23-106056-SU-Conceptual Mitigation Plan-01-19-24CONCEPTUAL MITIGATION PLAN
SAGHALIE HEIGHTS
DECEMBER 2023
CONCEPTUAL MITIGATION PLAN
SAGHALIE HEIGHTS
DECEMBER 15, 2023
PROJECT LOCATION
ADJACENT EAST OF: 1605 SW 341ST PLACE
FEDERAL WAY, WASHINGTON 98023
PREPARED FOR
PROSPECT DEVELOPMENT
2913 5TH AVE NE, SUITE 201
PUYALLUP, WASHINGTON 98372
PREPARED BY
SOUNDVIEW CONSULTANTS LLC
2907 HARBORVIEW DRIVE
GIG HARBOR, WASHINGTON 98335
(253) 514-8952
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Conceptual Mitigation Plan December 15, 2023
Executive Summary
Soundview Consultants LLC (SVC) is assisting Prospect Development (Applicant) with a Buffer
Averaging and Enhancement Plan for a residential redevelopment of a 10.40-acre site located east-
adjacent to 1605 Southwest 341st Place in the City of Federal Way, Washington. The subject property
consists of four parcels situated in the Northwest ¼ of Section 19, Township 21 North, Range 4 East,
W.M. (King County Tax Parcel Numbers 1921049019, 1921049018, 1921049026 and 1921049024).
SVC investigated the subject property for the presence of potentially-regulated wetlands, waterbodies,
fish and wildlife habitat, and/or priority species in September of 2023. Using current methodology,
the site assessment identified three potentially-regulated wetlands (Wetlands A - C) on the subject
property. Wetlands A and B are classified as Category III depressional wetlands with low habitat scores
of 5 points and are subject to standard 80-foot buffers per Federal Way Revised Code (FWRC)
19.145.420(2). Wetland C is classified as a Category IV depressional wetland and is subject to a
standard 50-foot buffer. An additional 5-foot structure setback is required from the edge of all critical
area buffers per FWRC 19.145.160. No other potentially-regulated wetlands, waterbodies, or regulated
fish and wildlife habitat conservation areas were identified on or within 300 feet of the subject
property. Please see SVC’s Wetland and Fish and Wildlife Habitat Assessment Report: Saghalie Heights (SVC,
2023) prepared under a separate cover for more details regarding the site assessment.
The Applicant proposes to redevelop the subject property with 26 single-family lots and associated
infrastructure. The project was carefully designed in order to avoid and minimize impacts to critical
areas to the greatest extent feasible; however, complete avoidance of the standard wetland buffer is
not possible. In order to develop the site and accommodate stormwater infrastructure, buffer
reduction is necessary. Per FWRC 19.145.440(6), administrative buffer reduction up to 25 percent is
permitted with appropriate buffer enhancement. Additionally, development actions will result in
approximately 73 square feet of permanent buffer impacts associated with a soft surface pedestrian
trail as allowed by FWRC 19.145.440(2), and 523 square feet of temporary buffer impacts due to
installation of allowed stormwater facilities, which will be restored.
The entire reduced buffer associated with Wetlands A - C will be enhanced (90,927 square feet) to as
required by the administrative buffer reduction provision. To offset the minimal permanent buffer
impacts associated with the proposed pedestrian trail, the Applicant proposes 12,357 square feet of
buffer creation. The buffer creation and enhancement actions are anticipated to increase habitat and
wetland protection, providing an increase in ecological function over existing baseline conditions
onsite. The buffer enhancement actions will include the removal of trash/debris and non-native
invasive vegetation and replanting with a diverse assemblage of native vegetation. The project will also
incorporate appropriate best management practices (BMPs) and temporary erosion and sediment
control measures (TESC); overall, the project is anticipated to result in no net loss in ecological
functions.
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The table below identifies the critical areas and summarizes the potential regulatory status by local,
state, and federal agencies.
Feature Name Total
Size
Category/
Type1
Regulated Under
FWRC Chapter
19.145
Regulated Under
RCW 90.48
Regulated Under
Clean Water Act
A 20,302 III Yes Yes Not Likely
B 11,703 III Yes Yes Not Likely
C 1,551 IV Yes Yes Not Likely
Note:
1. Current Washington State Department of Ecology (WSDOE) wetland rating system (Hruby, 2014) per FWRC 19.145.420(1).
The table below summarizes the proposed wetland and wetland buffer impacts.
Type of Impact Impact Area
Permanent Buffer Impacts 73 SF
Temporary Buffer Impacts 523 SF
The table below summarizes the proposed compensatory and non-compensatory mitigation to offset
the proposed critical area impacts.
Mitigation Type Mitigation Area
Buffer Creation 12,357 SF
Buffer Enhancement 90,927 SF
Buffer Restoration 523 SF
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Table of Contents
Chapter 1. Regulatory Considerations ........................................................................................................... 1
1.1 Local Regulations .................................................................................................................................... 1
1.2 State and Federal Considerations ......................................................................................................... 5
Chapter 2. Conceptual Buffer Mitigation Plan ............................................................................................. 7
2.1 Purpose and Need ................................................................................................................................... 7
2.2 Description of Buffer Modifications .................................................................................................... 7
2.3 Buffer Enhancement Strategy ............................................................................................................... 8
2.4 Approach and Best Management Practices ......................................................................................... 8
2.5 Goals, Objectives, and Performance Standards ................................................................................. 9
2.6 Plant Materials and Installation ........................................................................................................... 10
2.7 Maintenance & Monitoring Plan ........................................................................................................ 12
2.8 Reporting ................................................................................................................................................ 13
2.9 Contingency Plan .................................................................................................................................. 13
2.10 Critical Area Protective Measures .................................................................................................... 13
2.11 Financial Assurances .......................................................................................................................... 14
Chapter 3. Closure .......................................................................................................................................... 15
Chapter 4. References .................................................................................................................................... 16
Tables
Table 1. Wetland Buffer Summary .................................................................................................................. 1
Table 2. Proposed Impacts to Critical Areas ................................................................................................. 7
Table 3. Proposed Mitigation ........................................................................................................................... 7
Appendices
Appendix A – Existing Conditions and Proposed Exhibits
Appendix B – Qualifications
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Chapter 1. Regulatory Considerations
Soundview Consultants LLC (SVC) is assisting Prospect Development (Applicant) with a Conceptual
Mitigation Plan for a residential redevelopment of a 10.40-acre site located east-adjacent to 1605
Southwest 341st Place in the City of Federal Way, Washington. The subject property consists of four
parcels situated in the Northwest ¼ of Section 19, Township 21 North, Range 4 East, W.M. (King
County Tax Parcel Numbers 1921049019, 1921049018, 1921049026 and 1921049024).
The site investigations in the fall of 2023 identified three potentially-regulated wetlands (Wetlands A
– C) on the subject property. No other potentially regulated wetlands, waterbodies, fish and wildlife
habitat, or priority species were identified within 300 feet of the subject property during the site
investigation.
1.1 Local Regulations
1.1.1 Wetland Buffers
FWRC 19.145.420(1) has adopted the current wetland rating system for western Washington (Hruby,
2014). Category IV wetlands have the lowest level of functions (scoring less than 16 points for
functions) and are often heavily disturbed. Category III wetlands are wetlands with a moderate level
of functions that score between 16 and 19 points. These wetlands have often been disturbed in some
ways and are less diverse or more isolated from other natural resources in the landscape than Category
II wetlands. Wetlands A and B are classified as Category III wetlands with low habitat scores of 5
points. Wetland C is classified as a Category IV wetland with a low habitat score of 4 points.
Per FWRC 19.145.420(2), wetland buffers are based on wetland category and the level of habitat
functions. Category III wetlands with low habitat scores ranging from 3-5 points are subject to a
standard 80-foot buffer. Category IV wetlands are subject to a standard 50-foot buffer. Table 6
summarizes the buffer required for the identified wetlands.
Table 1. Wetland Buffer Summary
Wetland Category Habitat Score Standard Buffer Width1
A III 5 80
B III 5 80
C IV 4 50
1. Standard buffer width per FWRC 19.145.420(2).
An additional 5-foot structure setback is required from the edge of all critical area buffers per FWRC
19.145.160.
1.1.2 Mitigation Sequencing
The project proposes wetland buffer reduction for Wetlands A – C, minor permanent buffer impacts
due to a pedestrian trail, and temporary wetland buffer impacts associated with stormwater
infrastructure. Per FWRC 10.145.130, projects should first attempt to avoid impacts all together by
not taking certain actions. If actions cannot be eliminated, impacts should be minimized by restraining
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the magnitude of an action, using different technology or by taking steps to avoid or reduce impacts.
For impacts that cannot be avoided or minimized, compensation or rectification for the impact should
be provided by replacing, enhancing, or providing substitute resources or environments, followed by
monitoring and reduction of the impact over time. Mitigation sequencing for impacts to critical areas
is as follows:
1. Avoid impact to critical areas by not taking a certain action or parts of an action.
The project was carefully designed in order to avoid direct impacts to Wetlands A - C; however,
complete avoidance of the standard wetland buffer is not possible given the site layout needs.
Buffer reduction and enhancement are therefore proposed to facilitate redevelopment of the site
while avoiding impacts. Minor permanent buffer impacts are anticipated due to the presence of a
passive pedestrian trail, as allowed by FWRC 19.45.440(2), as well as temporary impacts due to
the installation of stormwater dispersion trenches, as allowed by FWRC 19.145.440(3).
2. Minimize or limit the degree or magnitude of actions and their implementation by using appropriate technology or
by taking affirmative steps to avoid or reduce impacts.
Direct impacts to Wetlands A - C have been avoided; however, minor buffer modifications
proposed for the buffers associated with Wetlands A - C are the minimum necessary in order to
reasonably implement the residential development given the site constraints. Reduction methods
are proposed to avoid permanent buffer impacts (i.e. loss in buffer area). The buffer modifications
will not result in more than 25 percent loss of the standard buffer and no net loss of ecological
function is ensured through implementation of a buffer enhancement plan as described in Chapter
2 below. Permanent buffer impacts have been minimized by locating the soft surface pedestrian
trail outside of the buffer areas to the maximum extent and limiting the minor intrusion into the
outer 25 percent of the buffer area. Temporary buffer impacts are minimized to the maximum
extent feasible and limited to grading and installation of stormwater dispersion trenches. In
addition, all appropriate best management practices (BMPs) and temporary erosion and sediment
control (TESC) measures will be implemented throughout the duration of the project to protect
the identified critical areas from temporary construction impacts.
3. Mitigate any impacts by repairing, rehabilitating, or restoring the affected environment
Per FWRC 14.145.440(6), buffer reduction up to 25 percent is allowed when buffer enhancement
is provided. As such, the entire reduced buffer areas onsite will be enhanced (90,927 square feet
total) in order to provide equal buffer function. Minor permanent buffer impacts due to the
allowed pedestrian trail cannot be avoided. The trail will be located in the outer 25 percent of the
reduced buffer. An additional 12,357 square feet of buffer creation is proposed to offset the 73
square feet of permanent buffer impacts, and a total of 523 square feet of temporary buffer impacts
due to grading and installation of stormwater dispersion trenches will be fully restored onsite to
increase ecological functions and provide increased wetland protection from the proposed
development. The proposed project will result in no net loss in wetland area or buffer function
within the greater watershed and instead will increase onsite buffer functionality.
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4. Reduce or eliminate any impacts over time by preservation and maintenance operations during the life of the action.
Potential impacts to critical areas will be reduced over time by the installation of permanent
sensitive area signage and fencing between the buffer and proposed development in order to
discourage trespassing and reduce habitat disturbance. Additionally, the entire buffer
enhancement and creation areas will be planted with a suite of native trees and shrubs, which will
aid in screening the wetland from the proposed development.
5. Compensate for unavoidable impacts by replacing, enhancing or providing substitute resources or environments
through monitoring of specific and cumulative impacts.
See response to number 3 above. The entire reduced buffer areas onsite will be enhanced (90,927
square feet total) and a total of 523 square feet of temporary buffer impacts will be fully restored
onsite to increase ecological functions and provide increased wetland protection from the
proposed development. An additional 12,357 square of buffer creation will also be planted with
native trees and shrubs to compensate for the minimal allowed buffer impacts from the pedestrian
trail. The proposed project is anticipated to result in no net loss of ecological functions onsite or
within the greater Snohomish watershed (Water Resource Inventory Area 7).
6. Monitor the impact and take appropriate corrective measures.
To ensure success of the buffer enhancement, creation, and restoration actions, the project site
will be monitored for a period of five years with formal inspections by a qualified biologist. If
monitoring results indicate the performance standards are not being met, it may be necessary to
implement part or all of a contingency plan. Refer to Chapter 2 for more details regarding the
maintenance, monitoring, and contingency plan details.
1.1.3 Development within Wetland Buffers
Pursuant to FWRC 19.145.440(6), buffers may be reduced by up to 25 percent on a case-by-case basis
if the project includes a buffer enhancement plan that clearly substantiates that an enhanced buffer
will improve and provide additional protection of wetland functions and values. The project proposes
buffer reduction and enhancement in order to accommodate the proposed site layout. A buffer
enhancement plan is proposed in Chapter 2 of this report. Buffer reduction and enhancement is
subject to the following criteria per FWRC 19.145.440(6):
(a) It will not adversely affect water quality;
The reduced buffer area will be enhanced with a suit of native trees, shrubs, and groundcover
that will aid in slowing and treating runoff prior to entering the wetlands. Enhancement
measures will remove existing degradations throughout the buffer including an existing
homeless encampment, refuses, debris, and trash that may currently contributed to degraded
water quality. No water treatment currently exists onsite. The proposed development will
include appropriate stormwater treatment in addition to stormwater dispersion trenches which
will outlet to the outer portion of the enhanced buffers. The enhanced treatment is designed
to meet current standards consistent with City’s current stormwater standards, and no adverse
impacts to water quality are anticipated to result from this development.
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(b) It will not adversely affect the existing quality of the wetland or buffer wildlife habitat;
In its current state, the buffers onsite are degraded due to the presence of homeless
encampments, trash, debris, and non-native invasive species. The proposed enhancement
activities will remove degradations, including non-native invasive species, from the buffer.
Proposed planting design elements are specifically targeted to prevent the return of invasive
species and increase wetland and buffer wildlife habitat function.
(c) It will not adversely affect drainage or stormwater retention capabilities;
No adverse impacts to drainage or stormwater retention are anticipated within the wetland or
buffer. The proposed stormwater treatment infrastructure is designed to capture and treat
runoff from the development through enhanced measures. Treated stormwater will be
released within the wetland buffer via dispersion methods, maintaining wetland hydrology and
minimizing erosion potential.
(d) It will not lead to unstable earth conditions nor create erosion hazards;
During site development, erosion control measures will prevent erosion hazards. Retention
walls will be installed to support the proposed stormwater pond, and the likelihood of unstable
earth conditions is not anticipated to result from the proposed buffer reduction and
enhancement activities.
(e) It will not be materially detrimental to any other property or the city as a whole; and
Based on the proposed erosion control practices, stormwater treatment design, and buffer
enhancement activities, overall buffer function will not only be maintained, but improved
through enhancement activities which will prevent external impact associated with the reduced
buffers.
(f) All exposed areas are stabilized with native vegetation, as appropriate.
Any exposed areas within the reduced buffers will be stabilized with native seed mix, shrubs
and trees. Appropriate erosion control best management practices will be used to prevent
unstable conditions.
The proposed enhanced reduced buffer area is not anticipated to result in a loss of buffer function
onsite. Rather, the enhancement actions are anticipated to result in equal or higher buffer function
through the removal of degradations including homeless encampments and non-native invasive
species.
In addition to the proposed buffer reduction and enhancement actions, minor permanent buffer
impacts and temporary buffer impacts are anticipated. Per FWRC 19.145.440(2) passive pedestrian
trails may be allowed within wetland buffers provided that the trails are (a) composed of pervious
surfaces less than 5 feet wide, (b) located parallel to or within the outer 25 percent of the buffer, and
(3) avoid removal of mature trees. The proposed development will utilize a soft surface pedestrian
trail which will largely parallel the wetland buffer but must be located within the outer 25 percent of
the buffer in one location due to the necessary alignment adjacent to a curve in the roadway. The
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construction of the trail is not anticipated to require the removal of any mature trees from the wetland
buffer.
Per FWRC 19.145.440(3), stormwater dispersion outfalls and bioswales may be allowed in the outer
25 percent of the buffers of Category III and IV wetlands provided that the facilities will not degrade
the functions or values of the wetland. The development proposes the installation of stormwater
dispersion trenches within the outer 25 percent of the buffers. The stormwater outfalls will disperse
treated stormwater into the enhanced buffer. The outfalls are not anticipated to degrade the functions
or values of the wetland due to appropriate enhanced stormwater treatment and presence of planted
trees, shrubs, and groundcover which will continue to aid in water quality and hydrologic functions.
1.2 State and Federal Considerations
On January 18, 2023, USACE and EPA published a revised definition of “Waters of the United States”
(USACE and EPA, 2023a). The revised rule became effective on March 20, 2023. On May 25, 2023,
the U.S. Supreme Court issued a decision affecting the definition of Waters of the United States, or
“WOTUS”, in Sackett Et Ux. V Environmental Protection Agency Et Al. On August 29, 2023, the US EPA
and USACE issued a final rule to amend the final “Revised Definition of ‘Waters of the United States’”
rule. The amendment conforms the definition of “Waters of the United States” to the U.S. Supreme
Court’s decision in the Sackett Et Ux. V Environmental Protection Agency Et Al case. The revised
and amended definition of “Waters of the United States” is as follows:
(a) Waters of the United States means:
(1) Waters which are: (i) Currently used, or were used in the past, or may be susceptible to use in interstate or
foreign commerce, including all waters which are subject to the ebb and flow of the tide; (ii) The territorial seas; or
(iii) Interstate waters;
(2) Impoundments of waters otherwise defined as waters of the United States under this definition, other than
impoundments of waters identified under paragraph (a)(5) of this section;
(3) Tributaries of waters identified in paragraph (a)(1) or (2) of this section: that are relatively permanent, standing
or continuously flowing bodies of water;
(4) Wetlands adjacent to the following waters: (i) Waters identified in paragraph (a)(1) of this section; or (ii)
Relatively permanent, standing or continuously flowing bodies of water identified in paragraph (a)(2) or (a)(3) of
this section and with a continuous surface connection to those waters;
(5) Intrastate lakes and ponds not identified in paragraphs (a)(1) through (4) of this section that are relatively
permanent, standing or continuously flowing bodies of water with a continuous surface connection to the waters
identified in paragraph (a)(1) or (a)(3) of this section;
(b) The following are not “waters of the United States” even where they otherwise meet the terms of paragraphs (a)(2)
through (5) of this section:
(1) Waste treatment systems, including treatment ponds or lagoons, designed to meet the requirements of the Clean
Water Act;
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(2) Prior converted cropland designated by the Secretary of Agriculture. The exclusion would cease upon a change
of use, which means that the area is no longer available for the production of agricultural commodities.
Notwithstanding the determination of an area's status as prior converted cropland by any other Federal agency, for
the purposes of the Clean Water Act, the final authority regarding Clean Water Act jurisdiction remains with
EPA;
(3) Ditches (including roadside ditches) excavated wholly in and draining only dry land and that do not carry a
relatively permanent flow of water;
(4) Artificially irrigated areas that would revert to dry land if the irrigation ceased;
(5) Artificial lakes or ponds created by excavating or diking dry land to collect and retain water and which are
used exclusively for such purposes as stock watering, irrigation, settling basins, or rice growing;
(6) Artificial reflecting or swimming pools or other small ornamental bodies of water created by excavating or
diking dry land to retain water for primarily aesthetic reasons;
(7) Waterfilled depressions created in dry land incidental to construction activity and pits excavated in dry land for
the purpose of obtaining fill, sand, or gravel unless and until the construction or excavation operation is abandoned
and the resulting body of water meets the definition of waters of the United States; and
(8) Swales and erosional features (e.g., gullies, small washes) characterized by low volume, infrequent, or short
duration flow.
The 2023 revised and amended definition of Waters of the United States defines “adjacent” as “having
a continuous surface connection.”
Wetlands A and B drain to uplands through intermittently flowing ditches, and Wetland C is an
isolated depression. As such, it is not likely federally regulated. An Approved Jurisdiction
Determination (AJD) would be necessary from the USACE to confirm their lack of jurisdiction.
However, as no direct impacts are anticipated, no AJD is being sought. Wetlands A – C would likely
be regulated as natural waters by WSDOE under the Revised Code of Washington (RCW) 90.48.
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Chapter 2. Conceptual Buffer Mitigation Plan
The following sections present the proposed conceptual buffer mitigation plan to improve wetland
buffer protections and ecological functions. The proposed enhancement and restoration actions for
the project attempt to strike a balance between achieving project goals and creating a positive result
for the watershed and critical area habitat functions within the confines of the site.
2.1 Purpose and Need
The Applicant proposes to redevelop the subject property with 26 single-family lots and associated
infrastructure. The purpose of the proposed project is to provide additional housing units in the City
of Federal Way to alleviate the shortage of residences in the greater Seattle area.
2.2 Description of Buffer Modifications
The proposed design includes careful site planning in order to avoid direct impacts to Wetlands A -
C; however, buffer reduction as allowed per FWRC 19.145.440(6) are proposed to accommodate the
required site layout, and entire reduced buffer (90,927 square feet) would be enhanced. The standard
80-foot buffer width of Wetlands A and B will be reduced by 25 percent to 60 feet. The standard 50-
foot buffer width of Wetland C will be reduced by 25 percent to 37.5 feet. Additionally, development
action will result in approximately 73 square feet of permanent buffer impacts and 523 square feet of
temporary, construction related impacts. To offset the minimal permanent buffer impacts due to the
allowed pedestrian trail, the Applicant proposes an additional 12,357 square feet of buffer creation, as
well as restoration of all temporarily impacted areas. Any grading within or adjacent to the wetland
buffer will incorporate BMPs and TESC measures to minimize impacts to the maximum extent
feasible. No activities are proposed that will directly impact the wetland. Proposed site layout
including impacts and mitigation are provided in Appendix A.
The table below summarizes the proposed wetland and wetland buffer impacts.
Table 2. Proposed Impacts to Critical Areas
Type of Impact Impact Area
Permanent Buffer Impacts 73 SF
Temporary Buffer Impacts 523 SF
The table below summarizes the proposed compensatory and non-compensatory mitigation to offset
the proposed critical area impacts.
Table 3. Proposed Mitigation
Mitigation Type Mitigation Area
Buffer Creation 12,357 SF
Buffer Enhancement 90,927 SF
Buffer Restoration 523 SF
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2.3 Buffer Mitigation Strategy
Buffer enhancement is proposed within the entire onsite reduced buffer areas to increase buffer
function and provide improved protection of the offsite wetland from the proposed development.
Furthermore, additional buffer creation is proposed to provide a contiguous buffer corridor between
the three wetlands. The existing conditions of the wetland buffers onsite is partially degraded due to
the presence of a homeless encampment, refuse, debris, and encroachment of non-native invasive
Himalayan blackberry. Buffer enhancement and creation actions will focus on removing buffer
degradations and replanting areas with carefully selected native species to increase species diversity.
Providing native interspersed plantings within the buffers will restore the habitat functions and critical
area protection provided by the site, improve hydrology and quality of water leaving the project site,
and increase buffer screening between the offsite wetland and proposed development. A diverse
assortment of primarily trees and shrubs will be established to provide browse, cover, and nesting for
small mammals, which in turn provide prey for raptors and other mammals. The proposed project
will result in a net gain in ecological functions when compared to the existing degraded condition of
the buffer proposed to be modified.
The proposed buffer enhancement/restoration actions include, but may not be limited to, the
following recommendations:
• Remove any trash and other debris within the buffer mitigation areas;
• Pre-treat invasive plants, if present, with a Washington Department of Agriculture approved
herbicide. Pre-treatment of the invasive plants should occur a minimum of two weeks prior
to removal. After pre-treatment, grub to remove the invasive plants in preparation of plant
installation;
• Plant all enhancement/restoration areas with native trees, shrubs and/or groundcovers to
help retain soils, filter stormwater, and increase biodiversity;
• An approved native seed mix will be used to seed the disturbed enhancement areas and
graded buffer creation areas after planting;
• Maintain and control invasive plants annually, at a minimum, or more frequently if necessary.
Maintenance to reduce the growth and spread of invasive plants is not restricted to chemical
applications but may include hand removal, if warranted;
• Provide dry-season irrigation as necessary to ensure native plant survival;
• Direct exterior lights away from the wetland wherever possible; and
• Place all activities that generate excessive noise (e.g., generators and air conditioning
equipment) away from the identified critical areas where feasible.
2.4 Approach and Best Management Practices
The proposed buffer mitigation plan is intended to provide increased wetland protection by
maintenance or improvement of wetland buffer function. Impacts to the wetlands have been
completely avoided and impacts to the buffers have been minimized through careful planning efforts
and project design. Restoration of any disturbed areas within the buffer should occur immediately
after grading is complete. TESC measures will be implemented that consists of high-visibility fencing
(HVF) installed around native vegetation along the modified perimeter of the buffer, silt fencing
between the graded areas and undisturbed buffer, plastic sheeting on stockpiled materials, and seeding
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of disturbed soils. These TESC measures should be installed prior to the start of development or
buffer enhancement actions and actively managed for the duration of the project.
All equipment staging and materials stockpiles should be kept out of the buffer, and the area will need
to be kept free of spills and/or hazardous materials. All fill material and road surfacing should be
sourced from upland areas onsite or from approved suppliers and will need to be free of pollutants
and hazardous materials. Construction materials along with all construction waste and debris should
be effectively managed and stockpiled on paved surfaces and kept free of the remaining wetland buffer
area. Following completion of the development, the entire site should be cleaned and detail graded
using hand tools wherever necessary, and TESC measures will need to be removed.
2.5 Goals, Objectives, and Performance Standards
The goals and objectives for the proposed wetland buffer enhancement and restoration actions are
based on providing additional habitat and protection for the onsite wetlands (Wetlands A – C) and
providing supplementary water quality and hydrological functions. The wetland buffer enhancement
and restoration actions are capable of improving habitat function for the wetland over time by
establishment of a dense native, diverse vegetation barrier between the project and the critical areas.
The goals and objectives of the enhancement and restoration actions are as follows:
Goal 1 – Improve wetland buffer conditions by enhancing a total of 90,927 square feet of onsite buffer
areas.
Objective 1 – Establish dense cover of native trees, shrubs, grasses and forbs within the
targeted enhancement areas to create diverse horizontal and vertical vegetation structure and
improve wildlife habitat.
Performance Standard 1.1.1 – Minimum plant survivorship within the enhancement
and restoration areas will be 100 percent of installed plants at the end of Year 1.
Native recruits may be counted.
Performance Standard 1.1.2 – Minimum native woody species cover in the
enhancement/restoration areas will be a minimum 30 percent total cover at the end
of Year 2, 40 percent total cover at the end of Year 3, and 50 percent at the end of
Year 5.
Performance Standard 1.1.3 – At least 2 native tree species and 3 native shrub
species will be present in the enhancement/restoration areas in all monitoring years.
Native volunteer species will be included in the count.
Performance Standard 1.1.4 – State-listed, Class A noxious weeds must be
completely eliminated from the enhancement/restoration areas in all monitoring years
and invasive species that are not considered state-listed, Class-A noxious weeds shall
not exceed 15 percent aerial cover in the buffer areas in all monitoring years.
Goal 2 – Increase onsite buffer area through creation of additional 12,357 square feet of buffer
increase area.
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Objective 1 – Maintain existing native trees, shrubs, grasses and forbs and supplement with
native plantings as needed within the targeted buffer creation area areas to create diverse
horizontal and vertical vegetation structure and improve wildlife habitat.
Performance Standard 2.1.1 – Minimum plant survivorship within the buffer
creation areas will be 100 percent of installed plants at the end of Year 1. Native
recruits may be counted.
Performance Standard 2.1.2 – Minimum native woody species cover in the creation
areas will be a minimum 30 percent total cover at the end of Year 2, 40 percent total
cover at the end of Year 3, and 50 percent at the end of Year 5.
Performance Standard 2.1.3 – At least 2 native tree species and 3 native shrub
species will be present in the enhancement/restoration areas in all monitoring years.
Native volunteer species will be included in the count.
Performance Standard 2.1.4 – State-listed, Class A noxious weeds must be
completely eliminated from the enhancement/restoration areas in all monitoring years
and invasive species that are not considered state-listed, Class-A noxious weeds shall
not exceed 15 percent aerial cover in the buffer areas in all monitoring years.
For all native species coverage or native species richness performance standards, replacement of dead
or dying plants is allowed and native recruits may be counted during all monitoring years.
The performance standards outlined herein may be modified, with approval from the reviewing
agencies, during preparation of the Final Mitigation Plan.
2.6 Plant Materials and Installation
2.6.1 Plant Materials
All plant materials to be used for mitigation actions will be nursery grown stock from a reputable,
local source. Only native species are to be used; no hybrids or cultivars will be allowed. Plant material
provided will be typical of their species or variety; if not cuttings they will exhibit normal, densely
developed branches and vigorous, fibrous root systems. Plants will be sound, healthy, vigorous plants
free from defects, and all forms of disease and infestation.
Container stock shall have been grown in its delivery container for not less than six months but not
more than two years. Plants shall not exhibit rootbound conditions. Under no circumstances shall
container stock be handled by their trunks, stems, or tops. Seed mixture used for hand or hydroseeding
shall contain fresh, clean, and new crop seed mixed by an approved method. The mixture is specified
in this plan set.
All plant material shall be inspected by the Project Scientist upon delivery. Plant material not
conforming to the specifications below will be rejected and replaced by the planting contractor.
Rejected plant materials shall be immediately removed from the site.
Fertilizer will be in the form of Agriform plant tabs or an approved like form. Mulch will consist of
sterile wheat straw or clean recycled wood chips approximately ½-inch to 1-inch in size and ½-inch
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thick. If free of invasive plant species, the mulch material may be sourced from woody materials
salvaged from the land clearing activities.
2.6.2 Plant Scheduling, Species, Size, and Spacing
Plant installation should occur as close to conclusion of clearing and grading activities as possible to
limit erosion and limit the temporal loss of function provided by the critical areas and associated
buffers. All planting should occur between September 1 and May 1 to ensure plants do not dry out
after installation, or temporary irrigation measures may be necessary. All planting will be installed
according to the procedures detailed in the following subsections using the species and densities
outlined in Appendix A.
2.6.3 Quality Control for Planting Plan
All plant material shall be inspected by the Project Scientist upon delivery. Plant material not
conforming to the specifications above will be rejected and replaced by the planting contractor.
Rejected plant materials shall be immediately removed from the site. Under no circumstances shall
container stock be handled by their trunks, stems, or tops.
The landscape contractor shall provide the Project Scientist with documentation of plant material that
includes the supplying nursery contact information, location of genetic source, plant species, plant
quantities, and plant sizes.
2.6.4 Product Handling, Delivery, and Storage
All seed should be delivered in original, unopened, and undamaged containers showing weight,
analysis, and name of manufacturer. This material should be stored in a manner to prevent wetting
and deterioration. All precautions customary in good trade practice shall be taken in preparing plants
for moving. Workmanship that fails to meet industry standards will be rejected. Plants will be packed,
transported, and handled with care to ensure protection against injury and from drying out. If plants
cannot be planted immediately upon delivery they should be protected with soil, wet peat moss, or in
a manner acceptable to the Project Scientist. Plants and mulch not installed immediately upon delivery
shall be secured on the site to prevent theft or tampering. No plant shall be bound with rope or wire
in a manner that could damage or break the branches. Plants transported on open vehicles should be
secured with a protective covering to prevent windburn.
2.6.5 Preparation and Installation of Plant Materials
The planting contractor shall verify the location of all elements of the mitigation plan with the
responsible Project Scientist prior to installation. The responsible Project Scientist reserves the right
to adjust the locations of landscape elements during the installation period as appropriate. If
obstructions are encountered that are not shown on the drawings, planting operations will cease until
alternate plant locations have been selected by and/or approved by the Project Scientist.
The plant pits should accommodate the entire root system of the bare root plants. Planting details will
be included in the final plant set. Broken roots should be pruned with a sharp instrument and rootballs
should be thoroughly soaked prior to installation. Set plant material upright in the planting pit to
proper grade and alignment. Water plants thoroughly midway through backfilling. Water pits again
upon completion of backfilling. No filling should occur around trunks or stems. Do not use frozen
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or muddy mixtures for backfilling. Form a ring of soil around the edge of each planting pit to retain
water, and install a 4- to 6-inch layer of mulch around the base of each container plant.
2.6.6 Temporary Irrigation Specifications
While the native species selected for the mitigation actions are hardy and typically thrive in northwest
conditions and the proposed actions are planned in areas with sufficient hydroperiods for the species
selected, some individual plants might perish due to dry conditions if the existing wetland areas utilized
for mitigation do not provide adequate hydrology. Therefore, irrigation or regular watering may be
provided as necessary for the duration of the first two growing seasons, two times per week while the
native plantings become established. If used, irrigation will be discontinued after two growing seasons.
Frequency and amount of irrigation will be dependent upon climatic conditions and may require more
or less frequency watering than two times per week.
2.6.7 Invasive Plant Control and Removal
Invasive species to be removed include Himalayan blackberry and all listed noxious weeds that may
potentially be present within the mitigation areas; such non-native invasive species will require an
effective control strategy. To ensure non-native invasive species do not expand following the
mitigation actions, non-native invasive plants within the entire mitigation area will be pretreated with
a root-killing herbicide approved for use in aquatic sites (e.g. Glyphosate 5.4 containing herbicide) a
minimum of two weeks prior to being cleared and grubbed from the mitigation areas. A second
application is strongly recommended. The pre-treatment with herbicide should occur prior to all
planned mitigation actions, and spot treatment of surviving non-native invasive vegetation should be
performed again each fall prior to senescence for a minimum of three years.
2.7 Maintenance & Monitoring Plan
The Applicant is committed to compliance with the proposed enhancement plan and overall success
of the project per FWRC 19.145.140. As such, the Applicant will continue to maintain the project,
keeping the site free from of non-native invasive vegetation, trash, and waste.
The enhancement actions will require continued monitoring and maintenance to ensure the
enhancement actions are successful. Therefore, the buffer enhancement areas will be monitored for
a period of 5 years, with formal inspections by a qualified Project Scientist. Monitoring events will be
scheduled at the time of construction, 30 days after planting, early in the first growing season after
construction, end of the first growing season after construction, twice the second year, and an annual
basis during Years 3, 4, and 5. Closeout monitoring will be conducted in Year 5 to ensure the success
of the enhancement actions.
Monitoring will consist of percent cover measurements at permanent monitoring stations, walk-
through surveys to identify invasive species presence and dead or dying enhancement plantings,
photographs taken at fixed photo points, wildlife observations, and general qualitative habitat and
wetland function observations.
To determine percent cover, observed vegetation will be identified and recorded by species and an
estimate of areal cover of dominant species within each sampling plots. Circular sample plots,
approximately 30 feet in diameter (706 square feet), are centered at each monitoring station. The
sample plots encompass the specified enhancement areas and terminate at the observed wetland
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and/or buffer boundary. Trees and shrubs within each 30-foot diameter monitoring plot are then
recorded to species and areal cover. Herbaceous vegetation is sampled from a 10-foot diameter (78.5
square feet) within each monitoring plot, established at the same location as the center of each tree
and shrub sample plot. Herbaceous vegetation within each monitoring plot is then recorded to at
least the genus level and includes an estimate of percent areal cover. A list of observed tree, shrub,
and herbaceous species including percent areal cover of each species and wetland status will be
included within the monitoring report.
2.8 Reporting
An As-Built report will be prepared and submitted within 30 days of planting. Following each
monitoring event, a brief monitoring report detailing the current ecological status of the enhancement
actions, measurement of performance standards, and management recommendations will be prepared
and submitted to the City of Federal Way by December 31st each monitoring year to ensure full
compliance with the enhancement plan.
2.9 Contingency Plan
If monitoring results indicate that performance standards are not being met, it may be necessary to
implement all or part of the contingency plan. Careful attention to maintenance is essential in ensuring
that problems do not arise. Should any portion of the site fail to meet the success criteria, a
contingency plan will be developed and implemented with regulatory approval. Such plans are adaptive
and should be prepared on a case-by-case basis to reflect the failed mitigation characteristics.
Contingency plans can include additional plant installation, erosion control, and plant substitutions
including type, size, and location. The Contingency measures outlined below can also be utilized in
perpetuity to maintain the critical areas associated with the proposed project site.
Contingency/maintenance activities may include, but are not limited to:
• Replacing plants lost to vandalism, drought, or disease, as necessary;
• Replacing any plant species with a 20 percent or greater mortality rate after two growing
seasons with the same species or native species of similar form and function;
• Irrigating the restoration areas only as necessary during dry weather if plants appear to be too
dry, with a minimal quantity of water;
• Reseeding and/or repair of buffer areas as necessary if erosion or sedimentation occurs;
• Spot treat non-native invasive plant species; and
• Removing all trash or undesirable debris from the wetland, stream, and buffer areas as
necessary.
2.10 Critical Area Protective Measures
Long-term protection of the enhancement and restoration site shall be provided per FWRC
19.145.150 by placement in a separate tract in which development is prohibited or by execution of an
easement dedicated to the City of Federal Way, a conservation organization, land trust, or similarly
preserved through a permanent protective mechanism acceptable to the city. The location and
limitations associated with the enhancement and restoration areas shall be shown on the face of the
deed or plat applicable to the property and shall be recorded with the Snohomish County recording
department. In addition, the entire onsite buffer area will be permanently marked with critical areas
fencing and signage per FWRC 19.145.180 to limit intrusion into the critical area following
development.
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Conceptual Mitigation Plan December 15, 2023
2.11 Financial Assurances
Under FWRC 19.25.020, performance security is required to assure that all actions approved under
this Mitigation Plan are satisfactorily completed in accordance with the mitigation plan, performance
standards, and regulatory conditions of approval. Prior to final inspection, a maintenance and
warranty security (bond) shall be obtained in an amount equal to 125 percent of the total fair market
cost of construction/installation labor and materials.
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Chapter 3. Closure
The findings and conclusions documented in this report have been prepared for specific application
for the Saghalie Heights site. They have been developed in a manner consistent with that level of care
and skill normally exercised by members of the environmental science profession currently practicing
under similar conditions in the area. Our work was also performed in accordance with the terms and
conditions set forth in our proposal. The conclusions and recommendations presented in this report
are professional opinions based on an interpretation of information currently available to us and are
made within the operation scope, budget, and schedule of this project. No warranty, expressed or
implied, is made. In addition, changes in government codes, regulations, or laws may occur. Because
of such changes, our observations and conclusions applicable to this project may need to be revised
wholly or in part.
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Conceptual Mitigation Plan December 15, 2023
Chapter 4. References
City of Federal Way Municipal Code (FWRC). 2023. Chapter 19.145 – Environmentally Critical Areas.
Current through September 19, 2023.
Environmental Laboratory. 1987. Corps of Engineers Wetlands Delineation Manual. Technical Report Y-87-
1, US Army Engineer Waterways Experiment Station, Vicksburg, Mississippi.
Hruby, T. 2014. Washington State Wetland Rating System for Western Washington – Revised. Washington
State Department of Ecology Publication #04-06-029.
Sheldon, D., T. Hruby, P. Johnson, K. Harper, A. McMillan, T. Granger, S. Stanley, and
E. Stockdale. 2005. Wetlands in Washington State - Volume 1: A Synthesis of the Science. Washington
State Department of Ecology. Publication #05-06-006. Olympia, Washington. March 2005.
Soundview Consultants LLC (SVC). 2023. Wetland and Fish and Wildlife Habitat Assessment Report:
Saghalie Heights. Gig Harbor, Washington. December 15, 2023.
U.S. Army Corps of Engineers (USACE) and U.S. Environmental Protection Agency (EPA). 2008.
Compensatory Mitigation for Losses of Aquatic Resources; Final Rule. Federal Register. Volume 73,
Number 70 (33 CFR Parts 325 & 332, 40 CFR Part 230).
USACE. 2010. Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Western Mountains,
Valleys, and Coast Region (Ver2.0), ed. J.S. Wakeley, R.W. Lichvar, and C.V. Noble. ERDC/EL TR-
10-3. U.S. Army Engineer Research and Development Center. Vicksburg, Mississippi.
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Appendix A – Existing Conditions and Proposed
Exhibits
SW 344TH STSW 344TH ST SW 344TH ST
SW 343RD ST
80'
80'50'ESM
CONSULTING ENGINEERS, LLC
Federal Way, Washington
33400 8th Ave S. | Ste 205
Federal Way, WA 98003
(253) 838-6113DATE: 12/06/2023SHEET:Soundview Consultants LLC
WWW.SOUNDVIEWCONSULTANTS.COM
GIG HARBOR, WASHINGTON 98335
2907 HARBORVIEW DRIVE
F
P
Environmental Assessment
. 253.514.8954
. 253.514.8952
Planning Land Use Solutions
SAGHALIE HEIGHTS
KING COUNTY PARCEL NUMBER(S):
1921049019, 1921049018,
1921049026 & 1921049024
SOURCES:PRELIMINARYINFORMATION ONLYNOT FOR CONSTRUCTIONSOUNDVIEW CONSULTANTS LLC ASSUMESNO LIABILITY OR RESPONSIBILITY FORCONSTRUCTION, IMPROVEMENTS, ORESTIMATES BASED ON THIS PLAN SETJOB: 1310.0042BY: DSSCALE: AS SHOWNEXISTING CONDITIONS1VICINITY MAPSOURCE: ESRI (ACCESSED 12/06/2023)LOCATIONTHE NW 14 OF SECTION 19,TOWNSHIP 21N, RANGE 4E, WMAPPLICANT/OWNERNAME:JUSTIN HOLLANDADDRESS:2913 5TH AVE NE, SUITE 201PUYALLUP, WA 98372CONTACT:JUSTIN HOLLANDPHONE:(206) 276-7526E-MAIL:JUSTIN@PROSPECTDEVELOP.COMENVIRONMENTAL CONSULTANTSOUNDVIEW CONSULTANTS LLC2907 HARBORVIEW DRIVEGIG HARBOR, WA 98355(253) 514-89520GRAPHIC SCALE1"=50 10020050'SHEET INDEXSHEETNUMBER SHEET TITLE1EXISTING CONDITIONS2PROPOSED SITE PLAN, IMPACTS &MITIGATION3PLANT SCHEDULE, NOTES, & DETAILS4PLANTING SPECIFICATIONSPLAN LEGENDPROPERTY LINEEXISTING WETLAND BOUNDARYAPPROXIMATED WETLAND BOUNDARY(NOT SURVEYED)WETLAND BUFFERWETLAND FLAG LOCATIONDATA PLOT LOCATIONEXISTING CONTOURDP-#W-#WETLAND ACATEGORY III80-FT BUFFER20,302 SF ONSITEWETLAND BCATEGORY III80-FT BUFFER11,703 SFWETLAND CCATEGORY III50-FT BUFFER1,551 SFSITE
60'
60'38'ESM
CONSULTING ENGINEERS, LLC
Federal Way, Washington
33400 8th Ave S. | Ste 205
Federal Way, WA 98003
(253)838-6113DATE: 12/06/2023SHEET:Soundview Consultants LLC
WWW.SOUNDVIEWCONSULTANTS.COM
GIG HARBOR, WASHINGTON 98335
2907 HARBORVIEW DRIVE
F
P
Environmental Assessment
. 253.514.8954
. 253.514.8952
Planning Land Use Solutions
SAGHALIE HEIGHTS
KING COUNTY PARCEL NUMBER(S):
1921049019, 1921049018,
1921049026 & 1921049024
SOURCES:PRELIMINARYINFORMATION ONLYNOT FOR CONSTRUCTIONSOUNDVIEW CONSULTANTS LLC ASSUMESNO LIABILITY OR RESPONSIBILITY FORCONSTRUCTION, IMPROVEMENTS, ORESTIMATES BASED ON THIS PLAN SETJOB: 1310.0042BY: DSSCALE: AS SHOWNPROPOSED SITE PLAN, IMPACTS & MITIGATION20GRAPHIC SCALE1"=5010020050'PLAN LEGENDPROPERTY LINEEXISTING WETLAND BOUNDARYAPPROXIMATED WETLAND BOUNDARY(NOT SURVEYED)REDUCED WETLAND BUFFERPOST CONSTRUCTION BUFFERCLEARING LIMITSPROPOSED CONTOURIMPACTS LEGENDBUFFER IMPACTSPERMANENT WETLAND BUFFER IMPACTS(SOFT SURFACE TRAIL)73 SFTEMPORARY CONSTRUCTION RELATED IMPACTS523 SFTOTAL BUFFER IMPACTS:596 SFWETLAND ACATEGORY III60-FT BUFFER20,302 SF ONSITEWETLAND BCATEGORY III60-FT BUFFER11,703 SFWETLAND CCATEGORY III37.5-FT BUFFER1,551 SFMITIGATION LEGENDBUFFER MITIGATIONBUFFER CREATION11,543 SFBUFFER CREATION (GRADED)814 SFBUFFER ENHANCEMENT90,927 SFBUFFER RESTORATION523 SFNOTES:1.POSTS AND RAILINGS PRE-CUT FOR ASSEMBLY.2.3-RAIL DESIGNS ARE PERMITTED.3.FENCE SHALL BE PLACED AT APPROVED BUFFER EDGE.NOT TO SCALESPLIT RAIL FENCE DETAIL12" DIAM.8'-0"1'-6"3'-0"2'-0"MIN.6"COMPACTEDGRANULARSUB-BASE4-6"CONCRETE FOOTINGNATIVE SOIL BACKFILLFINISHED GRADEPITCH SURFACE TO DRAIN4 TO 6" SPLITCEDAR RAILS, TYP.6x6" SPLITCEDAR POSTSCRITICAL AREA BOUNDARY SIGN NOTES:1. THE WETLAND/STREAM SIGN SHALL BE POSTED AT THE BOUNDARY BETWEEN THE LOT ANDTHE CRITICAL AREA.2. ONE SIGN SHALL BE POSTED PER RESIDENTIAL LOT AND ONE SIGN PER 100 FEET FOR ALLPUBLIC RIGHTS-OF-WAY, TRAILS, PARKING AREAS, PLAYGROUNDS, AND ALL OTHER USESLOCATED ADJACENT TO WETLANDS AND ASSOCIATED BUFFERS.3. PRE-PRINTED METAL SIGN AVAILABLE THROUGH: ZUMAR INDUSTRIES PHONE: 1-800-426-7967, WEBSITE: WWW.ZUMAR.COMCritical Ar
e
a
MIN. 6" DEPTHCRUSHED ROCK BASECOMPACTEDNATIVE MATERIALProtectedNOT TO SCALECRITICAL AREA SIGN DETAIL5 ft.2 ft.min.Help protect and care for this area.Dumping of litter, trash and debris isprohibited.PRE-PRINTED METAL SIGN12"X18" 0.080 ALUMINUM SIGN WITHWHITE LETTERING ON STANDARDINTERSTATE GREEN BACKGROUND.ATTACH SIGN TO POST ORSPLIT-RAIL CEDAR FENCEWITH TWO 5/16" GALVANIZEDLAG BOLTS WITH WASHERS.4" X 4" X 8' CEDAR POST,SET 2' INTO POST HOLECOMPACTED NATIVEBACKFILL IN POST HOLESOFTSURFACETRAIL
ESM
CONSULTING ENGINEERS, LLC
Federal Way, Washington
33400 8th Ave S. | Ste 205
Federal Way, WA 98003
(253)838-6113DATE: 12/06/2023SHEET:Soundview Consultants LLC
WWW.SOUNDVIEWCONSULTANTS.COM
GIG HARBOR, WASHINGTON 98335
2907 HARBORVIEW DRIVE
F
P
Environmental Assessment
. 253.514.8954
. 253.514.8952
Planning Land Use Solutions
SAGHALIE HEIGHTS
KING COUNTY PARCEL NUMBER(S):
1921049019, 1921049018,
1921049026 & 1921049024
SOURCES:PRELIMINARYINFORMATION ONLYNOT FOR CONSTRUCTIONSOUNDVIEW CONSULTANTS LLC ASSUMESNO LIABILITY OR RESPONSIBILITY FORCONSTRUCTION, IMPROVEMENTS, ORESTIMATES BASED ON THIS PLAN SETJOB: 1310.0042BY: DSSCALE: AS SHOWNPLANT SCHEDULE, NOTE, & DETAILS3NOT TO SCALECONIFEROUS TREE PLANTING DETAIL (TYPICAL)LOCATOR LATH (IF SPECIFIED)3 to 4 INCH LAYER OF MULCH - KEEP MULCHMIN. 3" AWAY FROM TRUNK OF TREESET TOP OF ROOT MASS / ROOT BALL FLUSHWITH FINISH GRADE OR SLIGHTLY ABOVENOTES:1.PLANT TREES AS INDICATED ON PLAN. AVOIDINSTALLING PLANTS IN STRAIGHT LINES.2.EXCAVATE PIT TO FULL DEPTH OF ROOT MASSAND 2 X ROOT MASS DIAMETER. SPREADROOTS TO FULL WIDTH OF CANOPY. SCARIFYSIDES OF PIT.3.MIDWAY THROUGH PLANTING ADD AGROFORMTABLET AND WATER THOROUGHLY.4.BACKFILL TO BE COMPACTED USING WATERONLY.5.WATER IMMEDIATELY AFTER INSTALLATION.UNDISTURBED ORCOMPACTED SUBGRADELOCATOR LATH (IF SPECIFIED)2 to 3 INCH LAYER OF MULCH - KEEP MULCHMIN. 3" AWAY FROM TRUNK OF SHRUB.EXTEND MULCH ABOVE CUT SLOPE ANDBELOW FILL SLOPE TO REDUCE EROSIONNOT TO SCALETREE AND SHRUB PLANTING ON STEEP SLOPESET TOP OF ROOT MASS / ROOT BALLSLIGHTLY BELOW ADJACENT GRADEUNDISTURBED ORCOMPACTED SUBGRADEEXISTING SLOPECUT SLOPE ONUPHILL SIDEMULCHMULCHNOTES:1.PLANT SHRUBS OF THE SAME SPECIES INGROUPS OF 3 to 9 AS APPROPRIATE, OR AS SHOWN ON PLAN.AVOID INSTALLING PLANTS IN STRAIGHT LINES TO ACHIEVE ANATURAL-LOOKING LAYOUT.2.EXCAVATE PIT TO FULL DEPTH OF ROOT MASSAND 2 X ROOT MASS DIAMETER. SPREAD ROOTS TO FULLWIDTH OF CANOPY. SCARIFY SIDES OF PIT.3.MIDWAY THROUGH PLANTING ADD AGROFORM TABLET ANDWATER THOROUGHLY.4.BACKFILL TO BE COMPACTED USING WATER ONLY.5.WATER IMMEDIATELY AFTER INSTALLATION.LOCATOR LATH (IF SPECIFIED)3 to 4 INCH LAYER OFMULCH - KEEP MULCH MIN. 3"AWAY FROM TRUNK OF SHRUBNOT TO SCALETREE AND SHRUB PLANTING DETAIL (TYPICAL)SET TOP OF ROOT MASS / ROOTBALL FLUSH WITH FINISH GRADEOR SLIGHTLY ABOVEUNDISTURBED ORCOMPACTED SUBGRADEPLANT SCHEDULE
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Conceptual Mitigation Plan December 15, 2023
Appendix B – Qualifications
All determinations and supporting documentation, including this Conceptual Mitigation Plan
prepared for the Saghalie Heights project were prepared by, or under the direction of Jon Pickett
of SVC. In addition, report preparation was completed by Elisabeth Gonzalez, and general project
oversight and final quality assurance/quality control was completed by Rachael Hyland.
Jon Pickett
Principal
Professional Experience: 15+ years
Jon Pickett is a Principal and Senior Scientist with a diverse background in environmental and
shoreline compliance and permitting, wetland and stream ecology, fish and wildlife biology, mitigation
compliance and design, and environmental planning and land use due diligence. Jon oversees a wide
range of large-scale industrial, commercial, and multi-family residential projects throughout Western
Washington, providing environmental permitting and regulatory compliance assistance for land use
entitlement projects from feasibility through mitigation compliance. Jon performs wetland, stream,
and shoreline delineations and fish & wildlife habitat assessments; conducts code and regulation
analysis and review; prepares reports and permit applications and documents; provides environmental
compliance recommendation; and provides restoration and mitigation design.
Jon earned a Bachelor of Science degree in Natural Resource Sciences from Washington State
University and Bachelor of Science and Minor in Forestry from Washington State University. Jon has
received 40-hour wetland delineation training (Western Mountains, Valleys, & Coast and Arid West
Regional Supplements) and regularly performs wetland, stream, and shoreline delineations. Jon is a
Whatcom County Qualified Wetland Specialist and Wildlife Biologist and is a Pierce County Qualified
Wetland Specialist. He has been formally trained by WSDOE in the use of the Washington State
Wetland Rating System 2014, How to Determine the Ordinary High-Water Mark (Freshwater and
Marine), Using Field Indicators for Hydric Soils, and the Using the Credit-Debit Method for
Estimating Mitigation Needs.
Elisabeth Gonzalez
Environmental Project Manager and Scientist
Professional Experience: 3+ years
Elisabeth Gonzalez is an Environmental Project Manager and Scientist with a background in project
management, shoreline permitting, forest and marine ecology, and wetland delineations. Elisabeth
brings experience in managing bulkhead repair and replacement projects, single-family residence
planning and wetland delineations, and extensive permitting projects for marina renovations.
Previously, she has managed multiple shoreline projects in assisting clients with permitting processes
while implementing regulations within engineering designs. She completed her training in wetland
delineations with the Wetland Training Institute in October of 2021 and has since been involved in
wetland delineations all across western Washington. Elisabeth has also completed two internships with
the US Forest Service and Maui Ocean Center, where she performed a variety of research-based field
work, and worked as a research assistant with Saving the Blue collecting data on shark species and
environmental impacts on the ocean. Elisabeth graduated from the University of Colorado, Boulder
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Conceptual Mitigation Plan December 15, 2023
with a Bachelor of Science in Environmental Science with a concentration in Forest and Marine
Ecology and Oceanography.
Rachael Hyland, PWS, Certified Ecologist
Senior Environmental Scientist
Professional Experience: 10 years
Rachael Hyland is a Senior Environmental Scientist with extensive wetland and stream delineation
and regulatory coordination experience. Rachael has a background in wetland and ecological habitat
assessments in various states, most notably Washington, Connecticut, Massachusetts, Rhode Island,
and Ohio. She has experience in assessing wetland, stream, riparian, and tidal systems, as well as
complicated agricultural and disturbed sites. She currently performs wetland, stream, and shoreline
delineations and fish and wildlife habitat assessments; conducts environmental code analysis; and
prepares environmental assessment and mitigation reports, biological evaluations, and permit
applications to support clients through the regulatory and planning process for various land use
projects. She also has extensive knowledge of bats and their associated habitats and white nose
syndrome (Pseudogymnoascus destructans), a fungal disease affecting bats which was recently documented
in Washington.
Rachael earned a Bachelor of Science degree in Ecology and Evolutionary Biology from the University
of Connecticut, with additional ecology studies at the graduate level. Rachael is a Professional Wetland
Scientist (PWS #3480) through the Society of Wetland Scientists as well as a Certified Ecologist
through the Ecological Society of America. She has completed 40-hour wetland delineation training
for Western Mountains, Valleys, & Coast and Arid West Regional Supplement, in addition to formal
training for the Northcentral and Northeast supplement, and experience with the Midwest, Eastern
Mountains and Piedmont, and Atlantic and Gulf Coast supplements. She has also received formal
training from the Washington State Department of Ecology in the Using the Revised 2014 Wetland
Rating System for Western Washington, How to Determine the Ordinary High Water Mark,
Navigating SEPA, Selecting Wetland Mitigation Sites Using a Watershed Approach, Wetland
Classification, and Using the Credit-Debit Method for Estimating Mitigation Needs. Rachael has also
received training from the Washington State Department of Transportation in Biological Assessment
Preparation for Transportation Projects and is listed by WSDOT as a junior author for preparing
Biological Assessments. Rachael is a Pierce County Qualified Wetland Specialist and Wildlife Biologist.