19-105869-00-SU-Exhibit #001-Kim Graceland Wetland Determination Report-12-11-2020-V1
This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed
upon therein. All printed comments and the opinions expressed herein are those of the inspection company.
BAI Services Inc. Project # 2020/326306
BAI Inspection Services LLC.
Inspection Specialists / Environmental Consultants
6508 Dash Point Blvd. NE., Tacoma, WA, 98422
Office: 253-927-5935 – baiservices@qwestoffice.net
www.baiservicesinc.com
WETLAND DETERMINATION RECONNAISSANCE REPORT
Prepared for
Mr. Eunhee Kim.
Target Property - 37325 8th Ave. S. Federal Way WA.
(Parcel # 3221049023)
Job Number: 2020/326306
Inspection Date June 30/2020
This report is the exclusive property of the Inspection Company and the client whose name appears
herewith, and its use by any unauthorized persons is prohibited.
This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed
upon therein. All printed comments and the opinions expressed herein are those of the inspection company.
BAI Services Inc. Project # 2020/326306
To: Mr. Eunhee Kim
37325 8th Ave. S.
Federal Way WA. 98003
Subject: Wetland Determination Reconnaissance Report
RE: 37325 8th Ave. S. Federal Way WA. 98003 (Parcel # 3221049023)
Background:
BAI Inspection Services LLC. Inspection Specialist & Environmental Consultants has been
retained by ABD Properties Mr. Eunhee Kim to perform a wetland site review of the
subject property noted above. This reconnaissance site visit and report is to determine if
the site contains any wetland conditions and / or characteristics of a wetland prior to
the planned division lot split sales and development installation of a single-family
residences, of the parcel property as shown in the addendum photographs at the rear of
this report. Appendix “A”
Definitions:
Wetlands are those areas that are inundated or saturated by surface or ground water at
a frequency and duration enough to support, and that under normal circumstances, do
support a prevalence of vegetation typically adapted for life in saturated soil conditions.
Swamps, fresh and saltwater marshes, bogs, and some meadows are examples of
wetlands. Some riparian areas adjacent to streams are also wetlands.
BAI Inspection Services site visit was June 30/2020 @ 10:00AM. the weather was partial
overcast and dry with recent rain during the spring hydro period with ambient
temperatures of 65 degrees Fahrenheit. During this single site visit we observed the
following site conditions.
Findings:
1. The subject parcel is in the city of Federal Way Washington county of King. The site
generally slopes to the West and North. The site is generally sloped 6% -10% along
the western property boundary. The property has gradual sloping terraces to the
Western and Northern property boundary. The properties to the north and south
have been elevated. A storm drain ditch is located near south side of 373rd Street
front of the property. Overall size of the parcel property is approximately 149,410
This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed
upon therein. All printed comments and the opinions expressed herein are those of the inspection company.
BAI Services Inc. Project # 2020/326306
total square feet or 4.10 acres parcel of land that is well drained with no standing
water or evidence of hydrophytic characteristics. The site is largely grazed and has an
existing single-family residence that was constructed in the year of 1938 situated
along the south west side of the parcel property.
The vegetative strata dominate species is as follows: Top canopy trees along the
south sides of the property are - Crab Apple (Malus "Robinson") The general property
parcel middle and lower strata are primarily common daisies (Bellis perennis)
grass (Poaceae) reed canary grass (Phalaris arundinacea) invasive species of
Himalayan blackberry (Rubus armeniacus) parallel the south and east sides of the
parcel.
2. Soil conditions were well drained pebbly, gravely, sandy loam soils. There was no
standing water / aquatic habitat or wetland type vegetation across any strata
observed in the site determination walk. Drainage swales exist along the east side
parcel but were dry & chocked out with non-wetland type vegetation grass and
weeds.
Due Diligence:
Washington State Fish & Game National Wetland Inventory
King County Assessor’s office parcel records CAO critical area ordnance.
Records Review:
Records review of the subject property shows that the subject property is not listed in
the National Wetlands Inventory List or the King County Critical Areas Ordnance List.
However, there is an identified fresh water forested shrub wetland to the west and a
creek identified as Hylebos creek located to the west of the subject property.
Hylebos Creek is a stream located in the U.S. state of Washington near Tacoma and
emptying into Commencement Bay, part of Puget Sound. It flows through southern King
County and northern Pierce County, through the cities of Tacoma, Federal Way, Milton,
and Fife, as well as the Puyallup Indian Reservation that drains into Puget Sound
Commencement Bay.
The subject property north west corner parcel is greater than 350’ feet from Hylebos
creek to the west measuring approximately 600 liner feet. The subject property is
This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed
upon therein. All printed comments and the opinions expressed herein are those of the inspection company.
BAI Services Inc. Project # 2020/326306
approximately 300 feet or greater than that to the edge of the identified wetland to the
west. See the below photograph.
Conclusion:
This entire subject property parcel contains no characteristics of a wetland based on the
specific vegetation, soil, hydrology and habitat requirements defined in the “Routine
Determination” method outlined in the Washington State Wetlands Identification and
Delineation Manual, Ecology Publication #96-94; and the Wetland Rating System for
Western Washington, Revised 2010, Ecology Publication #04-06-025; and the Interim
Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Western
Mountains, Valleys, and Coast Region U.S. Army Corps of Engineers May 2010.
User Reliance:
BAI’s work was performed consistent with that level of care and skill ordinarily exercised
by members of the profession currently practicing in the same locality under similar
conditions. Information provided to BAI by client representatives and site contacts has
been accepted in good faith and is assumed to be accurate. BAI’s findings are based on
observations and data collected at one point in time. Assessment results are based
upon conditions and operations at the time of the site visit. A change in any of these
factors may alter the findings and conclusions expressed by BAI. A site walkthrough, by
nature, is limited in its ability to fully assess potential environmental liabilities
associated with any real estate transaction or construction activity. Further
This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed
upon therein. All printed comments and the opinions expressed herein are those of the inspection company.
BAI Services Inc. Project # 2020/326306
investigation would be required to identify potential environmental liabilities, which
may be present at the site, but were beyond the scope of this environmental site
assessment. State and federal laws and regulations referenced in this report are
provided for information purpose and should not be construed as legal opinion or
recommendation. Use and distribution of this document is limited to BAI’s client and
those parties identified for distribution by the client.
This report is the product of BAI, which has been produced in accordance with a specific
contract between BAI and its Client who is represented by the party to whom this report
is addressed. This report is the work product for the sole use and benefit of the
contracting Client. It does not create any right or benefits to parties other than the
Client and BAI except such other rights as are specifically called for herein. BAI consents
to the release of this report to third parties at the discretion of the Client. However, any
use of or reliance upon this information by a party other the Client shall be solely at the
risk of such third party and without legal recourse against BAI, its affiliates, associates,
employees, officers, or directors, regardless of whether the action in which recovery of
the damages sought is based upon contract, tort (including the sole, concurrent or other
negligence and strict liability of BAI, statute or otherwise). This report shall not be used
or relied upon by a party which does not agree to be bound by the above statement.
This report is valid as of the date shown and BAI shall not be held responsible for
subsequent changes in Physical/Chemical/Environmental Conditions and/or legislation
over which BAI has no control.
Qualifications:
We declare that, to the best of our professional knowledge and belief, we meet the
definition of Environmental professional as defined in subsection 312.10 of 40 CFR 312.
We have the specific qualifications based on education, training, and experience to
assess a property of the nature, history, and setting of the subject property. We have
developed and performed the all appropriate inquiries, wetlands, and other
environmental site assessments in conformance with the standards and practices set
forth in 40 CER Part 312
This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed
upon therein. All printed comments and the opinions expressed herein are those of the inspection company.
BAI Services Inc. Project # 2020/326306
Sincerely,
Scott Barry
Scott Barry-Wetland Biologist
CEC/CEC # 77246
This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed
upon therein. All printed comments and the opinions expressed herein are those of the inspection company.
BAI Services Inc. Project # 2020/326306
Appendix “A”
Addendum Photographs.
Wetland Determination Data Form.
BAI Client Consultant Contract.
This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed
upon therein. All printed comments and the opinions expressed herein are those of the inspection company.
BAI Services Inc. Project # 2020/326306
View Looking Northwest Lowest Point Subject Property
This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed
upon therein. All printed comments and the opinions expressed herein are those of the inspection company.
BAI Services Inc. Project # 2020/326306
Photo Showing Dominate Lower Strata
This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed
upon therein. All printed comments and the opinions expressed herein are those of the inspection company.
BAI Services Inc. Project # 2020/326306
East Drainage Swale View Looking North
This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed
upon therein. All printed comments and the opinions expressed herein are those of the inspection company.
BAI Services Inc. Project # 2020/326306
Data Point DP-1 & DP-2 Sand Loam Soil
This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed
upon therein. All printed comments and the opinions expressed herein are those of the inspection company.
BAI Services Inc. Project # 2020/326306
Data Point DP-1 & DP-2 Sand Loam Soil
US Army Corps of Engineers Western Mountains, Valleys, and Coast – Version 2.0
WETLAND DETERMINATION DATA FORM – Western Mountains, Valleys, and Coast Region
VEGETATION – Use scientific names of plants
Tree Stratum (Plot size: 100) Absolute
% Cover
Dominant
Species?
Indicator
Status Dominance Test Worksheet:
1. Crab Apple.
(Malus "Robinson" 10 yes UPL Number of Dominant Species
That Are OBL, FACW, or FAC: 3 (A)
2.
3. Total Number of Dominant
Species Across All Strata: 3 (B) 4.
50% = , 20% = 80 = Total Cover Percent of Dominant Species
That Are OBL, FACW, or FAC: 100 (A/B) Sapling/Shrub Stratum (Plot size: 100)
1. Himalayan blackberry (Rubus armeniacus) 20 FAC Prevalence Index worksheet:
2. common daisies (Bellis perennis) 80 FAC Total % Cover of: Multiply by:
3. OBL species x1 =
4. FACW species x2 =
5. FAC species x3 =
50% = , 20% = 20 20 = Total Cover FACU species x4 =
Herb Stratum (Plot size: 100) UPL species 80 x5 = 400
1. Grass (Poaceae) 10 UPL Column Totals: 80 (A) 400 (B)
2. Reed canary grass Phalaris arundinacea( 20 FAC Prevalence Index = B/A = 480
3. Hydrophytic Vegetation Indicators:
4. 1 – Rapid Test for Hydrophytic Vegetation
5. 2 - Dominance Test is >50%
6. 3 - Prevalence Index is <3.01
7. 4 - Morphological Adaptations1 (Provide supporting
data in Remarks or on a separate sheet) 8.
9. 5 - Wetland Non-Vascular Plants1
10. Problematic Hydrophytic Vegetation1 (Explain)
11.
1Indicators of hydric soil and wetland hydrology must
be present, unless disturbed or problematic. 50% = , 20% = 10 = Total Cover
Woody Vine Stratum (Plot size: )
1.
Hydrophytic
Vegetation
Present?
Yes No
2.
50% = , 20% = = Total Cover
% Bare Ground in Herb Stratum 5
Remarks:
Project Site: 37325 8th Ave. S. Federal Way WA. 98003 City/County: Federal Way/King Sampling Date: June 30/2020
Applicant/Owner: Eunhee Kim State: WA Sampling Point: DP-1
Investigator(s): Scott Barry Section, Township, Range: N/A
Landform (hillslope, terrace, etc.): Hillslope Terrace Local relief (concave, convex, none): none Slope (%): 8
Subregion (LRR): NW Lat: 47 16 01 52 Long: 122 19 34 47 Datum: 0
Soil Map Unit Name: 4890000011 NWI classification: AASHTO
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.
Hydrophytic Vegetation Present? Yes No
Is the Sampled Area
within a Wetland? Yes No Hydric Soil Present? Yes No
Wetland Hydrology Present? Yes No
Remarks:
No Hydrophytic present
US Army Corps of Engineers Western Mountains, Valleys, and Coast – Version 2.0
SOIL Sampling Point: DP-1
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) % Type1 Loc2 Texture Remarks
18 10YR4/3 100 10YR4/3 100 C M Sandy
Loam Matrix
1Type: C= Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains. 2Location: PL=Pore Lining, M=Matrix
Hydric Soil Indicators: (Applicable to all LRRs, unless otherwise noted.) Indicators for Problematic Hydric Soils3:
Histosol (A1) Sandy Redox (S5) 2 cm Muck (A10)
Histic Epipedon (A2) Stripped Matrix (S6) Red Parent Material (TF2)
Black Histic (A3) Loamy Mucky Mineral (F1) (except MLRA 1) Very Shallow Dark Surface (TF12)
Hydrogen Sulfide (A4) Loamy Gleyed Matrix (F2) Other (Explain in Remarks)
Depleted Below Dark Surface (A11) Depleted Matrix (F3)
3Indicators of hydrophytic vegetation and
wetland hydrology must be present,
unless disturbed or problematic.
Thick Dark Surface (A12) Redox Dark Surface (F6)
Sandy Mucky Mineral (S1) Depleted Dark Surface (F7)
Sandy Gleyed Matrix (S4) Redox Depressions (F8)
Restrictive Layer (if present):
Hydric Soils Present? Yes No
Type:
Depth (inches):
Remarks:
HYDROLOGY
Wetland Hydrology Indicators:
Primary Indicators (minimum of one required; check all that apply) Secondary Indicators (2 or more required)
Surface Water (A1) Water-Stained Leaves (B9) Water-Stained Leaves (B9)
High Water Table (A2) (except MLRA 1, 2, 4A, and 4B) (MLRA 1, 2, 4A, and 4B)
Saturation (A3) Salt Crust (B11) Drainage Patterns (B10)
Water Marks (B1) Aquatic Invertebrates (B13) Dry-Season Water Table (C2)
Sediment Deposits (B2) Hydrogen Sulfide Odor (C1) Saturation Visible on Aerial Imagery (C9)
Drift Deposits (B3) Oxidized Rhizospheres along Living Roots (C3) Geomorphic Position (D2)
Algal Mat or Crust (B4) Presence of Reduced Iron (C4) Shallow Aquitard (D3)
Iron Deposits (B5) Recent Iron Reduction in Tilled Soils (C6) FAC-Neutral Test (D5)
Surface Soil Cracks (B6) Stunted or Stresses Plants (D1) (LRR A) Raised Ant Mounds (D6) (LRR A)
Inundation Visible on Aerial Imagery (B7) Other (Explain in Remarks) Frost-Heave Hummocks (D7)
Sparsely Vegetated Concave Surface (B8)
Field Observations:
Surface Water Present? Yes No Depth (inches):
Wetland Hydrology Present?
Yes
No
Water Table Present? Yes No Depth (inches):
Saturation Present?
(includes capillary fringe) Yes No Depth (inches):
Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: None
Remarks: No Hydrology Indicators
Project Site: 37325 8th Ave. S. Federal Way WA. 98003