HomeMy WebLinkAbout11-12-2013 HEARING EXAMINER AGENDA PACKET
HEARING EXAMINER
November 12, 2013
6:00 p.m.
City Council Chambers
25 West Main Street
I. Case No: PLT13-0001 – Westridge Subdivision
Applicant: PNW Holdings, LLC; Justin Lagers
Request: The proposed project is to subdivide approximately 19.30 acres
into 56 single family lots with four tracts, associated storm
drainage facilities, new public roads, open space tracts,
landscaping, and right-of-way dedication.
Project Location: 6033 South 300th Street, Parcel No. 0221049027
Exhibit 1
Preliminary Plat – Westridge Subdivision PLT13-0001
Staff Report
November 1, 2013
Page 1
Preliminary Plat
Westridge Subdivision
PLT13-0001
I. GENERAL INFORMATION:
Application Date: April 26, 2013
Applicant: PNW Holdings, LLC, Justin Lagers, 9675 SE 36th Street, Suite 105,
Mercer Island, WA 98040
Property Owner: Same as applicant
Project Description: The proposed project is to subdivide approximately 19.30 acres into
56 single family lots with four tracts, associated storm drainage
facilities, new public roads, open space tracts, landscaping, and right-
of-way dedication on South 300th Street.
Property Location: 6033 South 300th Street; Parcel Number: 0221049027
Subject Property and Adjacent Property Zoning and Land Use:
Comprehensive Plan Zoning Current Land Use
Project Site Single Family Residential R-5 Residential (5 du/acre) Vacant
North Single Family Residential R-5 Residential (5 du/acre) Single family residential
South Single Family Residential R-5 Residential (5 du/acre) Single family residential
East Single Family Residential R-5 Residential (5 du/acre) Vacant land – Wyncrest II
Subdivision
West Single Family Residential R-5 Residential (5 du/acre) Single family residential
Preliminary Plat – Westridge Subdivision PLT13-0001
Staff Report
November 1, 2013
Page 2
Subject Site
Preliminary Plat – Westridge Subdivision PLT13-0001
Staff Report
November 1, 2013
Page 3
II. SEPA STATUS:
A Determination of Non-Significance was issued on October 3, 2013. The comment period
ended on October 17, 2013 with no comments received. The appeal period ends on
October 31, 2013. As of the writing of this report, no appeals have been filed.
III. FINDINGS OF FACT:
1. PNW Holdings LLC (Applicant) submitted a Preliminary Plat application for the
Westridge Subdivision on April 26, 2013 to subdivide 19.30 acres into 56 single family
lots.
2. The subject property is located at 6033 South 300th Street within the corporate limits,
and referenced by King County Tax Assessor Parcel Number 0221049027.
3. The subject property is vacant with the single family home demolished in 2008.
4. The subject property is zoned R-5 Residential (5 du/acre) and the project is vested to
this standard. The Comprehensive Land Use designation is Single Family Residential.
5. The R-5 Residential (5 du/acre) zone requires a minimum or 4 du/net acre and a
maximum of 5 du/net acre. The proposed project’s calculated density is 5.09 dwelling
units per net acre. Pursuant to ACC 18.02.065 below .50 is rounded down, so the
calculated density is 5 dwelling units per net acre.
6. The following lot dimensions are applicable in the R-5 zone:
Minimum average lot area: 8,000 sq. ft.
Minimum lot area: 6,000 sq. ft.
Minimum lot width: 50 ft
7. The following lot dimensions are proposed by the project:
Minimum average lot area: 8,227 square feet
Minimum lot area (smallest lot): 6,240 square feet
Minimum lot width: 50 feet
8. The subject property is within the Lakehaven Utility District. Water and Sewer service is
provided by Lakehaven. Water and Sewer availability certificates have been submitted
as part of the preliminary plat application (Exhibit 16).
9. The requirements of ACC 13.48 Storm Drainage Utility, ACC 15.74 Land Clearing,
Filling, and Grading, and the City’s 2009 Surface Water Management Manual (SWMM)
are applicable to the Site and Project.
10. The Project will drain to the storm detention and water quality pond located in proposed
Tract A (Exhibit 4) at the northeast portion and lowest point of the Site. Stormwater
outfall from the storm pond will be released near the northeast corner of the Site, which
would flow eastward. This is consistent with the SWMM Minimum Requirement #4 for
New Development and Redevelopment, which requires that natural drainage patterns
be maintained.
Preliminary Plat – Westridge Subdivision PLT13-0001
Staff Report
November 1, 2013
Page 4
11. Fire hydrants and mains capable of providing the required fire flow shall be provided per
City of Auburn Engineering Design Standards and the 2012 International Fire Code
(IFC). Fire hydrant locations shall be approved by the Fire Marshal.
12. Traffic, fire, park, and school impacts are mitigated through the payment of impact fees
in effect at the time of Building Permit issuance for each lot or deferred per Ordinance
No. 6455.
13. No Critical Landslide or Erosion Hazard areas have been identified on the Site.
14. The Site is not located in the regulatory floodplain per Federal Emergency Management
Agency (FEMA) maps.
15. A portion of the larger wetland system to the east of subject site extends onto the project
site. The wetland and associated buffer is set aside in Tract B and a buffer
enhancement plan has been proposed (Exhibit 12). No impacts to the buffer or wetland
are proposed.
16. The Site is located in Groundwater Protection Zone 4.
17. No state or federal candidate threatened or endangered plant species has been
identified on the Site.
18. No state or federal candidate threatened or endangered animal species or habitat has
been identified on the Site.
19. No known places or objects listed on or proposed for national, state, or local
preservation registers has been identified on the Site. Adjacent to the subject property
to the west is an identified cabin, known as the Gardner Log Cabin, that may be historic
eligible.
20. The Site is not located within any shoreline designation.
21. The applicant has completed a Traffic Impact Analysis (TIA) for the proposed project.
The TIA was prepared by TraffEx dated April 17, 2013 with revisions dated July 18,
2013. The City’s traffic division has reviewed and accepted the TIA. The proposed
project will add 42 am peak hour trips, 57 pm peak hour trips, and 536 average
weekday trips. (Exhibit 11)
22. The applicant has completed a Critical Areas Report for the proposed project prepared
by Sewall Wetland Consulting, Inc. dated April 11, 2013 and with a supplemental
memorandum dated August 2, 2013. The City’s Environmental Services division has
reviewed the Critical Areas Report and concurs with the wetland delineation and
determination of the manmade pond. (Exhibit 12)
23. A geotechnical engineering study has been completed for the project prepared by Earth
Solutions dated April 24, 2013 with a supplemental memorandum dated August 6,
2013. (Exhibit 13)
24. A school walk analysis has been prepared for the project by DR Strong Consulting
Engineers, Inc. dated April 25, 2013 and revised August 2, 2013. The school walk
Preliminary Plat – Westridge Subdivision PLT13-0001
Staff Report
November 1, 2013
Page 5
analysis has been sent to Federal Way Public Schools for their review as part of the
SEPA determination notification. The City did not receive any additional comments on
the school walk analysis. (Exhibit 14)
25. A Notice of Application (Exhibit 5) was issued for the project on May 31, 2013 with a
comment deadline of June 17, 2013. The City received three comments (Exhibit 8):
Federal Way Public Schools – requesting a school walk analysis
Department of Natural Resources – forest practice permit may be required
Property owner in the project vicinity – comments on the storm pond and lot width
26. A combined Determination of Non-Significance (DNS) and Public Hearing Notice was
issued on October 3, 2013. The comment period ended on October 17, 2013 with no
comments received. The appeal period ends on October 31, 2013. No appeals were
filed on the DNS. The public hearing notice was published at least 10 days prior to the
public hearing as required by ACC 2.46.130 (Exhibit 6).
27. Pursuant to ACC 17.14.100, park dedication is required when a subdivision is greater
than 50 lots or when multiple projects in the same vicinity equal more than 50 lots park
dedication is required. The Hearing Examiner is guided by the City’s policies in the
Parks, Open Space, and Recreation plan. If it is not feasible to dedicate land, then a
fee in-lieu has been accepted by the City in the past. Exhibit 18 outlines the fee in-lieu
calculation based on the proposed number of lots.
28. Pursuant to ACC 18.02.130, a residential project with more than 40 lots is required to
hold a neighborhood meeting prior to submitting the preliminary plat application. The
neighborhood meeting for the Westridge Subdivision was held on April 22, 2013
(Exhibit 17).
IV. CONCLUSIONS:
ACC 17.10.070 provides certain criteria for approval of a Preliminary Plat. The following is a
list of these criteria (in italics) and staff analysis of how the Project compares to the criteria:
1. Adequate provisions are made for the public health, safety and general welfare and for
open spaces, drainage ways, streets, alleys, other public ways, water supplies, sanitary
wastes, parks, playgrounds and schools.
Staff Analysis
The Project includes adequate provisions for access, water and sanitary sewer service,
stormwater management, fire protection, recreation, and schools.
The internal plat roads will provide access for the Project’s 56 lots. In its review of the
Project, the City’s Transportation Division has found the preliminary layout and road
design is acceptable. During the facility extension review stage (civil plan review),
additional detail will be required such as sight distance triangles at intersections, vertical
plan and profile for the proposed emergency secondary access, channelization, and
street signage.
Lakehaven Utility District’s water and sewer service is available and capable of serving
the Site as shown in the water and sewer certificates of availability (Exhibit 16)
Preliminary Plat – Westridge Subdivision PLT13-0001
Staff Report
November 1, 2013
Page 6
Stormwater management, drainage, and erosion control will be adequately provided
consistent with the ACC 13.48 Storm Drainage Utility, ACC 15.74 Land Clearing, Filling,
and Grading, the City’s 2009 Surface Water Management Manual (SWMM), and any
other applicable City standards. At the facility extension review stage (civil plan review),
additional detail will be required to show that the stormdrainage facilities meet the City’s
design standards.
Adequate provision of fire protection is made through the payment of fire impact fees at
the time of Building Permit issuance for each lot or deferred per Ordinance No. 6455 and
consistency with the City of Auburn Engineering Design Standards and the 2012
International Fire Code (IFC) for fire hydrant placement.
Adequate provisions for schools are made through the payment of school impact fees at
the time of Building Permit issuance for each lot or deferred per Ordinance No. 6455.
Sidewalks do not currently exist along the project frontage. Sidewalks will be provided
along South 300th Street and the internal plat roads to provide pedestrian access. The
school walkway analysis provides additional detail (Exhibit 14).
Adequate provisions for parks are made through the payment of park impact fees at the
time of Building Permit issuance for each lot or deferred per Ordinance No. 6455. The
proposed project of 56 lots does reach the threshold of 50 units that requires the
dedication of park space or mitigation payment per ACC 17.14.100. The applicant is
providing some open space within the project, Tract C, however, the square footage
does not meet the minimums required for ACC 17.14.100. The applicant has selected to
provide a fee in-lieu of park space within the subdivision.
2. Conformance of the proposed subdivision to the general purposes of the comprehensive
plan.
Staff Analysis
The Project is consistent with the general purposes of the Comprehensive Plan.
Specifically the proposed project is consistent with the following Comprehensive Plan
goals, objectives, and policies:
Capital Facilities Goal 13: City Utilities
Ensure that development will only occur if the urban services necessary to support the
development will be available at the time of development.
Objective 13.4: To ensure that collection, conveyance, storage and discharge of storm
drainage is provided in a sufficient and environmentally responsible manner, in order to
meet the needs of the existing community and provide for its planned growth.
Policy CF-37: The City shall require developers to construct storm drainage
improvements directly serving the development, including any necessary off-site
improvements.
Policy CF-45: The City shall promote policies which seek to maintain the existing
conveyance capacity of natural drainage courses.
Preliminary Plat – Westridge Subdivision PLT13-0001
Staff Report
November 1, 2013
Page 7
Policy CF-53: The City shall seek to minimize the impacts to the natural river system’s
hydrology by encouraging pre-treatment of surface flows of new development and re-
introduction into the groundwater where feasible.
The necessary City utilities are available for the proposed project. Water and sewer
service is available and capable of serving the Site per the certificates of availability
obtained from Lakehaven Utility District.
The majority of the stormwater resulting from the proposed project will drain to the
stormwater detention and water quality pond constructed by the developer and located
in Tract A prior to controlled release near the northeast corner of the Site. Stormwater
management, drainage, and erosion control will be adequately provided consistent with
the ACC 13.48 Storm Drainage Utility, ACC 15.74 Land Clearing, Filling, and Grading,
the City’s 2009 Surface Water Management Manual (SWMM), and any other applicable
City standards.
Land Use Goal 7: Residential Development
To emphasize housing development at single family densities, in order to reestablish a
mix of housing types appropriate for a family oriented community, while recognizing the
need and desire for both lower density and higher density housing appropriately located
to meet the housing needs of all members of the community.
Policy LU-17: Residential densities in areas designated for single family residential uses
should be no greater than 7 units per acre.
Objective 7.2: To designate land for the development of new single family homes.
Objective 7.3: To promote the development of quality single family neighborhoods which
relate the design and types of residential areas to important natural and manmade
features.
Policy LU-26: Emphasis shall be placed upon the manner in which the recreational
needs of the residents shall be met in the approval of any residential development.
Parks Goal 21: Parks, Recreation, and Open Space
To provide and maintain a comprehensive system of parks and opens spaces that
responds to the recreational, cultural, environment, and aesthetic needs and desires of
the City’s residents.
Policy PR-2: New developments shall contribute to the development of new parks at a
level commensurate with their share of new facility needs as established by the Park and
Recreation Plan.
The Site is 19.30 acres. The net site area used to calculate density, which excludes the
Site area specified in ACC 18.02.065(A) Methods of Calculating Density, is 11.19 acres.
With 56 lots proposed, this yields a density of 5.09 dwelling units per net acre, which is
consistent with the Comprehensive Plan policy regarding density of areas designated for
single-family residential uses. The proposed project meets the density of the R5 zoning
district and land use designation of Single Family Residential and assists the City in
meeting its housing targets and growth management objectives.
Preliminary Plat – Westridge Subdivision PLT13-0001
Staff Report
November 1, 2013
Page 8
Recreational needs of the residents are met through the assessment of park impact fees
at the time of Building Permit issuance for each lot or deferred per Ordinance No. 6455.
The proposed project of 56 lots does reach the threshold of 50 units that requires
dedicated park space per ACC 17.14.100 or a fee in-lieu of dedication. The Parks, Arts,
and Recreation department calculated the fee in-lieu of dedication amount utilizing the
thresholds in the City’s Parks, Recreation, and Open Space Plan for neighborhood and
community parks (Exhibit 18).
Environment Goal 18: Environment and Natural Resources
To maintain and promote a safe and healthy environment and preserve the quality of life,
and to protect the area’s most unique, sensitive, and productive natural resources.
The proposal will not have significant adverse environmental impacts provided that the
project is consistent with all applicable City standards and regulations and the
Conditions of Approval contained herein. Consequently, a SEPA Determination of Non-
Significance (Exhibit 6) was issued on October 3, 2013 with no comments received and
no appeals filed.
3. Conformance of the proposed subdivision to the general purposes of any other
applicable policies or plans which have been adopted by the City Council.
Staff Analysis
The preceding analysis for Approval Criteria 2 is in support of the Project’s consistency
with the City of Auburn Capital Facilities Plan, Comprehensive Water Plan,
Comprehensive Sanitary Sewer Plan, Comprehensive Drainage Plan, and the Parks,
Recreation, and Open Space Plan.
The Project is also consistent with general purposes of the Comprehensive
Transportation Plan. Specifically the Project is consistent with the following
Comprehensive Plan elements:
Street System Objective: Functional Classification
To provide an integrated street network of appropriate classes of streets designed to
facilitate different types of traffic flows and access needs.
Policy TR-75: The classification standards adopted in the Auburn Engineering Design
Standards are considered the City’s minimum standards for new streets. In cases in
which the City attempts to rebuild an existing street within an established right-of-way,
the City Council reserves the authority to determine if additional right-of-way should be
obtained in order to realize the improvement. Preservation of neighborhood continuity
and cohesiveness will be respected.
The City’s Transportation Division has reviewed and accepted the Traffic Impact
Analysis (TIA), prepared by TraffEx, dated April 17, 2013 and revised July 18, 2103.
The proposed project will generate 42 am peak hour trips, 57 pm peak hour trips, and
536 average weekday trips. The Level of Service (LOS) for the intersections in the
vicinity of the project are within the LOS standards for the City of Auburn.
Preliminary Plat – Westridge Subdivision PLT13-0001
Staff Report
November 1, 2013
Page 9
SOUTH 300TH STREET
South 300th Street is designated as a Residential Collector, Type 1. Dedication along the
South 300th Street varies as the road curves and the north property line of the subject
property is not straight. The right-of-way dedication varies from 4 feet to 30 feet and
achieves the City of Auburn Engineering Design Standard for Residential Collectors,
Type 1. Construction of half-street improvements to the Residential Collector standard is
required to maintain neighborhood continuity and cohesiveness by matching the
frontage improvements across from the Site on South 300th Street. A deviation is
requested for roadway width has been requested for South 300th Street. The existing 60
foot right-of-way is sufficient to accommodate the half-street improvements, curb, gutter,
landscape strip, and sidewalk per the City’s standards. Pursuant to the City’s
Comprehensive Transportation Plan, a six-foot bike lane is required. In order to
accommodate the bike, the applicant is seeking to eliminate the center turn lane from
South 300th (see later in the staff report for the justification).
INTERNAL PLAT ROADS
The internal plat roads are proposed to be public rights-of-way providing access to the
project’s lots. It is to be dedicated and constructed to the City of Auburn Engineering
Design Standard for Local Residential Streets. A deviation to the minimum horizontal
curve radius of 333 feet is sought and proposed to be 55 feet (see later in the staff report
for the justification).
Non-Motorized System Objective: Pedestrian Travel
To enhance and encourage pedestrian travel in Auburn.
Policy TR-130: Require developers to incorporate pedestrian facilities into new
development and redevelopment in conformance with the Auburn City Code.
As part of the project, sidewalks are required for the internal plat roads and frontage
improvements are required along the Site’s frontage of South 300th Street. Sidewalks
will be constructed where sidewalks do not exist today, providing pedestrian access and
safe school route access to Meredith Hill Elementary.
Non-Motorized System Objective: Bicycle Travel
To improve Auburn’s bicycling network.
Policy TR-138: During the development review process, ensure projects are consistent
with the Non-Motorized chapter of the Comprehensive Transportation Plan by requiring
right-of-way dedications and other improvements as needed to develop the bicycle
network.
One 6 ft. bicycle lane will be provided on South 300th Street along the project frontage ,
which is designated as a future Class 2 or 3 bicycle route in the Comprehensive
Transportation Plan.
4. Conformance of the proposed subdivision to the general purposes of this title, as
enumerated in ACC 17.02.030.
Preliminary Plat – Westridge Subdivision PLT13-0001
Staff Report
November 1, 2013
Page 10
“The purpose of this title is to regulate the division of land lying within the corporate limits
of the city, and to promote the public health, safety and general welfare and prevent or
abate public nuisances in accordance with standards established by the state and the
city, and to:
Prevent the overcrowding of land;
Promote safe and convenient travel by the public on streets and highways;
Promote the effective use of land;
Provide for adequate light and air;
Facilitate adequate provision for water, sewerage, storm drainage, parks and
recreational areas, sites for schools and school grounds, and other public
requirements;
Provide for proper ingress and egress;
Provide for the expeditious review and approval of proposed land divisions which
comply with this title, the Auburn zoning ordinance, other city plans, policies and land
use controls, and Chapter 58.17 RCW;
Adequately provide for the housing and commercial needs of the citizens of the state
and city;
Require uniform monumenting of land divisions and conveyance by accurate legal
description; and
Implement the goals, objectives and policies of the Auburn comprehensive plan.”
Staff Analysis
The proposed project meets the general purposes of ACC Title 17 Land Adjustments
and Divisions.
The proposed project will meet all density and lot dimension requirements for the R5
zone as specified in ACC 18.07 Residential Zones. The Project’s proposed lot
dimensions meet the minimum width of 50 ft., minimum lot area per dwelling unit of
6,000 sq. ft., and the minimum average lot area per dwelling unit of 8,000 sq. ft. for the
R5 zone. The density of the project remains within the maximum density of 5 dwelling
units per net acre allowed for the R5 zone, and the project remains consistent with
general purpose of the city’s subdivision code (ACC 17.02.030) in that it does not
overcrowd the site with development, is an effective use of land, and provides for
adequate light and air through the setback and lot coverage requirements of the R5
zoning district.
As addressed under Staff Analysis Item No. 1 above, the proposed Project makes
adequate provisions for ingress/egress, water, sewer, storm drainage, fire protection,
schools, and parks.
Staff Analysis Item No. 2, above, addresses how the project complies with the City of
Auburn Comprehensive Plan. The proposed project will develop 56 single-family
residential lots providing housing for citizens of the state and city.
As such, the Project is also consistent with subdivision standards of Revised Code of
Washington (RCW) 58.17.
Preliminary Plat – Westridge Subdivision PLT13-0001
Staff Report
November 1, 2013
Page 11
5. Conformance of the proposed subdivision to the Auburn zoning ordinance and any other
applicable planning or engineering standards and specifications as adopted by the city,
or as modified and approved as part of a previously approved PUD.
Staff Analysis
The proposed Project meets the R5 zoning district development regulations specified in
ACC Section 18.07.030, except for minimum average lot area. A comparison of the
project to the city standards is as follows
Development
Standard
Standard of the R5
Zone
Standard as
Proposed by the
Project
Minimum lot width 50 ft. 50 ft.
Minimum lot area
per dwelling unit
6,000 sq. ft. 6,240 sq. ft.
Minimum average
lot area per
dwelling unit
8,000 sq. ft. 8,227 sq. ft.
The future single-family residences will be required to meet the minimum setbacks and
lot coverage specified for the R5 zone in ACC 18.07.030.
The Project meets or is capable of meeting other applicable standards. Improvements
to the South 300th Street frontage, the internal plat roads, and storm drainage are
required to meet the City’s Engineering Design and Construction Standards. The water
and sewer facilities are required to meet Lakehaven Utility District standards. These
facilities are reviewed as part of the Facility Extension (FAC), Grading, Storm, and
Building Permit applications to be submitted by the applicant.
6. The potential environmental impacts of the proposed subdivision are mitigated such that
the preliminary plat will not have an unacceptable adverse effect upon the quality of the
environment.
Staff Analysis
The proposal will not have significant adverse environmental impacts. All potential
environmental impacts of the Project are mitigated throug h applicable regulations and
the Conditions of Approval contained herein.
7. Adequate provisions are made so the preliminary plat will prevent or abate public
nuisances.
Staff Analysis
Adequate provisions are made so the proposed Project will prevent or abate public
nuisances.
MODIFICATION OF STANDARDS – ACC 17.18
Pursuant to this chapter, modifications can be made to standards or specifications if the
modification meets the requirements of ACC 17.18.030.
Preliminary Plat – Westridge Subdivision PLT13-0001
Staff Report
November 1, 2013
Page 12
The applicant has specifically requested the following modifications of standards be considered
as part of the preliminary plat approval (Exhibit 9):
South 300th Street, not construct the center turn but accommodate the six-foot bike lane
as required by the City’s Comprehensive Transportation Plan.
Construction of internal plat roads with a horizontal curve radius of 55 ft. rather than the
Local Residential standard of 333 ft.
Driveway spacing for lots.
Staff Analysis
The deviation to the width of the Residential Collector is supported by staff, as the applicant
does not propose to reduce the width of the Residential Collector, but proposes to eliminate
the required center two-way left turn lane, in order to accommodate a six-foot bike lane.
The applicant’s traffic engineer provided documentation that the queue lengths for the
intersection of South 300th Street and 61st Avenue South are negligible and does warrant the
two-way left center turn lane. A similar deviation request was granted for an adjacent
subdivision, Wyncrest Division I, based on the same analysis. The turning movements into
Wyncrest Division I are also low (based on the traffic analysis for that subdivision) and do
not creating an adverse impact. A six-foot bike lane is a higher priority for the City in
accomplishing our non-motorized network. Also, not widening South 300th Street to include
a two-way left center turn lane is consistent with the existing road further west and with 64th
Avenue South to the north.
The second deviation request is for the horizontal curvature minimum of 333 feet for a local
residential street. Construction of the internal plat roads with a horizontal curve radius of 55
ft. is consistent with King County standards to which neighboring subdivisions were
approved. The request is consistent with the character of right-of-way within the vicinity, and
literal interpretation of the City of Auburn Engineering Design Standards would deprive the
applicant rights commonly enjoyed by other properties in the same zoning district and
reasonable use of the site.
Review of the Traffic Impact Analysis (TIA), prepared by TraffEx, dated April 25, 2013 and
revised July 18, 2013 for the two-way left center turn lane deviation request, and the
deviation requests’ analysis provided by the applicant’s engineer, the City’s Transportation
Division found the requests to be acceptable. Modification to the City of Auburn Engineering
Design Standards will not be materially detrimental to the surrounding properties.
Lastly, the modification requests are consistent with the purpose of the ACC Title 17 Land
Adjustments and Divisions and do not lessen the requirements of the zoning ordinance.
V. STAFF RECOMMENDATION/DECISION
Staff recommends approval, with the below conditions, of the Westridge Subdivision
Preliminary Plat application.
VI. CONDITIONS OF APPROVAL
Approval of this Preliminary Plat is based upon compliance with the project description as
provided in the application submitted April 26, 2013 and the Conditions of Approval set forth
below. Any deviations from the project description, exhibits, timing or conditions must be
Preliminary Plat – Westridge Subdivision PLT13-0001
Staff Report
November 1, 2013
Page 13
reviewed and approved by the City of Auburn for conformity with this approval. Any change
from these may require approval of changes to the permit and/or environmental review.
1. A financial performance security meeting the requirements of ACC 16.10.130B for the
wetland buffer mitigation site will be required to be in place prior to issuance of permit
approvals for ground disturbing work. The amount of the performance security shall
equal 125 percent of the cost of construction, maintenance, and monitoring the
mitigation project for the length of the monitoring period.
2. Pursuant to ACC 16.10.090E.1(f), Long-term protection of a regulated wetland and its
associated buffer shall be provided by the designation of a separate tract on which
development is prohibited, and protected by execution of an easement dedicated to the
City. The easement shall grant the City access to on-site mitigation areas for the
purposes of monitoring, maintaining, preserving, and enhancing the on-site wetland and
associated buffer areas. The location and limitations associated with the wetland and
its buffer shall be shown on the face of the final plat and shall be recorded with the
appropriate county jurisdiction.
3. Roads twenty eight feet (28’) in width must be posted no-parking on one side of the
street only to provide minimum fire apparatus access. This must be shown on the civil
plans, review, and approved prior to issuance of a facility extension.
4. The temporary cul-de-sac must be posted no-parking around its entire perimeter to
provide fire apparatus turnaround. This must be shown on the civil plans, review, and
approved prior to issuance of a facility extension.
5. The emergency access road will need to have a separate easement granted to the
Valley Regional Fire Authority since the road crosses Tracts C and D that will most
likely be owned and maintained by the future Homeowner’s Association. The easement
documents will need to be completed and reviewed by the City prior to final plat
approval but can be recorded with the final plat document. If the emergency access
road will have a gate then a Knox system must be utilized.
6. Lots 7 and 8 must be within 450 feet of a fire hydrant or have fire sprinklers installed to
maintain the 20 foot width of the access tract. This shall be shown and addressed as
part of the civil plan review process and approval.
7. As part of the frontage improvements required along South 300th Street, 3 inch conduit
is required to be installed as well and must be shown on the civil plans.
8. Whenever any right of way landscaping in the City of Auburn has been improved,
including but not limited to the planting of shrubs, plants, grass, or other landscaping
improvements, the duty, burden, and expense of maintenance, watering, and general
upkeep of such landscaping shall devolve upon to the owner of the private property
directly abutting the sidewalk adjacent to the landscaped area or abutting the
landscaped area.
9. The storm pond design will need to be revised in order to remove the uninterrupted,
linear configuration along the east side. The applicant’s engineer will revise the
footprint to add curvature along said side to avoid the long, linear design as currently
proposed.
WESTRIDGE PLAT
REVISED TRAFFIC IMPACT ANALYSIS
CITY OF AUBURN
Prepared for
Mr. Justin Lagers
PNW Holdings, LLC.
9675 SE 36th St., Suite 105
Mercer Island, WA 98040
Prepared by
11410 NE 124th St., #590
Kirkland, Washington 98034
Telephone: 425.522.4118
Fax: 425.522.4311
July 18, 2013
July 18, 2013
Mr. Justin Lagers
PNW Holdings, LLC.
9675 SE 36th St., Suite 105
Mercer Island, WA
Re: Westridge Plat – City of Auburn
Revised Traffic Impact Analysis
Dear Mr. Lagers:
We are pleased to submit this revised traffic impact analysis (TIA) report for the
proposed Westridge project. The revisions are in response to comments to the original
TIA from the City of Auburn in their letter dated July 2, 2013. The Westridge project
consists of 56 residential lots and is located at 5903 S 300th St. in the City of Auburn.
Access to the site will be via a new plat street forming the south leg of the existing 61st
Ave. S/S 300th St. intersection.
This TIA report follows the City of Auburn Transportation Impact Analysis
Guidelines. We have visited the project site and surrounding street network, and have
prepared this study in accordance with previous traffic studies for projects in the City of
Auburn.
PROJECT DESCRIPTION
Figure 1 is a vicinity map showing the location of the site and the surrounding
street network.
Figure 2 shows the preliminary site plan. The site plan shows the location of the
lots and plat streets.
The proposed Westridge project will contain 56 new single family lots. Access is
via a new site access street forming the south leg of the existing 61st Ave. S/S 300th St.
intersection. It is currently a T intersection with a stop sign on the 61st Ave S.
southbound approach. A stub road on the west side of the site will be provided for
future street connections.
The Westridge project is anticipated to be completed by 2015 and therefore is
used for future year calculations. There was one single family home on the site that
has been removed.
Revised Westridge Plat TIA
Page 2
TRIP GENERATION AND DISTRIBUTION
Trip Generation
Table 1 shows the vehicular trips expected to be generated by the Westridge
project.
The trip generation is calculated using average rates from the Institute of
Transportation Engineers (ITE) Trip Generation, Eighth Edition, 2008 for Single Family
Detached Housing (ITE Land Use Code 210).
A vehicle trip is defined as a single or one direction vehicle movement with either
the origin or destination (exiting or entering) inside the proposed development. These
trip generation values account for all site trips made by all vehicles for all purposes
(including residents, visitors, and service and delivery vehicle trips).
Previous traffic studies in the project area have shown that the PM peak period is
the critical period of the day and is therefore analyzed in this report. Table 1 shows that
the Westridge project will generate 536 daily trips with 42 AM peak hour trips and 57
PM peak hour trips.
TABLE 1
TRIP GENERATION
WESTRIDGE
56 Single Family Detached Residential Units
Time Period Trip Rate Trips
Entering
Trips
Exiting Total
Average
Weekday 9.57 268
50%
268
50% 536
AM Peak Hour 0.75 10
25%
32
75% 42
PM Peak Hour 1.01 36
63%
21
37% 57
Trip Distribution
Figure 3 shows the estimated trip distribution and the calculated site-generated
PM peak hour traffic volumes for the proposed Westridge project. The trip distribution
is based on the characteristics of the road network, existing traffic volume patterns, the
Revised Westridge Plat TIA
Page 3
location of likely trip origins and destinations (business, shopping, social and
recreational opportunities), and expected travel times.
EXISTING TRAFFIC CONDITIONS
Roadway Facilities
Figure 4 shows existing traffic control, number of roadway lanes, number of
approach lanes at intersections, and other pertinent information in the site vicinity.
The primary streets and the City’s classifications within the site vicinity are:
51st Ave. S Minor Arterial
64th Ave S Residential Collector
S 298th St. (65th Ave S) Residential Collector
S 300th St. Local
61st Ave S. Local
The posted speed limit on S. 300th St. is 25 mph. There is a school zone which
reduces the speed to 20 mph when children are present. There are existing,
continuous sidewalks on the north side of S. 300th St. and the west side of 64th Ave
South. There is an existing marked crosswalk across the north leg of the 61st Ave. S/S.
300th St. intersection. There are existing crosswalks with pedestrian heads across the
north and west legs of the Meridian Elementary School Access St./S.300th St.
intersection. This is a signalized intersection.
This project will construct a sidewalk on the south side of S. 300th St. that will
connect to the existing sidewalk on the southeast corner of the Meridian Hill Elementary
School Access St./S 300th St. intersection. There will be no gaps in sidewalks on the
south side of S. 300th St. from the project site to the existing sidewalk. This project will
also construct sidewalks on the internal plat streets. Another proposed development
adjacent to the east side of the project site will construct a sidewalk on the south side of
S. 300th St. from east boundary of the project site to 64th Ave S. and there a crosswalk.
The school walking route from the site to the Meridian Elementary School would be
along the south side of S. 300th St and then existing signalized crosswalk to the school
grounds. The school walking route for middle and high school students will be the
sidewalk to be built by the adjacent development on the south side of S. 300th St. and
the crosswalk to the west side of 64th Ave. S, then using the existing sidewalk to the bus
stop located on the west side of 64th Ave. South. A School Walkway Analysis was
prepared by D.R. Stong Consulting Engineers dated April 25, 2013.
Traffic Volumes
Figure 5 shows existing PM peak hour traffic volumes at the study intersections.
The 51st Ave. S/S 300th Pl. intersection is the nearest intersection from the site to a
Revised Westridge Plat TIA
Page 4
minor arterial and the 64th Ave. S/S 298th St. intersection is the nearest intersection to
a residential collector. All of the other streets in the project vicinity are local residential
streets.
PM peak hour turning movement counts were performed at the 51st Ave. S/S
300th Pl. and 61St Ave S./S 300th St. intersections on March 21, 2013. The PM peak
hour turning movement traffic volumes at the 64th Ave. S/65th Ave. S intersection were
provided by the City of Auburn. The supplied count was taken in June of 2011. Since
traffic growth has been flat or negative recently, this traffic volume count should reflect
current conditions. As a check of this, the City supplied a 2009 count at the same
intersection. The traffic volumes in the 2011 count are less than the 2009 count by
approximately 5 percent. All traffic count data is attached in the technical appendix.
Level of Service Analysis
Level of service (LOS) is a qualitative measure describing operational conditions
within a traffic flow, and the perception of these conditions by drivers or passengers.
These conditions include factors such as speed, delay, travel time, freedom to
maneuver, traffic interruptions, comfort, convenience, and safety. Levels of service are
given letter designations, from A to F, with LOS A representing the best operating
conditions (free flow, little delay) and LOS F the worst conditions (congestion, long
delays). Generally, LOS A and B are high, LOS C and D are moderate, and LOS E and
F are low.
The LOS was calculated using the procedures in the Transportation Research
Board Highway Capacity Manual, and the SYNCHRO/SimTraffic software. At stopped
controlled intersections, LOS is determined by the calculated average control delay per
vehicle for the worst movement. The LOS and corresponding average delay in seconds
are as follows:
TYPE OF
IIINTERSECTION A B C D E F
Signalized <10.0 >10 and <20 >20 and <35 >35 and <55 >55 and
<80 >80.0
Stop Sign Control <10.0 >10 and <15 >15 and <25 >25 and <35 >35 and
<50 >50.0
Table 2 shows the calculated LOS and associated delays for existing conditions.
Collision Analysis
Revised Westridge Plat TIA
Page 5
The City of Auburn provided the last three years of accident data for S 300th St.
and 64th Ave. S in the project vicinity. There were no recorded accidents on S 300th St.
in the project vicinity during this time. There was one recorded accident on 64th Ave. S
at S 298th Pl. during 2011. The accident was property damage only. There were no
fatalities and the number of accidents are considered to be low and do not indicate that
there is an existing accident problem.
FUTURE TRAFFIC CONDITIONS WITHOUT THE PROJECT
Planned Roadway Improvement Projects
There are no planned roadway improvement projects in the Westridge vicinity on
the City’s six-year Transportation Improvement Program (TIP). There are also no
roadway projects listed in the City’s Comprehensive Plan that would affect the
Westridge project.
Traffic Volumes
Figure 6 shows projected future 2015 PM peak hour traffic volumes at the study
intersections without the Westridge project. The City has indicated in other recent
studies that a growth rate of one percent per year is sufficient. Therefore a 2%
background growth rate was added to existing volumes for the two year period from
2013 to the project horizon year of 2015.
In addition to the background growth rate, pipeline project trips generated by the
24 lots of the nearby Wyncrest Division I and 37 lots of Wyncrest Division II were also
added to the future traffic volumes shown in Figure 6.
FUTURE TRAFFIC CONDITIONS WITH PROJECT
Traffic Volumes
Figure 7 shows the projected future 2015 background PM peak hour traffic
volumes with the proposed Westridge project. The site-generated PM peak hour traffic
volumes shown on Figure 3 were added to the projected future traffic volumes shown
on Figure 6 to obtain the Figure 7 volumes.
Levels of Service
Table 2 shows calculated LOS for future 2015 conditions with and without the
proposed Westridge project at the study intersections. Peak hour factors from the
Revised Westridge Plat TIA
Page 6
study counts were used for the LOS calculations as shown in the LOS summary sheets
in the attached technical appendix
The LOS at the 61st Ave. S/S 300th St/Site access intersection is calculated to
operate at LOS A for future conditions. The LOS at the other two study intersections is
calculated at LOS C for future conditions. Therefore, all study intersections are
calculated to operate at an acceptable LOS for future conditions,
TRAFFIC IMPACT MITIGATION
Traffic Impact Fees
The City's traffic impact fee program currently requires a payment of $3,882.61
per net new PM peak hour trip for single family detached housing. There was one
existing residence on the site that has been removed. Therefore, the current fee for the
Westridge project is estimated to be $213,544 (55 net new single family residences X
$3,882.61 per residence)
There are no actively scheduled City roadway projects in the Westridge vicinity.
Therefore, there are no pro-rata mitigation contributions to any project.
Roadway Improvements
The City of Auburn requires frontage improvements as part of the development
process. The Westridge Plat project has frontage along S 300th St. that will be required
to be improved. Additionally, the new plat roads are required to be constructed to City
of Auburn standards.
Revised Westridge Plat TIA
Page 7
SUMMARY, CONCLUSIONS AND RECOMMENDATIONS
This report uses existing traffic data collected at nearby intersections for analysis.
Level of service analyses were performed for existing and future conditions with and
without project traffic volumes.
The analysis shows the project will not cause any significant adverse effects in the
PM peak hour operation of the study intersections.
There is no apparent accident problem or any potential level of service or queuing
problems with the proposed Westridge project access.
Based on the above information and analysis, we have the following conclusions
and recommendations regarding traffic impacts and mitigation for the proposed
Westridge Plat project:
1. Construct frontage improvements along S 300th St. to the City of Auburn
standards.
2. Construct internal plat roads to City of Auburn standards.
3. Remit an estimated $213,544 to the City for payment of the Westridge Plat traffic
impact fees.
No other traffic mitigation should be necessary. If you have any questions, please
call 425-522-4118. You may also contact us via e-mail at vince@nwtraffex.com or
larry@nwtraffex.com.
Very truly yours,
Vincent J. Geglia Larry D. Hobbs, P.E.
Principal Principal
TraffEx TraffEx
Revised Westridge Plat TIA
Page 8
TABLE 2
PM PEAK HOUR LEVEL OF SERVICE SUMMARY
WESTRIDGE PLAT
INTERSECTION
EXISTING
2013
2015 WITHOUT
PROJECT
2015 WITH
PROJECT
51st Ave. S/
S 300th Pl. WB (B 14.5) WB (C 15.1) WB (C 15.5)
61st Ave. S/
S 300th Pl. SB (A 8.8) SB (A 8.9) SB (A 9.2)
64th Ave. S/
65th Ave. S SB (B 12.8) SB (B 14.6) SB (C 16.7)
* Number shown is the average control delay in seconds per vehicle for the worst approach or movement which determines the
LOS for an unsignalized intersection per the Transportation Research Board Highway Capacity Manual
(XX) LOS and average control delay
WB westbound approach
SB eastbound approach
WestridgePlat
VicinityMap
Figure
1
ExTraff
Northwest
TrafficExperts
N
*ProjectSite
WestridgePlat
SitePlan
Figure
2
N
WestridgePlat
SiteGeneratedTrafficVolumes
Figure
3
N
Pro
j
e
c
t
S
i
t
e
65thAve.S
ExTraff
Northwest
TrafficExperts
312
61
s
t
Av
e
.
S
S300thPl.
51
s
t
Av
e
.
S
3
2
PMPeakHour
IntersectionNumberX
XX%PercentageofProjectTraffic
PMPeakHourIntersection
TrafficVolumeandDirection
XX
Legend
36Enter
21Exit
57Total
30%
60%
70%
1
64
t
h
Av
e
.
S
S300thSt.
10%
15%
15%
0 5
3
3
0 6
51stAveS/S300thPl
0 4 0
00
00
021
0 2 13
65thAveS64thAveS/
0 0 0
00
00
1125
6 0 15
S300thSt61stAveS/
Pro
j
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t
Site
65thAve.S
61
s
t
Av
e
.
S
S300thPl.
51
s
t
Av
e
.
S
3
2
1
64
t
h
Av
e
.
S
S300thSt.
WestridgePlat
ExistingConditions
Figure
4
N
ExTraff
Northwest
TrafficExperts
64thAve/65thAve
IntersectionNumberX
StopSignControl
LaneUseandDirection
Legend
3
SpeedLimitXXMPH
2
61stAve/300thPl
1
51stAve/300thPl
WestridgePlat
ExistingTrafficVolumes
Figure
5
N
Pro
j
e
c
t
S
i
t
e
65thAve.S
ExTraff
Northwest
TrafficExperts
312
61
s
t
Av
e
.
S
S300thPl.
51
s
t
Av
e
.
S
3
2
IntersectionNumberX
XX%PercentageofProjectTraffic
PMPeakHourIntersection
TrafficVolumeandDirection
XX
Legend
1
64
t
h
Av
e
.
S
S300thSt.
4 0 3
913
3047
00
0 0 0
S300thSt61stAveS/
0 8 11
4
0271
00
056
0 4 27
65thAveS64thAveS/
35
6
32
20
41
22
7
40
51stAveS/S300thPl
WestridgePlat
FutureWithoutProjectPMPeakHourTrafficVolumes
Figure
6
N
Pro
j
e
c
t
S
i
t
e
65thAve.S
ExTraff
Northwest
TrafficExperts
312
61
s
t
Av
e
.
S
S300thPl.
51
s
t
Av
e
.
S
3
2
IntersectionNumberX
XX%PercentageofProjectTraffic
PMPeakHourIntersection
TrafficVolumeandDirection
XX
Legend
1
64
t
h
Av
e
.
S
S300thSt.
36
3
39
23
45
23
2
47
51stAveS/S300thPl
4 0 3
913
4355
00
0 0 0
S300thSt61stAveS/
0 12 11
6
0276
00
080
0 6 42
65thAveS64thAveS/
WestridgePlat
FutureWithProjectPMPeakHourTrafficVolumes
Figure
7
N
Pro
j
e
c
t
S
i
t
e
65thAve.S
ExTraff
Northwest
TrafficExperts
312
61
s
t
Av
e
.
S
S300thPl.
51
s
t
Av
e
.
S
3
2
IntersectionNumberX
XX%PercentageofProjectTraffic
PMPeakHourIntersection
TrafficVolumeandDirection
XX
Legend
1
64
t
h
Av
e
.
S
S300thSt.
36
3
44
26
48
23
2
53
51stAveS/S300thPl
4 0 3
913
4355
1125
6 0 15
S300thSt61stAveS/
0 16 11
6
0276
00
0101
0 8 55
65thAveS64thAveS/
TECHNICAL APPENDIX
Prepared for: TraffEx
Traffic Count Consultants, Inc.
Phone: (253) 926-6009 FAX: (253) 922-7211 E-Mail: Team@TC2inc.com
WBE/DBE
61st Ave S & S 300th St Wed 03/20/2013
Auburn, Washington Jess
Time
Interval61st Ave S0S 300th StS 300th St
Ending atTLSRTLSRTLSRTLSR
4:15 P0100000000 10 20120 16
4:30 P0200000000 17 00170 27
4:45 P0101000000 12 40150 24
5:00 P0100000000930160 20
5:15 P0100000000 12 30370 26
5:30 P0001000000 15 51050 26
5:45 P0000000000 11 303 11 0 28
6:00 P0203000000920370 26
6:15 P00000000000000000
6:30 P00000000000000000
6:45 P00000000000000000
7:00 P00000000000000000
Total
Survey0805000000 9522 1 1350 0 193
Peak Hour:5:00 PM to 6:00 PM
Total0304000000 4713 19 30 0 106
Approach70 6039106
%HV n/an/a n/a 2.6%0.9%
PHF 0.35n/a0.750.70 0.95
61st Ave S
29
722
0Bike
S 300th St 4 0 3 0Ped S 300th St
13
51 Ped2 4760
Bike0 0 93
90 9 0Bike
3930 5:00 PM to 6:00 PM2Ped 33
0
PEDs
Across:NSEW Ped0 000 112 1.0 PHF Peak Hour Volume
INT 01 0 Bike0 PHF%HV
INT 02 0 EB 0.70 2.6%
INT 03 0 00 CheckWB 0.75 n/a
INT 04 0 In:106 NB n/a n/a
INT 05 112 0 Out:106 SB 0.35 n/a
INT 06 11 0 T Int.0.950.9%
INT 07 0 Conditions:
INT 08 11 INT 01 0
INT 09 0 INT 02 0
INT 10 0 INT 03 0
INT 11 0 INT 04 11
INT 12 0 INT 05 0
0022 INT 06 0
Special Notes INT 07 0
INT 08 0
INT 09 0
INT 10 0
INT 11 0
INT 12 0
10001
TRA13049M_01p
Prepared for: TraffEx
Traffic Count Consultants, Inc.
Phone: (253) 926-6009 FAX: (253) 922-7211 E-Mail: Team@TC2inc.com
WBE/DBE
51st Ave S & S 300th Pl Wed 03/20/2013
Auburn, Washington Jess
Time
Interval51st Ave S51st Ave SS 300th PlS 300th Pl
Ending atTLSRTLSRTLSRTLSR
4:15 P05 62 716 57 705040103 157
4:30 P19 76 92 106410 07130315 198
4:45 P09 75 825 4813 07350117 182
5:00 P1 1779 422 58 907050415 191
5:15 P07 80 10 115515 1 10 020222 187
5:30 P17 92 608 56 207080005 191
5:45 P0 1176 506 54 80 10 040219 186
6:00 P07 87 912 5812 0 12 260009 204
6:15 P00000000000000000
6:30 P00000000000000000
6:45 P00000000000000000
7:00 P00000000000000000
Total
Survey3 7262749 8 5045076 1 65 6 37 0 13 6 451496
Peak Hour:5:00 PM to 6:00 PM
Total1 3233521 1 2722337 1 39 2 20 043 25768
Approach 3882876132768
%HV 0.3%0.3%1.6%n/a0.4%
PHF 0.920.890.760.67 0.94
51st Ave S
635
388247
0Bike
S 300th Pl 2133532 0Ped S 300th Pl
20
50 Ped3 261
Bike0 39 133
82 4 0Bike
323 5:00 PM to 6:00 PM1Ped 72
25
PEDs
Across:NSEWPed2 2722337 816 1.0 PHF Peak Hour Volume
INT 01 0Bike0 PHF%HV
INT 02 11 EB 0.67 n/a
INT 03 0 399287 CheckWB 0.76 1.6%
INT 04 0 In:768 NB 0.89 0.3%
INT 05 11 686 Out:768 SB 0.92 0.3%
INT 06 11 51st Ave S T Int.0.940.4%
INT 07 123 N U'sS U'sE U'sW U's
INT 08 11 INT 01 00
INT 09 0 INT 02 01
INT 10 0 INT 03 01
INT 11 0 INT 04 00
INT 12 0 INT 05 00
0214 INT 06 NO BIKES00
Special Notes INT 07 00
INT 08 00
INT 09 0
INT 10 0
INT 11 0
INT 12 0
000000020
TRA13049M_02p
Prepared for: City of Auburn
Traffic Count Consultants, Inc.
Phone: (425) 861-8866 FAX: (425) 861-8877 E-Mail: Team@tc2inc.com
WBE/DBE
Intersection:64th Ave S & 65th Ave S Date of Count:Wed 6/08/2011
Location:Auburn, Washington Checked By:Jess
Time From North on (SB)From South on (NB)From East on (WB)From West on (EB)Interval
Interval64th Ave S64th Ave S65th Ave S0 Total
Ending atTLSRTLSRTLSRTLSR
4:15 P028 30000121140730000130
4:30 P129 2020151190560000112
4:45 P026 100025090690000112
5:00 P231 2000151140730000126
5:15 P016 00001100150730000115
5:30 P030 1000260170660000122
5:45 P129 1000060100650000111
6:00 P127 10001113120540000106
6:15 P0 0000000000000000
6:30 P0 0000000000000000
6:45 P0 0000000000000000
7:00 P0 0000000000000000
Survey521611020860611005290000934
Peak Hour:16:00to17:00
Total3114 802042735602710000480
Approach122313270480
%HV 2.5%6.5%0.9%n/a1.7%
PHF0.920.650.94n/a0.92
64th Ave S
397
122275
0 Bike
0 08114 2Ped 65th Ave S
271
0 Ped0 0327
Bike 0 56 468
0 0 0 Bike
004:00 PM to 5:00 PM 0Ped 141
0
PEDs across NSEW Ped1 0427 520 1.0 PHF Peak Hour Volume
INT 01 0Bike 0 PHF %HV
INT 02 0 EB n/an/a
INT 03 116431 Check WB 0.940.9%
INT 04 22 In:480 NB 0.656.5%
INT 05 0 95Out:480 SB 0.922.5%
INT 06 0 64th Ave S Intersection 0.921.7%
INT 07 0 Bicycles From:NSEW
INT 08 11INT 01 0Special Notes:
INT 09 0 INT 02 0
INT 10 0 INT 03 0
INT 11 0 INT 04 0
INT 12 0 INT 05 0
31004 INT 06 0
INT 07 0
INT 08 0
00000 AUB11033M_21p
Crash Record System JB Technology Inc.
Page 1
Intersection Report
City of Auburn
Tuesday, January 22, 2013
Intersection:64th Ave S at S 298th Pl
Report Period: Wednesday, September 24, 2008 to Wednesday, September 28, 2011
YEAR: 2011
Case Direction Severity Tot
Number Crash Date Crash Time Type of Crash Vehicle 1/Vehicle 2 Fat Inj PDO Veh
11-10513 Wed - 09/28/2011 10:39 PM Fixed Object/Parked Vehicle WB Left / X 1
Total Crashes: 1 Totals:1 1
YEAR: 2008
Case Direction Severity Tot
Number Crash Date Crash Time Type of Crash Vehicle 1/Vehicle 2 Fat Inj PDO Veh
08011778Wed - 09/24/2008 04:32 AM Fixed Object/Parked Vehicle WB Right / X 1
Total Crashes: 1 Totals:1 1
REPORT TOTALS:
Number of Crashes:2
Number of Fatalities:0 (0.00%)
Number of Injuries:0 (0.00%)
Number of PDOs:2 (100.00%)
Number of Vehicles Involved:2
Number of People Killed:0 (0.00%)
Number of People Injured:0 (0.00%)
Crash Rate:.00
Crash Record System JB Technology Inc.
Page 2
Intersection Summary Report
City of Auburn
Tuesday, January 22, 2013
Intersection:64th Ave S at S 298th Pl
Report Period: Wednesday, September 24, 2008 to Wednesday, September 28, 2011
SEVERITY 2011 2010 2009 OTHERS TOTALS %
Fatals 0/0 0/0 0/0 0/0 0 0.00
Injuries 0/0 0/0 0/0 0/0 0 0.00
Property Damage Only 1 0 0 1 2 100.00
TOTALS 1 0 0 1 2 100.00
TYPE OF CRASH 2011 2010 2009 OTHERS TOTALS %
Right Angle 0 0.00
Sideswipe 0 0.00
Rear End 0 0.00
Head On 0 0.00
Fixed Object/Parked Vehicle 1 1 2 100.00
Approach Turn 0 0.00
Pedestrian/Byclist Involved 0 0.00
Backing 0 0.00
Other 0 0.00
TOTALS 1 0 0 1 2 100.00
TIME OF DAY 2011 2010 2009 OTHERS TOTALS %
Mid - 1:59 0 0.00
2:00 - 3:59 0 0.00
4:00 - 5:59 1 1 50.00
6:00 - 7:59 0 0.00
8:00 - 9:59 0 0.00
10:00 - 11:59 0 0.00
Noon - 13:59 0 0.00
14:00 - 15:59 0 0.00
16:00 - 17:59 0 0.00
18:00 - 19:59 0 0.00
20:00 - 21:59 0 0.00
22:00 - 23:59 1 1 50.00
TOTALS 1 0 0 1 2 100.00
Crash Record System JB Technology Inc.
Page 3
Intersection Summary Report (cont)
City of Auburn
Tuesday, January 22, 2013
Intersection:64th Ave S at S 298th Pl
Report Period: Wednesday, September 24, 2008 to Wednesday, September 28, 2011
DAY OF WEEK 2011 2010 2009 OTHERS TOTALS %
Sunday 0 0.00
Monday 0 0.00
Tuesday 0 0.00
Wednesday 1 1 2 100.00
Thursday 0 0.00
Friday 0 0.00
Saturday 0 0.00
TOTALS 1 0 0 1 2 100.00
LIGHT CONDITIONS 2011 2010 2009 OTHERS TOTALS %
Daylight 0 0.00
Dawn 0 0.00
Dusk 0 0.00
Dark - Street Lights On 1 1 50.00
Dark - Street Lights Off 1 1 50.00
Dark - No Street Lights 0 0.00
Other 0 0.00
Unknown 0 0.00
TOTALS 1 0 0 1 2 100.00
WEATHER 2011 2010 2009 OTHERS TOTALS %
Clear/Partly Cloudy 1 1 2 100.00
Overcast 0 0.00
Raining 0 0.00
Snowing 0 0.00
Fog/Smog/Smoke 0 0.00
Sleet/Hail/Freezing Rain 0 0.00
Severe Crosswind 0 0.00
Blowing Sand/Dirt/Snow 0 0.00
Other 0 0.00
Unknown 0 0.00
TOTALS 1 0 0 1 2 100.00
Crash Record System JB Technology Inc.
Page 4
Intersection Summary Report (cont)
City of Auburn
Tuesday, January 22, 2013
Intersection:64th Ave S at S 298th Pl
Report Period: Wednesday, September 24, 2008 to Wednesday, September 28, 2011
ROADWAY CONDITION 2011 2010 2009 OTHERS TOTALS %
Dry 1 1 2 100.00
Wet 0 0.00
Snow/Slush 0 0.00
Ice 0 0.00
Sand/Mud/Dirt 0 0.00
Oil 0 0.00
Standing Water 0 0.00
Other 0 0.00
Unknown 0 0.00
TOTALS 1 0 0 1 2 100.00
Existing PM Peak Hour
3: 65th Ave S & 64th Ave S 3/22/2013
Baseline Synchro 7 - Report
Page 1
MovementWBLWBRNBTNBRSBLSBT
Lane Configurations
Volume (veh/h)562714271148
Sign ControlFreeStopStop
Grade0%0%0%
Peak Hour Factor0.940.940.650.650.920.92
Hourly flow rate (vph)602886421249
Pedestrians
Lane Width (ft)
Walking Speed (ft/s)
Percent Blockage
Right turn flare (veh)
Median typeNone
Median storage veh)
Upstream signal (ft)
pX, platoon unblocked
vC, conflicting volume04070308263
vC1, stage 1 conf vol
vC2, stage 2 conf vol
vCu, unblocked vol04070308263
tC, single (s)4.16.66.37.16.5
tC, 2 stage (s)
tF (s)2.24.13.43.54.0
p0 queue free %9699967999
cM capacity (veh/h)16365061070595617
Direction, Lane #WB 1NB 1SB 1
Volume Total34848133
Volume Left600124
Volume Right288420
cSH1636936596
Volume to Capacity0.040.050.22
Queue Length 95th (ft)3421
Control Delay (s)1.59.112.8
Lane LOSAAB
Approach Delay (s)1.59.112.8
Approach LOSAB
Intersection Summary
Average Delay 5.0
Intersection Capacity Utilization 39.9%ICU Level of Service A
Analysis Period (min)15
Existing PM Peak Hour
5: S 300th Pl & 51st Ave S 3/22/2013
Baseline Synchro 7 - Report
Page 2
MovementWBLWBRNBTNBRSBLSBT
Lane Configurations
Volume (veh/h)41202274032356
Sign ControlStopFreeFree
Grade0%0%0%
Peak Hour Factor0.940.940.940.940.940.94
Hourly flow rate (vph)44112414334379
Pedestrians
Lane Width (ft)
Walking Speed (ft/s)
Percent Blockage
Right turn flare (veh)
Median typeNoneNone
Median storage veh)
Upstream signal (ft)
pX, platoon unblocked
vC, conflicting volume710263284
vC1, stage 1 conf vol
vC2, stage 2 conf vol
vCu, unblocked vol710263284
tC, single (s)6.46.24.1
tC, 2 stage (s)
tF (s)3.53.32.2
p0 queue free %899997
cM capacity (veh/h)3907761290
Direction, Lane #WB 1NB 1SB 1
Volume Total54284413
Volume Left44034
Volume Right11430
cSH43217001290
Volume to Capacity0.130.170.03
Queue Length 95th (ft)1102
Control Delay (s)14.50.00.9
Lane LOSBA
Approach Delay (s)14.50.00.9
Approach LOSB
Intersection Summary
Average Delay 1.5
Intersection Capacity Utilization 48.2%ICU Level of Service A
Analysis Period (min)15
Existing PM Peak Hour
7: S 300th St & 61st Ave S 3/22/2013
Baseline Synchro 7 - Report
Page 3
MovementEBLEBTWBTWBRSBLSBR
Lane Configurations
Volume (veh/h)930471334
Sign ControlFreeFreeStop
Grade0%0%0%
Peak Hour Factor0.950.950.950.950.950.95
Hourly flow rate (vph)932491434
Pedestrians
Lane Width (ft)
Walking Speed (ft/s)
Percent Blockage
Right turn flare (veh)
Median typeNoneNone
Median storage veh)
Upstream signal (ft)900
pX, platoon unblocked
vC, conflicting volume6310756
vC1, stage 1 conf vol
vC2, stage 2 conf vol
vCu, unblocked vol6310756
tC, single (s)4.16.46.2
tC, 2 stage (s)
tF (s)2.23.53.3
p0 queue free %99100100
cM capacity (veh/h)15528901016
Direction, Lane #EB 1WB 1SB 1
Volume Total41637
Volume Left903
Volume Right0144
cSH15521700958
Volume to Capacity0.010.040.01
Queue Length 95th (ft)001
Control Delay (s)1.70.08.8
Lane LOSAA
Approach Delay (s)1.70.08.8
Approach LOSA
Intersection Summary
Average Delay 1.2
Intersection Capacity Utilization 18.7%ICU Level of Service A
Analysis Period (min)15
Future Without Project PM Peak Hour
3: 65th Ave S & 64th Ave S 3/22/2013
Baseline Synchro 7 - Report
Page 1
MovementWBLWBRNBTNBRSBLSBT
Lane Configurations
Volume (veh/h)8027664211612
Sign ControlFreeStopStop
Grade0%0%0%
Peak Hour Factor0.940.940.650.650.920.92
Hourly flow rate (vph)8529496512613
Pedestrians
Lane Width (ft)
Walking Speed (ft/s)
Percent Blockage
Right turn flare (veh)
Median typeNone
Median storage veh)
Upstream signal (ft)
pX, platoon unblocked
vC, conflicting volume04640386317
vC1, stage 1 conf vol
vC2, stage 2 conf vol
vCu, unblocked vol04640386317
tC, single (s)4.16.66.37.16.5
tC, 2 stage (s)
tF (s)2.24.13.43.54.0
p0 queue free %9598947598
cM capacity (veh/h)16364631070507566
Direction, Lane #WB 1NB 1SB 1
Volume Total37974139
Volume Left850126
Volume Right294650
cSH1636920512
Volume to Capacity0.050.080.27
Queue Length 95th (ft)4727
Control Delay (s)2.09.314.6
Lane LOSAAB
Approach Delay (s)2.09.314.6
Approach LOSAB
Intersection Summary
Average Delay 5.9
Intersection Capacity Utilization 41.8%ICU Level of Service A
Analysis Period (min)15
Future Without Project PM Peak Hour
5: S 300th Pl & 51st Ave S 3/22/2013
Baseline Synchro 7 - Report
Page 2
MovementWBLWBRNBTNBRSBLSBT
Lane Configurations
Volume (veh/h)45232324739363
Sign ControlStopFreeFree
Grade0%0%0%
Peak Hour Factor0.940.940.940.940.940.94
Hourly flow rate (vph)48122475041386
Pedestrians
Lane Width (ft)
Walking Speed (ft/s)
Percent Blockage
Right turn flare (veh)
Median typeNoneNone
Median storage veh)
Upstream signal (ft)
pX, platoon unblocked
vC, conflicting volume741272297
vC1, stage 1 conf vol
vC2, stage 2 conf vol
vCu, unblocked vol741272297
tC, single (s)6.46.24.1
tC, 2 stage (s)
tF (s)3.53.32.2
p0 queue free %879897
cM capacity (veh/h)3717671276
Direction, Lane #WB 1NB 1SB 1
Volume Total60297428
Volume Left48041
Volume Right12500
cSH41517001276
Volume to Capacity0.140.170.03
Queue Length 95th (ft)1303
Control Delay (s)15.10.01.1
Lane LOSCA
Approach Delay (s)15.10.01.1
Approach LOSC
Intersection Summary
Average Delay 1.7
Intersection Capacity Utilization 49.7%ICU Level of Service A
Analysis Period (min)15
Future Without Project PM Peak Hour
7: S 300th St & 61st Ave S 3/22/2013
Baseline Synchro 7 - Report
Page 3
MovementEBLEBTWBTWBRSBLSBR
Lane Configurations
Volume (veh/h)943551334
Sign ControlFreeFreeStop
Grade0%0%0%
Peak Hour Factor0.950.950.950.950.950.95
Hourly flow rate (vph)945581434
Pedestrians
Lane Width (ft)
Walking Speed (ft/s)
Percent Blockage
Right turn flare (veh)
Median typeNoneNone
Median storage veh)
Upstream signal (ft)900
pX, platoon unblocked
vC, conflicting volume7212965
vC1, stage 1 conf vol
vC2, stage 2 conf vol
vCu, unblocked vol7212965
tC, single (s)4.16.46.2
tC, 2 stage (s)
tF (s)2.23.53.3
p0 queue free %99100100
cM capacity (veh/h)15418651005
Direction, Lane #EB 1WB 1SB 1
Volume Total55727
Volume Left903
Volume Right0144
cSH15411700940
Volume to Capacity0.010.040.01
Queue Length 95th (ft)001
Control Delay (s)1.30.08.9
Lane LOSAA
Approach Delay (s)1.30.08.9
Approach LOSA
Intersection Summary
Average Delay 1.0
Intersection Capacity Utilization 19.4%ICU Level of Service A
Analysis Period (min)15
Future With Project PM Peak Hour
3: 65th Ave S & 64th Ave S 3/22/2013
Baseline Synchro 7 - Report
Page 1
MovementWBLWBRNBTNBRSBLSBT
Lane Configurations
Volume (veh/h)10127685511616
Sign ControlFreeStopStop
Grade0%0%0%
Peak Hour Factor0.940.940.650.650.920.92
Hourly flow rate (vph)107294128512617
Pedestrians
Lane Width (ft)
Walking Speed (ft/s)
Percent Blockage
Right turn flare (veh)
Median typeNone
Median storage veh)
Upstream signal (ft)
pX, platoon unblocked
vC, conflicting volume05090452362
vC1, stage 1 conf vol
vC2, stage 2 conf vol
vCu, unblocked vol05090452362
tC, single (s)4.16.66.37.16.5
tC, 2 stage (s)
tF (s)2.24.13.43.54.0
p0 queue free %9397927197
cM capacity (veh/h)16364301070441527
Direction, Lane #WB 1NB 1SB 1
Volume Total40197143
Volume Left1070126
Volume Right294850
cSH1636900450
Volume to Capacity0.070.110.32
Queue Length 95th (ft)5934
Control Delay (s)2.49.516.7
Lane LOSAAC
Approach Delay (s)2.49.516.7
Approach LOSAC
Intersection Summary
Average Delay 6.7
Intersection Capacity Utilization 43.2%ICU Level of Service A
Analysis Period (min)15
Future With Project PM Peak Hour
5: S 300th Pl & 51st Ave S 3/22/2013
Baseline Synchro 7 - Report
Page 2
MovementWBLWBRNBTNBRSBLSBT
Lane Configurations
Volume (veh/h)48262325344363
Sign ControlStopFreeFree
Grade0%0%0%
Peak Hour Factor0.940.940.940.940.940.94
Hourly flow rate (vph)51142475647386
Pedestrians
Lane Width (ft)
Walking Speed (ft/s)
Percent Blockage
Right turn flare (veh)
Median typeNoneNone
Median storage veh)
Upstream signal (ft)
pX, platoon unblocked
vC, conflicting volume755275303
vC1, stage 1 conf vol
vC2, stage 2 conf vol
vCu, unblocked vol755275303
tC, single (s)6.46.24.1
tC, 2 stage (s)
tF (s)3.53.32.2
p0 queue free %869896
cM capacity (veh/h)3637641269
Direction, Lane #WB 1NB 1SB 1
Volume Total65303433
Volume Left51047
Volume Right14560
cSH40817001269
Volume to Capacity0.160.180.04
Queue Length 95th (ft)1403
Control Delay (s)15.50.01.2
Lane LOSCA
Approach Delay (s)15.50.01.2
Approach LOSC
Intersection Summary
Average Delay 1.9
Intersection Capacity Utilization 50.4%ICU Level of Service A
Analysis Period (min)15
Future With Project PM Peak Hour
7: S 300th St & 61st Ave S 3/22/2013
Baseline Synchro 7 - Report
Page 3
MovementEBLEBTEBRWBLWBTWBRNBLNBTNBRSBLSBTSBR
Lane Configurations
Volume (veh/h)943112555136015304
Sign ControlFreeFreeStopStop
Grade0%0%0%0%
Peak Hour Factor0.950.950.920.920.950.950.920.920.920.950.920.95
Hourly flow rate (vph)945122758147016304
Pedestrians
Lane Width (ft)
Walking Speed (ft/s)
Percent Blockage
Right turn flare (veh)
Median typeNoneNone
Median storage veh)
Upstream signal (ft)900
pX, platoon unblocked
vC, conflicting volume72571931965120619565
vC1, stage 1 conf vol
vC2, stage 2 conf vol
vCu, unblocked vol72571931965120619565
tC, single (s)4.14.17.16.56.27.16.56.2
tC, 2 stage (s)
tF (s)2.22.23.54.03.33.54.03.3
p0 queue free %99989910098100100100
cM capacity (veh/h)1541154774968310177316841005
Direction, Lane #EB 1WB 1NB 1SB 1
Volume Total6799237
Volume Left92773
Volume Right1214164
cSH15411547923866
Volume to Capacity0.010.020.020.01
Queue Length 95th (ft)0121
Control Delay (s)1.12.19.09.2
Lane LOSAAAA
Approach Delay (s)1.12.19.09.2
Approach LOSAA
Intersection Summary
Average Delay 2.8
Intersection Capacity Utilization 18.8%ICU Level of Service A
Analysis Period (min)15
April 11, 2013
Justin Lagers
PNW Holdings, LLC
9725 SE 36th Street, Suite 214
Mercer Island, Washington 98040
RE: Westridge – City of Auburn Critical Areas Report
SWC Job#13-106
1.0 INTRODUCTION
This report describes our observations of any jurisdictional wetlands, stre ams and buffers
on or within 100’ of the proposed Westridge plat, in the City of Auburn, Washington (the
“site”).
Vicinity Map
Sewall Wetland Consulting, Inc.
27641 Covington Way SE #2 253-859-0515
Covington, WA 98042
Westridge/#13-106
Sewall Wetland Consulting, Inc.
April 11, 2013
Page 2
The site consists of a 19.3 acre Parcel (#022104-9027) located in a portion of the SE 1/4
of Section 02, Township 21 North, Range 4 East of the Willamette Meridian in King
County, Washington.
The site consists of a mix of fallow pasture on the south and east, mixed forest on the
north, and the remains of a former home site and exotic bird farm located to the south of
South 300th Street.
King County iMap Parcel map of the site.
2.0 METHODOLOGY
Ed Sewall of Sewall Wetland Consulting, Inc. inspected the site on April 2, 2013. The
site was reviewed using methodology described in the Washington State Wetlands
Identification Manual (WADOE, March 1997). This is the methodology currently
recognized by King County and the State of Washington for wetland determinations and
Westridge/#13-106
Sewall Wetland Consulting, Inc.
April 11, 2013
Page 3
delineations. The site was also inspected using the methodology described in the Corps
of Engineers Wetlands Delineation Manual (Environmental Laboratory, 1987), and the
Western Mountains, Valleys and Coast region Supplement (Version 2.0) dated June 24,
2010, as required by the US Army Corps of Engineers. Soil colors were identified using
the 1990 Edited and Revised Edition of the Munsell Soil Color Charts (Kollmorgen
Instruments Corp. 1990).
The Washington State Wetlands Identification and Delineation Manual and the Corps of
Engineers Wetlands Delineation Manual/Regional Supplement all require the use of the
three-parameter approach in identifying and delineating wetlands. A wetland should
support a predominance of hydrophytic vegetation, have hydric soils and display wetland
hydrology. To be considered hydrophytic vegetation, over 50% of the dominant species
in an area must have an indicator status of facultative (FAC), facultative wetland
(FACW), or obligate wetland (OBL), according to the National List of Plant Species That
Occur in Wetlands: Northwest (Region 9) (Reed, 1988). A hydric soil is "a soil that is
saturated, flooded, or ponded long enough during the growing season to develop
anaerobic conditions in the upper part". Anaerobic conditions are indicated in the field
by soils with low chromas (2 or less), as determined by using the Munsell Soil Color
Charts; iron oxide mottles; hydrogen sulfide odor and other indicators. Generally,
wetland hydrology is defined by inundation or saturation to the surface for a consecutive
period of 12.5% or greater of the growing season. Areas that contain indicators of
wetland hydrology between 5%-12.5% of the growing season may or may not be
wetlands depending upon other indicators. Field indicators include visual observation of
soil inundation, saturation, oxidized rhizospheres, water marks on trees or other fixed
objects, drift lines, etc. Under normal circumstances, indicators of all three parameters
will be present in wetland areas.
The wetlands were originally delineated by Habitat Technologies several years ago. The
surveyed flags were re-set by DR Strong using original survey data. We confirmed these
re-set flag locations as accurate during our site visit.
3.0 OBSERVATIONS
3.1 Existing Site Documentation
Prior to visiting the site a review of several natural resource inventory maps was
conducted. Resources reviewed included the NRCS on-line Soils Survey, King County
iMap website, and the National Wetlands Inventory.
Westridge/#13-106
Sewall Wetland Consulting, Inc.
April 11, 2013
Page 4
3.1.1 Soil Survey
According to data on file with the NRCS Soil Survey, the entire site is mapped as
Alderwood gravelly sandy loam of various slopes. Alderwood soils are not considered
hydric or wetland soils. However, small inclusions of hydric soil can be found within
areas mapped as Alderwood soils.
Soil Map of the site
3.1.2 National Wetlands Inventory
According to the National Wetlands Inventory there are no wetlands mapped anywhere
within 1,000’ of the site.
Westridge/#13-106
Sewall Wetland Consulting, Inc.
April 11, 2013
Page 5
National Wetlands Inventory map
3.1.3 WDNR Fpars stream mapping website
According the WDNR Fpars website. There are no streams mapped on the site. A type N
water is mapped north of the northeast portion of the site.
Above: King County iMap website with stream, wetland and stream layers activated.
Westridge/#13-106
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April 11, 2013
Page 6
3.2 Field Observations
3.2.1 Uplands
As previously described, the site consists of a rolling landscape comprised of forested
areas on the north and west, as well as the remains (foundations/slabs) of the single
family home, shop, in-ground swimming pool and various outbuildings.
2002 King County iMap aerial photograph of the site. Note the constructed flamingo
pond as well as numerous structures and improvements.
The south end of the site was previously utilized as an exotic bird farm. Along the north
side of the developed area are the remains of the bird enclosures and pens as well as
several small decorator ponds and landscaped areas. One of the unique features on the
site was a constructed pink flamingo pond west of the residence. The flamingos which
Westridge/#13-106
Sewall Wetland Consulting, Inc.
April 11, 2013
Page 7
previously were housed here have subsequently been relocated to the Woodland Park
zoo.
2007 iMap aerial photograph of the site, note swimming pool removed and structures
being disassembled. Note smaller area of ponded water in pond area.
2009 iMap aerial photograph of the site. Note no standing water in pond area remains
as water is no longer pumped to the pond.
Westridge/#13-106
Sewall Wetland Consulting, Inc.
April 11, 2013
Page 8
This pond was constructed with a plastic liner to contain wat er within the area as a pond.
As depicted in the 2002 aerial photograph, the pond was maintained and contained a
small block dam/wall along its east end. Water was pumped into this area to maintain its
pond characteristics.
In 2007, in anticipation of a previously approved King County plat, the structures were
disassembled on the site and removed. The pool was removed and water was no longer
being pumped to the flamingo pond.
In 2009, the area of the former flamingo pond no longer has any standing water as shown
in the 2009 iMap aerial photograph. The area contains some wetland vegetation (reed
canary grass) and muddy sediment that remained at the bottom of the pond. However,
given that the pond was clearly constructed, and has a plastic liner ar tificially holding
water within the remaining sediments in the bottom of the pond, it is our professional
opinion that this pond is a man-made landscape feature and not a jurisdictional wetland.
The forested area of the site is vegetated with a mix of red alder, big leaf maple and
douglas fir. The understory has a mix of native species including vine maple, Indian
plum, hazelnut, elderberry and salmonberry. However, heavy growth on Himalayan
blackberry covers much of the understory as well as thickets within the pasture portion of
the site. The pasture areas are dominated by orchard grass as well as tall fescue, and
bentgrass with scattered scotch broom, hawthorne, and thickets of blackberry.
The remainder of the site contains fallow pasture areas, as well as thickets of blackberry
and small alder saplings. The site contains several trails and paths used during past
farming/livestock activity, as well as old watering troughs, ditches, and wire fences.
Soil pits excavated within the upland areas of the site area revealed high chroma, dry
sandy loam soils with no hydric characteristics.
A small portion of a Category 3 wetland is located on the southeast corner of the site.
The wetland extends off-site to the east where the majority of the wetland is located. The
off-site portion of the wetland has a small stream located within its boundaries. The
following is a description of this wetland;
3.2.2 Wetlands
One slope-type wetland is located along the southeast corner of the site. A small, ditched
intermittent stream also passes through the center of the wetland off-site to the east. This
wetland was previously delineated by Habitat Technologies. The flags locations were
back-surveyed recently by DR Strong to relocate these flags. During our sit e visit we
confirmed the previous delineation conducted by Habitat Technologies is still accurate.
Westridge/#13-106
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April 11, 2013
Page 9
Wetland A
Wetland A on-site is an emergent wetland, although off-site portions consists of a mix of
emergent and forested slope type wetland that borders a small partially ditched stream.
Water from the wetland drains downslope to the east and west into the channel where it
drains to the north before entering a culvert under 300th. A large stormwater facility
located south and east of the site discharges water to this wetland and stream complex.
This wetland is dominated by a mix of soft rush, slough sedge, lady fern, Watson’s
willow herb, salmonberry, sitka willow, red-osier dogwood, and red alder.
Soil pits excavated within the wetland edge revealed a dark (10YR 2/2) gravelly loam
soil with redoximorphoic concentrations in the B-horizon. Soils were saturated near the
surface during our site visit to this area.
Wetland A contains areas that would be classified as PEM1B (palustine, emergent,
persistent, saturated) and PFO1B (palustrine, scrub-shrub, broad leaved deciduous,
saturated) using the US Fish and Wildlife Wetland Classification methodology
(Cowardin et al. 1979).
Using the Department of Ecology’s Wetland Rating Form for Western Washi ngton
(WADOE Version 2, updated July 2006 & October 2008) as required by the City of
Auburn, this wetland was rated as both a slope wetland, and a depresiional wetland as it
contains some characteristics of both hydrogeomorphic types. This wetland scored a total
of 33 points as a depressional wetland, and 39 points as a slope wetland with 17 points
for habitat, indicating this wetland rates as a Category 3 wetland.
Based upon current Code Chapter 16.10.090, Category 3 wetlands have a minimum
buffer of 25’. A 25’ buffer should provide adequate protection of this wetland.
3.2.3 Streams
As previously mentioned, an unclassified stream flows within a ditch in a narrow, mud
bottom channel through the center of the wetland off-site to the east. This seasonal
stream is not fish bearing, and appears to receive its hydrology from seeps from the
surrounding wetland, as well as the discharge outlet from the storm water facility at its
southern terminus.
This stream channel appears to meet the criteria of a Class III stream in the Code as
“Class III streams” are those natural streams with perennial (year -round) or intermittent
flow and do not contain fish habitat”.
Westridge/#13-106
Sewall Wetland Consulting, Inc.
April 11, 2013
Page 10
Typically Class III streams have a 25’ buffer measured from the OHWM of the stream.
This buffer does not extend onto the site.
4.0 PROPOSED PROJECT
The proposed project is the construction of a residential plat. No impacts to the wetland
or its associated buffer are proposed from this project.
If you have any questions regarding this report, please call us at (253) 859-0515 or at
esewall@sewallwc.com .
Sincerely,
Sewall Wetland Consulting, Inc.
Ed Sewall
Senior Wetlands Ecologist PWS #212
Attached: Site Map
Data forms
Rating Form
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Sewall Wetland Consulting, Inc.
April 11, 2013
Page 11
REFERENCES
City of Auburn Municipal Code and website
Cowardin, L., V. Carter, F. Golet, and E. LaRoe. 1979. Classification of Wetlands and
Deepwater Habitats of the United States. U.S. Fish and Wildlife Service, FWS/OBS -79-
31, Washington, D. C.
NRCS Soil Mapper website
Environmental Laboratory. 1987. Corps of Engineers Wetlands Delineation Manual,
Technical Report Y-87-1. U. S. Army Corps of Engineers Waterways Experiment
Station, Vicksburg, Mississippi.
Munsell Color. 1988. Munsell Soil Color Charts. Kollmorgen Instruments Corp.,
Baltimore, Maryland.
National Technical Committee for Hydric Soils. 1991. Hydric Soils of the United States.
USDA Misc. Publ. No. 1491.
USF&WS, National Wetlands Inventory Maps.
Reed, P., Jr. 1988. National List of Plant Species that Occur in Wetlands: Northwest
(Region 9). 1988. U. S. Fish and Wildlife Service, Inland Freshwater Ecology Section,
St. Petersburg, Florida.
Reed, P.B. Jr. 1993. 1993 Supplement to the list of plant species that occur in wetlands:
Northwest (Region 9). USFWS supplement to Biol. Rpt. 88(26.9) May 1988.
USDA NRCS & National Technical Committee for Hydric Soils, September 1995. Field
Indicators of Hydric Soils in the United States - Version 2.1
US Army Corps of Engineers, Corps of Engineers Wetlands Delineation Manual
(Environmental Laboratory, 1987), and the Western Mountains, Valleys and Coast region
Supplement (Version 2.0) June 2010
WADOE, Washington State Wetland rating System for Western Washington, Revised,
Pub#04—06-025, 2004
WETLAND DETERMINATION DATA FORM - Western Mountains, Valleys, and Coast Region
Project/Site: City/County: /fa—
Applicant/Owner:.
Investigator(s):
State:
Sampling Date:
Sampling Point:
Section, Township, Range:
Landform (hillslope, terrace, etc.):
Subregion (LRR):
Soil Map Unit Name:
Lat:
Local relief (concave, convex, none):
Long:
NWI classification:
_ Slope (%):.
Datum:
Are climatic / hydrologic conditions on the site typical for this time of year? Yes No (If no, explain in Remarks.)
Are Vegetation , Soil , or Hydrology significantly disturbed? Are "Normal Circumstances" present? Yes No
Are Vegetation , Soil , or Hydrology naturally problematic? (If needed, explain any answers in Remarks.)
SUMMARY OF FINDINGS - Attach site map showing sampling point locations, transects, important features, etc.
Hvdrophvtic Veaetation Present? Yes No
Hvdric Soil Present? Yes No ^ ,
Is the Sampled Area
within a Wptland? Ye<5 No
Wetland Hydroloay Present? Yes No ITf H III 1 CI II vUul 1VI I 1 wO • V v
Remarks:
VEGETATION - Use scientific names of plants.
Tree Stratum (Plot size:.
Absolute
% Cover
Dominant Indicator
Species? Status
= Total Cover
Sapling/Shrub Stratum (Plot size:
1.
2.
3.
4.
5.
Herb Stratum (Plot size:
1. _
2. _
3. _
4. _
5. _
6. _
7. _
8. _
9. _
10.
11.
/Xff-c
• Total Cover
= Total Cover
Woody Vine Stratum (Plot size:.
1.
2.
= Total Cover
% Bare Ground in Herb Stratum.
Dominance Test worksheet:
Number of Dominant Species
That Are OBL, FACW, or FAC:
Total Number of Dominant
Species Across All Strata:
Percent of Dominant Species
That Are OBL, FACW, or FAC:
3
6£>
(A)
(B)
(MB)
Prevalence Index worksheet:
Total % Cover of:
OBL species
FACW species
FAC species
FACU species
UPL species
Column Totals:
Multiply by:
x1 = .
x2 = .
x3=.
x4 = .
x5 = .
(A) . (B)
Prevalence Index = B/A =
Hydrqphytic Vegetation Indicators:
^/Dominance Test is >50%
Prevalence Index is ^5.01
Morphological Adaptations1 (Provide supporting
data in Remarks or on a separate sheet)
Wetland Non-Vascular Plants'
Problematic Hydrophytic Vegetation1 (Explain)
'indicators of hydric soil and wetland hydrology must
be present, unless disturbed or problematic.
Hydrophytic
Vegetation
Present? Yes No
Remarks:
US Army Corps of Engineers Western Mountains, Valleys, and Coast - Interim Version
SOIL Sampling Point:
Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.)
Depth Matrix Redox Features
(inches) Color (moist) % Color (moist) % -Type Loc" Texture Remarks
A
'Type: C=Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains. 'Location: PL=Pore Lining, M=Matrix.
Hydric Soil Indicators: (Applicable to all LRRs, unless otherwise noted.)
Histosol(A1)
Histic Epipedon (A2)
Black Histic (A3)
Hydrogen Sulfide (A4)
Depleted Below Dark Surface (A11)
Thick Dark Surface (A12)
Sandy Mucky Mineral (S1)
Sandy Gleyed Matrix (S4)
Sandy Redox (S5)
Stripped Matrix (S6)
Loamy Mucky Mineral (F1) (except MLRA1)
Loamy Gleyed Matrix (F2)
Depleted Matrix (F3)
, Redox Dark Surface (F6)
Depleted Dark Surface (F7)
Redox Depressions (F8)
Indicators for Problematic Hydric Soils3:
2 cm Muck (A10)
Red Parent Material (TF2)
Other (Explain in Remarks)
'indicators of hydrophytic vegetation and
wetland hydrology must be present,
unless disturbed or problematic.
Restrictive Layer (if present):
Type:
Depth (inches): Hydric Soil Present? Yes. No
Remarks:
As*
HYDROLOGY
Wetland Hydrology Indicators:
Primary Indicators (minimum of one required: check all that apply)
Surface Water (A1)
High Water Table (A2)
Saturation (A3)
Water Marks (B1)
Sediment Deposits (B2)
Drift Deposits (B3)
Algal Mat or Crust (B4)
Iron Deposits (B5)
Surface Soil Cracks (86)
Inundation Visible on Aerial Imagery (B7)
Sparsely Vegetated Concave Surface (B8)
Water-Stained Leaves (B9) (except MLRA
1,2,4A,and4B)
Salt Crust (B11)
Aquatic Invertebrates (B13)
Hydrogen Sulfide Odor (C1)
Oxidized Rhizospheres along Living Roots (C3)
Presence of Reduced Iron (C4)
Recent Iron Reduction in Tilled Soils (C6)
Stunted or Stressed Plants (D1) (LRR A)
Other (Explain in Remarks)
Secondary Indicators (2 or more required)
Water-Stained Leaves (B9) (MLRA 1,2,
4A, and 4B)
Drainage Patterns (B10)
Dry-Season Water Table (C2)
Saturation Visible on Aerial Imagery (C9)
Geomorphic Position (D2)
Shallow Aquitard (D3)
FAC-Neutral Test (D5)
Raised Ant Mounds (D6) (LRR A)
Frost-Heave Hummocks (D7)
Field Observations:
Surface Water Present? Yes.
Water Table Present? Yes.
Saturation Present? Yes.
(includes capillary fringe)
No _l_^'Depth (inches):.
No JJepth (inches):.
No IjEl Depth (inches):. Wetland Hydrology Present? Yes. No
Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available:
Remarks:
US Army Corps of Engineers Western Mountains, Valleys, and Coast - Interim Version
WETLAND DETERMINATION DATA FORM - Western Mountains, Valleys, and Coast Region
ProjecVSite: h^ts)*^""^j. City/County: /Q"')>»'~s Sampling Date
Applicant/Owner:
Investigator(s):
State: Sampling Point:.
Section, Township, Range:
Landform (hillslope, terrace, etc.):
Subregion (LRR):
Soil Map Unit Name:
Lat:
Local relief (concave, convex, none):.
Long:
NWI classification:
_ Slope (%):
Datum:
No
Are climatic / hydrologic conditions on the site typical for this time of year? Yes ^ No (If no, explain in Remarks.)
Are Vegetation , Soil , or Hydrology significantly disturbed? Are "Normal Circumstances" present? Yes
Are Vegetation , Soil , or Hydrology naturally problematic? (If needed, explain any answers in Remarks.)
SUMMARY OF FINDINGS - Attach site map showing sampling point locations, transects, important features, etc.
Hydrophytic Veaetation Present? Yes ^^^-'No
Hydric Soil Present? Yes ^ No
Wetland Hvdroloav Present? Yes No
Is the Sampled Area s
within a Wetland? Yes No
Remarks:
VEGETATION - Use scientific names of plants.
Absolute Dominant Indicator
Tree Stratum (Plot size: ) % Cover Species? Status
Dominance Test worksheet:
Number of Dominant Species
That Are OBL. FACW. or FAC: *— (A) 1.
Dominance Test worksheet:
Number of Dominant Species
That Are OBL. FACW. or FAC: *— (A)
2. Total Number of Dominant
Species Across All Strata: (B) 3.
Total Number of Dominant
Species Across All Strata: (B)
4. Percent of Dominant Species , , »
That Are OBL. FACW. or FAC: / ^ «^ (A/B) = Total Cover Percent of Dominant Species , , »
That Are OBL. FACW. or FAC: / ^ «^ (A/B) Saolinq/Shrub Stratum (Plot size: )
1. Prevalence Index worksheet:
Total % Cover of: MultiDlv bv: 2.
Prevalence Index worksheet:
Total % Cover of: MultiDlv bv:
3. OBL species x 1 =
4. FACW species x 2 =
5. FAC species x 3 =
= Total Cover FACU species x 4 =
Herb Stratum (Plot size: ) UPL species x 5 =
Column Totals" (A) (B)
Prevalence Index = B/A = Prevalence Index = B/A =
4. Hydrophytic Vegetation Indicators:
J_ Dominance Test is >50%
Prevalence Index is s3.01
Morphological Adaptations' (Provide supporting
data in Remarks or on a separate sheet)
Wetland Non-Vascular Plants1
Problematic Hydrophytic Vegetation' (Explain)
'indicators of hydric soil and wetland hydrology must
be present, unless disturbed or problematic.
5.
Hydrophytic Vegetation Indicators:
J_ Dominance Test is >50%
Prevalence Index is s3.01
Morphological Adaptations' (Provide supporting
data in Remarks or on a separate sheet)
Wetland Non-Vascular Plants1
Problematic Hydrophytic Vegetation' (Explain)
'indicators of hydric soil and wetland hydrology must
be present, unless disturbed or problematic.
6.
Hydrophytic Vegetation Indicators:
J_ Dominance Test is >50%
Prevalence Index is s3.01
Morphological Adaptations' (Provide supporting
data in Remarks or on a separate sheet)
Wetland Non-Vascular Plants1
Problematic Hydrophytic Vegetation' (Explain)
'indicators of hydric soil and wetland hydrology must
be present, unless disturbed or problematic.
7.
Hydrophytic Vegetation Indicators:
J_ Dominance Test is >50%
Prevalence Index is s3.01
Morphological Adaptations' (Provide supporting
data in Remarks or on a separate sheet)
Wetland Non-Vascular Plants1
Problematic Hydrophytic Vegetation' (Explain)
'indicators of hydric soil and wetland hydrology must
be present, unless disturbed or problematic.
8.
Hydrophytic Vegetation Indicators:
J_ Dominance Test is >50%
Prevalence Index is s3.01
Morphological Adaptations' (Provide supporting
data in Remarks or on a separate sheet)
Wetland Non-Vascular Plants1
Problematic Hydrophytic Vegetation' (Explain)
'indicators of hydric soil and wetland hydrology must
be present, unless disturbed or problematic.
9.
Hydrophytic Vegetation Indicators:
J_ Dominance Test is >50%
Prevalence Index is s3.01
Morphological Adaptations' (Provide supporting
data in Remarks or on a separate sheet)
Wetland Non-Vascular Plants1
Problematic Hydrophytic Vegetation' (Explain)
'indicators of hydric soil and wetland hydrology must
be present, unless disturbed or problematic.
10.
Hydrophytic Vegetation Indicators:
J_ Dominance Test is >50%
Prevalence Index is s3.01
Morphological Adaptations' (Provide supporting
data in Remarks or on a separate sheet)
Wetland Non-Vascular Plants1
Problematic Hydrophytic Vegetation' (Explain)
'indicators of hydric soil and wetland hydrology must
be present, unless disturbed or problematic. 11.
Hydrophytic Vegetation Indicators:
J_ Dominance Test is >50%
Prevalence Index is s3.01
Morphological Adaptations' (Provide supporting
data in Remarks or on a separate sheet)
Wetland Non-Vascular Plants1
Problematic Hydrophytic Vegetation' (Explain)
'indicators of hydric soil and wetland hydrology must
be present, unless disturbed or problematic.
Hydrophytic Vegetation Indicators:
J_ Dominance Test is >50%
Prevalence Index is s3.01
Morphological Adaptations' (Provide supporting
data in Remarks or on a separate sheet)
Wetland Non-Vascular Plants1
Problematic Hydrophytic Vegetation' (Explain)
'indicators of hydric soil and wetland hydrology must
be present, unless disturbed or problematic.
= Total Cover
Woodv Vine Stratum (Plot size: )
Hydrophytic /
Vegetation ^
Present? Yes No
1. Hydrophytic /
Vegetation ^
Present? Yes No 2.
Hydrophytic /
Vegetation ^
Present? Yes No
= Total Cover
% Bare Ground in Herb Stratum
Hydrophytic /
Vegetation ^
Present? Yes No
Remarks:
US Army Corps of Engineers Western Mountains, Valleys, and Coast - Interim Version
SOIL Sampling Point:.
Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.)
Depth Matrix Redox Features
(inches)
/If
Color (moist) Color (moist) % Type Loc' Texture Remarks
&/*/9~
1Type: C=Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains. 'Location: PL=Pore Lining, M=Matrix.
Hydric Soil Indicators: (Applicable to all LRRs, unless otherwise noted.)
Histosol (A1)
Histic Epipedon (A2)
Black Histic (A3)
Hydrogen Sulfide (A4)
Depleted Below Dark Surface (A11)
Thick Dark Surface (A12)
Sandy Mucky Mineral (S1)
Sandy Gleyed Matrix (S4)
Sandy Redox (S5)
Stripped Matrix (S6)
Loamy Mucky Mineral (F1) (except MLRA 1)
Loamy Gleyed Matrix (F2)
^pteted Matrix (F3)
-"Kedox Dark Surface (F6)
Depleted Dark Surface (F7)
Redox Depressions (F8)
Indicators for Problematic Hydric Soils :
2cmMuck(A10)
Red Parent Material (TF2)
Other (Explain in Remarks)
'indicators of hydrophytic vegetation and
wetland hydrology must be present,
unless disturbed or problematic.
Restrictive Layer (if present):
Type:
Depth (inches): Hydric Soil Present? Yes. No
Remarks:
HYDROLOGY
Wetland Hydrology Indicators:
Primary Indicators (minimum of one required: check all that apply)
Surface Water (A1)
High Water Table (A2)
Saturation (A3)
Water Marks (B1)
Sediment Deposits (B2)
Drift Deposits (B3)
Algal Mat or Crust (B4)
Iron Deposits (B5)
Surface Soil Cracks (B6)
Inundation Visible on Aerial Imagery (B7)
Sparsely Vegetated Concave Surface (B8)
Water-Stained Leaves (B9) (except MLRA
1,2, 4A and 4B)
Salt Crust (B11)
Aquatic Invertebrates (B13)
Hydrogen Sulfide Odor(C1)
Oxidized Rhizospheres along Living Roots (C3)
Presence of Reduced Iron (C4)
Recent Iron Reduction in Tilled Soils (C6)
Stunted or Stressed Plants (D1) (LRR A)
Other (Explain in Remarks)
Secondary Indicators (2 or more required)
Water-Stained Leaves (B9) (MLRA 1, 2,
4A, and 4B)
Drainage Patterns (B10)
Dry-Season Water Table (C2)
Saturation Visible on Aerial Imagery (C9)
Geomorphic Position (D2)
Shallow Aquitard (D3)
FAC-Neutral Test (D5)
Raised Ant Mounds (D6) (LRR A)
Frost-Heave Hummocks (D7)
Field Observations:
Surface Water Present? Yes
Water Table Present? Yes
Saturation Present? Yes
(includes capillary fringe)
No.
'o.
No
Depth (inches):
Depth (inches):.
Depth (inches): Wetland Hydrology Present? Yes No
Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available:
Remarks:
US Army Corps of Engineers Western Mountains, Valleys, and Coast - Intfirim Vonsinn
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. See p. 24 for more detailed instructions
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t 2
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0
4
We
t
l
a
n
d n
a
m
e o
r n
u
m
b
e
r
5. D
o
e
s t
h
e e
n
t
i
r
e w
e
t
l
a
n
d u
n
i
t m
e
e
t a
l
l o
f t
h
e f
o
l
l
o
w
i
n
g c
r
i
t
e
r
i
a
?
Th
e u
n
i
t i
s i
n a
v
a
l
l
e
y
, o
r s
t
r
e
a
m c
h
a
n
n
e
l
, w
h
e
r
e it gets inundated by overbank
fl
o
o
d
i
n
g
f
r
o
m
t
h
a
t s
t
r
e
a
m o
r r
i
v
e
r
Th
e o
v
e
r
b
a
n
k f
l
o
o
d
i
n
g
o
c
c
u
r
s a
t l
e
a
s
t o
n
c
e e
v
e
r
y two years.
NO
T
E
:
T
h
e
r
i
v
e
r
i
n
e
u
n
i
t
c
a
n
c
o
n
t
a
i
n
d
e
p
r
e
s
s
i
o
n
s
t
h
a
t
are filled with water when the river is
no
t
f
l
o
o
d
i
n
g
.
NO -
g
o t
o 6
Y
E
S -
T
h
e w
e
t
l
a
n
d c
l
a
s
s i
s R
i
v
e
r
i
n
e
6. I
s t
h
e e
n
t
i
r
e w
e
t
l
a
n
d u
n
i
t i
n a
t
o
p
o
g
r
a
p
h
i
c d
e
p
r
e
s
s
i
o
n i
n which water ponds, or is saturated to the
su
r
f
a
c
e
, a
t s
o
m
e t
i
m
e d
u
r
i
n
g t
h
e y
e
a
r
. T
h
i
s
m
e
a
n
s
t
h
a
t
any outlet, if present, is higher than the
in
t
e
r
i
o
r
o
f
t
h
e
w
e
t
l
a
n
d
NO -
g
o t
o 7
Y
E
S -
T
h
e w
e
t
l
a
n
d c
l
a
s
s i
s D
e
p
r
e
s
s
i
o
n
a
l
7. I
s t
h
e e
n
t
i
r
e w
e
t
l
a
n
d u
n
i
t l
o
c
a
t
e
d i
n a
v
e
r
y f
l
a
t
a
r
e
a w
i
t
h no obvious depression and no overbank
fl
o
o
d
i
n
g
.
T
h
e u
n
i
t d
o
e
s n
o
t p
o
n
d s
u
r
f
a
c
e w
a
t
e
r m
o
r
e t
h
a
n a few inches. The unit seems to be
ma
i
n
t
a
i
n
e
d b
y h
i
g
h g
r
o
u
n
d
w
a
t
e
r i
n t
h
e a
r
e
a
. T
h
e w
e
t
l
a
n
d may be ditched, but has no obvious
na
t
u
r
a
l o
u
t
l
e
t
.
NO -
g
o t
o 8
Y
E
S -
T
h
e w
e
t
l
a
n
d c
l
a
s
s i
s D
e
p
r
e
s
s
i
o
n
a
l
8. Y
o
u
r w
e
t
l
a
n
d u
n
i
t s
e
e
m
s t
o b
e d
i
f
f
i
c
u
l
t t
o c
l
a
s
s
i
f
y a
n
d p
r
o
b
a
b
l
y contains several different HGM
cl
a
s
e
s
. F
o
r e
x
a
m
p
l
e
, s
e
e
p
s a
t t
h
e b
a
s
e o
f a
s
l
o
p
e m
a
y g
r
a
d
e into a riverine floodplain, or a small
st
r
e
a
m w
i
t
h
i
n a
d
e
p
r
e
s
s
i
o
n
a
l w
e
t
l
a
n
d h
a
s a
z
o
n
e o
f f
l
o
o
d
i
n
g
along its sides. GO BACK AND
ID
E
N
T
I
F
Y W
H
I
C
H O
F T
H
E H
Y
D
R
O
L
O
G
I
C R
E
G
I
M
E
S DESCRIBED IN QUESTIONS 1-7
AP
P
L
Y T
O D
I
F
F
E
R
E
N
T A
R
E
A
S m
T
H
E U
N
I
T (
m
a
k
e a
rough sketch to help you decide). Use
th
e f
o
l
l
o
w
i
n
g t
a
b
l
e t
o
i
d
e
n
t
i
f
y t
h
e a
p
p
r
o
p
r
i
a
t
e c
l
a
s
s t
o
u
s
e f
o
r the rating system if you have several
HG
M c
l
a
s
s
e
s p
r
e
s
e
n
t w
i
t
h
i
n y
o
u
r w
e
t
l
a
n
d
. N
O
T
E
: U
s
e t
h
i
s table only if the class that is
re
c
o
m
m
e
n
d
e
d
i
n t
h
e s
e
c
o
n
d c
o
l
u
m
n r
e
p
r
e
s
e
n
t
s
1
0
% o
r m
o
r
e of the total area of the wetland unit
be
i
n
g r
a
t
e
d
. I
f t
h
e a
r
e
a o
f t
h
e c
l
a
s
s l
i
s
t
e
d i
n c
o
l
u
m
n 2
i
s l
e
s
s than 10% of the unit; classify the
we
t
l
a
n
d u
s
i
n
g t
h
e c
l
a
s
s t
h
a
t r
e
p
r
e
s
e
n
t
s m
o
r
e t
h
a
n 9
0
% o
f t
h
e total area.
HG
M
C
l
a
s
s
e
s
w
t
l
t
a
n
t
h
e
w
e
t
l
a
n
d
u
n
i
t
b
e
i
n
g
r
a
t
e
d
HGM Class & Use In Rating
Sl
o
p
e +
R
i
v
e
r
i
n
e
Riverine
Sl
o
p
e +
D
e
p
r
e
s
s
i
o
n
a
l
Depressional
Sl
o
p
e +
L
a
k
e
-
f
r
i
n
g
e
Lake-fringe
De
p
r
e
s
s
i
o
n
a
l +
R
i
v
e
r
i
n
e a
l
o
n
g s
t
r
e
a
m w
i
t
h
i
n b
o
u
n
d
a
r
y Depressional
De
p
r
e
s
s
i
o
n
a
l +
L
a
k
e
-
f
r
i
n
g
e
Depressional
Sa
l
t W
a
t
e
r T
i
d
a
l F
r
i
n
g
e a
n
d a
n
y o
t
h
e
r c
l
a
s
s o
f f
r
e
s
h
w
a
t
e
r
we
t
l
a
n
d
Treat as ESTUARINE under wetlands with special characteristics
If y
o
u a
r
e u
n
a
b
l
e s
t
i
l
l t
o d
e
t
e
r
m
i
n
e w
h
i
c
h o
f t
h
e a
b
o
v
e c
r
i
t
e
r
i
a apply to your wetland, or if you
ha
v
e m
o
r
e t
h
a
n 2
H
G
M c
l
a
s
s
e
s w
i
t
h
i
n a
w
e
t
l
a
n
d b
o
u
n
d
a
r
y
, classify the wetland as Depressional
fo
r t
h
e r
a
t
i
n
g
.
We
t
l
a
n
d R
a
t
i
n
g F
o
r
m
- w
e
s
t
e
r
n W
a
s
h
i
n
g
t
o
n 4
ve
r
s
i
o
n 2
U
p
d
a
t
e
d w
i
t
h n
e
w W
D
F
W d
e
f
i
n
i
t
i
o
n
s O
c
t 2
0
0
8
August 2004
We
t
l
a
n
d n
a
m
e o
r n
u
m
b
e
r
D
De
p
r
e
s
s
i
o
n
*
! a
n
d F
l
a
t
s W
e
t
l
a
n
d
s
WA
T
E
R Q
U
A
L
I
T
Y F
U
N
C
T
I
O
N
S -
m
d
i
c
a
t
o
r
s t
h
c
t t
h
e w
e
t
l
a
n
d u
n
i
t f
u
n
c
t
i
o
n
s t
o
Po
i
n
t
s
(»
i
y 1
s
o
c
i
o
D
D 1
. D
o
e
s t
h
e w
e
t
l
a
n
d u
n
i
t h
a
v
e t
h
e p
o
t
e
n
t
i
a
l t
o i
m
o
r
o
v
e w
a
t
e
r q
u
a
l
i
t
y
?
(s
e
e
p
.
3
8
)
D
D 1
.
1 C
h
a
r
a
c
t
e
r
i
s
t
i
c
s o
f s
u
r
f
a
c
e w
a
t
e
r f
l
o
w
s
o
u
t o
f t
h
e w
e
t
l
a
n
d
:
Un
i
t i
s a
d
e
p
r
e
s
s
i
o
n w
i
t
h n
o s
u
r
f
a
c
e w
a
t
e
r l
e
a
v
i
n
g i
t (
n
o o
u
t
l
e
t
) p
o
i
n
t
s ~
3
Un
i
t h
a
s a
n i
n
t
e
r
m
i
t
t
e
n
t
l
y f
l
o
w
i
n
g
,
O
R h
i
g
h
l
y c
o
n
s
t
r
i
c
t
e
d p
e
r
m
a
n
e
n
t
l
y f
l
o
w
i
n
g
o
u
t
l
e
t p
o
i
n
t
s »
>
>
Un
i
t h
a
s a
n u
n
c
o
t
t
s
t
r
i
c
t
e
d
, o
r s
l
i
g
h
t
l
y c
o
n
s
t
r
i
c
t
e
d
, s
u
r
f
a
c
e o
u
t
l
e
t (
p
e
r
m
a
n
e
n
t
l
y
f
l
o
w
i
n
g
)
p
o
i
n
t
s =
1
Un
i
t i
s a
"
f
l
a
t
" d
e
p
r
e
s
s
i
o
n (
Q
. 7
o
n k
e
y
)
, o
r i
n t
h
e F
l
a
t
s c
l
a
s
s
, w
i
t
h p
e
r
m
a
n
e
n
t s
u
r
f
a
c
e o
u
t
f
l
o
w a
n
d
no o
b
v
i
o
u
s n
a
t
u
r
a
l o
u
t
l
e
t a
n
d
/
o
r o
u
t
l
e
t i
s a
m
a
n
-
m
a
d
e d
i
t
c
h p
o
i
n
t
s =
1
(I
f
d
i
t
c
h
i
s
n
o
t
p
e
r
m
a
n
e
n
t
l
y
f
l
o
w
i
n
g
t
r
e
a
t
u
n
i
t
a
s
"
i
n
t
e
r
m
i
t
t
e
n
t
l
y
f
l
o
w
i
n
g
"
)
Pr
o
v
i
d
e p
h
o
t
o o
r d
r
a
w
i
n
g
Fi
g
u
r
e
D
S 1
.
2 T
h
e s
o
i
l 2
i
n
c
h
e
s b
e
l
o
w t
h
e s
u
r
f
a
c
e (
o
r d
u
f
f l
a
y
e
r
) i
s c
l
a
y o
r o
r
g
a
n
i
c (
u
s
e
N
R
C
S
de
f
i
n
i
t
i
o
n
s
)
YE
S p
o
i
n
t
s =
4
NO r
p
o
i
i
t
s s
X
T
-
-
3
D
D 1
.
3 C
h
a
r
a
c
t
e
r
i
s
t
i
c
s o
f p
e
r
s
i
s
t
e
n
t v
e
g
e
t
a
t
i
o
n (
e
m
e
r
g
e
n
t
, s
h
r
u
b
, a
n
d
/
o
r f
o
r
e
s
t C
o
w
a
r
d
i
n c
l
a
s
s
)
We
t
l
a
n
d h
a
s p
e
r
s
i
s
t
e
n
t
, u
n
g
r
a
z
e
d
, v
e
g
e
t
a
t
i
o
n >
-
9
5
% o
f a
r
e
a p
o
i
n
t
s =
5
We
t
l
a
n
d h
a
s p
e
r
s
i
s
t
e
n
t
, u
n
g
r
a
z
e
d
, v
e
g
e
t
a
t
i
o
n >
=
1
/
2 o
f a
r
e
a p
o
i
n
t
s -
3
We
t
l
a
n
d h
a
s p
e
r
s
i
s
t
e
n
t
, u
n
g
r
a
z
e
d v
e
g
e
t
a
t
i
o
n >
=
1
/
1
0 o
f a
r
e
a p
o
i
n
t
s =
1
We
t
l
a
n
d h
a
s p
e
r
s
i
s
t
e
n
t
, u
n
g
r
a
z
e
d v
e
g
e
t
a
t
i
o
n <
1
/
1
0 o
f a
r
e
a p
o
i
n
t
s =
0
Ma
p o
f C
o
w
a
r
d
i
n v
e
g
e
t
a
t
i
o
n c
l
a
s
s
e
s
Fi
g
u
r
e
D
Dl .
4 C
h
a
r
a
c
t
e
r
i
s
t
i
c
s o
f s
e
a
s
o
n
a
l p
o
n
d
i
n
g o
r i
n
u
n
d
a
t
i
o
n
.
Th
i
s
i
s
t
h
e
a
r
e
a
o
f
t
h
e
w
e
t
l
a
n
d
u
n
i
t
t
h
a
t
i
s
p
o
n
d
e
d
f
o
r
a
t
l
e
a
s
t
2
m
o
n
t
h
s
,
b
u
t
d
r
i
e
s
o
u
t
so
m
e
t
i
m
e
d
u
r
i
n
g
t
h
e
y
e
a
r
.
D
o
n
o
t
c
o
u
n
t
t
h
e
a
r
e
a
t
h
a
t
i
s
p
e
r
m
a
n
e
n
t
l
y
p
o
n
d
e
d
E
s
t
i
m
a
t
e
ar
e
a
a
s
t
h
e
a
v
e
r
a
g
e
c
o
n
d
i
t
i
o
n
5
o
u
t
o
f
l
O
y
r
s
.
Ar
e
a s
e
a
s
o
n
a
l
l
y p
o
n
d
e
d i
s >
%
t
o
t
a
l
a
r
e
a o
f w
e
t
l
a
n
d p
o
i
n
t
s ~
4
Ar
e
a s
e
a
s
o
n
a
l
l
y p
o
n
d
e
d i
s >
'
4 t
o
t
a
l a
r
e
a o
f w
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t
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4
)
mu
l
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r
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m
n
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r Q
u
a
l
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y
?
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s
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o
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t
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D
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W
a
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u
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1
We
t
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w
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t
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r
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a
s
h
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t
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n 5
ve
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0
0
8
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g
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t 2
0
0
4
We
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a
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I
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I
n
d
i
c
a
t
o
r
s t
h
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t t
h
e wetland unit functions to
re
d
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l
o
o
d
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n
d s
t
r
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m d
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r
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Points {entylftSK
D 3
. D
o
e
s t
h
e w
e
t
l
a
n
d u
n
i
t h
a
v
e t
h
e D
o
t
e
n
t
i
a
l t
o r
e
d
u
c
e flooding and erosion? (see p. 46)
D
D 3
.
1 C
h
a
r
a
c
t
e
r
i
s
t
i
c
s o
f s
u
r
f
a
c
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a
t
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r f
l
o
w
s o
u
t o
f t
h
e w
e
t
l
a
n
d unit
Un
i
t i
s a
d
e
p
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s
s
i
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o s
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r
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e
a
v
i
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g i
t (
n
o o
u
t
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) points =* 4
Un
i
t h
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s a
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r
m
i
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t
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t
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y f
l
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R h
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o
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s
t
r
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c
t
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e
r
m
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y flowing nutlrt '•pnrnfT:r^~^
Un
i
t i
s a
"
f
l
a
t
" d
e
p
r
e
s
s
i
o
n (
Q
. 7
o
n k
e
y
)
, o
r i
n t
h
e F
l
a
t
s c
l
a
s
s
, with permanent surface outflow and
no o
b
v
i
o
u
s n
a
t
u
r
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t a
n
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o
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s a
m
a
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-
m
a
d
e d
i
t
c
h points = I
(}
f
d
i
t
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i
s
n
o
t
p
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m
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n
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l
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t
r
e
a
t
u
n
i
t
a
s
"
i
n
t
e
r
m
i
t
t
e
n
t
l
y
flowing")
Un
i
t h
a
s a
n u
n
c
o
n
s
t
r
i
c
t
e
d
, o
r s
l
i
g
h
t
l
y c
o
n
s
t
r
i
c
t
e
d
, s
u
r
f
a
c
e o
u
t
l
e
t (permanently flowing) points - 0
D
D 3
.
2 D
e
p
t
h o
f s
t
o
r
a
g
e d
u
r
i
n
g w
e
t p
e
r
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o
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s
Es
t
i
m
a
t
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h
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i
g
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o
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p
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a
b
o
v
e
t
h
e
b
o
t
t
o
m
o
f
t
h
e
outlet. For units with no outlet
me
a
s
u
r
e
f
r
o
m
t
h
e
s
u
r
f
a
c
e
c
f
p
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r
m
a
n
e
n
t
w
a
t
e
r
o
r
d
e
e
p
e
s
t
part (ifdry).
Ma
r
k
s o
f p
o
n
d
i
n
g a
r
e 3
f
t
o
r m
o
r
e a
b
o
v
e t
h
e s
u
r
f
a
c
e o
r b
o
t
t
o
m of outlet points - 7
Th
e w
e
t
l
a
n
d i
s a
"
h
e
a
d
w
a
t
e
r
" w
e
t
l
a
n
d
" points = 5
Ma
r
k
s o
f p
o
n
d
i
n
g b
e
t
w
e
e
n 2
f
t
t
o <
3
f
t
f
r
o
m
s
u
r
f
a
c
e o
r bottom of outlet points = S
Ma
r
k
s a
r
e a
t l
e
a
s
t 0
.
5 f
t
t
o <
2
f
t
f
r
o
m
s
u
r
f
a
c
e o
r b
o
t
t
o
m of outlet points = 3
Un
i
t i
s f
l
a
t (
y
e
s t
o Q
. 2
o
r Q
. 7
o
n k
e
y
) b
u
t h
a
s s
m
a
l
l d
e
p
r
e
s
s
i
o
n
s on the surface that trap
wa
t
e
r pojnfcijL^
Ma
r
k
s o
f p
o
n
d
i
n
g l
e
s
s t
h
a
n 0
.
5 f
t
t
o
i
t
s
-
0
.
> Q>
D
D 3
.
3 C
o
n
t
r
i
b
u
t
i
o
n o
f w
e
t
l
a
n
d u
n
i
t t
o s
t
o
r
a
g
e i
n t
h
e w
a
t
e
r
s
h
e
d
Es
t
i
m
a
t
e
t
h
e
r
a
t
i
o
c
f
t
h
e
a
r
e
a
o
f
u
p
s
t
r
e
a
m
b
a
s
i
n
c
o
n
t
r
i
b
u
t
i
n
g
surface water to the wetland
to
t
h
e
a
r
e
a
o
f
t
h
e
w
e
t
l
a
n
d
u
n
i
t
i
t
s
e
l
f
.
Th
e a
r
e
a o
f t
h
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a
s
i
n i
s l
e
s
s t
h
a
n 1
0 t
i
m
e
s t
h
e a
r
e
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f u
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i
t points = 5
Th
e a
r
e
a o
f t
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a
s
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s 1
0 t
o 1
0
0 t
i
m
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s t
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e a
r
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f t
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n
i
t pQJrtfj~3C2'
Th
e a
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e
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f t
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a
s
i
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a
n 1
0
0 t
i
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e a
r
e
a o
f the unit points - 0
En
t
i
r
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n
i
t i
s i
n t
h
e F
L
A
T
S c
l
a
s
s points = 3
D
To
t
a
l f
o
r D
3
A
d
d
the points in the boxes above
D
D 4
. D
o
e
s t
h
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e
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l
a
n
d u
n
i
t h
a
v
e t
h
e O
D
D
o
r
t
u
n
i
t
v t
o reduce flooding and erosion?
An
s
w
e
r Y
E
S i
f t
h
e u
n
i
t i
s i
n a
l
o
c
a
t
i
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n t
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a
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r
s
h
e
d where the flood storage, or
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d
u
c
t
i
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n w
a
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r v
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t p
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p
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r
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c
t downstream property and aquatic
re
s
o
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x
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d
/
o
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r
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e flows. Answer NO if the water
co
m
i
n
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n
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l
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o
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s
t
r
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c
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c
h as flood gate, tide gate, flap
va
l
v
e
, r
e
s
e
r
v
o
i
r
e
t
c
. O
R y
o
u e
s
t
i
m
a
t
e t
h
a
t m
o
r
e t
h
a
n 90% of the water in the wetland is
fr
o
m
g
r
o
u
n
d
w
a
t
e
r i
n a
r
e
a
s w
h
e
r
e d
a
m
a
g
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n
g g
r
o
u
n
d
w
a
t
e
r flooding does not occur.
No
t
e
w
h
i
c
h
o
f
t
h
e
f
o
l
l
o
w
i
n
g
i
n
d
i
c
a
t
o
r
s
o
f
o
p
p
o
r
t
u
n
i
t
y
apply.
— W
e
t
l
a
n
d i
s i
n a
h
e
a
d
w
a
t
e
r o
f a
r
i
v
e
r
o
r s
t
r
e
a
m that has flooding problems
— W
e
t
l
a
n
d d
r
a
i
n
s t
o a
r
i
v
e
r
o
r s
t
r
e
a
m t
h
a
t h
a
s f
l
o
o
d
i
n
g
problems (see p. 49)
— W
e
t
l
a
n
d h
a
s n
o o
u
t
l
e
t a
n
d i
m
p
o
u
n
d
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u
r
f
a
c
e r
u
n
o
f
f water that might otherwise
fl
o
w i
n
t
o a
r
i
v
e
r
o
r s
t
r
e
a
m t
h
a
t h
a
s f
l
o
o
d
i
n
g p
r
o
b
l
e
m
s multiplier
— O
t
h
e
r
YE
S m
u
l
t
i
p
l
i
e
r i
s
NO m
u
l
t
i
p
l
i
e
r i
s 1
D
TO
T
A
L -
H
y
d
r
o
l
o
g
i
c F
u
n
c
t
i
o
n
s M
u
l
t
i
p
l
y the score from D 3 by D 4 Addscore to table on p. 1 / o
We
t
l
a
n
d R
a
t
i
n
g F
o
r
m -
w
e
s
t
e
r
n W
a
s
h
i
n
g
t
o
n 6
ve
r
s
i
o
n 2
U
p
d
a
t
e
d w
i
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e
w W
D
F
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e
f
i
n
i
t
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n
s O
c
t 2
0
0
8
August 2004
We
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S 1
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ga
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t
w
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(s
e
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p
.
6
4
)
S 1
-
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3
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T
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s n
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0
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To
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1
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S 2
. D
o
e
s t
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l
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n
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a
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a
l
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t
y
?
An
s
w
e
r Y
E
S i
f y
o
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.
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r
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h
i
n 1
5
0
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t
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0 f
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r
(s
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p
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6
7
)
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er
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.
1 C
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r
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9
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% o
f t
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e
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d v
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t
l
a
n
d t
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a
t h
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d
s b
a
c
k s
m
a
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l amounts of flood flows:
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l
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p
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t
l
a
n
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a
s s
m
a
l
l s
u
r
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a
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p
r
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s
s
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s that can relain_waterover at least
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s a
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a
. Y
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S p^tnts=35> NO 'points = 0 -7
s
Ad
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the points in the boxes above (seep. 7B) multiplier
s
S 4
. D
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p
p
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r
t
u
n
i
t
y t
o r
e
d
u
c
e flooding and erosion?
Is t
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l
a
n
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n a
l
a
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s
c
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p
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c
t
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l
p
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an
d
V
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a
s
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w
h
i
c
h
o
f
t
h
e
f
o
l
l
o
w
i
n
g
conditions apply.
— W
e
t
l
a
n
d h
a
s s
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f
a
c
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u
n
o
f
f t
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t d
r
a
i
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s t
o
a
r
i
v
e
r
or stream that has flooding
pr
o
b
l
e
m
s
— O
t
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r
(seep. 7B) multiplier
(A
n
s
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th
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-
d
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s
t
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a
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)
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t
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l
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s
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l
t
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s
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d
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l
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g
i
c F
u
n
c
t
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o
n
s M
u
l
t
i
p
l
y the score from S 3 by S 4 Add score to table on p. 1
Co
m
m
e
n
t
s
We
t
l
a
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d R
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t
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g F
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w
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0
0
8
August 2004
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t
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1 V
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s
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2
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g
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2
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s (
s
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p
.
7
3
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Fi
g
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r
e 7
H 1
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3
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s
s o
f P
l
a
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p
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c
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s f
s
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7
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t
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To
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We
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s
t
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r
n W
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s
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s
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g
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s
t 2
0
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r
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n Cowardin vegetation
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a
s
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d
e
s
c
r
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b
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d i
n H
1
.
1
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l
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mu
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,
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potential for providing habitat |
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in which they can be found) in
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s
d
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e
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t
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d
s o
f a
s
p
e
n g
r
e
a
t
e
r t
h
a
n 0
.
4 ha (1 acre).
Bi
o
d
i
v
e
r
s
i
t
y A
r
e
a
s a
n
d C
o
r
r
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d
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r
s
: A
r
e
a
s o
f h
a
b
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t
a
t t
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t a
r
e relatively important to various
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e
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e
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t
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i
s
h a
n
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d
l
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f
e (
f
u
l
l
d
e
s
c
r
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p
t
i
o
n
s
i
n
W
D
F
W
P
H
S
report p. 152).
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r
b
a
c
e
o
u
s B
a
l
d
s
: V
a
r
i
a
b
l
e s
i
z
e p
a
t
c
h
e
s o
f g
r
a
s
s a
n
d f
o
r
b
s on shallow soils over bedrock.
Ol
d
-
g
r
o
w
t
h
/
M
a
t
m
t f
o
r
e
s
t
s
: (
O
l
d
-
g
r
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w
t
h w
e
s
t o
f C
a
s
c
a
d
e crestl Stands of at least 2 tree
sp
e
c
i
e
s
, f
o
r
m
i
n
g a
m
u
l
t
i
-
l
a
y
e
r
e
d c
a
n
o
p
y w
i
t
h o
c
c
a
s
i
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n
a
l s
m
a
l
l openings; with at least 20
tr
e
e
s
/
h
a (
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r
e
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s
/
a
c
r
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) >
8
1 c
m (
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n
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b
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r >
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0
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e
a
r
s o
f age. (Mature forests^ Stands
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r
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r
s e
x
c
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e
d
i
n
g 5
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m (
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n
) d
b
h
; c
r
o
w
n cover may be less that 100%
cr
o
w
n c
o
v
e
r m
a
y b
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e
s
s t
h
a
t 1
0
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%
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c
a
y
, d
e
c
a
d
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n
c
e
, n
u
m
b
e
r
s of snags, and quantity of
la
r
g
e d
o
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e
d m
a
t
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r
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t f
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d
-
g
r
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w
t
h
; 80 - 200 years old
we
s
t o
f t
h
e C
a
s
c
a
d
e c
r
e
s
t
.
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r
e
g
o
n w
h
i
t
e O
a
k
: W
o
o
d
l
a
n
d
s S
t
a
n
d
s o
f p
u
r
e o
a
k o
r o
a
k
/
c
o
n
i
f
e
r associations where
ca
n
o
p
y c
o
v
e
r
a
g
e o
f m
e o
a
k c
o
m
p
o
n
e
n
t i
s i
m
p
o
r
t
a
n
t (
f
u
l
l
d
e
s
c
r
i
p
t
i
o
n
s
in WDFWPHS
Sr
e
p
o
r
t
p
.
1
5
8
)
.
Ri
p
a
r
i
a
n
: T
h
e a
r
e
a a
d
j
a
c
e
n
t t
o
a
q
u
a
t
i
c s
y
s
t
e
m
s w
i
m f
l
o
w
i
n
g
water that contains elements of
bo
t
h a
q
u
a
t
i
c a
n
d t
e
r
r
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s
t
r
i
a
l e
c
o
s
y
s
t
e
m
s w
h
i
c
h m
u
t
u
a
l
l
y i
n
f
l
u
e
n
c
e each other.
We
r
t
s
i
d
e P
r
a
i
r
i
e
s
: H
e
r
b
a
c
e
o
u
s
, n
o
n
-
f
o
r
e
s
t
e
d p
l
a
n
t c
o
m
m
u
n
i
t
i
e
s that can either take the
fo
r
m o
f a
d
r
y p
r
a
i
r
i
e o
r a
w
e
t p
r
a
i
r
i
e (
f
u
l
l
d
e
s
c
r
i
p
t
i
o
n
s
i
n
W
D
F
W
P
H
S
report p. 161).
In
s
t
r
e
a
m
: T
h
e c
o
m
b
i
n
a
t
i
o
n o
f p
h
y
s
i
c
a
l
, b
i
o
l
o
g
i
c
a
l
, a
n
d c
h
e
m
i
c
a
l processes and conditions
th
a
t i
n
t
e
r
a
c
t t
o p
r
o
v
i
d
e f
u
n
c
t
i
o
n
a
l l
i
f
e h
i
s
t
o
r
y r
e
q
u
i
r
e
m
e
n
t
s for instream fish and wildlife
re
s
o
u
r
c
e
s
.
__
_ N
e
a
r
s
h
o
r
e
: R
e
l
a
t
i
v
e
l
y u
n
d
i
s
t
u
r
b
e
d n
e
a
r
s
h
o
r
e h
a
b
i
t
a
t
s
. T
h
e
s
e include Coastal Nearshore,
Op
e
n C
o
a
s
t N
e
a
r
s
h
o
r
e
, a
n
d P
u
g
e
t S
o
u
n
d N
e
a
r
s
h
o
r
e
. (
f
u
l
l
d
e
s
c
r
i
p
t
i
o
n
s
of habitats and the
de
f
i
n
i
t
i
o
n
o
f
r
e
l
a
t
i
v
e
l
y
u
n
d
i
s
t
u
r
b
e
d
a
r
e
i
n
W
D
F
W
r
e
p
o
r
t
:
pp. 167-169 and glossary in
Ap
p
e
n
d
i
x
A
)
.
Ca
v
e
s
: A
n
a
t
u
r
a
l
l
y o
c
c
u
r
r
i
n
g c
a
v
i
t
y
, r
e
c
e
s
s
, v
o
i
d
, o
r s
y
s
t
e
m of interconnected passages under
th
e e
a
r
t
h i
n s
o
i
l
s
, r
o
c
k
, i
c
e
, o
r o
t
h
e
r g
e
o
l
o
g
i
c
a
l f
o
r
m
a
t
i
o
n
s and is large enough to contain a
hu
m
a
n
.
CU
f
f
s
: G
r
e
a
t
e
r t
h
a
n 7
.
6 m
(
2
5 f
t
)
h
i
g
h a
n
d o
c
c
u
r
r
i
n
g b
e
l
o
w 5000 ft.
Ta
l
u
s
: H
o
m
o
g
e
n
o
u
s a
r
e
a
s o
f r
o
c
k r
u
b
b
l
e r
a
n
g
i
n
g i
n a
v
e
r
a
g
e size 0.15 - 2.0 m (0.5 - 6.5 ft),
co
m
p
o
s
e
d o
f b
a
s
a
l
t
, a
n
d
e
s
i
t
e
, a
n
d
/
o
r s
e
d
i
m
e
n
t
a
r
y r
o
c
k
, i
n
c
l
u
d
i
n
g riprap slides and mine
ta
i
l
i
n
g
s
. M
a
y b
e a
s
s
o
c
i
a
t
e
d w
i
t
h c
l
i
f
f
s
.
_ S
n
a
g
s a
n
d L
o
g
s
: T
r
e
e
s a
r
e c
o
n
s
i
d
e
r
e
d s
n
a
g
s i
f t
h
e
y a
r
e d
e
a
d or dying and exhibit sufficient
de
c
a
y c
h
a
r
a
c
t
e
r
i
s
t
i
c
s t
o e
n
a
b
l
e c
a
v
i
t
y e
x
c
a
v
a
t
i
o
n
/
u
s
e b
y w
i
l
d
l
i
f
e
. Priority snags have a
di
a
m
e
t
e
r a
t b
r
e
a
s
t h
e
i
g
h
t o
f >
5
1 c
m (
2
0 i
n
) i
n w
e
s
t
e
r
n W
a
s
h
i
n
g
t
o
n and are > 2 m (6.5 ft) in
he
i
g
h
t
. P
r
i
o
r
i
t
y l
o
g
s a
r
e >
3
0 c
m (
1
2 i
n
) i
n d
i
a
m
e
t
e
r a
t t
h
e largest end, and > 6 m (20 ft)
lo
n
g
.
If w
e
t
l
a
n
d h
a
s 3
o
r m
o
r
e p
r
i
o
r
i
t
y h
a
b
i
t
a
t
s •
= 4
p
o
i
n
t
s
If w
e
t
l
a
n
d h
a
s 2
p
r
i
o
r
i
t
y h
a
b
i
t
a
t
s =
3
p
o
i
n
t
s
If w
e
t
l
a
n
d h
a
s 1
p
r
i
o
r
i
t
y h
a
b
i
t
a
t «
1
p
o
i
n
t N
o habitats = 0 points
No
t
e
:
A
l
l
v
e
g
e
t
a
t
e
d
w
e
t
l
a
n
d
s
a
r
e
b
y
d
e
f
i
n
i
t
i
o
n
a
p
r
i
o
r
i
t
y
habitat but are not included in this
li
s
t
.
N
e
a
r
b
y
w
e
t
l
a
n
d
s
a
r
e
a
d
d
r
e
s
s
e
d
i
n
q
u
e
s
t
i
o
n
H
2
.
4
)
We
t
l
a
n
d R
a
t
i
n
g F
o
r
m
-
w
e
s
t
e
r
n W
a
s
h
i
n
g
t
o
n 1
6
ve
r
s
i
o
n 2
U
p
d
a
t
e
d w
i
t
h n
e
w W
D
F
W d
e
f
i
m
t
i
o
n
s O
c
t
. 2
0
0
8
August 2004
We
t
l
a
n
d n
a
m
e o
r n
u
m
b
e
r
H 2
.
4 W
e
t
l
a
n
d L
a
n
d
s
c
a
p
e (
c
h
o
o
s
e
t
h
e
o
n
e
d
e
s
c
r
i
p
t
i
o
n
o
f
t
h
e
l
a
n
d
s
c
a
p
e
a
r
o
u
n
d
t
h
e
w
e
t
l
a
n
d
t
h
a
t
be
s
t
f
i
t
s
)
(
s
e
e
j
>
.
8
4
)
Th
e
r
e a
r
e a
t l
e
a
s
t 3
o
t
h
e
r w
e
t
l
a
n
d
s w
i
t
h
i
n %
m
i
l
e
, a
n
d t
h
e c
o
n
n
e
c
t
i
o
n
s b
e
t
w
e
e
n t
h
e
m a
r
e
re
l
a
t
i
v
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l
y u
n
d
i
s
t
u
r
b
e
d (
l
i
g
h
t g
r
a
z
i
n
g b
e
t
w
e
e
n w
e
t
l
a
n
d
s O
K
, a
s i
s l
a
k
e s
h
o
r
e w
i
t
h s
o
m
e
bo
a
t
i
n
g
, b
u
t c
o
n
n
e
c
t
i
o
n
s s
h
o
u
l
d N
O
T b
e b
i
s
e
c
t
e
d b
y p
a
v
e
d r
o
a
d
s
, f
i
l
l
,
f
i
e
l
d
s
,
o
r o
t
h
e
r
de
v
e
l
o
p
m
e
n
t
. p
o
i
n
t
s =
• 5
Th
e w
e
t
l
a
n
d i
s L
a
k
e
-
f
r
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n
g
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n a
l
a
k
e w
i
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Category
SC 1
.
0 E
s
t
u
a
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t
l
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d
s (
s
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p
.
8
6
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— T
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SC 1
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SC 1
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2 I
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C
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s f
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w
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t
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w
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August 2004
We
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8
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C 2
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SC 2
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2 H
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SC 3
.
0 B
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p
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8
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3
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2. D
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a
t
i
n
g
o
n a
l
a
k
e o
r p
o
n
d
? •
.
.
.
.
Ye
s
-
g
o
t
o
Q
.
3 C
j
J
o -
I
s n
o
t a
b
o
g f
o
r p
u
r
p
o
s
e o
f r
a
t
i
n
g >
3. D
o
e
s t
h
e u
n
i
t h
a
v
e m
o
r
e t
h
a
n 7
0
% c
o
v
e
r o
f m
o
s
s
e
s a
t g
r
o
u
n
d l
e
v
e
l
, A
N
D
ot
h
e
r p
l
a
n
t
s
, i
f p
r
e
s
e
n
t
, c
o
n
s
i
s
t o
f t
h
e "
b
o
g
" s
p
e
c
i
e
s l
i
s
t
e
d i
n T
a
b
l
e 3
a
s a
si
g
n
i
f
i
c
a
n
t c
o
m
p
o
n
e
n
t o
f t
h
e v
e
g
e
t
a
t
i
o
n (
m
o
r
e t
h
a
n 3
0
% o
f t
h
e t
o
t
a
l
s
h
r
u
b
an
d h
e
r
b
a
c
e
o
u
s c
o
v
e
r c
o
n
s
i
s
t
s o
f s
p
e
c
i
e
s i
n T
a
b
l
e 3
)
?
Ye
s -
I
s a
b
o
g f
o
r p
u
r
p
o
s
e o
f r
a
t
i
n
g
N
o -
g
o t
o Q
. 4
NO
T
E
: I
f y
o
u a
r
e u
n
c
e
r
t
a
i
n a
b
o
u
t t
h
e e
x
t
e
n
t o
f m
o
s
s
e
s i
n t
h
e u
n
d
e
r
s
t
o
r
y
yo
u m
a
y s
u
b
s
t
i
t
u
t
e t
h
a
t c
r
i
t
e
r
i
o
n b
y m
e
a
s
u
r
i
n
g t
h
e p
H o
f t
h
e w
a
t
e
r t
h
a
t
se
e
p
s i
n
t
o a
h
o
l
e d
u
g a
t l
e
a
s
t 1
6
" d
e
e
p
. I
f t
h
e p
H i
s l
e
s
s t
h
a
n 5
.
0 a
n
d t
h
e
"b
o
g
" p
l
a
n
t s
p
e
c
i
e
s i
n T
a
b
l
e 3
a
r
e p
r
e
s
e
n
t
, t
h
e w
e
t
l
a
n
d i
s a
b
o
g
.
/. I
s t
h
e u
n
i
t f
o
r
e
s
t
e
d (
> 3
0
% c
o
v
e
r
) w
i
t
h s
i
t
k
a s
p
r
u
c
e
, s
u
b
a
l
p
i
n
e f
i
r
,
w
e
s
t
e
r
n
re
d
c
e
d
a
r
, w
e
s
t
e
r
n h
e
m
l
o
c
k
, l
o
d
g
e
p
o
l
e p
i
n
e
, q
u
a
k
i
n
g a
s
p
e
n
, E
n
g
l
e
m
a
n
n
'
s
sp
r
u
c
e
, o
r w
e
s
t
e
r
n w
h
i
t
e p
i
n
e
, W
I
T
H a
n
y o
f t
h
e s
p
e
c
i
e
s (
o
r c
o
m
b
i
n
a
t
i
o
n o
f
sp
e
c
i
e
s
) o
n t
h
e b
o
g s
p
e
c
i
e
s p
l
a
n
t l
i
s
t i
n T
a
b
l
e 3
a
s a
s
i
g
n
i
f
i
c
a
n
t c
o
m
p
o
n
e
n
t
of t
h
e g
r
o
u
n
d c
o
v
e
r (
>
3
0
%
c
o
v
e
r
a
g
e
o
f
t
h
e
t
o
t
a
l
s
h
r
u
b
/
h
e
r
b
a
c
e
o
u
s
c
o
v
e
r
)
?
2. Y
E
S =
C
a
t
e
g
o
r
y I
N
o I
s n
o
t a
b
o
g f
o
r p
u
r
p
o
s
e o
f r
a
t
i
n
g
Ca
t I
We
t
l
a
n
d R
a
t
i
n
g F
o
r
m -
w
e
s
t
e
r
n W
a
s
h
i
n
g
t
o
n 1
9
ve
r
s
i
o
n 2
U
p
d
a
t
e
d w
i
t
h n
e
w W
D
F
W d
e
f
i
n
i
t
i
o
n
s O
c
t 2
0
0
8
Au
g
u
s
t 2
0
0
4
We
t
l
a
n
d n
a
m
e o
r n
u
m
b
e
r
SC 4
.
0 F
o
r
e
s
t
e
d W
e
t
l
a
n
d
s (
s
e
e
p
.
9
0
)
Do
e
s t
h
e w
e
t
l
a
n
d u
n
i
t h
a
v
e a
t l
e
a
s
t 1
a
c
r
e o
f f
o
r
e
s
t t
h
a
t m
e
e
t one of these criteria for
th
e D
e
p
a
r
t
m
e
n
t o
f F
i
s
h a
n
d W
i
l
d
l
i
f
e
'
s f
o
r
e
s
t
s a
s p
r
i
o
r
i
t
y h
a
b
i
t
a
t
s
? If you answer yes
yo
u
w
i
l
l
s
t
i
l
l
n
e
e
d
t
o
r
a
t
e
t
h
e
w
e
t
l
a
n
d
b
a
s
e
d
o
n
i
t
s
f
u
n
c
t
i
o
n
s
.
— O
l
d
-
g
r
o
w
t
h f
o
r
e
s
t
s
:
(
w
e
s
t o
f C
a
s
c
a
d
e c
r
e
s
t
) S
t
a
n
d
s of at least two tree species,
fo
r
m
i
n
g a
m
u
l
t
i
-
l
a
y
e
r
e
d c
a
n
o
p
y w
i
t
h o
c
c
a
s
i
o
n
a
l s
m
a
l
l openings; with at least 8
tr
e
e
s
/
a
c
r
e (
2
0 t
r
e
e
s
/
h
e
c
t
a
r
e
) t
h
a
t a
r
e a
t l
e
a
s
t 2
0
0 y
e
a
r
s of age OR have a
di
a
m
e
t
e
r a
t b
r
e
a
s
t h
e
i
g
h
t (
d
b
h
) o
f 3
2 i
n
c
h
e
s (
8
1 c
m
) or more.
NO
T
E
: T
h
e c
r
i
t
e
r
i
o
n f
o
r d
b
h i
s b
a
s
e
d o
n m
e
a
s
u
r
e
m
e
n
t
s for upland forests.
Tw
o
-
h
u
n
d
r
e
d y
e
a
r o
l
d t
r
e
e
s i
n w
e
t
l
a
n
d
s w
i
l
l o
f
t
e
n have a smaller dbh
be
c
a
u
s
e t
h
e
i
r g
r
o
w
t
h r
a
t
e
s a
r
e o
f
t
e
n s
l
o
w
e
r
. T
h
e DFW criterion is and "OR"
so o
l
d
-
g
r
o
w
t
h f
o
r
e
s
t
s d
o n
o
t n
e
c
e
s
s
a
r
i
l
y h
a
v
e t
o
have trees of this diameter.
— M
a
t
u
r
e f
o
r
e
s
t
s
: (
w
e
s
t o
f t
h
e C
a
s
c
a
d
e C
r
e
s
t
) S
t
a
n
d
s where the largest trees are
80 -
2
0
0 y
e
a
r
s o
l
d O
R h
a
v
e a
v
e
r
a
g
e d
i
a
m
e
t
e
r
s (
d
b
h
) exceeding 21 inches
(5
3
c
m
)
; c
r
o
w
n c
o
v
e
r m
a
y b
e l
e
s
s t
h
a
t 1
0
0
%
; d
e
c
a
y
, decadence, numbers of
sn
a
g
s
, a
n
d q
u
a
n
t
i
t
y o
f l
a
r
g
e d
o
w
n
e
d m
a
t
e
r
i
a
l i
s g
e
n
e
r
a
l
l
y less than that found
in o
l
d
-
g
r
o
w
t
h
.
YE
S "
C
a
t
e
g
o
r
y I
N
O •
/no
t a
f
o
r
e
s
t
e
d w
e
t
l
a
n
d with special characteristics Cat I
SC 5
.
0 W
e
t
l
a
n
d
s i
n C
o
a
s
t
a
l L
a
g
o
o
n
s (
s
e
e
p
.
9
1
)
Do
e
s t
h
e w
e
t
l
a
n
d m
e
e
t a
l
l o
f t
h
e f
o
l
l
o
w
i
n
g c
r
i
t
e
r
i
a o
f a
w
e
t
l
a
n
d in a coastal lagoon?
— T
h
e w
e
t
l
a
n
d l
i
e
s i
n a
d
e
p
r
e
s
s
i
o
n a
d
j
a
c
e
n
t t
o m
a
r
i
n
e waters that is wholly
or p
a
r
t
i
a
l
l
y s
e
p
a
r
a
t
e
d f
r
o
m m
a
r
i
n
e w
a
t
e
r
s b
y s
a
n
d
b
a
n
k
s
, gravel banks,
sh
i
n
g
l
e
, o
r
, l
e
s
s f
r
e
q
u
e
n
t
l
y
, r
o
c
k
s
— T
h
e l
a
g
o
o
n i
n w
h
i
c
h t
h
e w
e
t
l
a
n
d i
s l
o
c
a
t
e
d c
o
n
t
a
i
n
s surface water that is
sa
l
i
n
e o
r b
r
a
c
k
i
s
h (
> 0
.
5 p
p
t
) d
u
r
i
n
g m
o
s
t o
p
t
f
t
e year in at least a portion
of t
h
e l
a
g
o
o
n (
n
e
e
d
s
t
o
b
e
m
e
a
s
u
r
e
d
n
e
^
t
/
t
h
e
bottom)
YE
S =
G
o t
o S
C 5
.
1 N
O •
l
o
t a
w
e
t
l
a
n
d in a coastal lagoon
SC 5
.
1 D
o
e
s t
h
e w
e
t
l
a
n
d m
e
e
t
s a
l
l o
f t
h
e f
o
l
l
o
w
i
n
g t
h
r
e
e conditions?
— T
h
e w
e
t
l
a
n
d i
s r
e
l
a
t
i
v
e
l
y u
n
d
i
s
t
u
r
b
e
d (
h
a
s n
o diking, ditching, filling,
cu
l
t
i
v
a
t
i
o
n
, g
r
a
z
i
n
g
)
, a
n
d h
a
s l
e
s
s t
h
a
n 2
0
% c
o
v
e
r of invasive plant
sp
e
c
i
e
s (
s
e
e l
i
s
t o
f i
n
v
a
s
i
v
e s
p
e
c
i
e
s o
n p
. 7
4
)
.
— A
t l
e
a
s
t %
o
f t
h
e l
a
n
d
w
a
r
d e
d
g
e o
f t
h
e w
e
t
l
a
n
d has a 100 ft buffer of
sh
r
u
b
, f
o
r
e
s
t
, o
r u
n
-
g
r
a
z
e
d o
r u
n
-
m
o
w
e
d g
r
a
s
s
l
a
n
d
.
— T
h
e w
e
t
l
a
n
d i
s l
a
r
g
e
r t
h
a
n 1
/
1
0 a
c
r
e (
4
3
5
0 s
q
u
a
r
e feet)
YE
S =
• C
a
t
e
g
o
r
y I
N
O -
C
a
t
e
g
o
r
y II Cat. I Cat II
We
t
l
a
n
d R
a
t
i
n
g F
o
r
m -
w
e
s
t
e
r
n W
a
s
h
i
n
g
t
o
n 2
0
ve
r
s
i
o
n 2
U
p
d
a
t
e
d w
i
t
h n
e
w W
D
F
W d
e
f
i
n
i
t
i
o
n
s O
c
t 2
0
0
8
August 2004
We
t
l
a
n
d n
a
m
e o
r n
u
m
b
e
r
SC 6
.0 I
n
t
e
r
d
u
n
a
l W
e
t
l
a
n
d
s (
s
e
e
p
.
9
3
)
Is t
h
e w
e
t
l
a
n
d u
n
i
t w
e
s
t o
f t
h
e 1
8
8
9 l
i
n
e (
a
l
s
o c
a
l
l
e
d t
h
e
- W
e
s
t
e
r
n B
o
u
n
d
a
r
y o
f U
p
l
a
n
d
Ow
n
e
r
s
h
i
p o
r W
B
U
O
)
?
YE
S -
g
o t
o S
C 6
.
1 N
O 2
^
n
o
t a
n i
n
t
e
r
d
u
n
a
l w
e
t
l
a
n
d f
o
r r
a
t
i
n
g
If
y
o
u
a
n
s
w
e
r
y
e
s
y
o
u
w
i
l
l
s
t
i
l
l
n
e
e
d
t
o
r
a
t
e
t
h
e
w
e
t
l
a
n
d
b
a
s
e
d
o
n
i
t
s
fu
n
c
t
i
o
n
s
.
In p
r
a
c
t
i
c
a
l t
e
r
m
s t
h
a
t m
e
a
n
s t
h
e f
o
l
l
o
w
i
n
g g
e
o
g
r
a
p
h
i
c a
r
e
a
s
:
• L
o
n
g B
e
a
c
h P
e
n
i
n
s
u
l
a
- l
a
n
d
s w
e
s
t o
f S
R 1
0
3
• G
r
a
y
l
a
n
d
-
W
e
s
t
p
o
r
t
- l
a
n
d
s w
e
s
t o
f S
R 1
0
5
• O
c
e
a
n S
h
o
r
e
s
-
C
o
p
a
l
i
s
- l
a
n
d
s w
e
s
t o
f S
R 1
1
5 a
n
d S
R 1
0
9
SC 6
.
1 I
s t
h
e w
e
t
l
a
n
d o
n
e a
c
r
e o
r l
a
r
g
e
r
, o
r i
s i
t i
n a
m
o
s
a
i
c o
f w
e
t
l
a
n
d
s t
h
a
t i
s
on
c
e a
c
r
e o
r l
a
r
g
e
r
?
YE
S =
C
a
t
e
g
o
r
y H
N
O
-
g
o t
o S
C 6
.
2
SC 6
.
2 I
s t
h
e u
n
i
t b
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August 2, 2013
Jamie Kelly
City of Auburn
25 West Main Street
Auburn, Washington 98001
RE: Westridge – City of Auburn Critical Areas Report Addendum
City of Auburn PLT13-0001, SEP13-0008
SWC Job#13-106
Dear Jamie,
This letter is in response to your July 2, 2013 “First Review Comments” regarding the
critical areas portion of the Westridge Preliminary Subdivision project. Comments #1 &
#2 were just statements agreeing with findings in our study.
A. Regarding the following comment #3;
The larger pond in the southwestern part of the site was originally excavated decades ago
by the original owner with the last name of O’Hearon. In conversations with Mr Johnson
(owner of the property from 1975) he said there is no formal plastic liner in the pond. The
pond was dug out with the log home and shop back in the years ago and the good
material which was hogged out was used as backfill to fill a historic home foundation
hole. The stripping’s and topsoil from the shop and house and driveway excavations
where spread back in the pond and orchard areas about 4 to 5 feet thick. The pond was
originally created by the original owner O ’Hearon as a water supply source for the
chicken coops on the property. According to Mr. Johnson, at some point after 1975,
USDA was offering free engineering and design for agricultural farm ponds for farmer s.
He had a pond designed to upgrade the existing chicken coop pond. As part of the design
a drain with a standpipe was installed, as well as a drain plug which lead to the culvert
under the driveway in a 4” pvc pipe. Water from the Hillis Hills development entered the
pond in a dug ditch. This caused significant erosion into the pond. Eventually this was
Sewall Wetland Consulting, Inc.
27641 Covington Way SE #2 253-859-0515
Covington, WA 98042
Westridge/#13-107
Sewall Wetland Consulting, Inc.
August 2, 2013
Page 2
diverted to the storm pond west of the NW corner of the site. At the time of the
construction of a water line on 64th, the contractor was storing materials on the site with
Mr. Johnsons permission. At that time the contractor hauled mud and topsoil to the pond
to fill it in a bit to create be tter nesting habitat for the exotic flamingos that were kept in
the pond.
There are areas of black plastic that topsoil was spread over near the areas of the fish
pond are also areas he built, but it is not prevalent throughout the larger pond bottom
area. As previously noted, the pond originally got water from the hillside behind it from a
dug swale. Then when the area to the west was developed, it cut off his water source and
the pond would dry up each summer so he used water from his primary water well to fill
it for the flamingos he housed in this area. He also had installed some pipes to be able to
drain it occasionally to be able to maintain it every few years and clean it out so it didn't
get too murky as well as provide overflow protection in case of too much rainwater.
The site was studied by Habitat Technologies in 2004 and 2005 for the Meredith Heights
subdivision when this area was unincorporated King County. At that time the home was
still occupied and the pond water elevation maintained.
Above: iMap 2002 image of the pond while the home was still occupied and the pond
maintained.
The pond was not maintained from 2005 on and as can be seen in the 2005 and 2007
aerial photographs, the water levels in the pond were not present as the pond dried up.
Westridge/#13-107
Sewall Wetland Consulting, Inc.
August 2, 2013
Page 3
Above: 2005 Aerial photograph of pond, Below 2007 photograph.
Westridge/#13-107
Sewall Wetland Consulting, Inc.
August 2, 2013
Page 4
The Habitat Technologies report reviewed this pond, and concluded the following;
The Meredith Plat was approved by King County, and this pond issue was reviewed by
Nick Gillen of King County and it was agreed this was a dug pond dug out of upland
areas of Alderwood soil that did not constitute a jurisdictional wetland.
Since the abandonment of the pond, the drainage no longer works and an accumulation of
organic matter in the bottom of the pond area has created wetland conditions. However,
this is a maintenance issue and the presence of wetland plants etc. is a temporary and
recent occurrence as a result of a lack of maintenance of the pond since it was abandoned
by the previous plat owners. As a result, this feature is a man-made pond which due to
lack of maintenance, currently has some wetland indicators as you would see in a similar
situation in a storm pond that was not maintained.
B. Regarding the following comment #4
As depicted on the attached Westridge Buffer Enhancement Plan, the above requested
Enhancement plan is being provided to the City for review and approval. If you have any
questions regarding this report, please call us at (253) 859-0515 or at
esewall@sewallwc.com .
Sincerely,
Sewall Wetland Consulting, Inc.
Ed Sewall
Senior Wetlands Ecologist PWS #212
EarthSolutionsNWLLC
EarthSolutions
NW LLC
Geotechnical Engineering
Geology
Environmental Scientists
Construction Monitoring
1805 -136th Place N.E.,Suite 201 Bellevue,WA 98005
(425)449-4704 Fax (425)449-4711
www.earthsolutionsnw.com
GEOTECHNICAL ENGINEERING STUDY
WESTRIDGE
PROPOSED RESIDENTIAL DEVELOPMENT
5903 SOUTH 300TH STREET
KING COUNTY
AUBURN,WASHINGTON
ES-2758
Drwn.
Checked Date
Date Proj.No.
Plate
Earth Solutions NWLLC
Geotechnical Engineering,Construction Monitoring
EarthSolutionsNWLLC
EarthSolutions
NW LLC and Environmental Sciences
Vicinity Map
Westridge
Auburn,Washington
GLS 04/17/2013 2758
BTS April 2013 1
NOTE:This plate may contain areas of color.ESNW cannot be
responsible for any subsequent misinterpretation of the information
resulting from black &white reproductions of this plate.
Reference:
King County,Washington
Map 745
By The Thomas Guide
Rand McNally
32nd Edition
NORTH
SITE
Plate
Proj.No.
Date
Checked By
Drwn.By
Earth
Solutions
NWLLC
Geotechnical
Engineering,
Construction
Monitoring
and
Environmental
Sciences
Earth
Solutions
NWLLC
Earth
Solutions
NW
LLC
Test
Pit
Location
Plan
Westridge
Auburn,
Washington
GLS
BTS
04/17/2013
2758
2
NOTE:This plate may contain areas of color.ESNW cannot be
responsible for any subsequent misinterpretation of the information
resulting from black &white reproductions of this plate.
NOTE:The graphics shown on this plate are not intended for design
purposes or precise scale measurements,but only to illustrate the
approximate test locations relative to the approximate locations of
existing and /or proposed site features.The information illustrated
is largely based on data provided by the client at the time of our
study.ESNW cannot be responsible for subsequent design changes
or interpretation of the data by others.
NORTH
Not -To -Scale
LEGEND
Approximate Location of
ESNW Test Pit,Proj.No.
ES-2758,Mar.2013
Approximate Location of
ECI Test Pit,Proj.No.
E-11688,Feb.2005
Subject Site
Existing Building
330340350360
370
380
390
400
400
330
340
350
360370380390
Man-Made
Pond
TP-1
TP-2
TP-3
TP-4 TP-5
TP-6
TP-7
TP-8
TP-9
TP-19
TP-20
TP-21
TP-17
TP-18
58th
place
s.
s . 3 0 0 t h p l a c e
61st
ave.
s.
U tilit y E a s e m e n t
Existing
Foundation
Removed
Barn
Existing
Paved Driveway
Man-Made
Pond
Existing
Foundation
Existing
Structures
Existing
Structure
TP-1
TP-19
Drwn.
Checked Date
Date Proj.No.
Plate
Earth Solutions NWLLC
Geotechnical Engineering,Construction Monitoring
and Environmental Sciences
EarthSolutionsNWLLC
EarthSolutions
NW LLC
RETAINING WALL DRAINAGE DETAIL
NOTES:
Free Draining Backfill should consist
of soil having less than 5 percent fines.
Percent passing #4 should be 25 to
75 percent.
Sheet Drain may be feasible in lieu
of Free Draining Backfill,per ESNW
recommendations.
Drain Pipe should consist of perforated,
rigid PVC Pipe surrounded with 1"
Drain Rock.
LEGEND:
Free Draining Structural Backfill
1 inch Drain Rock
18"Min.
Structural
Fill
Perforated Drain Pipe
(Surround In Drain Rock)
SCHEMATIC ONLY -NOT TO SCALE
NOT A CONSTRUCTION DRAWING
Westridge
Auburn,Washington
GLS 04/18/2013 2758
BTS April 2013 3
Drwn.
Checked Date
Date Proj.No.
Plate
Earth Solutions NWLLC
Geotechnical Engineering,Construction Monitoring
and Environmental Sciences
EarthSolutionsNWLLC
EarthSolutions
NW LLC
FOOTING DRAIN DETAIL
Slope
Perforated Rigid Drain Pipe
(Surround with 1"Rock)
18"(Min.)
2"(Min.)
NOTES:
Do NOT tie roof downspouts
to Footing Drain.
Surface Seal to consist of
12"of less permeable,suitable
soil.Slope away from building.
LEGEND:
Surface Seal;native soil or
other low permeability material.
1"Drain Rock
SCHEMATIC ONLY -NOT OT SCALE
NOT A CONSTRUCTION DRAW ING
Westridge
Auburn,Washington
GLS 04/18/2013 2758
BTS April 2013 4
___________________________________________________________________________
_
School Walkway Analysis
for
PRELIMINARY PLAT OF WESTRIDGE
5903 South 300th Street
___________________________________________________________________________
_
DRS Project No. 13012
City of Auburn Project No. PLT13-0001, SEP13-0008
Owner/Applicant
PNW Holdings LLC
9675 SE 36th Street, Suite 105
Mercer Island, WA 98040
Report Prepared by
D. R. STRONG Consulting Engineers, Inc.
10604 N.E. 38th Place, Suite 232
Kirkland WA 98033
(425) 827-3063
Report Issue Date
August 2, 2013
________________________________________________________________________________________________________ª
2013 D. R. STRONG Consulting Engineers Inc 2 Preliminary Plat of Westridge
School Walkway Analysis Auburn, Washington
SCHOOL WALKWAY ANALYSIS
DISCLAIMER:
This report was prepared at the request of PNW Holdings LLC for the 19.302 acre
Project located within a portion of the Southeast Quarter of Section 2, Township 21
North, Range 4 East, W.M., in King County, Tax Parcel Number 022104-9027. D. R.
STRONG Consulting Engineers Inc. (DRS) has prepared this report for the exclusive
use of DRS, the owner, and their agents, for specific application to the development
project as described herein. Use or reliance on this report, or any of its contents for any
revisions of this project, or any other project, or by others not described above, is
forbidden without the expressed permission by DRS.
Elementary School: Meredith Hill Elementary
Students will walk to Meredith Hill Elementary located at 5830 South 300th Street.
Students will head west along the proposed sidewalk on the south side of South 300th
Street, which connects to an existing sidewalk west of the development, for
approximately 500 feet and cross South 300th Street at an existing crosswalk that leads
directly into Meredith Hill Elementary. Photos below:
Looking West along South 300th Street at proposed sidewalk location on the left
________________________________________________________________________________________________________ª
2013 D. R. STRONG Consulting Engineers Inc 3 Preliminary Plat of Westridge
School Walkway Analysis Auburn, Washington
Looking west along South 300th Street at crosswalk
Reaching Meredith Hill Elementary
Middle School: Kilo Middle School
High School: Thomas Jefferson High School
The Bus Stop for both Kilo and Thomas Jefferson is located on the west side of 64th
Avenue South at its intersection with South 298th Place. Students will head east on the
south side of S. 300th Street via a proposed sidewalk for approximately 800 feet. They
will cross South 300th Street at a proposed crosswalk at its intersection with 64th
________________________________________________________________________________________________________ª
2013 D. R. STRONG Consulting Engineers Inc 4 Preliminary Plat of Westridge
School Walkway Analysis Auburn, Washington
Avenue South. They will then head north along the west side of 64th Avenue South for
approximately 450 feet, until reaching South 298th Place. See Photos below:
Looking east on South 300th Street. Proposed sidewalk will be located to the right side
Location of proposed crosswalk on South 300th Street at intersection with 64th Ave South
________________________________________________________________________________________________________ª
2013 D. R. STRONG Consulting Engineers Inc 5 Preliminary Plat of Westridge
School Walkway Analysis Auburn, Washington
Looking north along 64th Avenue South towards South 298th Place
Location of bus stop on the west side of 64th Avenue South at intersection with South 298th Place
King county
Department of Development and Environmental Services
Building Services Division
900 Oakesdale Avenue Southwest
Renton, Washington 98057-5212
206- 296 -6600 TTY 206-298-7217
Web date: 04/26/2007
SEWER AVAILABILITY:-ppif
44)
KING COUNTY CERTIFICATE OF ,..i.x
SEVVER AVAILABILITY ERUZpi
tigt,if
For alternate formats, call 206-296-6600.
This certificate provides the Public Health - Seattle & King County Department and the Department of
Development and Environmental Services with information necessary to evaluate development proposals.
Do not write in this box
Number Name
Building Permit94oftSubdivision
ve Applicant's name:
Proposed use:
X.Preliminaly Plat or PUD
Rezone or oth r:
6- Lei/5
./ Location (attach map and legal description if necessary):
SX S. 39 .E)51 ",kw/4
Sewer agency ififormation:
Via;z/riaz
/ 1. a.Sewer servicecan be provided by side sewer connection only to an existing size sewer
feet from the site and the sewer system has the capacity to serve the proposed use.
OR
0 b.Sewer service will require an improvement to the sewer system of:
41 (1)+1- 2- 5 feet of sewer trunk or lateral to reach the site; and.Mr
46 (2)The construction of a collection system on the site; and
(3)Other (describe):p5ve,Lc)1-13,-T7CP5) Op A g...(-6/"I ENT ?--G QJ ( re-ep,
/ 2.a a.The sewer system improvement is in conformance with a County approved sewer comprehensive plan.
OR
111 b.The sewer system Improvement will require a sewer comprehensive plan amendment.
p/ 3.likj a.The proposed project is within the corporate limits of the district or has been granted Boundary Review Board
OR
approval for extension of service outside the district or city. b.Annexation or Boundary Review Board (BRB)approval will be necessary to provide service.
Service is subject to the following:
a.Connection charge:TO (36 cpcuo.) LpMat)
b.Easement(s):Prf REGZO
c.Other:SEvJeta,SE auCi-CoiJric.(1-1b1-)Peft-n ITS K.E.Qt5 I IL6.0
Comments:
'The District, at its sole discretion,reserves the right to delay or deny sewer service based upon capacity limitations in District and Other Purveyor facilities.*1
I certify that the above sewer agency information is true. This certification shall be valid for one year from date ofsignature.
LAKEHAVEN UTILITY DISTRICT
Agency name natory nam
Title
EN 6. Tact-I .
Signature 01 hZate
L.L_HE (-66
../.1711
sewer availability form.doc b-cert-sewer.pcif 02-07-2002 Page 1 of '1'
swan narP. Ilelf?t-171111)/
King Cotnity
Department of Development and Environmental Services
Building Services Division
900 Oakssdale Avenue Southwest
Renton, Washington 96057-5212
206-296-6600 TT? 206-296-7217
Do not write in this box
Development and Environmental Services with information necessary to evaluate development proposals.
This certificate provides the Public Health - Seattle & King County Department and the Department of
WATER AVAILABILITY:
KING COUNTY CERTIFICATE OF Fi'196 tl'j
WATER AVAILABILITY / Y-
ERIJ 5.10
WFor alternate formats, call 206-296-6600.to
Number
Building Permit/9117R-S ubdivision
1/ Applicant's name:
Proposed use:
Location (attach map and legal description If necessary
Preliminary Plat or PUD
Rezone or other:
I Jr'
1111t
Name
1. a.Water can be provided by service connection only to an existing
feet from the site.
OR
b.Water service will reguire an improvement to the water system of:
(1)+1- 5 C,feet of water main to reach the site; and
Nil (2)The construction of a distribution system on the site; andkig
r4 (3)Other (describe):ex\--6o5mu A6 azE-nrctv-r- V.k 'got K-ec)I/2.a.The water system is in conformance with a County-approved water comprehensive plan.oR
1:71 b.The water system improvement is not In conformance with a County approved water comprehensive plan and willrequire a water comprehensive plan amendment,(This may cause a delay in issuance of a permit or approval.)I/3.IN a.The proposed project is within the corporate limits of the district. or has been granted Boundary Review Board approvalfor extension of service outside the district or city, or is within the County approved service area of a private waterpurveyor.
OR b.Annexation or Boundary Review Board (BRB)approval will be necessary to provide service.
4.a.Water is or will be available at the rate of flow and duration indicated below at no less than 20 psi measured at thenearest fire hydrant -±E12.4f)feet from the building/property (or as marked on the attached map):Rate of flow at Peak Demand: less thrm500 gpm {approx.gpirn 560 to 999 gpm 1000 gpm or more how lost of gpm calculation of 'PmDuration: less than 1 hour I hour to 2 hours 1 2 hours or more Other(Note: Commercial building permits which Include multifamily structures require flow lest or calculation.)OR b.Water system is not capable of providing fire flow.,/5.a.Water system has certificates of water rights or water right claims sufficient to provide service,OR b.Water system does not currently have necessary water rights or water right claims,.Comments/conditions: V.IMES--5-6ZUkCe.Cr-Ait,wcr-met%) Ayructtilai-)5 g-E-G201 (60
a,
(size) water main that is '-41!h
I certify that the above water purveyor information is true. This certification shall be valid for one year from date of signature.
LAKEHAVEN UTILITY DISTRICT BILL, Va1.--Sori
Signet jr. name
ih ri ---re"C.//3//is.-°-
Afiency name
I ide Signature
'578 Highest 111In 2.-Pressure Zone;Elevation of PropertyLowest_ -^; Est.
Dui°
- Pressure 70 /113Max.psi
The District, at its sole discretion,reserves the right to delay or deny water service based uponcapacity limitations in District and Other Purveyor facilities.
_
Water availability form
Rev. 05-19-2003 Donn 4
Exhibit 18
Based on the Preliminary Plat numbers that I received from you the Park draft requirement needs to
meet existing requirements would be:
Westridge Subdivision (55 units)
55 units x 2.5 residents = 137.5 residents
137.5 residents x required standard of 6.03 acres per 1,000 = .829 acres required
Current Park Development Standard of 6.03 acres is comprised of the following Standards
4.52 acres of Community Park, 75% of standard
.75 acres of Neighborhood Park, 12.5% of standard
.75 of Lineal Trail System, 12.5% of standard
Talladega Requirement
Community Parks= .62 acres @ $207,812 per acre = $128,843
Neighborhood Parks = .15 acres @ $141,625 per acre= $21,243
Lineal Trail = .14 acres @ 58,750 per acre = $8,225
Total $158,311
Should less that the required .829 acres, but more than 0 acres be dedicated as Open Space; the
developer may receive a credit for the dedicated space.