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City of Redmond Notice of Application For more information about this project visit www.redmond.gov/landuseapps Project Description: Keller Farm Wetland Mitigation Bank File Number: LAND-2019-00091 Project Name: Keller Farm Wetland Mitigation Bank Project Information Important Dates Application & Completeness Date: January 28, 2019 Notice of Application Date: February 7, 2019 To allow a minimum comment period as specified in RZC, the City will not issue a decision on this project prior to Mar 8, 2019. If date ends on a weekend or holiday comments are due on the next business day. Application Type: Shoreline Substantial Development Regulatory Information Zoning: Comprehensive Plan Designation: Design District Consistent with Comprehensive Plan: Yes Applicable Development Regulations: Redmond Municipal Code & Zoning Code Project Location: Entire Site Site Address, If Applicable: Size of Subject Area in Acres:75 Sq.Ft. 0 Process Type: A Public Hearing is not required for this application type. Applicant: Victor Woodward II (see attached flow chart) Public Comment Although comments are accepted up until the decision is issued, submittal of comments during the comment period required in RZC, will ensure comments are considered prior to issuing a decision and will allow staff and/or the applicant to address comments as early in the process as possible. In addition, persons who want to be informed of future actions or would like to become a party of record on this proposal must provide their name and mailing address to the project planner. Submit written comments or name and address to be added as a party of record to the City of Redmond Planning Department, Development Services Center 15670 NE 85th Street, P.O. Box 97010, Mail Stop 2SPL, Redmond, WA 98073-9710, or fax to [PHONE REDACTED]. The final decision on this proposal may be appealed according to the City appeal provision specified in RZC Chapter 21.76, Review Procedures. Required Studies: Existing Environmental Documents, relevant to this application: City Contact Information Project Planner Name: Cathy Beam Phone Number: [PHONE REDACTED] Email: [EMAIL REDACTED] Required Permits, not a part of this application: Critical Aquifer Recharge Area Report, Frequently Flooded Area Report, Stream Reconnaissance Report, Wetland Report, Wildlife Report SEPA Checklist ---PAGE BREAK--- Public Comment Form Project Name: Keller Farm Wetland Mitigation Bank File Number: LAND-2019-00091 Contact Information Name: Phone: Email: Address: State: Zip Code: Comments (Attach additional sheets if necessary) ---PAGE BREAK--- Vicinity Map LAND-2019-00091, Keller Farm Mitigation Bank Address: closest address is 8810 Avondale Road NE Parcel Number(s): [PHONE REDACTED], [PHONE REDACTED] Project Location ---PAGE BREAK--- 44 45 46 46 46 47 45 47 49 51 47 47 47 45 48 49 49 51 50 50 52 53 54 55 52 50 50 51 50 52 55 49 48 49 48 50 50 49 49 FUTURE PERRIGO CREEK CONNECTION BEAR CREEK FLOODPLAIN OVERFLOW CONNECTIONS FLOODPLAIN CONNNECTION BACKWATER CHANNEL OUTLET OF FLOODPLAIN STREAMS BEAR CREEK BEAR CREEK EVANS CREEK BEAR CREEK AND EVANS CREEK CONFLUENCE FUTURE LOCATION OF DAYLIGHTED PERRIGO CREEK (SCHEMATIC) EXISTING WATERMAIN PERMANENT 20' EASEMENT 100 ' BANK BUFFER (TYP.) 50' BANK BUFFER (TYP.) EXISTING DAYLIGHT OF PERRIGO CREEK INTO AVONDALE DITCH STORM SEWER NOT SURVEYED 30' TRAIL EASEMENT WITH 15-FOOT BUFFER ON EACH SIDE. FUTURE WALKING TRAIL ALIGNMENT TBD MAINTAIN EXISTING TEMPORARY ACCESS BRIDGE NO CLEARING OR GRADING IN THIS AREA Filename: I:\EF\21-1 SEA\12500s\12566 Keller Farm\CAD\SHEETS\BODR Drawings\21-1-12566-241 5 Grading Plan.dwg Date: 01-09-2019 Login: awp SITE DESIGN PLAN S-5 NOTES: 1. GRANTING OF A TRAIL EASEMENT (AS SHOWN) FOR FUTURE DEVELOPMENT OF A TRAIL BY CITY OF REDMOND IS A CONDITION OF PROJECT APPROVAL. GRANTING OF A CONSERVATION EASEMENT BY THE CITY OF REDMOND IS A CONDITION OF PROJECT APPROVAL STREAM CHANNEL COMPLEX (IN BANK) 7,114 FT EXISTING LENGTH 12,276 FT PROPOSED LENGTH CREEKS BRUSH PILES (MIN 11) PERCH POLES (MIN 9) KEY LWD PIECE (MIN 52) LWD COMPLEX (MIN 10) BANK BOUNDARY (75.2 AC.) BUFFER EASEMENT EXISTING CONTOUR PROPOSED CONTOUR RIFFLE WITH LWD (21) (NTS) CONSTRUCTION LINE LIMIT LWD COMPLEX (TYP.) LEGEND POOL AT STREAM MEANDER (TYP.) STREAM RIFFLE (TYP.) REGRADE FLOODPLAIN STREAM (TYP.) AVONDALE ROAD NE 100' BANK BUFFER TYP. WETLAND F = 0.94 ACRES WETLAND G = 0.42 ACRES ON-SITE 1.07 ACRES OFF-SITE WETLAND H = 1.15 ACRES WETLAND E = 0.50 ACRES WETLAND B = 0.55 ACRES WETLAND C = 0.22 ACRES WETLAND D = 2.34 ACRES WETLAND A = 1.60 ACRES EXISTING PERRIGO CREEK 0 250 500 Scale in Feet WETLAND I = 0.18 ACRES FLOODPLAIN CONNECTION, BACKWATER CHANNEL NEW HABITAT AREAS PROPOSED ACREAGE CREDIT AREAS BUFFER EASEMENTS 46-54 RIPARIAN UPLAND FOREST (UPL) (ENHANCEMENT) 6.7 5.1 0.1 45-53 RIPARIAN FOREST WETLAND (PFD) (RE-ESTABLISHMENT) 17.5 1.5 0.1 44-53 SHRUB-SCRUB WITH EMERGENT WETLAND POCKETS (PSS/PEM) (RE-ESTABLISHMENT) 28.7 2.8 0.5 44-50 RIPARIAN WETLAND/STREAM CHANNEL COMPLEX (PEM) (REHABILITATION) 1.7 3.9 0.3 0.1 46-52 EXISTING WETLAND (PFO/PSS MIX) (REHABILITATION) 7.9 7.7 0.1 0.1 EXISTING GRASS UPLAND 65.6 BUFFER/EASEMENT SUBTOTAL 9.8 0.9 SUBTOTAL 75.2 64.5 9.8 0.9 BANK BOUNDARY 75.2 75.2 FLOODPLAIN OVERFLOW CONNNECTION CLL Seattle, Washington (206) 632-8020 www.shannonwilson.com KELLER FARM MITIGATION BANK HABITAT BANK, LLC SE 1/4 SEC. 1, T25N, R5E & SW 1/4 SEC. 6, T25N, R6E APPROVED FOR CONSTRUCTION FOR: Linda E. De Boldt, P.E. Director of Public Works City of Redmond Date: Plan Chk Storm: Utility: Fire: Trans/Engr: Planning: This approval is for the design concept only. These plans appear to be in conformance with the City Of Redmond design standards for construction. This approval shall not be construed as authorizing construction not in accordance with applicable City standards. The City reserves the right to require revisions to the approved plans to assure conformance with City of Redmond design standards for construction at any time that it is discovered that the proposed construction does not otherwise meet the applicable construction standards. The owner is required to provide designs and plans in accordance with applicable City standards and assures that construction is accomplished in accordance with those standards. The owner and/or design engineer and/or developer may be required to make necessary approved field revisions to correct any errors or omissions found on the approved plan. P.O. BOX 354, KIRKLAND WA, 98083 (425) 205-0279 SHORELINE SUBSTANTIAL DEVELOPMENT PERMIT NEAREST ADDRESS: 8810 AVONDALE ROAD NE ---PAGE BREAK--- Process Flow Chart for: Shoreline Substantial Development Permit Applications Shoreline Substantial Development Permit applications follow the Type II process. The Type II process includes review by the Technical Committee, who is the City’s decision authority. The Technical Committee sends its decision to the Department of Ecology who is the final decision maker for the permit. A public hearing is not required. ---PAGE BREAK--- If Technical Committee is ready to issue a decision Cycle repeats until Technical Committee is ready to issue a decision Application Submitted 1st Technical Committee Review If Additional Information is needed Application resubmitted by applicant 2nd Technical Committee review Notice of Application Posted/Mailed 1 Notice of Decision is mailed To Department of Ecology and Parties of Record 2 Appeal of the decision to the Shorelines Hearings Board 3 Technical Committee requests Additional Information from applicant, OR is ready to issue a decision on the application Denotes Action Point for Interested Parties Denotes Applicant Action Denotes City Action ---PAGE BREAK--- Notes on Participation Points 1-3 Notice of Application for (completed within 14 days of application): Sent to: Applicant, property owners and residents within 500 feet Posted: On site, City Hall, Library, Internet. Who May Participate? Any interested party may submit comments prior to decision to establish themselves as Party of Record. You must become a Party of Record to reserve right to appeal the Technical Committee’s Decision. Although comments are accepted up until the decision is issued, submittal of comments during the 30 day comment period is encouraged to allow staff and/or the applicant to incorporate changes as early in the design process as possible. #2-Notice of Decision (sent the day of decision issuance): Sent to: Department of Ecology, Applicant and Parties of Record Posted: No posting on site Can the decision be appealed? Yes, however appeals of Shoreline Substantial Development Permits are heard by the Shoreline Hearings Board. See #3 below. #3-Appeal to Shoreline Hearings Board: Pursuant to RCW 90.58.180 any person aggrieved by the granting, denying, or rescinding of a Shoreline Permit may, except as otherwise provided in chapter 43.21L RCW, seek review from the shorelines hearings board by filing a petition for review within twenty-one days of the date of filing as defined in RCW 90.58.140(6). ---PAGE BREAK--- 44 45 46 46 46 47 45 47 49 51 47 47 47 45 48 49 49 51 50 50 52 53 54 55 52 50 50 51 50 52 55 49 48 49 48 50 50 49 49 50 51 52 53 49 50 54 53 52 48 51 49 48 48 49 50 51 52 53 54 52 53 54 55 46 47 48 49 50 51 52 53 54 55 50 51 50 50 51 52 51 52 53 54 53 52 51 51 50 49 50 51 51 53 52 51 50 49 48 47 46 47 48 49 50 51 47 45 44 44 47 46 45 44 43 48 49 50 51 48 47 47 47 48 47 45 52 49 50 51 45 46 47 48 49 50 51 52 48 48 47 47 47 48 49 50 51 52 49 44 43 45 49 50 51 52 43 47 46 48 49 49 48 47 48 49 42 47 47 45 45 47 48 49 46 45 44 45 46 46 47 48 45 44 42 45 45 45 45 44 48 47 46 47 46 48 45 44 44 45 46 47 48 49 45 45 44 45 44 43 42 42 43 44 45 46 47 45 46 47 48 45 46 47 48 45 44 43 42 45 46 45 44 45 46 44 43 42 45 46 49 48 46 LEGEND: TREE ID 1-7 UNHEALTHY: UH IMPACTED: I DEAD: D Mapped dripline of individual or group of trees Existing landmark tree to be retained Existing deciduous tree to be retained Existing conifer to be retained Existing deciduous to be removed Existing conifer to be removed Filename: I:\EF\21-1 SEA\12500s\12566 Keller Farm\CAD\SHEETS\BODR Drawings\21-1-12566-241 6 Erosion Control.dwg Date: 01-09-2019 Login: awp 0 250 500 Scale in Feet TREE PRESERVATION PLAN S-23 6, 7 Seattle, Washington (206) 632-8020 www.shannonwilson.com KELLER FARM MITIGATION BANK HABITAT BANK, LLC SE 1/4 SEC. 1, T25N, R5E & SW 1/4 SEC. 6, T25N, R6E APPROVED FOR CONSTRUCTION FOR: Linda E. De Boldt, P.E. Director of Public Works City of Redmond Date: Plan Chk Storm: Utility: Fire: Trans/Engr: Planning: This approval is for the design concept only. These plans appear to be in conformance with the City Of Redmond design standards for construction. This approval shall not be construed as authorizing construction not in accordance with applicable City standards. The City reserves the right to require revisions to the approved plans to assure conformance with City of Redmond design standards for construction at any time that it is discovered that the proposed construction does not otherwise meet the applicable construction standards. The owner is required to provide designs and plans in accordance with applicable City standards and assures that construction is accomplished in accordance with those standards. The owner and/or design engineer and/or developer may be required to make necessary approved field revisions to correct any errors or omissions found on the approved plan. P.O. BOX 354, KIRKLAND WA, 98083 (425) 205-0279 SHORELINE SUBSTANTIAL DEVELOPMENT PERMIT NEAREST ADDRESS: 8810 AVONDALE ROAD NE 1 to 3 4, 5 8 to 10 11 12 to 19 20 21 22 23 to 27 28 to 39 48 to 57 - I; 50, 56 - UH 40 - UH 41 to 47 58-60 61 to 63 64 to 68 69 - UH 70 to 74 75, 76 77,78 - UH 92 to 94 96 to 97 95 - UH 104 103 - UH 79-85 102 98 to 101 86-91 105, 107 to 111 106 - D 112 to 115 116 117 118, 119 121 to 125 120 126 - UH 127 to 132 - I 134 to 137 138 133 - UH 139 to 142 144, 145 143 - I 146 to 149 152 to 153 150 151 - UH 154 to 157 - I, 159 - I 160 - UH 161 to 165 167 - UH 166 168 TREE PROTECTION SUMMARY Tree Type Removal Impacted Retained Unhealthy/ Dead Total Landmark (>30" dbh) 0 = 0% 0 = 0% 2 = 100% 0 2 = 1% Significant - 30" dbh) 37 = 22% 22 = 13% 106 = 64% 165 = 99% Totals 37 = 22% 22 = 13% 108 = 65% 15 167 = 100% Replacement Trees (400-450/acre of forested habitat created) 12,995 AVOID GRADING WITHIN 5' OF DRIPLINES OF EXISTING TREES