •; . ...,4.;y1,, ,..;?Loiny, HYDROLOGIC FUNCTIONS - Indicators that wetland functions to reduce / flooding and stream erosion . /7 S S S S 3. Dom the wetland have the potential tri reduce flooding and stream erpOi•on? (see p. 68) S 3.1 Characteristics of vegetation that reduce the velocity of surface 1103105 during storms. Choose the points appropriate for !lie description that fit conditions in the wetland. Dense, uncut, rigid vegetation covers > 90% of the area o e wetland. (sterns of plants should be thick enough (usually > I/8in ), or dense enough, to remain erect during surface flows) . points = 6 Den., uncut, rigid vegetation, 1/2 area nfwetlaud points = 3 Dense, uncut, rigid vegetation> 1/4 area points = 1 More than 1/4 of area is grazed, mowed, Lille or vegetation is not rigid points = 0 S 3.2 Characteristics of slope wetland that Ids back small amounts of flood flows: . • The slope wetland has small s acc depressions that can retain water over at least 10% of its area. . YES points 2 140 points = 0 . - . ' . Add the points in the boxes above s Si / S 4. Does the wetland bay he op_portunity to reduce (tootling and erosion? (see p. 70) Is the wetland in andscape position where [Inc reduction in Water velocity it provides helpspfoIecl downstream property and aquatic resources from flooding or excessive . d/or erosive flows? Note'which of the following conditions apply. — WejWnd has surface runoff that drains to a river or stream that has flooding p lems Other multiplier (Arssw IVO if the major source of water is roerrolled by a reservoir (el. wetland is a seep that is on the downstream side of a don,) YES multiplier is 2 NO multiplier is I TOTAL - Hydrologic Functions Nlultiply the score from 53 by S 4 Add score to table on p. 1 05157■I 1,a1i10 '011n — Y571,1551. 12 Attpri These'♦ tzestinirsapplyto ,n'erlarids,of all HCAlclasoes ..... - HABITAT FUNCTIONS - Indicators that wetland hmctions to provide important habitat ;.1 ',uj0 /0 11 1. floes the wetland have the potential to provide habitat for many species? H 1.1 Vegetation structure (seep, 72) I Check the types of vegetation classes present (as defined by Cawardinl if the rlars rovers more than /0 ?. of the area of the wetland or Y acre. Aquatic bed 'mcrgcnt plants lf' Scrub /shrub (areas where shrubs have >30% cover) X.04Bilresied (areas who: 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 goofh'. If have: 4 types or mOrc point' = 4 3 types ___________ Ix types points = type po m sue-- U H 1.2. Hydroperiods (see7. 73) Check the types of water regimes (IO'droperiads) present within the wetland The water regime has to cover more than 10% oldie wetland or J acre to cout. (see text for descriptions of lmdroperiods) I'cnnancntly flooded or inundated 4 or more types present points = 3 nally flooded or inundated 3 t s present _„points = 2 vCfccasionally flooded or inundated 2 types present point = 1j _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. Richness of Plant Species (seep. 75) 1 Count the number of plant species in the wetland that cover at least 10 ft'. (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 )filj-ai1, reed eanapgrass, purple loosesrrife. Canadian Thistle If you counted: > 19 species F0)015 = 2 List species below f sou ware 10: 5 - 19 species r fors = 0 5 species mss = 0 Weiland Boring Form- western Washington August 2004 H 2. Does the wetland have the opportunity to provide habitat for many species? H 2.1 Buffers (seep. 80) (/ .,......._______ ) ( Choose the description that best represents condition of buffer of wetland. The highest scoring criterion that applies to the wetland is to be used in the raring. See text for definition of "undisturbed" — 100 m (330ft) 0/ relatively undisturbed vegetated areas, rocky areas, or open water >95% of circumference. No developed areas within undisturbed pan of buffer. (relatively undisturbed also means no- grazing) Points= 5 — 100 m (330 ft) of relatively undisturbed vegetated areas, rocky areas, or open wafer > 50% circumference. Points = 4 — 50 m (1100) 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 > 5093 circumference. Points = 3 If buffer does not meet any of the three criteria above — No paved areas (except paved bails) or buildings within 25 0r (80(1) of. wetland.» 95°3 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 arc OK. Points = 2 — Heavy grazing in buffer. Points = 1 — Vegetated buffers art Cnn wide (6.6h) fur more than 959, of the circumference (e.g. tilled fields, paving, basalt bedrock extend to edge of wetland Points = 0. — Buffer does not meet any of to criteria above. Points = 1 \/ { :Kr J H 2.2 Corridors and Connections (sec p. 81) High = 3 points H 2.2.1 Is to wetland pan ofa relatively undisturbed and unbroken vegetated corridor (either riparian or upland) that is at least 150 h 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 grave( roads, paned roads, are considered breaks in the corridor). NOTE: If you have four or more vegetation types or three vegetation types and open water the ratio is alwa s "high ". YES = 4 points (goat 112.3) NO = go to H 2.2.2 14 1.5. Special Habitat Features: (seep. 77) II 2.2.2 Is the wetland pan ofa relatively undisturbed and unbroken vegetated corridor (either riparian or upland) Mat is at (east 50ft wide, has at least 30% cover of shrubs or forest, and connects to estuaries, other wetlands or undisturbed uplands Check the habitat features that are present in the wetland. The number of check, is le number of point!' you pun huddle next column, e downed, woody debris within the wetland ( >4in. diameter and 6 fl long). 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? 1.4ianding snags (diameter at the bottom > 4 inches) in the wetland YES = 2 points (go to 111.3) N0 =II 22.3 11 2.2.3 Is the wetland: _Undercut banks are present for at least 6.6 h (2m) and /or overhanging vegetation extends at least 3.3 h (Ina) over a stream for at least 33 ft (IOm) within 5 mi (Blurt) of a brackish or salt water estuary OR, (e ihhin 3 mi ofa large held or pasture (>40 acres) OP. ! .1,,dt..00 °+ s---.' within I mi of Blake greater.than 20 acres? (`Y'ES =l noiot 110 = 0 points hf f"0;', w'cnlami Rating, Fun h - +c;h<n: 1l'a:tinrnnn H I A. lutetsocninn 01 habitat; (seep_ 76) Decided front Inc diagrams below whether interspersion between types of vegetation (described in 11 1.1), or vegetation types and unvegetatcd areas (can incl(udd, open water or mudflats) is high,E*) medium, low, or none. (/ .,......._______ ) ( None = 0 poirC Low = poini Moderate = 2 points .--e":-.77-"---. r \/ { :Kr J 'y [riparian braided channels] High = 3 points NOTE: If you have four or more vegetation types or three vegetation types and open water the ratio is alwa s "high ". 14 1.5. Special Habitat Features: (seep. 77) Check the habitat features that are present in the wetland. The number of check, is le number of point!' you pun huddle next column, e downed, woody debris within the wetland ( >4in. diameter and 6 fl long). 1.4ianding snags (diameter at the bottom > 4 inches) in the wetland _Undercut banks are present for at least 6.6 h (2m) and /or overhanging vegetation extends at least 3.3 h (Ina) over a stream for at least 33 ft (IOm) Stable steep banks of fine material that might be used by beaver or muskrat for det{Ding (>30degree slope) OR signs of recent beaver activity arc present east 55 acre of thin - stemmed persistent vegetation or woody branches are present M ar %%as Milan, Ohat are permanently or seasonally inundated.(stmmrer for egg - laying by rc ) . [°Invasive plants cover less than 25% of the wetland area in each stratum of plants r• _- H 1. TOTAL Score - potential for providing habitat Add the scores in the column above ' a Westand Rating Fonn -western Washington August 2004 li 2.3 Near or adjacent to other priority habitats listed by WDFW (see p. 81) Which of de following priority habitats are within 330h (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 elements 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 h. Old-growth forests: (Old- growth west of Casa-de crest) Stands of at least 2 tree species, forming a multi - layered canopy with occasional small openings; with at (cast 20 trees/ha (8 trees/acre), 81 cm (32 in) dbh or > 200 years of age. Mature forests: Stands with average diameters exceeding 53 em (21 in) dbh; crown cover may be less that 100 %; crown cover may be less That 100" /.; decay, decadence, numbers of snags, and quantity of large downed material is generally less Man 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 (orbs 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 h), composed of basalt, andesite, and /or sedimentary rock, including ripmp slides and mine failings. May be associated with cliffs.. _Cave A naturally occurring cavity, recess, void, or system of interconnected passages Oregon white Oak: Woodlands Stands of pure ook, or oak /conifer associations hire canopy coverage of the oak component of the stand is 25 %. • Lootirban Natural Open Space: A priority species resides within or is adjacent to the open space and uses it for breeding mid /or regular, feeding; and /or the open space functions as a corridor connecting other priority habitats, especially those that would otherwise Inc isolated; and/or the-open space is an isolated remnant of natural habitat larger than 4 ho (10 acres) and is surrounded by urban development. Estuary/Estuary-like: Deepwaler 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 mnoff from Inc t 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 sea water. Estuarine habitat extends upstream and landward to where ocean - derived salts measure less than 0.593 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 to baclshore and adjacent components of the terrestrial landscape (e.g., cliffs, snags, mature trees, dunes, meadows) Mat 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 nr more priority hahilats- 4 points If wetland has 2 priority habitats = 3 point If wetland has 1 priority hnbiuly- .1.poinf, No habitats =0 points Rating F.m,- weac,o 'a'n:hinrmn August 2004 H 2.4 Wetland Landscape (choose the one description landscape the oldie around wetland that best Ps) (see p. 84) There are at least 3 other wetlands within ''A 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 development. points = 5 The wetland is Lake -fringe on a lake with little disturbance and there are 3 other lake - fringe wetlands within % mile points = 5 There are at least 3 other wetlands within V, mile_jB UT the connections between them are disturbed. _"^'°"°"_ points = 3 ,� (:? f`.J.'! T ivetTand is Lake - fringe on a lake with disturbance and there are 3 other lake - fringe wetland within', smile ppint There is at least I wetland within 5; mile. i" ints • y TBet arc o w'etlairilreilir F%m i' = 0 ^ II 2. TOTAL Score - opportunity for providing habitat Add the scores in the column above , Total Scare for Habitat Functions — add the points for H I, 112 and record the result on , z'y P. 1 1 *'r Wetland Rating Form — western Washington August 2004 REFERENCES FOR WETLAND ANALYSIS AND BUFFER MITIGATION PLANS Grimm - Turley (ii? Tukwila By John Comis Associates Date: 12/08/05 14 PROJECT- SPECIFIC REFERENCES . City of Tukwila. 2004. Environnrentallr' Sensitive .Areas Regulations for Wetlands in the Tukwila Municipal Code (TMC), Ord. 2074 §1(part). 2. Cowardin, L.M., V. Carter, F.C. Galat and E.T. LaRoe. 1979. Classification of Wetlands and Deep Water Habitats of the United ,Slates. U.S. Fish and Wildlife Service, U.S. Department of interior, Publication FWS /OBS- 79/31. 3. Corps of Engineers. 1987. Corps of Engineers iVetland 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 C'ornmon Weiland Plants of ifre'stern Washington & NW Oregon. Seattle Audubon Society & Washington Native Plant Society, Seattle, Washington. 5. Guard; B. Jennifer. 1995. Welland Plants 0/Oregon and Washington. Lone Pine Publishing, Redmond, Washington. 6. Hitchcock, C.L., A. Cronquist. 1977. Flory (Dire Pacific Northwest. University of • Washington Press, Seattle, Washington. 7. Knobel. 1980. Field Guide to the Grasses, . S'edges 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., .lr. 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 nfthe State of Washington. U.S. Fish and Wildlife Service. Biological Report -86 (W12.47). 12. R.eppert, R.T., W. Sigleo, E. Stakhiv, L. Messman, and C. Beyers. 1979. iietland 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. Rcsiwring Wetlands in Washington, a guidebookfor wetland restoration, planning and implementation. Department of Ecology. Publication No.93 -17. Olympia, Washington. Grimm - Turley cj Tukwila By John Colitis Associates Date: 12/08/05 15 14. US Department of Agriculture and Washington Agricultural Experiment Station: 1972.:Soil Survey of King County Arca, 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. ii'ushington State 1) etlands'Rating System - Western. WDOE Pub. #04 -06 -025. August 2004. Olympia, Washington. 17. Washington State Department of Fisheries. Catalog of Washington Streams c7nd Salinot7' 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 RESUMES FOR WETLAND CONSULTANTS Grimm - Turley @ Tukwila By John Comis Associates Date: 12/08/05 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 HISTORI': Consoer, Townsend & Associates, junior engineer, 1974 -77 Pierce County Public Works, civil engine.er 11, 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. Corms' 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 -JGC I .doc (Jan. 2005) Grimm- Turley @ Tukwila 13y 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 -1.976 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. Pile: \RES-CACI .doc (Jan. 2005) Grimm - Turley cc, Tukwila By John Comis Associates Date: 12/O8/05 19 .. .-- . `'"' -- ._. ∎. .. ..l.J._L:.J..r..�: SUBDIVISION GUARANTEE Guarantee No.: G- 2631 -12408 Order Number: 961443 Subdivision Guarantee: $350.00 Sales Tax: $33.25 Effective Date: June 17, 2009 at 8:00 AM Total: $ 383.25 OWNERS: Gem Construction, Inc., a Washington Corporation LEGAL DESCRIPTION: Lot(s) 20, Block 2, Adams Home Tracts, according to the plat thereof recorded in Volume 11 of Plats, Page(s) 31, records of King County, Washington. Situate in the County of King, State of Washington. SUBJECT TO: 1. Delinquent General Taxes: Year: 2006 Amount Billed: $1,886.15 Amount Paid: $276.46 Amount Due: $1,609.69, plus penalty and interest Tax Account No.: 004000- 0235 -09 Levy Code: 2401 Land: $80,000.00 Improvements: $97,000.00 2. Delinquent General Taxes: Year: 2007 Amount Billed: $2,480.85 Amount Paid: $ -0- Amount Due: $2,480.85, plus penalty and interest Tax Account No.: 004000 - 0235 -09 Levy Code: 2401 Land: $85,000.00 Improvements: $117,000.00 3. Delinquent General Taxes: Year: 2008 Amount Billed: $2,908.32 Amount Paid: $ -0- Amount Due: $2,908.32, plus penalty and interest Tax Account No.: 004000- 0235 -09 Levy Code: 2401 Land: $203,000.00 Improvements: $43,000.00 Guarantee No: SG- 2631 -12408 stewart V art ra company guaranty P y SUBDIVISION GUARANTEE 4. General taxes: First half delinquent May 1; Second half delinquent November 1: Year: 2009 Amount Billed: $2,161.40 Amount Paid: $ -0- Amount Due: $2,161.40, plus interest and penalty if delinquent Tax Account No.: 004000 - 0235 -09 Levy Code: 2401 Land: $203,000.00 Improvements: $ -0- Note: King County Treasurer, 500 4th Avenue, 6th Floor Administrative. Building., Seattle, WA 98104 (206) 296 -7300 Web Address: http: / /webapp.metrokc.gov /kctaxinfo /. 5. Delinquent taxes may be subject to foreclosure proceedings by King county. Additional amounts may also be owing in connection with the foreclosure process 6. Deed of Trust and the terms and conditions thereof: Grantor: Gem Construction, Inc., a Washington Corporation Trustee: Stewart Title Guaranty Company Beneficiary: Fife Commercial Bank Amount: $234,000.00 Dated: April 13, 2006 Recorded: April 27, 2006 Recording No.: 20060427000546 The amount now secured by said Deed of Trust and the terms upon which the same can be discharged or assumed should be ascertained from the holder of the indebtedness secured. 7. An easement for side sewer affecting the portion of said land stated herein and containing a provision for bearing costs of maintenance, repair or reconstruction of said common sewer by the common users: Recorded: April 10, 1975 Recording No.: 7504100515 Width: 5 feet Location: along the line as constructed Guarantee No: SG- 2631 -12408 stewart title guaranty company SUBDIVISION GUARANTEE This Guarantee and the legal description given herein are based upon information supplied by the applicant as to the location and identification of the premises in question, and no liability is assumed for any discrepancies resulting therefrom. This report does not represent either a commitment to insure title, an examination of or opinion as to the sufficiency or effect of the matters shown, or opinion as to the marketability of title to the land. Robert Jackson :tc Guarantee No: SG- 2631 -12408 stewart title guaranty company STG Privacy Notice (Rev 01/26/09) Stewart Title Companies WHAT DO THE STEWART TITLE COMPANIES DO WITH YOUR PERSONAL INFORMATION? Federal and applicable state law and regulations give consumers the right to limit some but not all sharing. Federal and applicable state law regulations also require us to tell you how we collect, share, and protect your personal information. Please read this notice carefully to understand how we use your personal information. This privacy notice is distributed on behalf of the Stewart Title Guaranty Company and its affiliates (the Stewart Title Companies), pursuant to Title V of the Gramm - Leach - Bliley Act (GLBA). The types of personal information we collect and share depend on the product or service that you have sought through us. This information can include social security numbers and driver's license number. All financial companies, such as the Stewart Title Companies, need to share customers' personal information to run their everyday business - -to process transactions and maintain customer accounts. In the section below, we list the reasons that we can share customers' personal information; the reasons that we choose to share; and whether you can limit this sharing. .. ..1 ... .. . .:: .- ... .,a.. . r ..._. .S . l.�yN 'T� n 43easons'we canshate;your;personal ;information;- s ��yy,y \.. .. f rr. 5 r, ^pt �. i' Dotweahare.? tk ,; : pSq ...'^b A. w ..., v a iis. A 16 "• aniyouthmitiliOtti nn C g For our everyday business purposes- to process your transactions and maintain your account. This may include running the business and managing customer accounts, such as processing transactions, mailing, and auditing services, and responding to court orders and legal investigations. Yes No For our marketing purposes- to offer our products and services to you. Yes No For joint marketing with other financial companies No We don't share For our affiliates' everyday business purposes - information about your transactions and experiences. Affiliates are companies related by common ownership or control. They can be financial and nonfinancial companies. Our affiliates may include companies with the Stewart name; financial companies, such as Stewart Title Company Yes No For our affiliates' everyday business purposes- information about your creditworthiness No We don't share For our affiliates to market you Yes No For nonaffiliates to market to you- Nonaffiliates are companies not related by common ownership or control. They can be financial and nonfinancial companies. No We don't share We may disclose your personal information to our affiliates or to nonaffiliates as permitted by law. If you request a transaction with a nonaffiliate, such as a third party insurance company, we will disclose your personal information to that nonaffiliate. [We do not control their subsequent use of information, and suggest you refer to their privacy notices.] Sharmg practices ; , r . <,.i r :� { %b , :t' f P lik.K v :: .r::� -, 4' How often do the Stewart Title Companies notify me about their practices? We must notify you about our sharing practices when you request a transaction. How do the Stewart Title Companies protect my personal information? To protect your personal information from unauthorized access and use, we use security measures that comply with federal and state law. These measures include computer, file, and building safeguards. How do the Stewart Title Companies collect_my personal information? We collect your personal information, for example, when • request insurance - related services • provide such information to us We also collect your personal information from others, such as the real estate agent or lender involved in your transaction, credit reporting agencies, affiliates or other companies. What sharing can I limit? Although federal and state law give you the right to limit sharing (e.g., opt out) in certain instances, we do not share your personal information in those instances. Contact 1 = `" °5` If you have any questions about this privacy notice, please contact us at Stewart Title Guaranty, 1980 Post Oak Blvd., Privacy Officer, Houston, Texas 77056. - sttitle ewart ORDER NO:961443 This sketch is provided without charge for information. It is not intended to show all matters related to the property including, but not limited to area, dimensions, encroachments or locations or boundaries. Its not a part of, nor does it modify, the commitment or policy to which it is attached. The company assumes NO LIABILITY for any matter related to this sketch. Reference should be made to an accurate survey for further information. 1v r n wwao 169089 °1" 0197 130,74 N }'"�!VE JUN 2 6 2009' 4%uit'Yiuii1N4TY CITY OF TUKWILA Department of Communi0 Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E -mail: tulpIancFuci.tukwi la. wa.us • AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY STATE OF WASHINGTON ss COUNTY OF KING The undersigned being duly sworn and upon oath states as follows: 1. I am the current owner of the property which is the subject of this application. 2. All statements contained in the applications have been prepared by me or my agents and are true and correct to the best of my knowledge. 3. The application is being submitted with my knowledge and consent. 4. Owner grants the City, its employees, agents, engineers, contractors or other representatives the right to enter upon Owner's real property, located at 4056 South 146th Street Tukwila, WA 98168 for the purpose of application review, for the limited time necessary to complete that purpose. 5. Owner agrees to hold the City harm less for any los s or damage to persons or property occurring on the private property during the City's entry upon the property, unless the loss or damage is the result of the sole negligence of the City. 6. Non - responsiveness to a City information request fo r ninety (90) or more day s, shall be cause to cancel the application(s) without refund of fees. EXECUTED at (city), (state), on , 20 Matt Grimm Print Name Address 21501 Connell's Prairie Road E Buckley, WA 98321 Phone Number (206) 931-7274 Signature/ 11 L . On this day per sonally appear ed befor e me M aiffteto El r t m m to m e known to be the individual who executed the for egoing instrument and acknowledged that he /she signed the sam e as his/her voluntary act and deed for the uses and purposes mentioned therein. tt�ti��ii�i �r-hh SUBSCI S}ii0 � O BEFORE ME ON THIS D DAY OF ,T (4_ vt.Q, 20 Oq NOTARY PUBLI id C : = csidingat "^„ ' � "',,„gIWitttt NOTARY PUBLIC in and for the State of Washington Iv¢ Commission expires on o4/ /ao it CITY OF TUKWILA RECE" Ti SHORT Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 JUN 2 6 2009 PLAT Telephone: (206) 431 -3670 FAX (206) 431 -3665 E -mail: tukplan ci.tukwila.wa.us COMMUNITY (P -SS) DEVELOPI>tiENT APPLICATION FOR STAFF USE ONLY Permits Plus Type: P -SS Planner: File Number: Application Complete (Date: ) Project File Number: Application Incomplete (Date: ) Other File Numbers: NAME OF PROJECT/DEVELOPMENT: Gem/Turley Short Plat LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. 4056 South 146th Street Tukwila, WA 98168 LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). 0040000235 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: Jennifer Kelly, PE c/o Duncanson Company, Inc. Address: 145 SW 155th Street, Suite 102 Seattle, WA 98166 Phone: (206) 244 -4141 FAX: (206) 244 -4455 E -mail: jenniferk @duncansonco.com Signature: Date: f(7 v7 SHORT PLAT NO. # CITY OF TUKWILA, WASHINGTON PORTION OF FENCE IS I 1.5' NORTH OF LINE 1 NE 1/4 of NW 1/4, S. 22 T. 23 N., R. 04 E., W 37.10' f 9 L=38.22" R= EWIY 4=787137' 41.51' w o -? w0 o — w< • U- w- LOT 19 RECORDING NO. • VOL./PAGE LINE TABLE UNE BEARING LENGTH L1 N01'07'53 "E 20.00 L2 N87'44'41 "W 14.67 L3 N87'44'41'W 15.46 9 92.84' PUBLIC STORM DRAIN EASEMENT 1 e N01'07'35'E 311.80' 140.36' n.w • FOUND REBAR & CAP, "LS 19635" UNITY & SIDEWALK EASEMENT 00 \ h0 ) \ \e LOS \ 6.932 SF 6,542 SF -NET TYPE 111 WETLAND EDGE L52T4 F LOT SF L N01•0735'E 115.02' \ \ I \ LOT 20 . 1 10 \ \ i \\ — 1 N01'07'53"E 71.25' ,5- r 1 1 /0' l -� 1 -P . 15' ,per �0, ® UALITY 8�• EASEMENT NO1 n753'E i ME 84.62' 26.7' (20' ACCESS & UM! TIES EASEMENT 0 i- 6.7' BUFFER) 20' 136.95 oT-- o- 0177_02'0 19.94' 115.02' N01'07'53'E 311.98' CHAINLINK FENCE 30'' NAD8$ GRAPHIC SCALE 20 LEGEND eo EASEMENT NOTES ( III FEET ) i inch = 20 ft. AO ACCESS & UTILITY EASEMENT — DESIGNATED. ON SHEET 3 BO UTIUTY EASEMENT — DESIGNATED ON SHEET 3 © _ UTIUTY & SIDEWALK EASEMENT — , DESIGNATED ON SHEET • 3 QD • PUBUC STORM DRAIN EASEMENT — DESIGNATED ON SHEET 3 QE DRAINAGE EASEMENT — DESIGNATED ON SHEET 3 SET BAR & CAP, . LS. x/41277 FOUND BAR & CAP, ' AS NOTED 1 'JUN 26 20091 DEVELOP: .fl DUNCANSON Company, Inc. CIVIL ENGINEERING • SURVEYING • LAND PLANNING . 143 SW ISSth Soert, Sta 102 Smote, Washington 98166 Phase (206)244.4141 Far (206)2444455 OWN. BY MC EDATE . 06/22/2009 I JOB NO. 05477 TUKWILA SHORT PLAT TURLEY PROPERTY GEM CONSTRUCTION SHORT PLAT NO. # CITY OF TUKWILA, WASHINGTON PORTION OF NE 1/4 of NW 1/4, S. 22 23 N., R. 04 E., W.M. RECORDING NO. VOLJPAGE • • . DEDICATION KNOW ALL MEN BY THESE PRESENT, THAT WE; THE UNDERSIGNED, OWNER(S) IN FEE SIMPLE OF THE LAND HEREIN DESCRIBED DO HEREBY MAKE A SHORT SUBDMSION THEREOF PURSUANT TO RCW 58.17.060 AND ACKNOWLEDGE THAT SAID SUBDMSION SHALL NOT BE FURTHER DIVIDED IN ANY MANNER WITHIN A PERIOD OF FIVE YEARS, FROM DATE OF RECORD, WITHOUT THE FILING OF AFINAL PLAT. THE UNDERSIGNED FURTHER DECLARE.THIS SHORT PLAT TO BE THE GRAPHIC REPRESENTATION OF THE SAID SHORT SUBDMSION AND THE SAME IS MADE WITH THE FREE CONSENT AND IN ACCORDANCE 'WITH THE DESIRE OF THE OWNER(S). IN WITNESS WHEREOF WE HAVE SET OUR HANDS AND SEALS. - NAME NAME NAME .. DATE DATE STATE OF WASHINGTON COUNTY OF KING DATE ON THIS DAY OF PERSONALLY APPEARED BEFORE ME TO ME KNOWN TO BE INDIVIDUAL WHO EXECUTED THE FOREGOING INSTRUMENT AND ACKNOWLEDGED THAT THEY SIGNED THE SAME AS THEIR VOLUNTARY ACT AND DEED FOR THE USES AND PURPOSES MENTIONED THEREIN. . GIVEN UNDER MY HAND AND OFFICIAL SEAL THIS DAY OF 2005. • STATE OF WASHINGTON COUNTY OF KING SIGNATURE: NAME OF COMMISSIONED: TITLE: MY COMMISSION EXPIRES: ' ON THIS DAY OF PERSONALLY APPEARED BEFORE ME TO ME KNOWN TO BE INDIVIDUAL WHO EXECUTED THE FOREGOING INSTRUMENT AND ACKNOWLEDGED THAT THEY SIGNED THE SAME AS THEIR VOLUNTARY ACT AND DEED FOR THE USES AND PURPOSES MENTIONED THEREIN. GIVEN UNDER MY HAND AND OFFICIAL SEAL THIS DAY OF 2005. SIGNATURE: NAME OF COMMISSIONED: TITLE: • MY COMMISSION EXPIRES: STATE OF WASHINGTON COUNTY OF KING ON THIS DAY OF PERSONALLY APPEARED BEFORE ME TO ME KNOWN TO BE INDIVIDUAL WHO EXECUTED THE FOREGOING INSTRUMENT AND ACKNOWLEDGED THAT THEY SIGNED THE SAME AS THEIR VOLUNTARYACT.AND DEED FOR THE USES AND PURPOSES MENTIONED THEREIN. GIVEN UNDER MY HAND AND OFFICIAL SEAL THIS DAY OF 2005. SIGNATURE: NAME OF COMMISSIONED: TITLE: MY COMMISSION EXPIRES: 161115 FOUND LEAD & TACK IN CONC., IN 'CASE DOWN 0.8' NW.COR 22- 23 -04- ��. 51 .62'(C) co co 0 o; o05 0 CO m P m 'n o (0 8 y 515.00'(2) 32 60' H 32 N8735'13 "W S. 144TH ST. HL-32 26 � 32 4922 C P) _ FOUND 5/8" REBAR & CAP WITH COPPER TACK. IN CASE DOWN . 0.5' REFERENCES I 30 I 29 987'44'41 *E �1L 2653.89'(2) 2652.02'(14) 1 1805.08'(C) 1806.207(p) 2062.34'(C) 2063.80'(p) 10 11 I 12 ADAMS HOME TRACTS FOUND 3/8" BRASS PIN WITH PUNCH IN 4" -SO. CONC. POST IN CASE DOWN 0.6' 13 I15 116 CO OD 17I 18 OD M N87'39'57 — 28 I 27 'I. 26 25 24: 'I 23 2082.93'(C) ..2083.70'(2) c 1825.28'(0) 1826.1'(2) a S. 146TH ST. ADAMS HOME TRACTS, VOLUME 11 OF -PLATS, PAGE .31,'RECORDS OF KING. COUNTY, WASHINGTON BASIS OF BEARING BASIS OF BEARING: -NORTH 01'05'36" EAST ALONG 42ND AVE. S BETWEEN S 144TH ST. & S. 146TH ST., REFERENCED TO NAD83. BASED ON. STATIC GPS OBSERVATIONS FROM WSDOT HC17-5. ALL DISTANCES SHOWN HEREON ARE GROUND VALUES USING A COMBINED SCALE FACTOR OF 1.0000113133. LEGEND 0 SET BAR & CAP, LS. #41277 FOUND BAR & CAP, AS NOTED FOUND MONUMENT IN CASE, AS NOTED 2650.10'(14) 2651.03'(2) FOUND 2 BRASS DISK WTH CONC. POST IN CERTIFICATE OF CONFORMANCE THIS SURVEY WAS. PERFORMED WITH A TOP CON GTS 211 -D ELECTRONIC THEODOLITE READING DIRECT TO 5 SECONDS OF ARC AND MEASURING. DISTANCE ±(3+(2PPM X D)) MM. NGS -BASELINE COMPARED JUNE, 2004. THIS SURVEY MEETS THE MINIMUM • STANDARDS SET FORTH IN WAC 332 -130. EXISTING LEGAL DESCRIPTION LOT 20, BLOCK 2, ADAMS HOME TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 11 OF PLATS, PAGE(S) 31, RECORDS OF KING COUNTY, WASHINGTON. PUNCH IN 4" SQ. CASE, DOWN 0.6' SURVEYOR'S CERTIFICATE :1, JONATHAN M. BECKER. PLS , REGISTERED AS A LAND SURVEYOR BY THE STATE OF WASHINGTON, CERTIFY THAT THIS PLAT IS 'BASED ON AN ACTUAL SURVEY OF THE LAND DESCRIBED HEREIN, CONDUCTED BY ME OR UNDER MY SUPERVISION; THAT THE DISTANCES, COURSES AND ANGLES ARE SHOWN THEREON CORRECTLY; AND THAT MONUMENTS OTHER THAN THOSE • MONUMENTS APPROVED FOR SETTING AT A LATER DATE, HAVE BEEN SET AND LOT CORNERS STAKED ON THE GROUND AS DEPICTED ON THE PLAT. ' COUNTY TREASURERS CERTIFICATE 1 CERTIFY THAT ALL PROPERTY TAXES ARE PAID AND THAT A DEPOSIT HAS BEEN MADE IN SUFFICIENT AMOUNT.TO PAY THE TAXES FOR THE FOLLOWING YEAR; THAT THERE ARE NO DELINQUENT SPECIAL ASSESSMENTS CERTIFIED TO THIS OFFICE FOR ' COLLECTION; AND THAT ALL SPECIAL ASSESSMENTS ON ANY OF THE PROPERTY HEREIN DEDICATED AS STREETS, ALLEYS OR FOR OTHER PUBLIC USE ARE PAID IN FULL. - THIS DAY OF 20 DEPUTY KING COUNTY TREASURER KING COUNTY ASSESSOR COUNTY ASSESSOR'S APPROVAL EXAMINED AND APPROVED BY THE DEPARTMENT OF ASSESSMENTS THIS DAY OF 20 DEPUTY KING COUNTY ASSESSOR KING COUNTY ASSESSOR TUKWILA SHORT SUBDIVISION - COMMITTEE APPROVAL REVIEWED AND APPROVED BY THE SHORT SUBDIVISION COMMITTEE AND HEREBY CERTIFIED FOR FILING THIS - DAY OF 20 ' CHAIR. SHORT SUBDIVISION COMMITEE (DST) 1 inch = 200 ft. INd APPROVED - No changes can be =de.to these _ piano DCD Pistoling .: liar RECORDING CERTIFICATE FILED FOR RECORD AT THE REQUEST OF THE CITY OF TUKWILA THIS DAY OF 20 , AT MINUTES PAST M AND RECORDED IN VOLUME OF PLATS, ON PAGE RECORDS OF KING COUNTY, WASHINGTON. • DEPUTY DIRECTOR, KING COUNTY DEPARTMENT OF RECORDS ANDr.. -- ELECTIONS 'JUN 2 610091 DIRECTOR, KING COUNTY DEPARTMENT OF RECORDS AND ELECTIONS r.__.. . DUNCANSON Company, Inc CIVIL ENGINEERING • SURVEYING .• LAND PLANNING . 145 SW ISSth Steed, Ste 70; Seattle Washington 98166 Phan (2)6)266-4141 Far (206) 2444455 TUKWILA SHORT PLAT TURLEY PROPERTY DWN. BY MC DATE 06/22/2009 JOB NO 05477 CHKD. BY JMB SCALE 1" =200' SHEET 1 OF 3 GEM CONSTRUCTION : SHORT SUBDIVISION-MAP SHORT PLAT NO. # CITY OF TUKWILA, WASHINGTON 1 NE 1/4 of NW • 1/4, S. 22 23 N., R. 04 E., W.M. NL UNUINI. NU. VOLJPAGE NEW LEGAL DESCRIPTIONS L..OT 1 THE EAST 51.00 FEET OF LOT 20, BLOCK 2, ADAMS HOME TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 11 OF PLATS, PAGE 31, RECORDS OF KING COUNTY, . WASHINGTON, LYING SOUTH OF THE FOLLOWING DESCRIBED UNE: COMMENCING AT THE SOUTHWEST CORNER OF SAID LOT 20; THENCE ALONG THE WEST UNE THEREOF, NORTH 01'07'53" EAST 115.02 FEET TO THE TRUE POINT OF BEGINNING; THENCE SOUTH 87'44'41" EAST 77.74 FEET TO A POINT ON THE WEST LINE OF THE EAST 51.00 FEET OF SAID LOT 20; THENCE TO NORTH 65'36'44 EAST 56.51 FEET TO A POINT ON THE EAST LINE OF SAID LOT 20 LYING 140.36 FEET NORTH OF. THE SOUTHEAST CORNER THEREOF, AND THE TERMINUS OF SAID LINE. LOT 2 THAT PORTION OF LOT 20, BLOCK 2, ADAMS HOME TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 11 OF PLATS, PAGE 31, RECORDS OF KING COUNTY, WASHINGTON, LYING SOUTH OF THE FOLLOWING DESCRIBED LINE: COMMENCING AT THE SOUTHWEST CORNER OF SAID LOT 20; THENCE ALONG THE WEST UNE THEREOF. NORTH 01'07'53° EAST 115.02 FEET TO THE TRUE POINT OF BEGINNING;. THENCE SOUTH 87'4441" EAST 77.74 FEET TO A POINT ON THE WEST UNE OF THE EAST 51.00 FEET OF SAID LOT 20; THENCE TO NORTH 65'36'44" EAST 56.51 FEET TO A POINT ON THE EAST LINE OF SAID LOT 20 LYING 140.36 FEET. NORTH OF THE SOUTHEAST CORNER THEREOF, AND THE TERMINUS OF SAID UNE; EXCEPT THE EAST 51.00.FEET:THEREOF. LOT 3 THAT PORTION OF LOT 20, BLOCK 2, ADAMS HOME TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 11 OF PLATS, PAGE 31, RECORDS OF KING COUNTY, WASHINGTON, LYING NORTH OF THE FOLLOWING DESCRIBED UNE: COMMENCING AT THE SOUTHWEST CORNER OF SAID LOT 20; THENCE ALONG THE WEST UNE THEREOF,, NORTH 01'07'53' EAST 115.02 FEET.TO THE TRUE POINT OF BEGINNING; THENCE SOUTH 87'44'41° EAST 77.74 FEET TO A POINT ON THE WEST UNE OF THE EAST 51.00 FEET OF SAID LOT 20; THENCE TO NORTH 65'36'44" EAST 56.51 FEET TO A POINT ON THE EAST UNE OF SAID LOT 20 LYING 140.36 FEET NORTH OF THE SOUTHEAST CORNER THEREOF,. AND THE TERMINUS OF SAID LINE; EXCEPT THAT PORTION OF SAID LOT 20 LYING NORTH OF THE FOLLOWING DESCRIBED UNE: COMMENCING AT THE SOUTHWEST CORNER OF SAID LOT 20; THENCE ALONG THE WEST LINE THEREOF, NORTH 01'07'53" EAST 134.96 FEET TO THE TRUE POINT OF BEGINNING; THENCE SOUTH 87'44'417 EAST' 26.71 FEET TO A POINT ON A UNE PARALLEL WITH AND 26.70 FEET EASTERLY OF SAID WEST LINE; . THENCE NORTH 47'47'48" EAST 140.25 FEET TO A POINT ON THE EAST LINE OF SAID. LOT 20 LYING 233.20 FEET. NORTH OF THE SOUTHEAST. CORNER THEREOF, AND THE TERMINUS OF SAID LINE. LOT 4 THAT PORTION OF LOT 20, BLOCK 2, ADAMS HOME TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 11 OF PLATS, PAGE 31, RECORDS OF KING COUNTY, WASHINGTON, . DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHWEST CORNER OF SAID LOT 20; THENCE ALONG THE WEST UNE THEREOF, NORTH 01'07'53" EAST 134.96 FEET; THENCE SOUTH 87'44'41" EAST 26.71 FEET TO A POINT ON A LINE PARALLEL WITH AND 26.70 FEET EASTERLY OF SAID. WEST LINE AND THE TRUE POINT OF BEGINNING; THENCE ALONG SAID PARALLEL UNE, NORTH 01'07'53 EAST 71.36 FEET; THENCE NORTH 44'21'49" EAST 77.58 FEET; THENCE SOUTH 73'53'08 ". EAST 17.22 FEET TO THE BEGINNING OF A CURVE TO THE LEFT, CONCAVE NORTHWESTERLY, HAVING A RADIUS OF 28.00 FEET; THENCE ALONG SAID CURVE, 38.22 FEET THROUGH A CENTRAL ANGLE OF 7811'57° TO A POINT ON THE EAST UNE OF SAID LOT 20 LYING 37.10 FEET SOUTH OF THE NORTHEAST CORNER THEREOF; THENCE ALONG SAID EAST LINE, SOUTH 01'07'35" WEST 41.51 FEET; THENCE SOUTH 47'47'48" WEST 140.25 FEET TO THE TRUE POINT OF BEGINNING. LOT 5 THAT PORTION OF LOT 20, BLOCK 2, ADAMS. HOME TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 11 OF PLATS, . PAGE 31, RECORDS OF KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: COMMENCING. AT THE SOUTHWEST CORNER OF SAID. LOT 20; THENCE ALONG THE WEST UNE THEREOF, NORTH 01'07'53" EAST 134.96 FEET TO THE TRUE POINT OF BEGINNING; THENCE CONTINUING ALONG SAID WEST LINE, NORTH 01'07'53" EAST 177.02 FEET TO THE NORTHWEST CORNER OF SAID :LOT 20; THENCE ALONG THE NORTH LINE OF SAID LOT 20, SOUTH 87'39'57" EAST 21.28 FEET TO THE BEGINNING OF A NON— TANGENT CURVE TO THE LEFT, CONCAVE NORTHEASTERLY, • HAVING A RADIUS OF 18.26 FEET; • THENCE ALONG SAID NON — TANGENT CURVE, 43.51 FEET THROUGH A CENTRAL ANGLE OF 136'31'03" (CHORD BEARING SOUTH. 51'58'55" EAST 33.92 FEET); THENCE SOUTH 35'03'34" EAST 21.81 FEET TO THE BEGINNING. A CURVE TO THE LEFT, CONCAVE NORTHEASTERLY, HAVING A RADIUS OF 28.00 FEET; THENCE ALONG SAID CURVE, 18.97 FEET THROUGH A CENTRAL ANGLE OF 38'49'34 "; THENCE SOUTH 73'53'08" EAST 3.30 FEET; THENCE SOUTH 44'21'49" WEST 77.58 FEET' TO A-,POINT ON A UNE PARALLEL WITH AND 26.70 FEET EASTERLY OF THE WEST. UNE OF SAID LOT 20; THENCE ALONG SAID PARALLEL LINE, SOUTH 01'07'53" WEST 71.36 .FEET; THENCE NORTH 87'44'41" WEST 26.71 FEET TO THE TRUE POINT OF BEGINNING. TRACT A THAT PORTION OF LOT 20, BLOCK 2, ADAMS HOME TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 11: OF PLATS, PAGE 31, RECORDS OF KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHWEST CORNER OF SAID LOT 20; THENCE ALONG THE NORTH UNE THEREOF, SOUTH 87'39'57° EAST 21.28 FEET TO THE BEGINNING OF A NON— TANGENT CURVE TO THE LEFT, CONCAVE NORTHEASTERLY, HAVING A RADIUS OF 18.26 FEET AND THE TRUE POINT OF BEGINNING;. THENCE ALONG SAID NON— TANGENT CURVE, 43.51 FEET THROUGH A CENTRAL ANGLE OF 136'31'03° (CHORD. BEARING. SOUTH 51'58'55" EAST 33.92 FEET); THENCE SOUTH 35'03'34" EAST 21.81 FEET TO THE BEGINNING A CURVE TO THE LEFT, CONCAVE NORTHEASTERLY, HAVING A RADIUS OF 28.00 FEET; THENCE ALONG SAID CURVE, 18.97 FEET THROUGH A CENTRAL ANGLE OF 38'49'34 "; THENCE SOUTH 73'53'08" EAST 20.52 FEET TO THE BEGINNING OF A CURVE TO THE LEFT, CONCAVE NORTHWESTERLY, HAVING A RADIUS OF 28.00 FEET; THENCE ALONG SAID CURVE, 38.22 FEET.. THROUGH" A CENTRAL ANGLE OF 78'11'57" TO A POINT ON THE EAST UNE OF SAID LOT 20 LYING 37.10 FEET SOUTH OF THE NORTHEAST CORNER THEREOF; . THENCE ALONG SAID EAST LINE, NORTH 01'07'35" EAST 37.10 FEET TO SAID NORTHEAST CORNER; THENCE ALONG AFOREMENTIONED NORTH LINE, NORTH 87'39'57" WEST 128.73 FEET TO THE TRUE POINT OF BEGINNING: . EASEMENT DESIGNATIONS ACCESS AND UTILITIES EASEMENT AN ACCESS AND UTILITIES EASEMENT OVER, UNDER AND ACROSS THE WESTERLY PORTIONS. OF LOTS 2; 3 AND 4, HEREON, AS WELL AS THE SOUTHERLY PORTION OF LOT 5, HEREON, SHALL . BE GRANTED UPON' RECORDING OF THIS SHORT PLAT FOR THE. • BENEFIT OF LOTS 2, 3, 4 AND 5, HEREON, AS TO- ACCESS, UTIUTIES AND DRAINAGE. THE MAINTENANCE THEREOF SHALL BE EQUALLY SHARED BY. THOSE PARTIES TO WHOM THIS EASEMENT BENEFITS AND • SHALL RUN. WITH THE LAND AND BE BINDING .ON' ALL HEIRS,- ASSIGNS AND /OR SUCCESSORS IN INTEREST THERETO.: . UTILITY EASEMENT A UTIUTY EASEMENT OVER, UNDER 'AND' ACROSS THE WESTERLY PORTION OF LOTS 2,-3 AND 4, HEREON, AS WELL AS THE • SOUTHERLY PORTION OF LOT 5, HEREON; SHALL BE GRANTED UPON RECORDING OF THIS SHORT PLAT FOR. THE BENEFIT OF LOTS 2, 3, 4 AND 5, HEREON. . THE MAINTENANCE THEREOF SHALL BE EQUALLY SHARED BY. THOSE PARTIES TO WHOM THIS EASEMENT BENEFITS TO THE EXTENT THAT THEY ENCUMBER SAID LOTS 2, 3, 4 AND 5, HEREON, AND SHALL •RUN WITH THE LAND AND BE BINDING ON ALL HEIRS, ASSIGNS AND /OR SUCCESSORS IN INTEREST THERETO.. UTILITY AND SIDEWALK EASEMENT A UTIUTY EASEMENT OVER, UNDER AND ACROSS THE. SOUTHERLY PORTION OF LOTS 1 AND 2, HEREON, SHALL BE GRANTED UPON RECORDING OF THIS SHORT PLAT FOR THE BENEFIT OF LOTS 1 AND 2, HEREON. THE MAINTENANCE THEREOF SHALL BE EQUALLY SHARED BY THOSE PARTIES TO WHOM THIS EASEMENT BENEFITS TO: THE. EXTENT THAT THEY ENCUMBER SAID LOTS 1 AND 2,. HEREON, AND • SHALL RUN WITH THE LAND AND BE BINDING ON ALL HEIRS, ASSIGNS AND /OR SUCCESSORS IN INTEREST THERETO. . • PUBLIC STORM DRAIN EASEMENT • A DRAINAGE EASEMENT OVER, UNDER AND ACROSS THE EASTERLY 10 —FEET OF LOTS 1, 3 AND 4, HEREON,. SHALL BE GRANTED UPON RECORDING OF THIS SHORT PLAT FOR THE BENEFIT OF THE CITY OF TUKWILA. THE CITY OF TUKWILA SHALL BE RESPONSIBLE FOR THE MAINTENANCE, REPAIR AND REPLACEMENT OF THE DRAINAGE FACIUTIES• WITHIN THE EASEMENT. IF THE ENCUMBERED PROPERTY• IS DISTURBED DURING SUCH MAINTENANCE, REPAIR OR REPLACEMENT, THE CITY OF TUKWILA SHALL RESTORE THE PROPERTY TO IT'S CONDI1ION. PRIOR TO THE COMMENCEMENT OF SUCH WORK UPON COMPLETION THEREOF. NO GRADING OR OTHER INTRUSION BY. THE OWNERS OF LOTS 1, 3 AND 4, HEREON, SHALL BE ALLOWED IN SAID 10 —FOOT EASEMENT AREA. THIS EASEMENT SHALL RUN WITH THE. LAND AND BE BINDING ON ALL HEIRS, ASSIGNS AND /OR SUCCESSORS IN INTEREST THERETO. DRAINAGE EASEMENT A DRAINAGE. FACIU11ES EASEMENT OVER, UNDER AND ACROSS THAT PORTION OF. A 34.75 -FOOT STRIP THROUGH LOT 1; HEREON, THE NORTHERLY 24.75 —FEET OF OF LOT 2, HEREON, AND THE SOUTHERLY 10 —FEET OF LOT 3, HEREON, AS DEPICTED HEREON, SHALL BE GRANTED UPON RECORDING OF THIS SHORT PLAT FOR THE BENEFIT OF LOTS 1, 2, 3, 4 AND 5, HEREON. THE MAINTENANCE . THEREOF SHALL BE EQUALLY SHARED BY THOSE PARTIES TO WHOM THIS EASEMENT BENEFITS AND SHALL RUN WITH THE LAND AND BE BINDING ON ALL HEIRS, ASSIGNS AND /OR SUCCESSORS IN INTEREST THERETO. IF THE ENCUMBERED. PROPERTY IS DISTURBED DURING SUCH MAINTENANCE, REPAIR OR REPLACEMENT, IT SHALL BE RESTORED TO IT'S CONDITION PRIOR TO THE COMMENCEMENT OF SUCH WORK UPON COMPLETION THEREOF. NO GRADING OR OTHER INTRUSION BY THE OWNER OF LOTS 1, 2 AND 3 ,,HEREON, SHALL BE ALLOWED IN SAID EASEMENT AREA. SENSITIVE AREA PROTECTIVE EASEMENT AN EASEMENT OVER, UNDER' AND ACROSS. TRACT A, HEREON, SHALL BE GRANTED UPON RECORDING OF THIS SHORT PLAT FOR WETLAND BUFFER AND CRITICAL AREA PROTECTION. A CRITICAL . AREA PROTECTIVE EASEMENT CONVEYS TO THE PUBUC A BENEFICIAL INTEREST IN THE LAND WITHIN THE EASEMENT, THAT THE INTEREST INCLUDES THE PRESERVATION OF NATIVE VEGETATION FOR ALL PURPOSES THAT BENEFIT THE PUBUC HEALTH, SAFETY AND WELFARE,. INCLUDING CONTROL OF SURFACE WATER AND EROSION, MAINTENANCE OF SLOPE STABILITY, AND PROTECTION AND•PLANT AND ANIMAL HABITAT. THE•CRITICAL AREA PROTECTIVE EASEMENT IMPOSES UPON •ALL PRESENT AND FUTURE OWNERS AND OCCUPIERS OF LAND. SUBJECT TO THE EASEMENT • THE OBUGAT10N,. ENFORCEABLE ON BEHALF OF THE PUBLIC BY THE CITY OF TUKWILA, TO LEAVE UNDISTURBED ALL TREES AND OTHER VEGETATION WITHIN..THE EASEMENT.. THE VEGETATION' WITHIN THE EASEMENT MAY NOT BE CUT, PRUNED, COVERED BY FILL, REMOVED, OR DAMAGED WITHOUT EXPRESS PERMISSION. FROM, THE CITY OF TUKWILA, WHICH PERMISSION MUST BE OBTAINED IN WRITING FROM _ THE DIRECTOR OF THE. PLANNING AND .COMMUNITY DEVELOPMENT DEPARTMENT. • NO BUILDING FOUNDATIONS ARE ALLOWED BEYOND THE REQUIRED. 10 —FOOT BUILDING SETBACK UNE, UNLESS • OTHERWISE PROVIDED BY LAW. JUN 2'6 2009 DUNCANSON Company, Inc CIVIL ENGINEERING • SURVEYING • LAND PLANNING 145 SW ISM Stmd, Ste 102 Seattle Warhk wt 98166 Phone (206) 2444141 Far (206) 24.44.65 TUKWILA SHORT PLAT TURLEY PROPERTY MC I DATE 06/22/2009 I JOB NO. 05477 GEM CONSTRUCTION APPROVAL CONDITIONS July 20, 2007 • The application was reviewed by the Tukwila Short Subdivioion Committee and approved with conditions. The conditions impoged are to ensure the short plot W consistent with the Criteria for Preliminary Approval listed at TIAC 17.12.020 C in the Tukwila Subdivision Code. GEM/TURLEY SHORT PLAT - SITE IMPROVEMENTS NW 1/4 OF SECTION 22, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M. GENERAL NOTES 1. 2. 3. PREUMINARY, APPROVAL CONDITIONS 4. a. The applicant shall apply for Public Works (PW) type 'C'perrnit for approval. A Street Use will be part of this permit and require bonding, insurance, and o Hold Harmless Agreement for work within -the Public, Right-of-Way.. 5. b. Provide site development plan with Public Works permit submitted. Plans shot-be signed and stamped by a Washington State Licensed Engineer. See red-lined-CM plan sheet -enclosed. 6. • A private access drive meeting the standards of the City of Tukwila's Public Works Department and Fre Department shall be constructed prior to final approval. The location and layout of the private access drive shall be consistent 7. with the pions prepared by Duncanson. doted February 2007. d. All existing structures on the site shall be demolished. A permit from the Building Division required prior to 8. commencing demolition. The demolition permit shall have final .approvol prior to finol approval being granted of the .short plat Bonding will not be permitted for structure removal. 9. • CM site plans shall be designed per City Of Tukwila standards.. detans. and specifications. An infrostructure.design 10. and construction standard manual. is available at the Public -Works Deportment and •on the City Web Site. www.c.i.tukwila.wo.us Development Guidelines and Design and Construction Standards f. A sign post. meeting Fre Deportment requirements, shall be installed along S. 146th Street. The post shall.list the address numbers for lots three. four, and five. . - . g. - An easement shall be provided .to the City for maintenance of the stormwater line on the east property line. - .13. • Preparation easement document to be recorded seporotely from the short plat, example attached. Miscellaneous Comments . . .. • . ' - • 11. 12. . . o. Pavement mitigation fee applies to future Public Works Permit; if street pavement. is open cut. City does not allow povement cuts in pavement that is three (3) years old or newer. except by written approval form the Public Works Director. See Pavement Mitigation Bulletin no. A3 -enclosed. . . . . . • • - .b. Transportation impact Fee -applies to the future Blinding Perrnit(s). See Pavement Mitigation and Transportation impact Fees Bulletin no. A3 -enclosed. . - . . . - • . c. Transportation Concurrency Test Fee applies- to the future Public Works Permit See City of Tukwila - Resolution . No. 1627 -enclosed. - - , , . . . - . . . - - Utilities • .' • . . . •. • . • . a. Droinoge design for the site shall be reviewed as part of the PW infrastructure permit and shall meet City of Tukwila Surface Water Ordinance Requirements. ••Contoct the Tukwno Public Works Deportment for submittal and design requirements- Please note, that the stormwater pipe on the eost property line will need to be 18 inches '•and not 12 inches ors currently shown. Additionally, a second manhole will need to be provided approximately 150 feet from the front property line. The stromwoter line within S. 146th Street will also need to be upgraded to an . 18 inch line. The specifics and final approval of the stromwater system for this project still be approved by the City's Public Works Department as part of the PW permit for the.thfrastructure improvements. . b. Pursuant to the Tukwila 'underground ordinance'. all utilities shall be placed underground. c. Extension of the sewer and water lines to the lots shall be approved by Water District 125 and Vol-Vue Sewer District and conform to the CM Pions prepared by Duncanson doted February 2007. Ass-built plans shall be provided to the Public Works Department prior to final approval. d. Separate easement documents •and maintenance agreements for any common infrastructure (utility Ines. access roads/driveways) shall be submitted to PW for review and approval prior to final of PW infrastructure permit a. Install all required site improvements. including those proposed In the application and those identified above as conditions of ,approval. You will need to obtain all required permits prior to beginning any construction. For voter and sewer pertnits, contact the individual ,provider District For City of Tukwila utilities, contact Tukwila Public Works at (206) 433-0179. • • Fire Protection a. The proposed fire hydrant shovm•on the Civil Plans prepared by-Duncanson doted February, 2007 must be able to provide 1000 gallon per minute of lire flow. If the fire hydrant is not capable of a 1000 Olen per minute flow the- future houses will be required to provide interior sprinlders, to be approved by the Fire Department b. The find grading plan must show o flat:area-in the rear yards for Fire Department ground ladder placement if unable to provide a suitable flat area adjacent to Inc houses please contact Inc Tukwila Fire Marshal's office. Locations shown for existing utilities are approximate. At least 48 hours before starting project site work, notify the Utilities Inspector at 206-433-0179. Request a Public Works utility inspection at least 24 hours in advance by.coliing 206-433-0179. The Contractor assumes sole responsibility for worker safety, and damage to structures and bmprovements resulting from construction operations. - The Coritractar shall have the permit(s) and conditions, the approved plans, and o current copy of City of Tukwila Development Guidelines and Design and Construction Standards available at the job site. • All work shall conform to these approved drawings: Any changes from the approved plans require pre-approval from•the owner. the engineer, and the City of Tukwila. All methods and materials shall meet City of Tuitiona-Development Guidelines and Design and Construction Standards. unless otherwise approved. by the Public Works Director. Contractor shall maintain a current set of record drawings on-site. Contractor titian provide.record drawings prior to project-final .approval. Provide traffic control and street maintenance plan for Public Works approval before implementation.' • All surveying for public facilities 'shall be done under the direction of a Washington licensed land surveyor. Vertical datum shall be NAVD 1988. Horizontal datum shall be Washington State (grid) Coordinates,. North Zone, ustng.NAD 83/91 survey control and tied-to any two City of Tukwila Horizontal Control Monuments. For projects within o flood control zone, the Perrnittee shall provide conversion calculations to NGVD 1929. Replace or relocate all signs damaged or-removed due to construction. , Retain, repicee or restore existing vegetation in rights-of-way. .easements. and Access Tracts. CONSTRUCTION NOTES 1. All work performed shall be per approved plans and specifications only. The Perrnittee is required to maintain o ' net of approved plans, specifications, and associated permits on the job site. Work shall be performed' in ' accordance with all federal, state, and local, lows. Permittee shall apply for o Revision for any work not according • - to the approved pions. . • . - . . . .. . . - • - • 2. Permittee/Controctor shall arrange a preconstruction conference with the City's inspector(s) prior to beginning any work. . . . . • . • . 3.- Weds in Roadways . " - - .. . a. . All work in roadways shall meet TIAC 11 and the following: • • • .. . . b. Prior to any activity in City right-of-way. the Permittee sholl provid e the City a traffic control plan for .• review ond approval. The traffic control .Mon shall include the location, addreos .ond description of traffic flow during the work and shall meet MUTCD requirement& . .c. All work requiring lone_clacuresmust_b&by_permit_only-From the third Thursday In November to the following January 2nd...the Director does not allow lane 'closures' in the Tukwila Urban Center. cl. Fire, pedestrian, and vehicular access to buildings shall be -maintained at all times. except when Permlttee : has permission from the building -owner and the Director to close an access. - e. All roadways shall be kept free of dirt and debris using street sweepers. Use of water trucks for cleaning . roadways requires preapproval from the Director. , 1. Install steel plates over.any trench, at any time work is stopped and the trench is left open. DRAWING INDEX C1.1 C1.2 C1.3 C1.4 C1.5 . •• C1.6 .• Sensitive Ares . . - . . .. • • C1.7 • 0. . Portions of the rear of the property contain-the buffer for a type 11 wetland. Additionally, there W also a•stream . located on the northern portion of the property. The applicont has proposed to reduce the wetland buffer and to C1.8 . redocate the stream on the property. A -special permission application for this work is still pending with the City. Prior to issuance of the Public Works permit for installation of 'required infrostructure, the applicant shall hove - C1.9, received approval of the special perm . permission application. " ' C1.10 b. Prior to final approval of the short plat application the conditions specified in the special permission application for • plantings, in-streorn mitigation. and other required enhancement shrill be completed. Additionally, -on required -C2.1 ' . bonding and documentation shall be provided prior to .final approval. • C3.1 c. d. COVER SHEET, INDEX & NOTES TESC PLAN; SWPPS PLAN TESC DETAILS & NOTES; SWPPS NOTES HORIZONTAL CONTROL PLAN ROAD- & DRAINAGE PLAN • ROAD & DRAINAGE PROFILES. & • NOTES SOUTH 14611-I STREET. RIGHT-OF-WAY IMPROVEMENT PLAN DETENTION TANK & STORMFILTER DETAILS WETLAND & STREAM ENHANCEMENT SPECIFICATIONS WETLAND •& STREAM ENHANCEMENT SPECIFICATIONS SEWER SERVICE • PLAN WATER SERVICE PLAN The proposed butler plantings and stream relocation shall be .submitted as part of the squired PW permit.- . . All trees to be retained within the- cleating:limits must be• flogged and hove tree prot.-slion measure* in place prior to the start of work on any permit . • - • . e. Prior to final approval, a three foot toll split rat fence shall be constructed at the outer limit of the-sensitive area. buffer. The fence shall include signoge with language consistent with TMC 18.45.06 (6). The signs shall be .. • . • - . • spaced no greater thon 40 feet from each other and at least two signs shall be placed- on each lot: • , • • .. . • Thew plans have been reviesvcd by the Public Works Department for •confortr.aaro . airreat - 'City standards. Amvstencc is subject ci cross and omissions =hick sir no. tuiborier violations of adopted odinance The re.monsibility 'for the • • n.l? design re, totsily with the designer. ,••• nr 117t isins to these awwine.. • voit, PCUTOMIX and will moan... cf revised drawings' for subsequent approval. Final OrCCLanC 5 F.,HeCt 10 field itthecticas by the Public Works ci•-:::•.• inspector. D ate: 13/zoios • This 15 an 97rypoe-4 971 of ploA.5 Ito kreAref FQ4"4. n)1 714415,4bEs7. tc1;/44.194)4is"-e'cielkt) PERVIOUS ACES CONTACT INFORMATION MONTY MAP TOTAL DOSING: . 7,379 SF 0.169 AC TOTAL PROPOSED: 21,583 SF w 0.495 AC LEGAL DESCRIF'TION • PER 9111 ORDER NO. 205110596 ISSUED BY STEWART 7111E. DATED MAY 4, 2005, LOT 20. BLOCK 2, ADAMS HOME TRACTS, ACCORDING TO DIE PLAT THEREOF RECORDED IN VOUJIAE 11 OF PLATS, PAGE(S) 31, RECORDS OF KING COUNTY. WASHINGTON. LEGEND - SI • • 11) EX. STORMDRAIN EX. WATER SITEI 4056 SOUTH 146TH STREET , TUAPKVALAN: 00400' "0092835168 ENSNEER/SURVEYOR: DUNCANSON COMPANY, INC. 145 SW 155TH STREET, SUITE 102 SEATTLE, WA 98166 CONTACT: HAROLD DUNCANSON, P.E. (206) 244-4141 OWNER/APPLICANT: • GEM CONSTRUCTION, INC. 21501 CONNELL'S PRAIRIE ROAD BUCKLEY, WA 95321 CONTACT: MATT GRIMM (206) 931-7274 UTILITIES/SERVICES WATER: SEWER: EX. -WOOD FENCE FIRE EX. 1131 MANHOLE EX. CLEANOUT EX.-CATCH BASIN EX. STORM MANHOLE EX UTILITY POLE W/ANCHOR EX. MAILBOX EX. GAS METER GAS: 111 EX. GAS VALVE EX. POWER POLE EX. WATER VALVE EX. WATER METER EX. FIRE HYDRANT tD SV. MONUMENT EC SIGN APN ASSESSOR'S PARCEL NUMBER SCHOOL.: TELEPHONE: POWER: KING COUNTY WATER DISTRICT #125 2489 SOUTH 150111 STREET SEATAC, WA 98188 (206) 242-9547 VAL VUE SEWER DISTRICT 14816 MILITARY ROAD SOUTH TUKVALA, WA 98168 (206) 242-3236 TUKVALA FIRE DEPARTMENT HEADQUARTERS STATION 51 444 ANDOVER PARK EAST TUKVALA, WA 98188 (206) 575-4404 TUKVALA SCHOOL DISTRICT #406 4640 S 144TH ST TUKWILA. WA 98168 (206) 901 - 8000 °WESTT ILE SEACITY UGHT (800) 862-1181 PUGET SOUND ENERGY 1-800-321-4123 TREE LEGEND. AND RETENTION NOTES DECIDUOUS TREE . • AL12 -TO BE RETAINED . • TRUNK 'DIAMETER (IN) . TYPE • • EVERGREEN TREE • • or. DFI8 NOTE TREE DRIP LINES 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 MST. -TO BE RETAINED AL=ALDER MP-MAPLE DS...DECIDUOUS MA=MADRONA ' 0K-OAK •CH=CHERRY CE=CEDAR • DF=DOUGLAS FIR • HE=HEIALOCK PlwPINE • • EVG=EVERGREEN • 'RECEIVED BENCHMARK IS: -11C17-5- JUL 29 Z308 WSDOT BRASS D19( IN NORTH • SIDEWALK OF THE 144TH STREET TUKWILA • OVERPASS OVER 1-5. 62.± EAST OF PUBLIC WORKS DIE NORTHWEST CORNER THEREOF. ELEV... 163.25 FEET CORRECTION urn 2. PEAR) 8-00-7 CAUTION UNDERGROUND UMUTIES EXIST IN THE AREA AND UTIUTY INFORMATION. SHOWN MAY BE INCOMPLETE STATE LAW REWIRES THAT CONTRACTOR CONTACT THE ONE-CALL UTILITY LOCATE SERVICE AT LEAST 48 HOURS BEFORE STARTING ANY CONSTRUCTION. 1-800-424-5555 - DUNCA aptSinny. 143 SW 15Stk Street. . &wok Wooldostets now 206.34441. Fax 206.244.4455 GEM CONSTRUCTION, INC. 0 cc DESCRIPTION 0 0 0.1 0 0 z GEM /TURLEY SHORT PLAT L1J Cc 0 0 IJUN 26 2009 DRAWN: JMK DCI NO: 05477 DATE: 1 2/1 4/07 1 DM. 7-3-68 C1.1 1 OF 9 SHEETS NW 1/4 OF SECTION 22, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M. JAL CONDmONS ion was reviewed by the Tukwila Short Subdivision Committee and approved with conditions. The-conditions to ensure the short plat is consistent with the Criteria for Preliminary Approval listed at TMC 17.12020 C .lo Subdivision Code. - ' APPROVAL CONDITIONS plicant shall apply for a Public Works (PW) type 'C'permit for approval. A Street Use will be part of this • and require bonding. insurance, and a Hold Harmless Agreement: for work within the Public Right -of -Way. site development plan with Public Works permit submittal. Plans shall be signed and stamped by a ;ton State Licensed Engineer. See red -lined Civil plan sheet - enclosed. rte access drive meeting the standards of the City of . Tukwla's Public Works Department and Fire Department e constructed prior to final approval. The location and layout of the private access drive shall be consistent. e -plans prepared by•Duncanson, dated February 2007. sting structures on the site shall be demolished. A permit from the Building Division is required prior to racing demolition. The demolition permit sholl have final approval prior to final approval being granted of the Act. Bonding will not be permitted for structure removal. - te plans shall be designed per City Of Tukwila standards, details, and. specifications. An infrastructure design ,nstruction standard manual, is available at the Public Works Deportment and on the City Web Site. tukwila.wa.us 5ment Guidelines and Design and Construction Standards post, meeting Fire Department requirements, shall be installed along S. 146th Street. The post shall list dress numbers for lots three, four, and five. lement shall be provided to the City for maintenance of the stormwater line on the east property line. - ation easement document to be recorded separately from the short plat, example attached. is Comments ent mitigation fee applies to future Public Works Permit, if street pavement is open cut. City does not allow ent' cuts In pavement that is three (3) years old or newer. except. by written approval form the Public Works r. See Pavement Mitigation Bulletin no. A3 - enclosed. .ortation Impact Fee applies to the future Building Permit(s). See Pavement Mitigation and Transportation t Fees Bulletin no. A3 - enclosed. - - iodation Concurrency Test Fee applies to the future Public Works Permit See City of. Tukwila - Resolution 127,- enclosed. .ge design for the site shall be reviewed as part of the PW infrastructure permit and shall - meet City of - o Surface Water Ordinance Requirements. Contact. the Tukwila Public Works Department for submittal and requirements. Please note, that the storrnwoter pipe on the east property fine will need to be 18 inches of 12 inches ors currently shown. Additionally, a second manhole will need to be provided approximately 150 rom the front property fine. The stromwoter line within S. 146th Street will also need to be upgraded to an h line. The specifics and final approval of the stromwater system for this project wll -be approved by. the • Public Works Department as port of the PW permit for the infrastructure improvements.. ant to. the Tukwila underground ordinance, all utilities shall be placed underground. . ;ion of the sewer and water lines to the lots shall be approved by Water District 125 and Val-Vue Sewer- -and conform conform to the Civil Plans prepared by Dunconson doted February 2007. As-built plans shall be led to the Public Works Department prior to find approval. - .. ate easement documents and maintenance agreements for any common infrastructure (utility lines. access - /driveways) shall be submitted to PW for review and approval prior to final of PW infrastructure permit I all required site improvements, including those proposed in the application and those identified above as tions of approval. You will need to obtain all required permits prior. to beginning •any construction. For water ;ewer permits, contact the individual provider District. For City of Tukwila utilities, contact Tukwila Public . at (206) 433 -0179. elan. GENERAL NOTES. 1. - Locations shown for existing utilities are approximate. 2. - At least 48 hours before starting project site work. notify the Utilities Inspector at 206 -433 -0179. Request a Public Works utility inspection at least 24 hours in advance by calling 206 - 433 -0179. The Contractor assumes sole responsibility for worker safety, and damage to structures and improvements resulting from construction operations. The Contractor shall have the permits) and conditions, the approved plans. and a current copy of City of Tukwila Development Guidelines and Design and . Construction Standards- available at the job. site. 6. All work shall conform to these approved drawings. Any changes from the approved plans require pre - approval from the owner, the engineer, and the City of Tukwila. - - - - 7. All methods and materials sholl meet City of Tukwila Development Guidelines and Design and Construction . Standards, unless otherwise approved by the Public Works Director. Contractor shall maintain a current set of record drawings on -site. 9. Contractor shall provide record drawings prior to project final approval.. - 10. Provide traffic control and street maintenance plan for Public Works approval before implementation.. 11. All surveying for public facilities shall be done under the direction of o Washington licensed land surveyor. Vertical datum shall be NAVD 1988. Horizontal datum shall be Washington State (grid) Coordinates. North Zone, using NAD 83/91 survey control and tied to any two City of Tukwila Horizontal Control Monuments. For .projects within a flood control zone, the Permittee shall provide conversion calculations to NGVD 1929. 12. Replace or relocate all signs damaged or removed due to construction. 13. Retain, replace or restore existing vegetation in rights -of -way, easements, and Access Tracts. - )roposed fire hydrant shown on the Civil' Plans prepared by Duncanson dated February, 2007 must be able to le 1000 gallon per minute of fire flow. If the fire hydrant' is not capable of a 1000 gallon per minute flow uture houses will be required to provide interior sprinklers, to be approved by the Fire Department. .. . final grading ..plan must show o flat area in the rear yards for Fire Department ground ladder placement If e to provide a suitable flat oreo adjacent to the houses please contact the Tukwila .Fire. Marshal's. office. 4reo - .. .. - ... • ons of the rear of the property contain the buffer for a type II wetland. Additionally, there is also a• stream • • ed on the northern portion of the property. The applicant has proposed•to reduce the wetland buffer and to ate the stream on the property. A special permission application for this work is still pending with the City. to issuance of the Public Works permit for installation of. required. infrastructure, the applicant .shall .hove , ved approval of the speciol permission application. - - - to final approval of the short plat application the conditions specified in the special permission application for .ings, in- stream mitigation, and other required enhancement shall be completed.. Additionally, all required ing and documentation shall be provided prior to final approval. - - - proposed buffer plantings and stream relocation shall be submitted as part of the required PW permit _ . • rees to be retained within the clearing- limits must be flogged and have tree protection measures in place :prior te start of work on any permit. - • • • to final approval, a three foot tall split rail fence. shall be constructed at the outer I'anit -of the sensitive area • The fence shall include signoge with language consistent with .TMC 18.45.06 (6). • The signs shall be ed no greater than 40 feet from each other and at least two signs shall be placed on each lot ' CONSTRUCTION NOTES All work performed shall be per approved plans and specifications only. The Permittee is required to maintain a set of approved plans, specifications, and associated permits on the job site. Work shall be performed in . occordance with all federal, state, and local lows. Permittee shall apply for a! Revision. for ony work not according to the approved plans. - 2. Permittee /Contractor shall arrange a preconstruction conference with the City's Inspector(s). prior to beginning any work. 3. Work in Roadways - a. All work in roadways shall meet TUC 11 . and the following: - - b.. Prior to any activity in City right -of -way, the Permittee shall provide the City a traffic control plan. for review and approval. The traffic control plon shall include the location, address and description of traffic flow .during the work and shall meet MUTCD requirements. c. All work requiring lane closures must be by penult only. From the third Thursday in November to the • following January 2nd. the Director does not allow lane closures in the Tukwila Urban Center. d. Fire. pedestrian, and vehicular access to buildings shall be maintained at all times. except -when Permittee has permission from the•bullding owner and the Director to close an access.. e. All roadways shall be kept free of dirt and debris using street sweepers. Use of water trucks for cleaning' roadways requires preapproval from the. Director. f. Install steel plates over any trench, at any time work is stopped and the trench is left "apen. DRAWING INDEX C1.1 C1.2 C1.3 C1.4 C1.5 C1.6 C1.7. C1.8 C1.9 01.10 C2.1 C3.1 COVER SHEET, INDEX &'NOTES TESC PLAN; SWPPS PLAN - TESC DETAILS & NOTES; SWPPS NOTES HORIZONTAL CONTROL PLAN ROAD.& DRAINAGE PLAN - ROAD & DRAINAGE PROFILES & NOTES SOUTH 146TH STREET RIGHT -OF -WAY IMPROVEMENT PLAN DETENTION TANK & STORMFILTER DETAILS. WETLAND & STREAM ENHANCEMENT SPECIFICATIONS WETLAND & STREAM ENHANCEMENT .SPECIFICATIONS SEWER SERVICE PLAN. WATER SERVICE PLAN • . IMPERVIOUS SURFACES TOTAL EXISTING: 7,379 SF = 0.169 AC TOTAL. PROPOSED: - 21,583 SF = 0.495 AC LEGAL DESCRIPTION • PER TITLE ORDER NO. 205110596 ISSUED BY STEWART TITLE, DATED MAY. 4, 2005. . LOT 20, BLOCK 2, ADAMS HOME TRACTS. ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 11 OF PLATS, PAGE(S) 31, RECORDS OF KING COUNTY, WASHINGTON.. • LEGEND . EX. STORMDRAIN EX. SEWER EX. WATER EX. CHAINUNK FENCE ...._ ... --- - EX. WOOD FENCE EX. SEWER MANHOLE EX. CLEANOUT EX. CATCH BASIN' EX. STORM MANHOLE EX. UTILITY POLE W /ANCHOR EX. MAILBOX .,, EX. GAS METER - EX. GAS VALVE EX. POWER POLE EX WATER. VALVE EX. WATER METER EX. FIRE HYDRANT SV. MONUMENT EX. SIGN APN ASSESSOR'S PARCEL NUMBER MINTY MAP CONTACT INFORMATION SITE ENGINEER /SURVEYOR: OWNER /APPUCANT: 4056 SOUTH 146TH STREET TUKWILA, WA 98168 APN:. 0040000235 • DUNCANSON COMPANY. INC. 145 SW 15511 STREET, SUITE 102 SEATTLE, WA 98166 CONTACT:. HAROLD DUNCANSON, P.E. (206) 244 -4141 -- , GEM CONSTRUCTION, INC. 21501 CONNELL'S PRAIRIE ROAD. BUCKLEY, WA 98321 CONTACT: MATT GRIMM (206) 931 -7274 .. UTILmES /SERVICES WATER: SEWER: FIRE: SCHOOL: TELEPHONE:' POWER: GAS: KING COUNTY WATER DISTRICT #125 2489 SOUTH 150TH STREET SEATAC, WA 98188 - (206) 242 -9547 VAL VUE SEWER DISTRICT 14816 MIUTARY ROAD SOUTH TUKWILA, WA 98168 (206) 242 -3236 .. - TUKWILA FIRE DEPARTMENT HEADQUARTERS STATION 51 444 ANDOVER PARK EAST TUKWILA, WA 98188 (206) 575 -4404 ' TUKWILA SCHOOL DISTRICT #406 4640 5 144TH ST . TUKWILA. WA 98168 (206) 901: - 8000 - QWEST SEATTLE CITY UGHT (800) 862 -1181 PUGET SOUND ENERGY 1- 800 - 321 -4123 TREE LEGEND AND RETENTION NOTES DECIDUOUS TREE A 2' • L -TO BE RETAINED TRUNK DIAMETER (IN) TYPE EVERGREEN TREE ArA --TO BE RETAINED • DF18 NOTE: TREE DRIP UNES 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. AL =ALDER MP= MAPLE DS=DECIDUOUS MA =MADRONA OK =OAK CH= CHERRY ' CE =CEDAR • DF= DOUGLAS FIR HE =HEMLOCK PI =PINE EVG= EVERGREEN .. BENCHMARK IS: "HC17 -5- WSDOT BRASS DISK IN NORTH SIDEWALK OF THE 144TH STREET OVVPASS OVER 1 -5, 62'± EAST OF THE NORTHWEST CORNER THEREOF. ELEV.= 16125 FEET, DUNCANSON coffin Inc. 145 SW 1516 Seen &dee 102 Seattle. Makings= 98166 Pharr 206.244.4141 F 206.244.4455 CAUTION! UNDERGROUND UT1UTIES EXIST IN THE AREA AND UTILITY INFORMATION SHOWN MAY BE INCOMPLETE. STATE LAW REQUIRES THAT CONTRACTOR CONTACT GEM CONSTRUCTION, INC. m DESCRIPTION w N_ 0 (W5 0 z 0 0 w V) 0 WCD 0 z \ co c. 0 W V) 0 0 x 0 z 0 r 0 CC U a csi in w GEM /TURLEY SHORT PLAT w ccW 0 DRAWN: JMK DCl . NO: 05477 DATE: 1 2/1 4/07 _11 L V HIGH ORANGE •• CAUTION • FENCE AT STREAM BUFFER UNE, TYP. 13 mAiL ON CONCRETE PAC' • CA ICH 60011-1 NM= 252.8A 12" CMP 12" 819 IE,250.39" (8 -"••• 30' f •Cit7--+- : re67,,,Fem ..'Yi 26-50.1(7 • S 146TH STREET • - • . • , . . . . • . . . . • , . • FOUND 5/8" BAR & CAP •-. SANITARY . MANH1.1.K \ WITH COPPER TACK IN CASE RIM 285. 11' / . - 00891 0.5' IN CEN 1ERCINE• IC=270.51' N I -- OF S 146TH STREET- . ' . 1. /0=270.8/ ' IW: . 10=270_75' 4:8) • - CATCH 13A3111 / • - RIM=279.18' /' 8- RCP 10=2 77.65' "8) -. 8 RCP 8=277.58' (9) il ) 61007 MPOE, \ • ) U I'll-i. 1 I - REL005TEd .STREAM. 53 LF,1?... '''= ...., F WL ILAN .) ti.);,-- . r_RELOCATION PER 1 TLAND REPORT •-' • ' • ) ,., . ■ BY. JOHN COMV` ATES. INC. 3"") . a.. . .3 1 25' 3'1830( 1 . .' Ne) 9'57"W ! Al BUFFER CONCRETE WALK -' 04,,,TmeT got.DIN 131906 ':•:". s ,-. ' :1,- '.' ..• ' .,-;'' • >-'-"" sT=T-'.:--, / s-L ''•-■• ‘Tes I - -, - :,----- - • ■• ■ ' ' tad ', /,,,,f ' ' II ''''' j1.• "'s 24-'"--'1\ /--r"--'s• 1 , ' st---: • ---. , --.\• i .',' , •• ' --j--L....BUFFER ENHANE:ED/REDUCED , II L.:.9 / ,//1 - / ah , 41 1,1:/507 i* Z..-... 4r04 • / to, ei ---"Plitat R2 DS' e HIGH ORANGE CAUTION FENCE AT DRIP UNE, TYP • /-46,,, 4-1E !if • 3.1L1,1.5..l.03 A ' 1 q3C i ui,iJU ; PE P. Ari I[ I • 85..1.10 3,9- BRASS P:r / m7H I:It/NCH IN CASE / DOWN 0.6' AT 1+7 10418 - STREET • UMITF_D CUTTING & GRUBBING (PER XlIAND REPORT) WITHIN BUFFER AREAS TO REMOVE . INVASIVE WOODY VINES & REPLANTED WTh NATIVE SPECIES. • - SESTET RBEBENARCHM&ARK CAP 'DO CONTROL' • EL. = 277.66 - PRESERVE DURING CONSTRUCTION SILT FENCE, TYP. wTmv41 etyLD'NG APO.. 0.S-C•i• • s■ LIMITS OF CLEARING. TYP. ; CONSTRUCTION ENTRANCE PROVIDE SUMR FOR CONC SLURRY & TOOL WASH WATER. FIELD LOCATE. • 10.425' CONSTRUCTION EQUIPMENT FUELING AREA. FIELD LOCATE,. PROVIDE UGHTINGAF / FUELING IS TO ,OCCUR AT NIGHT. / . EAP Si CAP S. #19635' 001.1-* SAR & CAP --I. 1's96Z5 I'. A I.:0 BASIN ;.76 09' . (4AP IC= 273.971 (WI 1)' MP 10= 2'3.54' (E) • 3011) ASIN. • 1- CONSTRUCTION 09516, AFIIVITy,•SIGN INLET 271.37. (NW) 12' ,3MI' 1E= 271.77 (W) • I 1.'" 18=271.67' (0) - ! -7 / • • - 76'7 63. • CP RA TC.H 8 0A .S719 1m28 N ., 12- RCP, i8=277.09* (W)-, 12- RCP 18.275 69' (E) 01 1E-275.54' 1 '•■9 . - IRON 10.-. 4.71.0.• (5) ' NOTE: ALL EXISTING IMPROVEMENTS TO BE REMOVED. NOTE: - TOTAL EXPECTED an AND FILL FOR SHORT PLAT BUILDOUT = 450 CY (TO BE BALANCED ON SITE). GRAPHIC SCALE 93 • 40 CA BASIN.- 1278 2 8:61=274.72' (00115' LID) • 12" -CONC. ;033271.60' (NW) - 7....)...-....-■-■-■...1. 4...■-•2 . . 1.41181-0-0-••••••41111.''i _ .• I ..* ._L._ ... -S: -..T.,--, -3 'i- w _ -__---lin ' . 13 ---\ -7 ---1-- • ...- ../..7-LI . ,...--- i . . , . HP /L.---1 71' (*1-.. -12-- ----' CI \ . , . . 848 .: )/ AMR=E52:7A9E:.F1L. 8 ' 2. ,5 7A71 5: 64 1 : . . 0. . 1 I ' ' 12' CONC: .C=271.53' '',..7.) . . • - .. C RA 1 N86112-;8'40 .`;2' : :1 .I. -1 T.- '' - /AANHTOLELEP.H:TYP°N;)7.- 215-- \ - i I -- , -- 0" RCP 10= 277 55' HA(' ' ASPHALT ROADWAY • 9 1 r- -s 1,011/1 HASIN RIM= )74 91' Or, ta P., 1191 \ CATCH 945INI, OW- '3'3.1 ••34' SAN/TAW( MANHOLE- R/43=275.16' liE0== 226666:756r . 1;(0W)) \ \ 10=286.66' (8) 18=256.51' (0) FOUHD 2" BRASS DISK " \ 938/1 0500wNICi: 0p05:52 IN CASE \ TH PuHCH IN 4" SO.' ELEV.= 274.65' \STORM MANHOLE 0.1-n-3q 11 �N F1) 114 20 6 CAUTION! UNDERGROUND UTIUTIES EXIST IN THE AREA AND UTIUTY INFORMATION 57IOWN MAY BE INCOMPLETE. STATE LAW REQUIRES THAT CONTRACTOR CONTACT THE ONE-CALL UTIUTY LOCATE SERVICE AT LEAST 48 HOURS BEFORE STARTING ANY CONSTRUCTION. 1-800-424-5555 Company, loc. 141 SW 1.15311.89•43. &44 e 102 Sactle. Watkins°. 98166 Pk'. 206244.4141 F 2062444435 GEM CONSTRUCTION, INC. a E z o o m z 0 i) 5 DESCRIP110N 0 to 0 0 to 0 0 z 0 0, z 0 0. 0 0 0 z GEM /TURLEY SHORT PLAT DRAWN: JMK DCI NO: 05477 DATE: 12/14/07 C1.2 r 2- OF 9 SHEETS uN 26 20091 IT IS RECOMMENDED THAT THE / ENTRANCE BE CROWNED SO . THAT RUNOFF DRAINS OFF THE PAD POj �5T? PER KING CO. ROAD STANDARDS, DRIVEWAYS SHALL BE PAVED TO 1115 EDGE OF R/W PRIOR TO INSTALLING CONSTRUCTION ENTRANCE TO AVOID DAMAGING 4,. .PAVEMENT EDGE CROWN ENTRANCE TO DRAIN. w.l +' Ili .y.. -14-4:74t: i4., -∎ INSTALL CULVERT F °�. <<" Illli r PER �ROAD STANDARDS �'e8pr N�"9I�.1j11= 4.'� Sol 'C'1jljil� 1 i4 REFER TO SECTION D:3.4.1 OF "THE 2005 KING COUNTY SWDM FOR ADDITIONAL INFORMATION PROVIDE FULL WIDTH - OF INGRESS/EGRESS AREA CONSTRUCTION ENTRANCE MAINTENANCE 1. QUARRY SPALLS (OR HOG FUEL) SHALL BE ADDED IF THE PAD IS NO LONGER IN ACCORDANCE WITH THE SPECIFICATIONS. 2. IF THE ENTRANCE IS NOT PREVENTING SEDIMENT FROM BEING TRACKED ONTO PAVEMENT. THEN ALTERNATIVE MEASURES TO KEEP 1HE STREt lb FREE OF SEDIMENT SHALL BE USED. THIS MAY INCLUDE STREET SWEEPING, AN INCREASE IN THE DIMENSIONS OF THE ENTRANCE, OR THE INSTALLATION OF A WHEEL WASH. IF WASHING ' IS USED, IT SHALL BE DONE ON AN AREA COVERED WITH CRUSHED ROCK, AND WASH. WATER SHALL DRAIN TO A SEDIMENT TRAP OR POND. - 3. ANY SEDIMENT THAT IS TRACKED ONTO PAVEMENT SHALL BE REMOVED IMMEDIATELY BY. SWEEPING. THE SEDIMENT COLLECTED BY SWEEPING SHALL BE REMOVED OR STABIUZED ON SITE. THE PAVEMENT SHALL NOT BE CLEANED BY WASHING DOWN THE STREET, EXCEPT WHEN SWEEPING IS INEFFECTIVE AND THERE IS A THREAT TO PUBUC SAFETY. IF IT I5 NECESSARY TO WASH THE STREETS, A SMALL SUMP MUST BE CONSTRUCTED. THE SEDIMENT WOULD THEN BE WASHED INTO THE SUMP WHERE I1' CAN BE CONTROLLED AND DISCHARGED APPROPRIATELY. 4. ANY QUARRY SPACES THAT ARE LOOSENED FROM THE PAD AND END UP ON THE ROADWAY SHALL BE REMOVED IMMEDIATELY. 5. IF VEHICLES ARE ENTERING OR EXITING THE SITE AT POINTS OTHER THAN THE CONSTRUCTION ENTRANCE(S), FENCING (SEE SECTION 0.3.1) SHALL BE INSTALLED TO CONTROL TRAFFIC. STABILIZED CONSTRUCTION ENTRANCE NOT TO SCALE MIRAFI 14ONS OR EQ. - FILTER FABRIC MATERIAL (60- WIDE ROLLS) OVER 2'2x14 GA WIRE MESH. USE STAPLES OR RINGS TO ATTACH FABRIC TO WIRE I I 2.5' 11. fl BURY - BOTTOM.OF FILTER FABRIC IN nor TRENCH 6' MAX. 1�2 x4 STANDARD OR BTR • (NARROW SIDE TO FENCE) - OR STEEL FENCE POSTS • ELEYAI1ON u PROVIDE 3:: - OF WASHED GRAVEL BACKFILL IN TRENCH AND ON 60111 SIDES . OF FILTER FABRIC FENCE ON 111E SURFACE. e' S Cel0N SILT. FENCE MAINTENANCE 1. ANY DAMAGE SHALL BE REPAIRED IMMEDIATELY. 2. IF CONCENTRATED FLOWS ARE EVIDENT UPHILL OF THE FENCE. THEY MUST BE INTERCEPTED AND CONVEYED TO A SEDIMENT TRAP OR POND. 3. IT IS IMPORTANT TO CHECK THE UPHILL SIDE OF THE FENCE FOR SIGNS OF THE FENCE CLOGGING AND ACTING AS A BARRIER TO FLOW AND THEN CAUSING CHANNEUZATION OF FLOWS PARALLEL TO THE FENCE IF THIS OCCURS, REPLACE THE FENCE OR REMOVE THE TRAPPED SEDIMENT. 4. SEDIMENT MUST BE REMOVED WHEN 1115 SEDIMENT IS 6 INCHES HIGH. 5. IF THE FILTER FABRIC (GEOTEXTLE) HAS DETERIORATED DUE TO ULTRAVIOLET BREAKDOWN. IT SHALL BE REPLACED. FILTER FABRIC. PROTECTION NOT TO SCALE TESC SEED MIX Proportions Weight Purity Germination Chewing, or red fescue 40X 98x. 90% (Festuca rubra var. commutate or Festuco rubra) Annual or perennial rye 40X 98X . 90X (Ldlum multiflorum or !Alum pereno) . Redtop or colonial bentgross - 10X 92X 85X (Agrostis vita or Agresti, tennis) White dutch clover • 10X 98X 90X ' • (iridium hybridum) O TESC SEED MIX NOT TO SCALE NOTICE BOARD CONSTRUCTION SPECIFICATIONS The notice bawd Mee be msaxra:mdwe 4'x 4'x t12 ppwao0. eo9dior>R.ds. dee deNeaonevide. pmfessio y prepered piece 153470 overldyS. permanently tatted to the board tie pmn<tMb. The notice brood shell dopey the tdartmaon es sheen Is the dprxe an peas loo aides spaded site peconstr rem =Nino Nance bozos may be reach, DUI they must be =en and see no evidence of taw woml9. 1. uttermost* Helvetea a attar Murders _ 2 Lettering :he Tea should be 3" replied letters (NOTICE OF PROPOSED CONSTR1CTON ACTMTY). on MMus shad be r bean .n to 'Fmegery boa end Phone may be Mir bans. Sea irsbs11o1 tor use of eons! areal baem90letters. Tr aka alas atrium min eddmss 0a0aamlmWx 11 s9 11891 eveteb8 WWGU shown. Brderr a axle= ofOW she, to sarryspacedto IPP=5nep Qe 44lra406ecwa. itla k Bemmwx iNt or sNo-sasen), - - 3. Lettering . 4.• BadOrand Color 5. Logo MINN City dTdwes milers. et black TM epplmddevabper shell end Ms node* tend by seedy dead tee 4 *44 a8121024bc1es FRO - the gee= or session* elbdidx b en exstk0 beldrp. Pod km= std be et let 7 fen Move the proud. Too? x 4 dewed be shoed be railed 10 the inside beds d the pass slaked a to Woad • to provide MISSY WSW wind or got eat tnredl9 0 desb era lees Dan 24Indae bb me =Md. . The mace boat stet be attached to the pass vel bur let USN endemism (31134rds Bender end 3' lady NOTICE BOARD LOCATION . . . The no board shaft to eeelea • . . At the rr60poY4 on to site street Muses. vm athenybe dededby Oly doll le merit. vlsis&y. . • . N a boaters 5 Test Inside to sired Rapeny tee: a Mtge Dora Maundy 1tenet b en wished budded shall be a sempt tom to =beet prorsbns, prodded Td the o d e s bard Is P e e d Oa mom t en 5 feet tae the property Bre Mersit swami tom City staf. Sotel tin bpd the Mae bwdsbeNaen 79 B feet above mash. . - . Sc em it is totally NOM bpedeads4. MAIITENANCE A1ID REMOVAL OF NOTICE BOARD The epptle0Weve1P4 set maintain ten nonce bard In good Condition throughout to WekrprummoN mrsmctlot period, which shall extend through to the of Mid contusion ripplevah the City d T1Rwi. The Mss bard wee be removed vet* 14 drys ester 19.1 cersavman mamas Emy terse tl of the Mace board may maul M entosemet aeons resaaed order C1y d BRIAN Cabe eM meydeley Dui mm0utton approved • NOTICE OF PROPOSED CONSTRUCTION ACTIVITY - tsyeldeke 1300 eadeeseene t.bmh. deeded. 1emssw Type dAodom Pad= les Desalpltbm f drtlom City atWW1. Comes Picea Roil= Type dPest* RAMO= Nidcastra losMISe nredeyy Typical Mae a opekesm Arsized5Tat 03 8 4 3111103 Ddaolide Cool CeeleperCsoaPron . Wale limbo: 0006BDLCDO TESL Supervisors 030003 0000(24h.Omt®1) AfterBrmkeoNea. fox EerlrwsisudNSofty Rebnd0nn9cerme 1.6864374T71 sew noes sea =ea b amr maim a nee PK par. ea 38 24' CONSTRUCTION ACTIVITY SIGN ' NOT. TO SCALE STD STRENGTH FILTER FABRIC CONSTRUCTION. SEQUENCE 1. Schedule a pre - construction conference with site Inspector. 2. Prior to starting construction, contact ONE -CALL (1- 800 - 424 -5555) for utility locations. 3. Flag or fence clearing limits. 4. Post notice of construction activity sign with name and phone number of ESC supervisor. 5. Install catch basin protection if required. 6. Grade and install construction entrance(s). - -- 7. Install perimeter protection (silt fence, brush barrier, eta.): 8. Remove /dispose of unsuitable fill and grade site. 9. Construct on -site storm drain bypass drainoge system including stream relocation. - 10. Excavate -er construct vault - - - • - - - 11. Construct on -site road, drainage & utility improvements. 12. Maintain erosion control measures in accordance with city of tukwla standards and manufacturers recommendations. 13. Cover all areas that will be unworked for more than seven days during the dry season or two days during the. wet season with straw, wood .fiber mulch, compost. plastic sheeting or equivalent 14. Stabilize all areas that reach final grade within seven .days. . 15. Seed or sod any areas to remain unworked for more than 30 days. - 16. Upon completion of the project, all disturbed areas must be stabilized and best management practices removed if appropriate. GRADING AND EROSION CONTROL NOTES: 1. The erosion prevention and sediment control (ESC) measures on the approved plans are minimum requirements. 2. Before beginning any construction activities, establish the Bearing limits, install construction entrance, and install erosion - prevention and sediment control measures.. 3. Before any ground disturbance occurs, all downstream erosion prevention and sediment control measures (ESC)-must be constructed' and in operation. Install and maintain all ESC measures according to the ESC plan. 4. ESC measures, Including all perimeter controls, shall remain In place until final site construction Is completed and permanent stabilization is established - - - - - 5. From May 1 through September 30, provide temporary and permanent' cover measures to protect disturbed areas that will • remain unworked for seven days or more. 6. From October 1 through April 30, provide temporary and permanent cover measures to protect disturbed areos. that will remain unworked for two days or more. In addition to cover measures. the Contractor shall: a.. Protect stockpiles and steep cut and Nil slopes if unworked for more than 12 hours. b. Stockpile, on site. enough cover materials to cover all disturbed areas. . c. By October 8. seed all areas that Mil remain unworked during the wet season (October 1 through April 30). Mulch all seeded areas. . 7. Folure to maintain ESC measures in accordance-with the approved maintenance schedule may result in the work being performed at the direction of the Director and assessed as a lien against the property where such facilities are located. . 8. During the life of the project, the Permittee shall maintain in good condition and promptly repair. restore, or replace all grade surfaces; walls, drains, dams, structures,.. vegetation, erosion and sediment control - measures, and other protective devices .in accordance with approved plans.. - 9. The Permitter, shall monitor the downstream drainage features, and shall, with the D'irector's approval, .remove all sediment deposition resulting from projectrelated work. - ' 10. All work performed .hall be per approved plans and specifications only. The Permittee is required: to maintain a set of approved plans and specifications and associated permits on the job site. Work shall be performed In accordance with all . federal, state. and local laws. - 11. As the first order of business, the Permittee shall install erosion prevention and sediment control measures per the ESC and - shall Instal the downstream temporary ESC measures before any site disturbance occurs. Before the temporary measures are • removed, install and establish the upstream permanent ESC - measures. - 12. The Permittee shill at all times protect sensitive areas, their buffers, and adjacent private• properties and public rights -of -way or easements from damage during grading operations. The Permittee shall restore, to the standards In effect at . the time of the issuance of the permit, sensitive areas, their buffers, and public and private properties and improvements damaged by the Permittee's operations. • 13. Permittee shall arrange for and comply with •the following: - o. Notify the Public Works Department within 48 haws following Installation of ESC measures. - b. Obtain permission in writing from the Public Works Department prior to modifying the ESC plan. - c. Maintain all rood drainage systems. storm water drainage systems, control measures and other facilities as identified in the ESC plan. d. Repair any siltation or erosion damages to adjoining properties and drainage facilities. - e. Inspect according to the approved ESC.Inspection schedule and make needed repairs immediately. WET SEASON SPECIAL PROVISIONS: 1. The allowed time that a disturbed area can remain unworked without cover measures Is reduced to two days, rather than seven (KCSWDM Section 0.4.2): 2. Stockpiles and steep cut and fill slopes are to be protected if unworked for more than 12 hours (KCSW)M Section" 0.4.2). 3. Cover materials sufficient to cover all disturbed areas Moil be stockpiled on site (KCSWDM Section 0.4.2). 4. All areas that are to be unworked during the wet season shall be seeded within one week of the beginning of the wet . season (KCSWDM Section D). 5. Mulch Is required to protect all seeded areas. (KCSWDM Section: D). 6. Fifty linear feet of silt fence (and the necessary stokes) per acre of disturbance-must be stockpiled on site (KCSVIDM Section 0.4.3.1). 7. Construction rood and parking, lot stabilization are required for all sites unless the site Is underlain by coarse grained . (KCSWDM Section 0.4.4.2). 8. Sediment retention is required unless no offsite discharge is anticipated for the specified design flow (KCSWDM Section 0.4.5). 9. Surface water controls are required unless no offsite discharge is anticipated for the specified design flow (KCSWDM Section 0). 10. Phasing and more conservative bmps must be evaluated for construction activity near surface waters (KCSWDM Section. 0.5.3). 11. Any runoff generated by dewatering shall be treated through construction of a sediment trap (KCSWDM Section 0.4.5.1) when there is sufficient space or by releasing the water to a well- vegetated. gently sloping area. since pumps are used for dewatering, it may be possible to pump the sediment -laden water well away from the surface water so that vegetation can be more effectively utilized for treatment a straw bale filter shall be placed around the discharge from the dewatering pump. If there is not space for o sediment trop or 25 feet of suitable vegetation, other. filtration methods shall be required. consistent with KCC 9.12. 12. The frequency of maintenance review increases from monthly to weekly (KCSWDM Section D.5.4). SWPPP NOTES: . 1. Provide plastic covering or other suitable means for keeping rainfall and runoff off of potentially polluting materials and wastes. 2. Lighting is required If fueling (provided by service trucks) occurs-at night . 3. Drip pans or plastic sheeting is required when - equipment maintenance is performed on -site. 4. Contractor shall develop a spill prevention plan and maintain appropriate spill response supplies for any toxic or hazardous liquids stored or- used on site. P: Z.. . •.a1 le. NOEL ONLY TO BE USED WHERE PONDING OF '.WATER ABOVE THE CATCH BASIN WILL NOT CAUSE TRAFFIC PROBLEMS AND WHERE OVERFLOW WILL NOT RESULT IN. EROSION. OF SLOPES 1. ANY ACCUMULATED SEDIMENT ON OR AROUND INLET PROTECTION SHALL BE REMOVED IMMEDIATELY. SEDIMENT SHALL NOT BE REMOVED WITH WATER," AND ALL SEDIMENT MUST BE DISPOSED OF AS FILL ON SITE OR HAULED OFF SITE. .. - . 2. ANY SEDIMENT IN 111E CATCH BASIN INSERT SHALL BE REMOVED WHEN THE SEDIMENT HAS FILLED ONE -THIRD OF 111E AVAILABLE STORAGE. THE FILTER MEDIA FOR THE INSERT SHALL BE CLEANED OR REPLACED MONTHLY. 3. REGULAR MAINTENANCE IS CRITICAL FOR ALL FORMS OF CATCH BASIN/INLET PROTECTION. UNLIKE MANY FORMS OF PROTECTION THAT FAIL GRADUALLY, CATCH BASIN PROTECTION WILL FAIL SUDDENLY AND COMPLETELY IF NOT MAINTAINED PROPERLY. FILTER FABRIC PROTECTION NOT TO SCALE 'JUN 26 2009. CAUTION! UNDERGROUND UTUTES EXIST IN' THE AREA AND UTUTY INFORMATION SHOWN MAY BE INCOMPLETE. STATE LAW REQUIRES THAT CONTRACTOR CONTACT THE ONE -CALL UTILITY LOCATE SERVICE AT LEAST 48 HOURS BEFORE STARTING ANY CONSTRUCTION.. 1 -800- 424 -5555 • 145 SW 155th Saws. Saha 102 Sa da t 0488,0 w 08166 Pk... 206.244.4141 - Far 206244.4455 GEM CONSTRUCTION, INC Z r0 W cc m DESCRIPTION ta rst N EA N tel z V 0 0 0 0 cn 0 to 2 12 0 0 r 0 N N WU' z U 0 0 0 6 (2 cc U 0. 0 z GEM /TURLEY SHORT DRAWN: JMK. DCI NO: 05477 DATE: 12 /14/07 C1.3 3 OF 9 SHEETS •1 • CONCRETE WALK \'N771 • ,;,,Ext • w 1 i ( I . , Ra_oc.ATco ,STREA11, 53 LF,"`1..4'- i' RELOCALION PER WETLAND REPORT ' , ' • • BY JOHN COMIS ArOCIATES, 1NC. , , •-,.3 —.•• • .;'° WTLA14 1 1356 111. E0:31:- / I •- 25' BUFFER '21.28' • 9'5)"W r • 1 ,- • / 1 i.. 1'. \ io'i . • / 7.075 SF 6,574 SF NET / '44 q I 1 / / I / APPF C,MATE r.21 - RS)...14)C*k4v4DRA/It4a4t SF ' / . 1 stP1 • //- R25" 10' / 6,932 SF / 6,542 SF NET / I / ,^ ' . 3475' R20' ' • DRAINAGE j I ESMT 5, 1..-.15._,..1 ; 10' 5140:1 ENHANCF_D/REDUCED • BUFFER 3' HIGH SPOT RAIL FENCE W/ SIGNAGE . ALONG BUFFER EDGE SITE BENCHMARK SET REBAR & CAP DCI CONTROL. El. = 277.66 PRESERVE DURING CONSTRUCTION • FO.IND 1/8' BRASS PIN ,/ 312H PUNCH IN CASE 001411 C.6' 'AT IN TX. .. X/ 5 14ATH' STREET 1Z • AsTmENT I 13 MAI( BOXES 20' WIDE ON CONCRETE PAD ' . ACCESS & , • . UT1L ESL1T CATCH BASIN N. ... , PINI...2?..2...e _. 2,.,,, 6.7 R 12° ':1,4P 1E-2.0.94' !, W) ' - 1 BUFFER ,.. 12" P.CP. ( E) • . — 1+00 N87.44.41,11 2e...f,o, S 146TH• STREET \ rouND 5/13- BAR &'CAP WITH COPPER TACK IN' CASE DO" 0.5 IN CENTEPLINE OF 5 146111 STREET • 3C.... 2+00 ---- SS - - R20. 10" to • —1 7/.r5; ivunL I ESMT I GRASS I 2 8,940 SF 6.689 SF NET 10' PUB1JC STORM DRAIN ESMT I • r(AP•LI BAR 6c CAP/ L.S #19835 • 6501.15 DAR & CAP.' , LS: 919635 • • CA! :..=. BASIN . • . 17"'.'111-4/P6.1:69=273.54:. (6) IE,273.97' (W) • ' • .., CATCH■:..,!IN I12" CNIF .E-271. 7r (w) 12" CM, • F=271.67.' (E) IA ,F' .271.37 (NW) ,..1.)5/ • UR_ ,■Iii.g::.40,rdalit.41,2011.1.Millassrs.-- , , ............;<10'.5 . ei,/ . I l'k 2U. 6-1Pilill — 6: 0° o(' • _ to -,/ GRAPHIC SCALE. o 10 10 0 so • (INFEST) I :ea- 20 11. FINAL SHORT. PLAT NOTE: ENGINEERING PLANS UPDATED TO REFLECT MINOR LOT. BEARING IRREGULARITIES RELATIVE TO FINAL SHORT PLAT DOCUMENTS. • INTX. STA 5+00 S 146TH ST • OF 42ND AVE S . • CATCH BASIN-TYPE 2 RIM.274.72' (SOLID uD) 123755, 16=271.60' (NW)- 18" :RON 16=27.1.57' (5) - '..ANt 1 ARY MANHOLE' • ( '6V •-•S"---------7-°P :-------772L-' • RIM =205.11' / .1 1l.r.. ( , -. . ..' • . • . \ . a .'L1.... ' E270.81' )) / ..•. . .. -„ IE= 270.01' (WI , E270.75' 6 i , "--.. . CATCH BASIN RIM=2.79.10' t. B' RCP IE...-277.68. I.E.) ' 8" RCP. 1E-.277.58' (,W) • CATCH BASIN ' ' ! RIM,--280 79' / 12" PCP 1E...177 09' (W)-/ • 12" RCP. 1E...275 69' (E) 12" I lE=275 54' (N X: \Projects \2005 Projscts \05477 Gam Tuley SP Oasts Gem Tukyria)\05477\arg \05477-(1.4-140RIZCNTAL OXITIKI-chq ASPHALT HOADWAY \ • 1 'HOMEMADE CA (CH 6,,N \\_NIM=279.18 RCP 16,- 8' RCP I5+277.58' I W. • INTX. STA 2+44.02 SOUTH 146TH STREET • = STA 10+00 OF ACCESS DRIVE ! 54 615614056 - MANI,OLE .6.61-51-,.515 C3.10 .1E= 271.71' 12' CONC. IE=771,46" (SE) • INTX. STA 3+51 01 SOUTH 146TH STREET STA 25+00 OF PUBLIC EASEMENT • CA 1511 BASIN P11.4..274.91' 00•JARE LOCKING 001 4" PVC IF.----371.91' • • SANi I AR MANHOLE RIM=275.16' • ' 5=265.71' (61 .6-266.66' (N) (W) 16=266.51' (5) \ \ FOUND 2" BRASS DISic \ 3 WITH PUNCH IN 4" 50. \--CONC. POST IN CASE DOWN 0.6' • ELEV.= 274-.65' - 1 A RCIN1r2 7 48.42T'N'' \ RS IIMO=R2M75M.087511 ' °LE 18' IRON 16=771.46' (S) 1 12" 16.,269.41' (W1 'JUN 26 2009 • CAUTIONI 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.. 1-800-424-5555 DUNCANSON Cauvery, Inc 14.1 SW lila Soya. &We 102 Scalds, Frazirlsons 98166 Phan 206.244.4141 Fes 206.144.4452 • GEM CONSTRUCTION, INC.. cq) 8 E 0 cr 2 IC DESCRIPTION 9 z cr 0, 0 0 11.1 0 1- (r) 0 0 z 0 0 12 0 LU 0- 0 a. 0 z est z 0 0 0 CC 0 DRAWN: JMK DCI NO: 05477 DATE: 1 2/1 4/07 C1.4 4 OF 10 SHEETS I .. 1 1 1 1 +00 . 087'44 -11'W 265010" S 146TH STREET 5 /b.3AR. & CAF :OPFER TACK IN CASE 0.5 IN CENTERLINE 146TH STREET . ) M007 MP■6 . I RELOGBTED STREAM. IRELOCATION QER ,% TLANO REPORT \ BY JOHN COMI •SOCIATES, INC. ,MP3Uf• • TYPE Ili vti'L.,.1, __ .,E HS �: n3�- 0_ • 25'. BUFFER >.�7 -W )A1 FOUND .:•8• 6RA /;5 F'. / MTH PUNCH 01 CA_" •001014 06' AT I0- ' V7/ 5 .14410 '100' . ' NOTE: • 1. This debris barrier is for use outside roadways on pipes 38' dm. and smaller. See Figure 4.2.1.E. for debris barriers on • pipes projecting from driveway or roadway sideslopes. • 2. All steel parts must be galvanized and asphalt coated (treatment 1 or better). 3. LCPE pipe requires bolts to secure debris barrier to pipe. • 18' INTAKE STA 28 +04.22. 20.00'.. L INSTALL TRASH. RACK PER DETAIL 1 ON SHEET - C1.5. � - \ 07 13 +00 5097 ENHANCED/REDUCED BUFFER • 00 \ 3' HIGH SPUT RAIL FENCE W/ SIGNAGE ALONG BUFFER EDGE . CB 4, TYPE 11, STA 27 +90.72, 0.00' L PLAN NTS 12' min: SITE BENCHMARK SET REBAR & CAP Da CONTROL' 0. = 277.66 PRESERVE DURING CONSTRUCTION 4 05 i•9N59/ 1 / / INSTALL 7x10' PERFORATED STUB OUT CONNECTION ON EACH LOT, TYP. SEE DETAIL 1 •ON 5NEET C1.6. • 314' diameter smooth bars STORM_ DRAIN' BYPASS BUILDING SETBACK UNE, TYP. • SIDE VIEW NTS- spot weld bars to at least 2 corregations of metal pipe (typical) bolt to LCPE pipe DEBRIS BARRIER DETAIL 1998 KCSWDM FIGURE 4.2.1.0 NOT TO SCALE REMOVE EXIST PIPE AFTER NEW PIPE I5 FUNCTIONING { . 4" max (typ.) END VIEW NTS CB 6. TYPE 1:� STA 11 +27.51. 7.00' R LOCKING. VANED GRATE RIM = 279.94 6' IE IN (N) =278.11 8" 1E OUT (SE) - 277.94 19 LF 8 "DIP 0 1.00X CMP TANK INLET STA 11 +14.91. 18.72' R 8' IE IN (SW) = ".275.43 5 LF ^•-8"HDPE 0 0.502 C8 7. TYPE 2. 48' STORMFlLTER, jLO NO STA 11 +10.96. 15.74' R BU SOUD LOCKING UD SEE DETAIL 1 ON SHEET C1.8 RIM = 281.00 8" IE IN (NW) = 277.75 8` IE OUT (NE) = 275.45 CMP TANK OUTLET STA 26 +35.22. 10.09' L 15 OUT = 272.61 STA 26+35 02. 0.00' L SOUD LOCKING UD vi' ./.011021S7 Me A COORDINATE WORK WITH . - ADJACENT PROPERTY OWNERS PRESERVE ADJUST AND . . RESTORE EXISTING UTILITY • SERVICES IN ACCORDANCE WITH APPROPRIATE. DISTRICT STANDARDS._ UNDERGROUND PROP STREET UGHT POWER/PHONE /CAN /GAS DESIGN BY PROVIDERS STA 2 +30.28, 19.81' L 13 MAIL BOTE°_ ON CONCRETE PAD • CATCH. 3/.514 . RIM=28284 12" 000 I5 =280.94' (w)- 12' RCP JE- 250.39" STA 1 +90.00; 16.09' L • .I • • EXISTING HYDRANT � a -a._ 1051• • • .4T . �. D DF. LOFT SANITARY MANHOL RIM =2851:'' 7 IE- 27081' (1•) J" I5 =270.5:' (w) IC= 270.75 (0) CATCH BASIN ./ RIM =279 18' 8" RCP IE =2;r7.58'. -s: 8' RC? 1E= 27758' (W) PLUG EXIST PIPE 0 It 2.8. 1c, TYPE 2. 48' i STA(.3 +50.68. j 17.93' L STA 25+17.04. 0.00' R. / / - - 00001-1 BASIN . - 010= 274.12 -12' 2144 10- 2 :1.r- I i2 Cm}, 15 =271.6" I 12' CMP 15 =271.27'. -.W4 CB 1b, TYPE 11. CB 2a, CURB INLET I STA 4+11.18. 17.44' L STA 3+54.14, 13.50' 0 REPLACE EX C8 FOUND BAR 3: CAF L.S. , . .11955.: 7IU00 BAR & -!.5. 919635 CATCH 8/.510 R10= 276.09' 01AP 10 =227.,.; -/' 12" C10P IE -:7:i. S4' IC: STA 3 +55.96, 17.03' L REMOVE EXIST C8 +00 2.48' � ST A 2 +23.67, VERIFY- /1 - - "ON EXIST ;2'_.FlELD VERIFY/ • 93 • • t° 1 CATCH BASIN j 2.2/1) R:0 -280 75 i 12' RCP IE- :77.09 444)-J 12 020 IC- 27560'_(0' - 12" 01 /0-275.54' 1111 STA 2 +23.67. 17.03° L REMOVE EXIST CB P/771--- J9S,as '� gars �0L- 7PER -M. ASPNAOWAY 12 SIDE SEVER .,1157 1\ HOMEMA.DC 121 0,21. 5" RCP C=277 08 ;F; 8- RCP ;0 =277 5S'. 191 5 ?=8'l - -- -- Ts- --... 41-001- -SS TELE'H NL _ - I� J `"l' CV MANHOLE (T '-) CATCH BASIN / 0-0=274.24 • !MP It= 271.71' •w) C01:C. 15= 22158' (10 •. CB lo, TYPE 11. STA 4+43.42, 17.63' L REPLACE EX CB EXISTING HYDRANT ♦.: 9 -LF 'DIPS --I- rt� 'ter°.'° ^ -� - :�1 ♦ ".,,•�� awl 61 LF-•18 DIP 32 LF^'18'DIP CA101-1 OASIN -TIPE 2 . • R10= 274.72' (SOLID LID) '12' CCNC, IC 27..C3' (OW; 18' IPON !E= 271.57' (S) STA 4+51.18, 13.18' L 18'15 IN (NW) = 271.57. SANITARY MANHOLE" RIM= 7 i6' _' - =266 1' (E' I5= 26666' (N) \. 1E- 26656' (W) 15 =266.51' (5) 1 CATCH 3AS:11 RIM = 77401' I SOUARE 0/529400 103.1 4' PVC 14- 2'/1.71''17!- 12' ;000 IE- 271.41' ,1,', :8" IRON I0 =271.36 ;11; 1R00 15 =271.29' (S- •;H BASIN. 7=.28' I- •` IRON.IE= 271.46' (2) ' "'10014 IC= 271.43' (0) IE =299.48 (0) 1 1 STORM MANHOLE 1. 910= 275.07' • - 12' IE= 269.41' (W) FOUND 2' BRASS C15K • 41T11 PUNCH IN c" SC. CONC. P057 114 •=47.0' DOWN ELFV.= 274.65' 18" CONC.:5 =269.34' (0) 17' I9 =269.27' (5) 12' 1E =269.23' (5) LOT DRAIN NOTES: 1. PROVIDE PERF STUB OUT CONNECTION AT TIME OF BUILDING CONSTRUCTION FOR ALL LOTS. 2, EXTEND/RECONNECT EXISTING LOT/FOOTING DRAINS TO THE REPLACED DOWNSTREAM COLLECTION /CONVEYANCE SYSTEM. ACCESS NOTE: • LOT 2 SHALL NOT HAVE DIRECT ACCESS TO SOUTH 14681 STREET; .INSTEAD,. LOT 2 SHALL ACCESS FROM THE PRIVATE DRIVE. SIGN POST NOTE: A SIGN POST, MEETING FIRE DEPARTMENT REQUIREMENTS. SHALL BE INSTALLED ALONG SOUTH 146TH STREET USTING THE ADDRESS NUMBERS FOR LOTS THREE, FOUR AND FIVE UTILITIES .NOTE: ALL UTIUTES SHALL . BE PLACED UNDERGROUND. GRAPHIC SCALE to to. (EN FEET) 1 jai= 20 6 UUN•26 2009 CAUTION! UNDERGROUND UTIUDES EXIST IN THE AREA AND UTIUTY 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. 1- 800-424 -5555 \Pro1e4-1e\200.1 Projech \05477 Can Turley 59. (oo4e Gem Tub =9V1\00477\dwaV03477- 0.5- GRACNNG & ORNNACE6w DUNCANSON Company, Inc. 141 SW IMP Sweet. &rite 102 Srada Wading= 98166 Phone 206244.4141 P 206244.4433 0 0 Cl' a co U REVISIONS m 20 20 20 DESCRIPTION N z a. U z m 0 0 0 20 0 0 0. 0 0 it- c7/ 0. 0 zz n GEM /TURLEY SHORT PLAT ROAD + DRAINAGE PLAN DRAWN: JMK DCI NO: 05477 DATE: 12/14/07 C1.5 5 OF 10 SHEETS 280 270 • DATUM ELEV zeo. o0 +20' 25 -50 NATIVE FILL 26 +00 '. 26+40 STORM EASEMENT CENTERLINE PROFILE HORIZONTAL 1 " =20' VERTICAL 1 " =5' 26 -80, 27 +20 6" MIN FILTER FABRIC 18" MIN II.11 11.-11= 11.- 11-11- 11.- 11 -11.- 11-11. -11 ' i 24" MIN X- SECTION 4" PERFORATED PIPE. RIGID WASHED ROCK 2'410' LEVEL TRENCH W/ PERF PIPE, COORDINATE WITH BUILDING SITE PLAN - • . CONNECT TO LOT STUB DRAIN OPERFORATED STUB OUT CONNECTION 1' NOT TO SCALE - SCHEMATIC. 27 +60 . STORM DRAINAGE NOTES 25 +00 EXPANSION JOINT ANCHOR 8a.T-PATTERN D N PER ..C. &U. PEDESTAL PER ND SEE NOTE N0. 2 FRONT 7 -T YW. 5'-0" CLEAR WIDTH PLANTING STRIP WIDTH 0 TO VAIMOIE YEAR45 ON PEDESTAL PROVIDED WITH N.D.C.B.U. UNIT OIPANSION 401141. . SEE 1401E N0. 2� SIDE . NOTES: . 1. SEE KCRS SECTION 5.04 FOR MAIL BOX REQUIREMENTS. • 2. INSTALLATION OF N.D.C.B.U. (INCLUDING CONSTRUCTION OF . BASE) WILL BE DONE BY THE U.S. POSTAL SERVICE. 3. SEE KCRS SECTION 3.04 FOR JOINT REQUIREMENTS. NEIGHBORHOOD DELIVERY & COLLECTION BOX UNIT (N.D.C.B.U.) MAILBOX INSTALLATION DETAIL 1. ALL METHODS AND MATERIALS SHALL MEET CITY- OF TUKWILA DEVELOPMENT GUIDELINES AND DESIGN. AND CONSTRUCTION STANDARDS. AND THE CURRENT KING COUNTY SURFACE WATER DESIGN MANUAL, UNLESS OTHERWISE APPROVED. • 2. MARK ALL STORM DRAIN INLETS WITH 'DUMP NO WASTE"AND EITHER 'TRAINS TO STREAMS ". 'DRAINS TO WETLANDS ". OR 'DRAINS- TO GROUNDWATER', AS APPLICABLE. 3. DRIVEWAY CULVERTS SHALL BE OF SUFFICIENT LENGTH TO PROVIDE A MINIMUM 3:1 SLOPE FROM THE EDGE OF THE DRIVEWAY TO THE BOTTOM OF THE DITCH. CULVERTS SHALL HAVE BEVELED END SECTIONS THAT MATCH THE SIDE SLOPE. UTILITY NOTES'. 1. ALL TRENCH EXCAVATION OPERATIONS SHALL MEET OR EXCEED ALL APPLICABLE SHORING LAWS FOR TRENCHES OVER 4 -FEET DEEP. ALL TRENCH SAFETY; SYSTEMS SHALL MEET WISHA REQUIREMENTS. 2. POWER. CABLE. FIBER OPTICS, AND TELEPHONE UNES SHALL BE IN A TRENCH WITH A 5'MINIMUM HORIZONTAL SEPARATION FROM OTHER UNDERGROUND UTIUTIES. - ADJUST ALL MANHOLES.. CATCH BASINS. AND VALVES IN PUBLIC RIGHTS -OF -WAY OR EASEMENTS AFTER ASPHALT PAVING. . P 6.7' KCRS DWG. NO. 5 -012 NOT TO SCALE EASEMENT . 2.5" CSBC 20' EASEMENT 17' ASPHALT THICKENED EDGE 1.5" CSTC- 2 CLASS B ACP PRIVATE ACCESS TRACT SECTION • EASEMENT II =i! ill -!1= MATCH EXIST NOT TO SCALE )NN 26 2669 CAUTION! UNDERGROUND UTIU71ES EXIST IN THE AREA AND . UTIUTY' INFORMATION SHOWN MAY BE INCOMPLETE. STATE LAW REQUIRES THAT CONTRACTOR CONTACT THE ONE -CALL UTILITY LOCATE SERVICE AT LEAST 48 HOURS BEFORE STARTING ANY CONSTRUCTION.. 1 -800- 424 -5555 5 Projeeta\2005 Projects \05477 Dam Turley SP (Doha Cam Tukwila) \0477\d.9 \05477 -C1.5- 01660160 a DRNNAOE6v9 Company. lac. 14S SW ISM Save; JYun 102 Seattle. Wmkhrgt n 98166 Pewee 206744.4141 • F 106.244.4435 GEM CONSTRUCTION, INC. REVISIONS m DESCRIP110N N z 0 U 5- 0. a Of 0 0 0 N 0 0 0 0 z ee GEM /TURLEY SHORT PLA DRAWN: JMK DCI NO: 05477 DATE: 12/14/07 C1.6 6 OF 10 SHEETS CB 20, l;t1R8 INIIET .- -... .._ 1.57% - _._ _ C8 4. 'YPE 1L -� -- 8" STA 25 +1343. 3.69 R 1HR GH CURB RI ■ 277.10 IE OUT (N = 274.10 PER WSDOT B-5.40,-00. STA 27'9�0,".72, SOUD LlOCKING RIM - 18" IE 18" IE - -_ 18"LCPE STD. PLAIN 0.04 UD 278.52 01 (NW) = 2i,5.00 OUT (S) = 2 l L 5.00 0 2.32% . - -- __. . k EXIS AT OF S NG .GRADE NTERUNE ORM ESMT - 18"CLpE' �, t55 --. _ I F - -- - -. - __.. - I 118 LF 0.50% 24 LF - 18 "LCPE o N i co 5 LF "LCPE 5.00% C8 lc. TYPE 2. 48" .. - - CB TYPE 16 - - 18" INTAKE STA 25 +17.p4. SOUD HOCKING 0.00' L -UD PER WSDOT 8- S TD. PLAN 5.40 -00. STA 28 +04.22, IE = 275.56 20.00' L I RIM 18" IE IN 18" IE IN 8" IE IN S 18" IE OUT J , N aN = 277.40 = 271.97 = 271.97 = 274.02 = 271.97 e. tr1 cJ 1 0i r. 10 _ tD STA 26 +35.02, - SOUD LOCKING RIM 12" IE IN ((W)) 1�" IE IN (N) 18 IE OUT ((Si) . N <0 N 0.00' L UO = 277.16 = 272.56 = 272.56 = 272.56 C EXISTING GRADE AT CENTER LINE u? 0. N • T -. CO 01 +20' 25 -50 NATIVE FILL 26 +00 '. 26+40 STORM EASEMENT CENTERLINE PROFILE HORIZONTAL 1 " =20' VERTICAL 1 " =5' 26 -80, 27 +20 6" MIN FILTER FABRIC 18" MIN II.11 11.-11= 11.- 11-11- 11.- 11 -11.- 11-11. -11 ' i 24" MIN X- SECTION 4" PERFORATED PIPE. RIGID WASHED ROCK 2'410' LEVEL TRENCH W/ PERF PIPE, COORDINATE WITH BUILDING SITE PLAN - • . CONNECT TO LOT STUB DRAIN OPERFORATED STUB OUT CONNECTION 1' NOT TO SCALE - SCHEMATIC. 27 +60 . STORM DRAINAGE NOTES 25 +00 EXPANSION JOINT ANCHOR 8a.T-PATTERN D N PER ..C. &U. PEDESTAL PER ND SEE NOTE N0. 2 FRONT 7 -T YW. 5'-0" CLEAR WIDTH PLANTING STRIP WIDTH 0 TO VAIMOIE YEAR45 ON PEDESTAL PROVIDED WITH N.D.C.B.U. UNIT OIPANSION 401141. . SEE 1401E N0. 2� SIDE . NOTES: . 1. SEE KCRS SECTION 5.04 FOR MAIL BOX REQUIREMENTS. • 2. INSTALLATION OF N.D.C.B.U. (INCLUDING CONSTRUCTION OF . BASE) WILL BE DONE BY THE U.S. POSTAL SERVICE. 3. SEE KCRS SECTION 3.04 FOR JOINT REQUIREMENTS. NEIGHBORHOOD DELIVERY & COLLECTION BOX UNIT (N.D.C.B.U.) MAILBOX INSTALLATION DETAIL 1. ALL METHODS AND MATERIALS SHALL MEET CITY- OF TUKWILA DEVELOPMENT GUIDELINES AND DESIGN. AND CONSTRUCTION STANDARDS. AND THE CURRENT KING COUNTY SURFACE WATER DESIGN MANUAL, UNLESS OTHERWISE APPROVED. • 2. MARK ALL STORM DRAIN INLETS WITH 'DUMP NO WASTE"AND EITHER 'TRAINS TO STREAMS ". 'DRAINS TO WETLANDS ". OR 'DRAINS- TO GROUNDWATER', AS APPLICABLE. 3. DRIVEWAY CULVERTS SHALL BE OF SUFFICIENT LENGTH TO PROVIDE A MINIMUM 3:1 SLOPE FROM THE EDGE OF THE DRIVEWAY TO THE BOTTOM OF THE DITCH. CULVERTS SHALL HAVE BEVELED END SECTIONS THAT MATCH THE SIDE SLOPE. UTILITY NOTES'. 1. ALL TRENCH EXCAVATION OPERATIONS SHALL MEET OR EXCEED ALL APPLICABLE SHORING LAWS FOR TRENCHES OVER 4 -FEET DEEP. ALL TRENCH SAFETY; SYSTEMS SHALL MEET WISHA REQUIREMENTS. 2. POWER. CABLE. FIBER OPTICS, AND TELEPHONE UNES SHALL BE IN A TRENCH WITH A 5'MINIMUM HORIZONTAL SEPARATION FROM OTHER UNDERGROUND UTIUTIES. - ADJUST ALL MANHOLES.. CATCH BASINS. AND VALVES IN PUBLIC RIGHTS -OF -WAY OR EASEMENTS AFTER ASPHALT PAVING. . P 6.7' KCRS DWG. NO. 5 -012 NOT TO SCALE EASEMENT . 2.5" CSBC 20' EASEMENT 17' ASPHALT THICKENED EDGE 1.5" CSTC- 2 CLASS B ACP PRIVATE ACCESS TRACT SECTION • EASEMENT II =i! ill -!1= MATCH EXIST NOT TO SCALE )NN 26 2669 CAUTION! UNDERGROUND UTIU71ES EXIST IN THE AREA AND . UTIUTY' INFORMATION SHOWN MAY BE INCOMPLETE. STATE LAW REQUIRES THAT CONTRACTOR CONTACT THE ONE -CALL UTILITY LOCATE SERVICE AT LEAST 48 HOURS BEFORE STARTING ANY CONSTRUCTION.. 1 -800- 424 -5555 5 Projeeta\2005 Projects \05477 Dam Turley SP (Doha Cam Tukwila) \0477\d.9 \05477 -C1.5- 01660160 a DRNNAOE6v9 Company. lac. 14S SW ISM Save; JYun 102 Seattle. Wmkhrgt n 98166 Pewee 206744.4141 • F 106.244.4435 GEM CONSTRUCTION, INC. REVISIONS m DESCRIP110N N z 0 U 5- 0. a Of 0 0 0 N 0 0 0 0 z ee GEM /TURLEY SHORT PLA DRAWN: JMK DCI NO: 05477 DATE: 12/14/07 C1.6 6 OF 10 SHEETS '1 +00 1 l 8 7 ' 4 4 4 1 ' 8 2 6 5 0 1 8 - S 14611H STREET 5/8' BAR & CAP :OPFER I401. :N CASE 0.5' IN CENTERLINE 146T4 STREET 1E =270.5' (W) IE =270.75 (E) CATCH BASIN / 811.4=279.15;_/ • 8' .RCP IE =277 68' (E) 8" RCP 6=277 .58' (W) PROP STREET LIGHT STA 2 +30.28, 19.81' L 13 MAii. 48.XES ON CC 4ITRETE 84.0 ., J *1 1 r' O, 144' FOUND BAY. &.CAF' LS. /15635- UNDERGROUND POWER/PHONE /CAN /GAS DESIGN BY PROVIDERS 30 1 D ' I OF tFc6 CATCH BASIN 0,9= 282.84' 1 P I0 =287.94 PCP ;E+280.39" (E) EXISTING HYDRANT'„ (n • LIJ • D • Z O W i `12• • Q . • 0 • Z • CN1 CATCH 4A411 611,4 =2-45.09' 17" 04P 1E =27;.9 ;' fW 098 4= 27351' 1E'. C . 106 E. AS:11 F19-274.12 .- 12 098 I, CMP•IE = 1 6 (E. 098 IE= 271.37' Or GRAPHIC SCALE w m a EXISTING HYDRANT CATCH BASIN -T'1PE 2 R1M= 774.77' (SOLID JO)' ---12" CONC. 18 =271.60' (NW) 18" IRON 16= 271.57' (9) (IN RED It - 206 2 +00 SANITARY 14ANHOI7E / n; - , ®.. RI4= 255.11' f 1E= 270.81' IN) -f - 290 2801 270 DATUM 6LEV z$0 00 SANITARY MANHOLE R19= 275.16' ,lE =266.70 (E) 1E= 266.66' (N) 1E= 266.56' (w). 18= 266.51' (9) m 0 N • F CATCH BASIN' P.1M= 280.79' • 12" RCP 6= 277.09' (W)-7 12 RCP 10=275.69' (E) - • 12" 0I 0 =275.54' (N)- <1JW0 a&`O. <1 O l4414c--_s � 1 °SEOW m22w mW <F� z co ci �c \ 8IM= 27018. - 3.- -8° RCP IE .68' !E) =� i 0 6' RCP IL 7..58' (W) °YU UY.112 ~N�0 Zwo - LCI l<O1 W O .0 W N (T1P) CATCH BASIN • RIM = 274.24'1 " CMP 1E =271 71' (WI . 12' C07.: ':E= 271.5P !SF) .A -CH 81, 91 RIM. 7 1906ARE -OCFRIG LJ 4 PV1' I0 =27191 `lY, ;2 IRON 10= 271.41' (w) 18' IRON 6=271 36' (8) .18" IRON IE- 27:.29' • \ FOUND 2' BRASS DISX \ WITH PUNCH IN 4- SO. • "-CONC. POST 114 CASE ` - - \ DO4N 0.6'.' . '` ELEV.= 27465' ,I I7H 4ASIN• ' \ 5101-14 MANHOLE ■ r:.: ..4::-:107.0748.:11:8,....„- 1 , RIM-275.07' ' ;ROI. 18= 271.46' (S) - \`12" IE= 269.41' (W( 271.43' (N) 18" CQN0. IE =269.34' (N;- �`E =:69.48' (E)- t2" IE= 269.27' (,S) . - 12" 6= 289.23' (S) • E:t C TIPE I _ STA +90.00, 16..'' LOCK N0 VANEO I PATE RIM 282.84 ' • EX 1 " CMP E. IN kWj.= :50. EX 1 RCP IE 007 (81 - 28� FiEI VFF.IF'1 2o. CURB IVLET A 3 +54.14, 3.50' L ROUGH CURE RIM = 277.10 8� IE OUT (Nwp 274.10 EXISTING GRADE AT.CENTERUNE EXI1114G WATER StRVICC, TYP. 5 LF PROPOSED - '1 8 LOPE .. WATER SER CE, TYP._.'._- . -.O bz007G 1 • 127 2.42% CB 1b. TYPE 1L RFLACE EX CB ST 4+11.18. 17.44' L LO ING VANED GRATE RIN = 274.12 (W) � 18' IE 271.67 18" IE OUT 1 OUT E 2771. EX 12' CMP IE N (NW) - 2171.37 FlE_D VERIFY -9 LF '- 18 "DIP.O 0.22% EXIST.. RI EXIST. 1 I 12' 18'LpPE 61 LF - 0.50 18'OJP --EXIST -NG 6" SS 32 LF 0.25% 113-DIP CEMENT CONCRETE - VERTICAL CURB '& GUTTER SEE TUKYALA STD. DWG. NO. 09-15_ 7.5'± 4.5'± • EXIST. ASPHALT. EXIST. CROWN 2Q C8 2b, TYPE 2. 48' STA 2 +28.67, 17.03' SET ON EXIST 12'. FIELD VERIFY LOCKINGANED GRA RIM = 2 2.51 12' IE INI(W) = 277. EX 12' I IN (N) = 295.54 18' IE OUT (E) 271.04 EXISTING AT CEN GRADE UNE 0 0 C8 lc TYPE 2, STA 31+50.68. 17.03.' L SOUD LOCKING UD RIM = 277.40 18' IE IN (N) = 271:97 18' IE IN W = 271.97 8' IE N (S) - 274.02 18' IE OUT (E) _. 271.97 C8 lo. TYPE 1L REPLACE EX CB STA 4+43 42, 17.63' L LOCKING VANED GRATE RM = 274.24 18' IE IN (W) =271.59 18' IE OUT (SE) 271.59 E< STA 5C1 RIM 18' E< FIE, B. TTPE 2 4+51.18. 12.18' l D LOCKING 1.!0 74.72 IE IN (NW)' = 271.57' 8' IRON IE JUT (9) = 271.57.-, 1 VERIFY. 4' CEMENT CONCRETE SIDEWALK 1 +00. 2 +00- • 2 +40 2 +80 3 +20 ' 3 +60 SOUTH 146TH STREET PROFILE HORIZONTAL: 1'=20' VERTICAL 1' =5' 4 +00 4 +4G ADDITIONAL TREATMENT' MAY BE REQUIRED DEPENDING ON SOIL CONDITIONS • SAWCUT EXISTING ASPHALT . 4' ATB 3' CLASS 8 ASPHALT SOUTH 146TH STREET SECTION NOT TO SCALE UUN 2 ti 2009 roaued:•:. CAUTION! . UNDERGROUND U1UTIES EXIST IN THE AREA AND UTIUTY 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. 1 -800 -424 -5555 X.\projects\20o0 Project* \03477 C.,, Turley SP (Dora can TIA.1o) \05477\dwq \05477 -C1,5- 911,0016 a DRAINA9Cd.q DUNCANSON r.rx. 141 SW 1SSA Strad. Soft 102 SmMA Wo,hMg an 98166.. Plan 2062444141 F 206244.4412 GEM CONSTRUCTION, INC. 9 cc cc g U REVISIONS m Y 4 DESCRIPTION 0 N 2 0 0 Z 2 U cc 0, 0 N 0 O O n 0 0 2 GEM /TURLEY SHORT PLAT DRAWN: • JMK DCI N0: 05477 DATE: 12/14/07 C1.7 7 OF 10 SHEETS MANHOLE STORMFILTER - PLAN VIEW .HEIGHT HUNDERDRAIN. MANIFOLD MANHOLE STORMFILTER - SECTION VIEW 02006 CONTECH Stonnweter Solutions int SmRMwMeR MANAGTMQH .x.,0/+50 U.5. FARM' No. 5522.429. No. 5.707.527. No. 6.027.639 No. 6.649.016: Mo. 5.624.576, Arm PAR U9 FOREIGN . ANp PATdr9 RNDOY w kITv LI'. STORMWATER � OW11ONS_ PRECAST 48" MANHOLE STORMFILTER PLAN AND SECTION VIEWS STANDARD DETAIL DEWING 112 OATE101001101I SCALE NONE !FEE NAME FILENAME Imo= XXX STORMFILTER DETAILS CB 7 STORMFILTER SEE DETAIL 1/C1.8 INFLOW FROM • C8 6 WASHED ROD( BEDDING & BACKF1LL TO TOP OF TANK • :& 2' MIN BEYOND EDGES - INFLOW FROM • LOT DRAINS PLAN NTS 54' CMP TANK 80° FOOTPRINT LENGTH TANK TOP =277.11 TANK- 1301T01.1=272.61 v' CB 5 FLOW CONTROL CB SEE DETAIL 3/01.8 2' VENT OUTLET TO CB 3 WASHED ROCK BEDDING & BACKFILL - 12' LCPE 0 TO TOP OF TANK EACH END. CB 7- CB 5 TYPE 2. 48' STORMFILTER - -TYPE 2, 48' FLOW CONTROL CB SEE DETAIL 1/C1.8 SECTION -A SEE DETAIL 3/C1.8 NTS OUTLET TO CB 3 NOT TO SCALE FINISHED GROUND MIN. EL =279.113 NOTES: 1. ALL, METAL PARTS CORROSION RESISTANT. - STEEL PARTS GALVANIZED AND ASPHALT COATED (TREATMENT. 1 OR BETTER). 2. OAP TANK MALL BE SUFFICIENTLY WEIGHTED DURING GRAVEL BACKFILL INSTALLATION. 3. IF THE CONTRACTOR SEEKS TO USE A DIFFERENT PRODUCT THAN CONTECH, CONTRACTOR MUST SUBMIT A REVISION TO CITY OF TUKWILA PUBLIC WORKS FOR REVIEW AND APPROVAL COMPACTED BACKFILL 2.25'. • 54' CMP 1)i' -3' DRAIN ROCK DETENTION TANK DETAILS TYP. SECTION -B NTS NOT TO SCALE CAUTION! UNDERGROUND UTIUTIES EXIST IN THE AREA AND UTIUTY INFORMATION SHOWN MAY BE INCOMPLETE. STATE LAW REOUIRES THAT CONTRACTOR CONTACT THE ONE -CALL UTILITY LOCATE SERVICE AT LEAST 48 HOURS BEFORE STARTING ANY CONSTRUCTION. • 1 -800- 424 -5555 NOTES: 1. FRAME TO BE GROUTED 2 COVER TO BE EJIW CATALOG NUMBER 3717CIPT, AND PRODUCT NUMBER NCR07- 2775A, WITH THE SEAL OF TUKWILA, AND LEGENDS 1808, 2008, AND STORM. 3. FRAME TO BE EJIW CATALOG NUMBER 3705CPT, OR EQUAL. 4. INSTALL SO THAT BOLT HOLES ALIGN WITH CENTER OF LADDER ' RESTRICTOR PLATE W/ 0.80'0 ORIFICE Ft =270.61 EL =277 11 RESTRICTOR PLATE WITH 1.20'0 ORIFICE PROVIDE CONFINED SPACE SIGN PER OSHA REOUIREMENT, (TYP.. ALL RISERS) LADDER OR STEPS MEETING ALL REQUIREMENTS OF KING COUNTY STANDARD DWG. N0. 2 -011 LIFT HANDLE EXTEND TO MH COVER DETENTION TANK TWO FOOT MIN. CLEARANCE TO ANY PORTION OF FROP -T INCLUDING ELBOWS 12' DIA CMP FABRICATED TEE AND RISER (ALUMINUM) 8' CLEANOUT W/ SHEAR GATE. PER KING COUNTY STANDARD DWG. NO. 2 -026 FROP -T NTS ' 12' REMOVABLE SECTION OF • RISER TO BE ATTACHED WITH GASKETED BAND LOWEST ORIFICE 0 RELEASE i • DESIGN STORM DATA .2 YR -W.S. EL =275.31 0=0.029 10 .YR -W.S. EL =276.19 0=0.076 ROUND MANHOLE COVER " MARKED -DRAIN" WITH LOCKING BOLTS 'Y TIE- 6' MIN. MIK ill CMP COUPLING • : 4' FABRICATED ELBOW W/ • WATERTIGHT REMOVABLE COUPUNG AND RESTRICTOR PLATE W/ ORIFICE 3'.0.90' ALUMINUM PIPE SUPPORT STRAP SPACED AT 3'. ANCHOR TO WALL W/ 5/8' STAINLESS ANCHOR BOLTS 1' MIN SECTION NTS LOCATE LADDER & COVER TO ' PROVIDE 2' CLEARANCE FROM LADDER TO TEE AND PIPES INFLOW FROM DETENTION ' ■ 1.611■ TANK - -����If • 2' MIN OUTLET TO CB 3 CB 5 TYPE 2, 48' PLAN - NTS TANK FLOW .CONTROL STRUCTURE; CB- 5 DETAIL NOT TO SCALE nor mseam City of Tukwila STORM MANHOLE 24' FRAME WITH COVER Nm 0888 NwmoNN: AF.N.NN: 0803 1 LAnmans:1e 03.08 B.018ERSON 4=Ma- MLR mom/C1ER FaoaE ono. SECTION 4.4 GRAY IRON LOCKING - COVER TUKWILA ' PUBLIC STORM MANHOLE COVERS • GRAY IRON FRAME - _-.':7 'JUN 26'2609` • NOT TO SCALE. Company, l.. 145 SW 11St6 Sow, SNOT 101 3NNS4 W.Miogtm, 98166 P6..,. 206244.4141 Fax 166.244.4455 GEM CONSTRUCTION, INC. Ei V 3 8 m z 0 (T W Q m 2, 2, DESCRIPTION 0 0 i 2, 0 0 0. 0 m 0 W 2, O U 0 0. 0 N 0 a n GEM/TURLEY SHORT DRAWN: JMK DCI NO: 05477 DATE: 12/14/07 C1.8 8 OF 10 SHEETS GENERAL NOTES 11 STORMFILTER BY CONTECH STORMWATER SOLUT10N5; PORTLAND, OR (800) 5484667; SCARBOROUGH. ME (877) 907.8676; UNTHICUM, MD (866) 740.3318. • 2) FILTER CARTRIDGE(5) TO BE SIPHON - ACTUATED AND SELF-CLEANING. STANDARD DETAIL SHOWS MAXIMUM NUMBER OF .CARTRIDGES. ACTUAL NUMBER REQUIRED TO BE SPECIFIED ON SITE PLANS OR IN DATA TABLE BELOW. 3) PRECAST MANHOLE STRUCTURE TO BE CONSTRUCTED IN ACCORDANCE WITH ASTM C478. DETAIL REFLECTS DESIGN INTENT ONLY. ACTUAL DIMENSIONS AND CONFIGURATION OF STRUCTURE WILL BE SHOWN ON PRODUCTION SHOP DRAWING. 4) STRUCTURE AND ACCESS COVERS TO MEET AA511TO 11-20 LOAD RATING. 5) STORMFILTER REQUIRES 2.3 FEET OF DROP FROM INLET TO OUTLET. IF LESS DROP 5 AVAILABLE, CONTACT CONTECH STORMWATER 50WTION5. MINIMUM ANGLE BETWEEN INLET AND OUTLET IS 45'. G) INLET PIPING TO BE SPECIFIED BY ENGINEER AND PROVIDED BY CONTRACTOR PRECAST MANHOLE STORMFILTER EQUIPPED WITH A DUN. DIAMETER. HOPE OUTLET STUB AND SAND COLLAR. EIGHT INCH DIAMETER OUTLET SECTION MAY BE SEPARATED FROM OUTLET STUB AT MOLDED -IN CUT UNE TO ACCOMMODATE A 12 INCH OUTLET PIPE. CONNECTION TO DOWNSTREAM • PIPING TO BE MADE USING A FLEXIBLE COUPLING OR ECCENTRIC REDUCER AS REQUIRED. COUPUNG BY PERNCO OR EQUAL AND PROVIDED BY CONTRACTOR- 7) PROVIDE MINIMUM CLEARANCE FOR MAINTENANCE ACCESS. IP A SHALLOWER SYSTEM 15 REQUIRED, CONTACT CONTECH ' ' STORMWATER SOLUTIONS FOR OTHER OPTIONS. 8) ANT - FLOTATION BALLAST TO BE SPECIPIED.BY ENGINEER AND PROVIDED BY CONTRACTOR IF REQUIRED. BALLAST TO BE SET . AROUND THE PER)METER OF THE STRUCTURE. 9) ALL STORMFILTERS REQUIRE REGULAR MAINTENANCE. REFER TO OPERATION AND MAINTENANCE GUIDEUNES FOR MORE INFORMATION. 300 FRAME . AND COVER(STD) - 'MANHOLE STORMFILTER - TOP VIEW O . - _ OUTLET SAND COLLAR RISER 12 0 OUTLET STUB PRECAST MANIIOLE STORMFILTER DATA STRUCTURE ID CB 7 WATER QUALITY FLOW RATE (415) 0.047 PEAK FLOW RATE I A5) 0.078 )' RETURN PERIOD OF PEAR FLOW (yn) 100 OF CARTRIDGES REQUIRED 2 CARTRIDGE FLOW RATE (I5 or 7.5 Apra) 15 MEDIA TYPE (C5F, PERUTE, ZPG) ZPG RIM ELEVATION 281 .00 PIPE DATA: I.E. ORIENTATION MATERIAL DIAMETER INLET PIPE 01 277.75' 119' DIP 8' FIFE U2 w. WA N/A w' OUTLET OURS( STUB 275.45' 54• HOPE 8' ECCENTRIC REDUCER YESWO SIZE (BY CONTRACTOR) NO WA ANTI- FLOTATION BALLAST WIDTH HEIGHT WA N/A - ` I ReA ® GROUT MOLDED -IN CUT UNE 8'm OUTLET STUB NOTE55PECIAL REQUIREMENTS: ... � PIPE ORIENTATION KEY: .180' O ' 270'. 111 (BY CONTRACTOR) CONTRACTOR) COUPLING (BY NOTE w . (SEE NOTE 6) BAIINST (SEE NOTE 8) : 111 . . • viiialimic 111111W (BY CONTRACTOR) • 110 570RMwA022 MA2 G 11 9t. t U.5. PA700 No. . 5.3 5.322.629. MANHOLE STORMFILTER = OUTLET DETAIL M.. 5.707.527. No. 6.027.639 No. G.649.040. No. 5.624.57G. O 02006 CONTECH Stoat er Solutions AND FAT0a P eGaROGN A LIWAU• , 'W E� mu STORMWATER„.... mOedMbnnNMw.m. • PRECAST 48" MANHOLE STORMFILTER TOP AND SECTION VIEWS, NOTES AND DATA • _ STANDARD DETAIL . QNWNG -'2 22 OA1E K JtA A.I SCALE N@@ 1 FAE NAMEAW M E 10RAWM 201 I HEO1E XXX STORMFILTER DETAILS CB 7 STORMFILTER SEE DETAIL 1/C1.8 INFLOW FROM • C8 6 WASHED ROD( BEDDING & BACKF1LL TO TOP OF TANK • :& 2' MIN BEYOND EDGES - INFLOW FROM • LOT DRAINS PLAN NTS 54' CMP TANK 80° FOOTPRINT LENGTH TANK TOP =277.11 TANK- 1301T01.1=272.61 v' CB 5 FLOW CONTROL CB SEE DETAIL 3/01.8 2' VENT OUTLET TO CB 3 WASHED ROCK BEDDING & BACKFILL - 12' LCPE 0 TO TOP OF TANK EACH END. CB 7- CB 5 TYPE 2. 48' STORMFILTER - -TYPE 2, 48' FLOW CONTROL CB SEE DETAIL 1/C1.8 SECTION -A SEE DETAIL 3/C1.8 NTS OUTLET TO CB 3 NOT TO SCALE FINISHED GROUND MIN. EL =279.113 NOTES: 1. ALL, METAL PARTS CORROSION RESISTANT. - STEEL PARTS GALVANIZED AND ASPHALT COATED (TREATMENT. 1 OR BETTER). 2. OAP TANK MALL BE SUFFICIENTLY WEIGHTED DURING GRAVEL BACKFILL INSTALLATION. 3. IF THE CONTRACTOR SEEKS TO USE A DIFFERENT PRODUCT THAN CONTECH, CONTRACTOR MUST SUBMIT A REVISION TO CITY OF TUKWILA PUBLIC WORKS FOR REVIEW AND APPROVAL COMPACTED BACKFILL 2.25'. • 54' CMP 1)i' -3' DRAIN ROCK DETENTION TANK DETAILS TYP. SECTION -B NTS NOT TO SCALE CAUTION! UNDERGROUND UTIUTIES EXIST IN THE AREA AND UTIUTY INFORMATION SHOWN MAY BE INCOMPLETE. STATE LAW REOUIRES THAT CONTRACTOR CONTACT THE ONE -CALL UTILITY LOCATE SERVICE AT LEAST 48 HOURS BEFORE STARTING ANY CONSTRUCTION. • 1 -800- 424 -5555 NOTES: 1. FRAME TO BE GROUTED 2 COVER TO BE EJIW CATALOG NUMBER 3717CIPT, AND PRODUCT NUMBER NCR07- 2775A, WITH THE SEAL OF TUKWILA, AND LEGENDS 1808, 2008, AND STORM. 3. FRAME TO BE EJIW CATALOG NUMBER 3705CPT, OR EQUAL. 4. INSTALL SO THAT BOLT HOLES ALIGN WITH CENTER OF LADDER ' RESTRICTOR PLATE W/ 0.80'0 ORIFICE Ft =270.61 EL =277 11 RESTRICTOR PLATE WITH 1.20'0 ORIFICE PROVIDE CONFINED SPACE SIGN PER OSHA REOUIREMENT, (TYP.. ALL RISERS) LADDER OR STEPS MEETING ALL REQUIREMENTS OF KING COUNTY STANDARD DWG. N0. 2 -011 LIFT HANDLE EXTEND TO MH COVER DETENTION TANK TWO FOOT MIN. CLEARANCE TO ANY PORTION OF FROP -T INCLUDING ELBOWS 12' DIA CMP FABRICATED TEE AND RISER (ALUMINUM) 8' CLEANOUT W/ SHEAR GATE. PER KING COUNTY STANDARD DWG. NO. 2 -026 FROP -T NTS ' 12' REMOVABLE SECTION OF • RISER TO BE ATTACHED WITH GASKETED BAND LOWEST ORIFICE 0 RELEASE i • DESIGN STORM DATA .2 YR -W.S. EL =275.31 0=0.029 10 .YR -W.S. EL =276.19 0=0.076 ROUND MANHOLE COVER " MARKED -DRAIN" WITH LOCKING BOLTS 'Y TIE- 6' MIN. MIK ill CMP COUPLING • : 4' FABRICATED ELBOW W/ • WATERTIGHT REMOVABLE COUPUNG AND RESTRICTOR PLATE W/ ORIFICE 3'.0.90' ALUMINUM PIPE SUPPORT STRAP SPACED AT 3'. ANCHOR TO WALL W/ 5/8' STAINLESS ANCHOR BOLTS 1' MIN SECTION NTS LOCATE LADDER & COVER TO ' PROVIDE 2' CLEARANCE FROM LADDER TO TEE AND PIPES INFLOW FROM DETENTION ' ■ 1.611■ TANK - -����If • 2' MIN OUTLET TO CB 3 CB 5 TYPE 2, 48' PLAN - NTS TANK FLOW .CONTROL STRUCTURE; CB- 5 DETAIL NOT TO SCALE nor mseam City of Tukwila STORM MANHOLE 24' FRAME WITH COVER Nm 0888 NwmoNN: AF.N.NN: 0803 1 LAnmans:1e 03.08 B.018ERSON 4=Ma- MLR mom/C1ER FaoaE ono. SECTION 4.4 GRAY IRON LOCKING - COVER TUKWILA ' PUBLIC STORM MANHOLE COVERS • GRAY IRON FRAME - _-.':7 'JUN 26'2609` • NOT TO SCALE. Company, l.. 145 SW 11St6 Sow, SNOT 101 3NNS4 W.Miogtm, 98166 P6..,. 206244.4141 Fax 166.244.4455 GEM CONSTRUCTION, INC. Ei V 3 8 m z 0 (T W Q m 2, 2, DESCRIPTION 0 0 i 2, 0 0 0. 0 m 0 W 2, O U 0 0. 0 N 0 a n GEM/TURLEY SHORT DRAWN: JMK DCI NO: 05477 DATE: 12/14/07 C1.8 8 OF 10 SHEETS OFF UWI-AI rIrtnt Schedule For the Grimm - Turley Buffer Restoration Trees • Common /Botanical name Aar maeropbyfum big leaf maple Paeudotwaga menrsisu Doer • as fu Shrubs Common /Botanical name Deer Merchant= . vine maple - Mabonia nervosa • • Oregon gape �Oemleria eerasiformis Indian plum • ORosa pfsoearpa clustered rose eRobes apeciablis . sahoonbetry 6¢eJConditioo/Spaee 4-S(2 Gal) 9'OC 4.6' Cont 15'OC Indicator Oimmities FALL' t, FACU 16 SialCoodition 4-5' (2 Gal) 6'OC 18 -24BR 3'OC I8 -24BR 4•0C 18.24BR 4.00 18 -24" BR 4'OC BUFFER ENRA/ACEMET.I-r AREA (3,810 sax- T.) MAffriCke • . MaN Pip O(JrLi Indicator FAG FACU FACU 37 FAC 50 FAC+ 16 Guantitia 19 150 t SETS, APpotx 1 ..PLANT U(0 PLAN %,t F 3 , 11J HA I Cr-NI / ' JOHN GOMIS ASSOCIATES 0. 2 G 1MM "TURLe ROF5ztJ - 1 � � bZdll /- 1 Q a .7e` 2- .Z7(n Et_. GNA.uSf` dp,z- -roan• 13 TYPICAL CH N:EL: Ct o-s.S 5 CTlort� L''_ ro' Notes for Typical Channel Cross Section: • • Relocate channel to the alignment as shown an the Planting Plan, Figure 5. • Channel bottom shall be about 3 -feu wide and 2 feet deep with variable , side slopes to mimic natural meandering channel conditions. • Channel bottom shall be planted withan erosion resistant grass mixture as maybe specified in typical grass -lined bioswales extending upstream from ,the culvert.inle to the end of construction al the northern property line. Channel tap 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. NAME Reline Association WI. Comtn/Water Animal .Use s ,,,::F. -_- . - - / .. - - . • , ': hmYbgd es Ater maple . _ . . FA CU T be of birder resole provide toad for nmrros bads and nub mamma incluebre mice. wocdrd.. eadah, lobs an m es, ar arabeab. mSeedlings and •aperrs provide irommm beams tar ebebm.d deer arm tad• day owl NOne areas sir Meats, hapset maple owerttuies to the moms dhmWy el Medan deciduous bra sea provides core tar many modes of snub mamma em preteen WM Swam mules of perching Wds rest in highest mapietrees. Pseudpts p. marn;esa/ Dmplas 0. O'merta cern0tmti. Indian plum FACU - /gal • - swot sotto. .acs. braarbn nesting mate, Reran sir Batas ay meow,w�-pm. toms, coyotes, bear arm deer. Rea peocerew oaered reas . FAC - tmmh bean eV shade 1paaeraJ _ . _ Nab* Rams awns abbe spas, pert= mar tar eaM bads wC mamma Bads Val M tee b. heaths woes. arms. radio., ghsabeks. pRaasarm. meta hushes. b..mt that eat bra lab bdute aura disable; psrooras. hem a. sorme and WA. whew. meow bet Oman map• UR UK . Frul assn by mast dbebea ambles. Avs, onanatuall "lemmata FACU . Wpm .ear. Dow Iberato SM BYd. .ace reds- goad m=ar spate for bees saboberns - _ .. - ... - .. FAC. • - .. lam sower. color. ae/t.rrl - _ - . .. PFO.PS raps, SS.91 fi.bw5 yPS +ides awWwars kcal bet.. b a sera tangy of bite anal mam a:TTi nun aarpa omam, ad ban: a .penes wain be Rubes pass pwwtle bpd loom wa.aam.ah es runs. Must... bet • barer bibs anti abegaa. sir try babas. Wu ere tan M • misty dblm bmwm the tutted prone. mama bobetila marpmeed gamma. Celkage blue prouse. OM p nth e. hand- aid dam , rdiat•traaad clot. pis groat** .d mob brushes oral • bete.. The Marken blabs really Mate at saabreay Irak . like end ober oar rodeos cabana sebsat y seed. N.dat from the fame baskets bedn base a= are lass. es ad as aw Or Oahe Wnnipbatl. - Seb.ner0 besides pad m,rkt • Macy of bads salm arena& arn=earya=anoted ttsield. Walsh amlbabebearaw arse • n.bm.t ash es dm mem gobs,. sh as, tare. end muab. Ttpet et Rhea Serge as ramau. needed dies tor irony species d 1 IZt%UVTE12d13: RWISED; ►.2.5.3/2i01 TYPICAL PUGET SOUND LOWLAND PLANT COMMUNITIES Stramside Communities ' S tra asigig Shrvb Thicket Dominant Species' salmooberry, red osier dogwood, 5itsa vAbw, Patine wilba• . Associated Sunnier: red ddeaberty, Pacific nil Lark stink currant, 'em crabapple, blank twinbmy . Dominant Species: western red cedar, western hemlock, rot alder, Oregon ash (diun'baion limited to scut em portion ofPuget Lowland only). black mama nod, nlmooberry, red osier dogwood, vim maple, piggyback plant, false Sly of the Wiley Associated Sneeies: Pacific willow, red elderberry, stink mutant, Indio plum, sword fen . Asialic Red 1Permanrmlo flooded shallow water mars of_ponds and lakes) D%omsnaat Snecier ydloa• Pond ldy. pew• d . Associated Species: Nos Emerald Wetl and (Srrvavta or sea mmgb saturued or flooded nt'6d mmased Dominant Species; bardaem hldnuh, small - fruited bulrush, • e.ated Species swank sedge, .00pletem horned limb Wetland .. Dominant Species: Sake willow, Pacific willow, red osier dogwood, salmoohery Associated Species- Black twiabmy, western crabapple ForeCed wetland Dominant Species- western red cedar, weal. hemlock, red alder,. (kegna, eahnonberry, red osier dogwood, dough sedge. piggyback piass stunk mishap Associated Suedes: Sitkn some bdy fan . Forest QPmipant Species: Daubs fr, western red cedar, western bemlodd red alder, bl $eaf maple, bitter rberty, almonbmy, slat sword fan =drum Associated Species• seeaan white pins, Hand fer, Snider wlbw, b+ddebetr) rhododendron. bleeding bean red elderberry, tacos Mum, evergreen Sr - P9minanl Species Nootke rose, thimblebery • Associated Cgeoi.e- Indian ohm, assn, rod -f owemg rearm red elderberry • Snags Snag are deed trees a koat 6' DBB and 10 feet talk with link or m timber value, Wah the possible essential of firewood, they can not be utifimd. However, stags sea be earwdyvabuble as feting perching and nesting sites for numerous species ofwildlife; is bdog waodpske s, arms- warblers, owls, hawks wood ducts, merganser; norms. bats, sgsirreb and opossums. Snag requirements differ by species Distinction is mark between herd (some value as markmble wood ad soft (advanced sage of may) swath: Hard snags become son snags if they are left alas and sea removed from the site Soft snags ere critical for smjocty of snag dependent wildlife. Stags lake cep .. lay little growing apace and should he left uncut. whenever possible. Three to seven dad or dying trees should he lett for wildlife use. Snag should also be Ill in the wetland area for use as perches and nesting sin, • to -IV MAX 1X4 FtN15H a: 1111-11( leg Tilt 111 111111 F-- 3' High Buffer Delineation Fence DUNCAN•.S -afr. Company, 'Inc.. 145 SW 155th Street Suite 102 Seattle, Washington 98166 . Phone ' 206.244 4141 Fax 206.244.4455 - WETLAND :& STREAM: ENHANCEMENT` SPECIFICATIONS PER:JOHN.COMIS'ASSO.CIATES; INC. DWN: BY JMK DATE .. 05./12/08 JOB NO. 05477 CHKD. BY SCALE A1TC SHEET 1n m-rtir ll_,A 1 ILJIN r Wk. DurrJLr ENHANCEMENT PLANTING, PLANT SCHEDULE AND DETAILS 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. I. 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 he 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 andControlled (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 perirneter 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. Nursery Sources • Balance Restoration Nursery: 27995 Chambers Mill Rd. Lorene, 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@rapidaro.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 89th St SE, Snohomish, WA 98290 Phone: 360-794-4842, Fax: 360-794-8323, terra@slarowers.com (www.slgrowers.com) Tadpole Haven Native Plants, PO Box 1702,'Edmonds, WA 98202-1702 • • Phone: 425-788-6100, Fax: 425-844-2824, tadpole axmc.net Watershed Garden Works: 2039 44th Ave, Longview, WA 98632. Phone/Fax: 360-423-6456 Wabash Farms. PO Box 291, 31218 SE 408th St, Enumclaw, WA 98022, Phone: 360-825-• 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, a 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. • BACKFILL WITH NATIVE SOIL • 3. PLANT MATERIALS • • • I. Provide locally grown nursery plants typical of their species or variety with normal, densely, developed branches and vigorous, fibrous root systems. plant diseases, insect eggs, borers and all forms of infestation. . . DO NOT PLACE WOOD CHIPS AGAINST 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, A. All plants shall have a fully developed form without voids and open spaces. • TRUCK OR OVER CROWN OF PLANTS 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 sliall be examined and loosened throughout at least the outer 1" of root ball. 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. I. 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: I. 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 pt. .2. Provide ball sizes complying with the latest edition of the "American Standard for Nursecry 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. 1.- 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 presentWith a•diarneter of more than 1 inch, and such - wounds must show vigorous bark growth on all sides. • J. • Shrubs and small plants: • . . Shrub Detail • ■ •_. 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, aia 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. • lzga Az= ma.15,z8z Fumgetv ampe 9:41_ AFTER -PLAVTIJG 3tt er MN Ws +44 iztorr:-2- "IN...,./.:, ),,..„. ,..r... ,,./~/./.1. ImEN L. ..... I 5,1 U 1 1.5 iv 2. "ralle5 . VOW SPREAD 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. --•-- t3Al2. Pcgi- FLAPTING9. P•fr. vhictsmzeepst- Remove-root burlap 1 P1.ANT HOLE TO BE NO - DEEPER THAN ROOT BALL Coniferous Tree Detail 00 NOT PLACE WOOD CHIPS AGAINST TRUCK OR OVER CROWN OF PLANTS Undisturbed soli or • compacted backfill .".4■,'"Wfl '4 1; • Remove root burlap. --,.a.jricaleall, Rubber hose collars 12 Gauge wire, 3 @ 120 deg. Intervals around tree -Planting saucer • BACKFILL WITH NATIVE SOIL . • AT PLANING PRUNE ONLY CROSSING UMEtS, CO-DOMINANT LEADERS, BROKEN- OR DEAD BRANCHES. AND ANT BRANCHES THAT A HAZARD TO PEDES1RLANS. . • • • • . • • • • •. 2"x4"x24" wood stake PLANT HOLE TO BE NO DEEPER THAN ROOT BALL TOP OF BALL TO BE SET 2' TO 3' ABOVE THE LEVEL OF THE SURROUNDNG SOIL 3. EARTH SAUCER REMOVE BURLAP f • -• DO NOT-PLAGE-WOOD CHIPS AGAINST TRUCK OR OVER CROWN OF PLANTS CENTER TRUNK OF TREE IN PIT. WATER 'THOROUGHLY TWICE VRTHIN 1HE FOIST 48 HOURS. 11111 %AIM t011e-.11.#11=111=-111=-1PH=11" 11711711711711#11-711#11" ".11=11=11=1P-= 1=11= SUBGRAOE BACKFILL WITH NATIVE SOIL UNDISTURBED SOIL Tree Planting -Balled and Burlapped DUNCANSON Company, Inc. 145 SW 155th Street, Suite 102 Seattle, Washington 98166 Phone 206.244.4141 Fax 206.244.4455 WETLAND & STREAM ENHANCEMENT SPECIFICATIONS PER JOHN COMIS ASSOCIATES, INC. DWN. BY JM K DATE 05/12/08 JOB NO. 05477 CHKD. BY • SCALE .. ukAr, . KIT SHEET n rir 1t_ RELOCATED STREAM, 53 LF .'•` RELOCATION PER. WETLAND REPORT BY JOHN COMIS ASSOCIATES, INC. 25' BUFFER ENHANCED/REDUCED BUFFER 3' HIGH SPLIT RAIL FENCE W/ SIGNAGE ALONG BUFFER EDGE .4 6.518 SF SITE BENCHMARK SET ROAR & CAP 0C1 CONTROL' EL = 277.66 PRESERVE DURING CONSTRUCTION BUILDING SETBACK LINE, TYP '44.41"w' 26.77 - 77.74' 10' PUBLIC STORM DRAIN ESMT. 20' WIDE ACCESS X UTIL ESMT c'I Z Q 0 z 5:I— 1 6.512 SF I _ T 20' St 01' 6.7'- BUFFER 1 +00 S 146TH .STREET INTX. STA 5 +00 5. 146711 ST "OF 42ND AVE 5 • INSTALL NDCBU (5) IN SIDEWALK PER .KCRS DWG NO 5- 0I0 -&-5 -012.. SEE DETAIL 2. NEET C1.6 1L'\Pro}ct.\2003 Projects \05477 C.m Turley SP (Doe, Gem Tuk.Yo)\ 05477 \0.0 \05477— n.4- 110RQ(NTAL CON1ROlaeg INTX STA 2 +44 02 SOUTH 146TH STREET. - INTX. STA 3 +51.01 SOUTH 146111 STREET = STA 10+00 OF ACCESS DRIVE = STA 25 +00 CE OF PUBUC EASEMENT OON Ffie11 1JUN 26 ZOOS CAU11ONI UNDERGROUND UTILITIES EXIST IN THE AREA AND UTIUTY .INFORMATION SHOWN MAY BE INCOMPLETE. STATE LAW REQUIRES THAT CONTRACTOR CONTACT THE ONE —CALL UTILITY LOCATE SERVICE AT LEAST 48 HOURS BEFORE STARTING ANY CONSTRUCTION. 1 -800- 424 -5555 DUNCANSON Company, Inc 145 SW ISSA Sneer, Um 102 Smola WNa1Wlgroe 98166 Phase 2616144.4141 F .206244.4455 GEM CONSTRUCTION, INC. 0 EC LLI —7 W Z Y 0 m N } co DESCRIPTION PER CITY COMMENTS 0 0 GEM /TURLEY SHORT PLAT PROPOSED MAILBOX PLAN DRAWN: JMK DCI NO: 05477 DATE: 12/14/07. C1.x x OF x SHEETS PAVEMENT RESTORATION NOTES: 1. COMPACT BACKFILL TO COMPACTION OF UNDISTURBED GROUND OR COMPACT BACKFILL TO MEET 0TY STANDARDS. 2. RESTORE PAVEMENT TO ITS ORIGINAL CONDITION IMMEDIATELY FOLLOWING BACKFIWNC OR MIEN CONCRETE IS CURRED. A EXCEPT FOR WINTER OR OTHER WEATHER CONDITIONS MUCH PREVENT PAVING, RESURFAONG, OR FAOUTY REPLACEMENT • ON PRINCIPAL ARTERIAL. MAJOR OR COLLECTOR Sint! WITHIN 3. CALENDAR DAYS. • ON OTHER STREETS WITHIN 7 CALENDAR DAYS. . B. FOR WORK PREVENTED DUE TO WEATHER: • PROVIDE A TEMPORARY PATCH. • PROVIDE A CONSTRUCTION SCHEDULE ADDRESSING MEANS AND METHODS TO MINIMIZE TRAFFIC DISRUPTION AND -70 COMPLETE WORK AS OUICKLY AS POSSIBLE COORDINATE WORK MTH ADJACENT PROPERTY OWNERS. PRESERVE, ADJUST AND - RESTORE EXISTING UTILITY SERVICES . IN ACCORDANCE WITH APPROPRIATE DISTRICT STANDARDS GRAPHIC SCALE w 20 .. w m DN FRED • 1W3- 201 UNDERGROUND - POWER/PHONE /CAN /GAS . DESIGN BY PROVIDERS PROP STREET LIGHT STA 2 +30.28, 19.81' L EXISTING HYDRANT 1 +00 S 146TH STREET 20' WIDE . ACCESS !& UTIL ESMT 2 RELOCATED. STREAM. 53 LF.:'1 RELOCATION PER:REILAND REPORT BY JOHN COMIS:'ASSOCIATES,' INC. . +3 96 elk 0 fb i, 7� 13 +00 12+00+ 0 +00 c9.F 1120' R20' �•` 15' -'I 0' • 0 um - _ - ESMT. 6.7' BUFFER +00' 25' BUFFER 825' 34.8' DRAINAGE ESMT I PROP WATER SERVICE, TIP, • 1 - 3:- METER . 3. - 1' METER SEE, SHEET C3.1... • YYII�� 1®maelva�GWG4n��e.► �1111a� - 1 10' UT1L SIDEWALK +31,81 26400 ENHANCED /REDUCED BUFFER 3' HIGH SPOT RAIL FENCE W/ SGNAGE ALONG BUFFER EDGE - SITE BENCHMARK SET REBAR & CAP DCI CONTROL" EL - 277.66 • PRESERVE DURING �.- - CONSTRUCTION I (271+G0 -10' PUBLIC STORM DRAIN ESUT I;28+00 I 11 TO GAS.SERVICE TOR- - 3 +00 5 PAR EAR L - � PER PSE SIDE SEWER PEP VALLEY MEW. • -S-EE -SHEET C21.' INTX. STA 2 +44.02 SOUTH 146TH STREET • A. STA. 10+00. OF ACCESS DRIVE • MATCH EXIST EASEMENT WORK IN RIGHT-OF4WAY NOTES: 1 WHEN ACTIVITY IS UNATTENDED, INSTALL A SIGN ((1111 MINIMUM 'V$ -RICH LETTERS STATING PERLOTTEE DR COMPANY NAME, AND DAY AND EVENING PHONE NUMBERS.-TUC 11.08.140 2. INSTALL BARRICADES SCRS. WARNING UGHTS, AND SAFETY DEVICES SUFFICIENT TO NOTIFY PUBLIC OF OBSTRUCTION OR TRAFFIC HAZARD. DEVICES 11151 RERAN UNTIL THE OBSTRUCTION IS CLEARED AND THE RIGHT -OF -WAY IS RESTORED. NC 11.08.170.A 3 MAINTAIN ACCESS TO FIRE 5TAT10NS, FIRE HYDRANTS, FIRE ESCAPES. AND FIRE FIGHTING EOUIPMENT. 1110 11.08.180 4. MAINTAIN ACCESS TO PROPERTY,ADJDINING EXCAVATION OR SITE WORK. 5. PRESERVE AND PROTECT ALL PROPERTY ADJOINING EXCAVATION OR SITE WORK. • 6 RESTORE DISTURBANCE TO PRIVATE AND PUBUC PROPERTY. TUC 11.08.220.0 7. DISTURBANCE OF SURVEY MONUMENTS AND MARKERS REWIRES THE DIRECTOR'S PREAPPROVAL A UCENSED SURVEYOR SHALL REPLACE DISTURBED MONUMENTS AND MARKERS. 8 COMPLY MTH ALL STATE AND CITY LAWS AND PROCEDURES TO PROTECT PUBLIC FROM AIR, WATER AND NOISE PO /TION 'TUC 11.08.210 . 9 INSTALL ' TEMPORARY SIDEWALK 09 CURB RAMP IF PERMANENT IS BLOCKED. TUC 11.08.220 10. COVER OPEN EXCAVATION MTH NON-SKID STEEL PLATES RAMPED TO ELEVATION OF CONTIWOUS RIGHT OF WAY SURFACE 1110 11.08.220 I - • - 11. STORE A11. STOC1(P8E MATERIAL. SHALL BE STORED N A SAFE MANNER TO PROTECT THE PUBLIC. 2.5 CSBC 2% 20' EASEMENT 17' EASEMENT ASPHALT THICKENED EDGE - �1.5" CSTC r2' CLASS B -ACP PRIVATE ACCESS TRACT SECTION MATCH. EXIST EXIST. R[- 1 NOT TO SCALE 20' 30' EXIST. R/W 5' 12' t I MAX, 4'' CEMENT CONCRETE SIDEWALK 0 5' CEMENT CONCRETE_ - VERTICAL CURB & GUTTER • SEE TUKMLA STD. DWG. N0. DS-15 7.5'3 4.53 EXIT: ASPHALT EXIST. CROWN ADDITIONAL TREATMENT MAY BE REOUIRED DEPENDING ON SOIL COND1TI04S SOUTH SAWCUT EXISTING ASPHALT 4" ATB 3" CLASS B ASPHALT 146TH STREET SECTION W z _,I > Q o - Z c EXISTING HYDRANT NOT INTX STA 5 +00 S 146TH ST OF 4260 AVE S INTX, STA 3 +51.01 SOUTH 14671-1 STREET,. AA STA 25 +00 OF PUBUC EASEMENT • PV. :75 TO SCALE WATER SUPPLY NOTES:. ----- i D1s7, =RU 12� • • 1. 111E CONTRACTOR SHALL INST CORPORATE STOPS, WATER SERVICE LINES,- AND • METERS. 81U INSTALL THE METERS. 2. PRESSURE TEST ALL WATER MAINS AND APPURTENANCES . . 3. FLUSH A140 DISINFECT NEW, CLEANED, OR REPAIRED WATER MANS 4. INSTALL RESTRAINED JOINTS AT ALL BENDS, TEES. AND OTHER DIRECTION CHANGES. 5. ALL WATER MEANS SHALL HAVE A BLOW-OFF ASSEMBLY AT LOW POINT AND AN. AN VACUUM RELIEF VALVE AT HIGH PONT OF MAIN. 6. INSTALL FIRE HYDRANT ASSEMBLY SO It STANDS PLUMB AND SO THAT 111E • LOWEST OUTLET IS AT 18' ABOVE THE FINISHED GRADE. THE ASSEMBLY SHALL HAVE A CLEAR ZONE AROUND HYDRANT OF AT LEAST 36' AN0 THE 'PUMPER PORT SHALL FACE 570111 OR FIRE ACCESS 7 THE INSTALLER OF A FIRE LINE BACKFLOW PREVENTION DEVICE INSTALLED , OUTSIDE THE BUILDING AND UNDERGROUND, SHALL HAVE A LEVEL. III CERTIFICATE ' OF COMPETENCY OR A LEVEL U CONTRACTOR'S CERTIFICATE OF COMPETENCY. IF 114E INSTALLER IS DIFFERENT FROM THE BACKFLOW PREVENTION DESIGNER. THE INSTALLER MUST-STAMP, SCN, AND DATE THE PLANS, IN ADDITION TO THE . DE1GNER'S STAMP, SCNAIURE, AND DATE. 8 INSTALL WATER MANS CR059NG SEWER LINES SO THAT THE BOTTOM OF THE • WATER MAIN IS AT LEAST 18 NOTES ABOVE THE TOP OF THE SEWER.' LOCATE FULL SECTION OF WATER PIPE SO THAT ITS MIDPOINT IS ABOVE THE $EWER PIPE • AT THE CROSSING. THIS INSTALLATION MAY REWIRE SPECIAL STRUCTURAL. • SUPPORT FOR THE WATER AND SEWER PIPE. 9 INSTALL WATER SUPPLY LINES AT LEAST 10 FEET HORIZONTALLY, MEASURED -EDGE 10 EDGE, FROM ANY EXISTING OR PROPOSED SEWER AND-AT LEAST 18 INCHES ABOVE THE TOP OF A SEWER. • c,/_ .--.'o ist4, / 1'°43 UTILITY NOTES: , 7z.s 1. 111 TRENCH EXCAVATION' OPERATIONS SHALL MEET 0R EXCEED ALL APPLICABLE SHORING LAWS FOR TRENCHES OVER 4 -FEET DEEP. ALL TRENCH SAFETY SYSTEMS SHALL MEET- MSHA REQUIREMENTS. . • 2. POWER, CABLE, FIBER MRCS, 4413 TELEPHONE UNES SHALL BE 16 A ' TRENCH 81111 A 5'MINIMUM HORIZONTAL SEPARATION FROM OTHER' '2,'.',�'... • UNDERGROUND UTILITIES 3. ADJUST ALL MANHOLES, CATCH BASINS, AND VALVES IN PUBLIC TUN 26 1 RIGHTS -QF -WAY OR EASEMENTS AFTER ASPHALT PAVING. CAUTION, UNDERGROUND UTILITIES EXIST IN THE AREA AND UTUTY INFORMATION SHOWN MAY BE' INCOMPLETE STATE LAW REQUIRES THAT CONTRACTOR CONTACT -THE ONE -CALL UTILITY- LOCATE SERVICE AT LEAST 48 HOURS BEFORE STARTING ANY CONSTRUCTION. 1 -800- 424 -5555 DUNCANSON Cov+Pany, Inc. • • )43 SW 1396 Sara Sant 102 Stank WasAiagran 98166 Phone 201244.4141 Fax 206.244.4455 GEM CONSTRUCTION, INC. REVISIONS m DESCRIPTION PER CITY COMMENTS 0 0 0 z GEM /TURLEY SHORT PLAT DRAWN: JMK DCI. N0: 05477 DATE: 12/14/07 . EXPIRES 7-3-07 C31 1 OF 1 SHEETS X:\ProEto \2005 Prupc•\05477 • GOT Turley 5P (Do.b GMn Tukwk4 \O54n \6wq \05477 -C2.1 & C3.1- U1WT1ESA.q