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HABITAT TECHNOLOGIES
wetlands, streams, fisheries, wildlife – mitigation and permitting solutions P.O. Box 1088, Puyallup, Washington 98371
253-845-5119 [email protected]
WETLANDS, STREAMS, AND CRITICAL HABITATS ASSESSMENT
Parcel 2321049035 1550 West Valley Highway South
City of Auburn, King County, Washington
prepared for
Mr. Mike Kluge, Project Manager @JacksonDean Construction
e-mail [email protected]
prepared by
HABITAT TECHNOLOGIES P.O. Box 1088
Puyallup, Washington 98371-1088 253-845-5119
April 4, 2019
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INTRODUCTION This document presents the culmination of activities and onsite evaluations undertaken to complete an analysis and characterization of potential wetlands areas, along with other potential critical areas (surface water drainages, fish and wildlife habitats), within and immediately adjacent to Parcel 2321049035 (project site). The project site was located at the southwestern corner of the intersection of SR167 and 15th Street SW within the southwestern portion of the City of Auburn, King County, Washington (Figure 1). The onsite assessment of the wetlands and other specific critical areas was completed following the methods and procedures defined in the Corps of Engineers Wetland Delineation Manual (United States Army Corps of Engineers, 1987) with the Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Western Mountains, Valleys, and Coast Region (United States Army Corps of Engineers, 2010); the Washington State Wetland Rating System for Western Washington (Hruby, 2014); the State of Washington Department of Natural Resources (WDNR) Forest Practice Rules (WAC 222-16-030); and the City of Auburn Title 16 – Environment/Chapter 16.10 Critical Areas. This document was designed to accommodate site planning and potential regulatory actions. This document has been prepared for submittal to the City of Auburn and potentially other resource permitting agencies for verification and permitting actions. PROJECT SITE DESCRIPTION The project site was vacant, irregular in shape, approximately 1.2-acres in size, and had undergone prior land use manipulations to include clearing and grading, the placement of imported fill materials, fencing, the development of adjacent public roadways, the development of the adjacent parcels, and the creation of a stormwater ditch system associated with the adjacent public roadways. The project site was bound to the north, east, and west by existing public roadways; and on the south by an existing commercial facility. Directions to Project Site: From SR 167 exit onto 15th Street SW. Turn west onto to 15th Street SW and continue to West Valley Highway. Turn south onto West Valley Highway and the project site is located directly to the east.
BACKGROUND INFORMATION NATIONAL WETLAND INVENTORY The National Wetland Inventory (NWI) Mapping completed by the U.S. Fish and Wildlife Service was reviewed as a part of this assessment (Figure 2). This
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mapping resource did not identify any wetlands or surface water drainages within the project site. This mapping resource did identify a drainage along the western boundary of the project site within a ditch system associated with West Valley Highway. STATE OF WASHINGTON PRIORITY HABITATS AND SPECIES The State of Washington Priority Habitats and Species (PHS) Mapping was reviewed as a part of this assessment (Figure 3). This mapping resource did not identify any priority habitats or species within the project site. This mapping resource generally identified the forested hillside to the west of West Valley Highway as a mixture of Biodiversity Corridor and wetlands. This mapping resource also identified the area offsite to the north of 15th Street SW and containing wetlands and the area to the east of SR167 as containing wetlands. STATE OF WASHINGTON DEPARTMENT OF FISH AND WILDLIFE The State of Washington Department of Fish and Wildlife (WDFW) SalmonScape Mapping was reviewed as a part of this assessment (Figure 4). This mapping resource did not identify any drainage corridors within the project site. This mapping resource did identify a drainage corridor offsite to the west of the project site that originated in the area west of West Valley Highway and continued to the north – north of 15th Street SW. STATE OF WASHINGTON DEPARTMENT OF NATURAL RESOURCES The State of Washington Department of Natural Resources (WDNR) Water Type Mapping was reviewed as a part of this assessment (Figure 5). This mapping resource identified the project site and the developed parcels to the south as “wetland.” This mapping resource also identified a drainage corridor to the west of the project site that continued to the north. This offsite drainage corridor was defined as a WDNR Type N Water (non-fish bearing). CITY OF AUBURN MAPPING The City of Auburn Mapping was reviewed as a part of this assessment (Figure 6). This mapping resource did not identify wetlands or drainage corridors within or adjacent to the project site. This mapping resource did identify offsite wetlands to the north and east of the project site. SOILS MAPPING The Soil Mapping Inventory completed by the Natural Resources Conservation Service was reviewed as a part of this assessment (Figure 7). This mapping resource identified the soil throughout the majority of the project site as Seattle muck (Sk). The Seattle muck soils series is defined as very deep, very poorly
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drained organic soils formed in herbaceous and woody deposits in depressions in river valleys and glacial till plains. This soil is listed as a “hydric” soil. This mapping also identified the soil along the western portion of the project site as Urban land (Ur). This soil is generally composed of a variety of mixed soils associated with urbanization. This soil is not listed as a “hydric” soil.
ONSITE ANALYSIS CRITERIA FOR WETLAND AND OTHER CRITICAL AREAS IDENTIFICATION For the purpose of the assessment the wetlands and other critical areas (surface water drainage corridors, and fish and wildlife habitats) which may be located within or immediately adjacent to the project site. This assessment did not include an assessment of potential steep slope, stormwater, erosion hazardous, or geotechnically hazardous critical areas. Wetlands: Wetlands are transitional areas between aquatic and upland habitats. In general terms, wetlands are lands where the extent and duration of saturation with water is the primary factor determining the nature of soil development and the types of plant and animal communities living in the soil and on its surface (Cowardin, et al., 1979). Wetlands are generally defined within land use regulations as "areas that are inundated or saturated by surface or groundwater at a frequency and duration sufficient to support, and that under normal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soil conditions" (United States Army Corps of Engineers, 1987). Wetlands exhibit three essential characteristics, all of which must be present for an area to meet the established criteria (United States Army Corps of Engineers, 1987 and United States Army Corps of Engineers, 2010). These essential characteristics are:
1. Hydrophytic Vegetation: The assemblage of macrophytes that occurs in areas where inundation or soil saturation is either permanent or of sufficient frequency and duration to influence plan occurrence. Hydrophytic vegetation is present when the plant community is dominated by species that require or can tolerate prolonged inundation or soil saturation during the growing season.
2. Hydric Soil: A soil that formed under conditions of saturation, flooding, or
ponding long enough during the growing season to develop anaerobic conditions in the upper parts. Most hydric soils exhibit characteristic morphologies that result from recent periods of saturation or inundation. These processes result in distinctive characteristics that persist in the soil during both wet and dry periods.
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3. Wetland Hydrology: Permanent or periodic inundation, or surface soil
saturation, at least seasonally. Wetland hydrology indicators are used in combination with indicators of hydric soil and hydrophytic vegetation to define the area. Wetland hydrology indications provide evidence that the site has a continuing wetland hydrology regime. Where hydrology has not been altered vegetation and soils provide strong evidence that wetland hydrology is present.
The City of Auburn defines “wetlands” to mean areas that are inundated or saturated by surface water or ground water at a frequency and duration sufficient to support, and that under normal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soil conditions. Wetlands generally include swamps, marshes, bogs, and similar areas. Wetlands do not include those artificial wetlands intentionally created from nonwetland sites, including but not limited to irrigation and drainage ditches, grass-lined swales, canals, detention facilities, wastewater treatment facilities, farm ponds, and landscape amenities. However, wetlands include those artificial wetlands intentionally created from nonwetland areas to mitigate conversion of wetlands. Streams: The City of Auburn defines “streams” to mean those areas where surface waters produce a defined channel or bed that demonstrates clear evidence of the passage of water and includes, but is not limited to, bedrock channels, gravel beds, sand and silt beds and defined-channel swales. The channel or bed need not contain water year-round. This definition is not intended to include artificially created irrigation ditches, canals, storm or surface water devices, or other entirely artificial watercourses unless they are used by salmonids or created for the purposes of stream mitigation. Critical Habitats: The City of Auburn defines “Critical Habitats” or “Critical Wildlife Habitat” to mean habitat areas associated with threatened, endangered, or sensitive species of plants or wildlife and which, if altered, could reduce the likelihood that the species will maintain and reproduce over the long term. STUDY METHODS Habitat Technologies completed a series of onsite assessments during March 2019. In addition, Habitat Technologies had completed similar assessments for a number of adjacent properties and properties within the local area of the project site over the past several years.
• Soils As documented at representative sample plots the soil throughout the project site had been altered by prior land use actions. These actions generally focused on the placement of imported fill materials to created usable commercial development
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areas. Following the placement of these imported fill materials portions of the project site received a layer of crushed rock over the years to create a pattern of internal roadways and vehicle/equipment storage areas. Representative soil profiles within the sample plots exhibited a mixture of gravelly loam to course sandy gravelly loam to a depth of approximately three (3) to over six (6) feet. This imported fill material appeared to have been placed on top of an organic soil typical of the Seattle muck soil series. As viewed on historical aerial photos the filling of the project site occurred during the 1960s. No portion of the project site was identified to exhibited soils that met the criteria for designation as a “hydric” soil.
• Hydrology As noted above, the project site had been filled and generally leveled to created commercially usable area. These actions had created a very compact surface area that allowed for the short-term shallow ponding of seasonal rainfall following rainfall events. However, these areas appeared to drain moderately well to well and did not exhibit field indicators of wetland hydrology. The eastern, northern, and western boundaries of the project site were formed by a pattern of ditch systems associated with adjacent public roadways. The general movement of seasonal surface water runoff within these ditches was to the north, crossing 15th Street SW and continuing within a pattern of ditched to the north. Existing resource mapping (noted above) had identified a drainage corridor to the west of West Valley Highway that crossed West Valley Highway and formed the western boundary of the project site. Based on prior assessments completed by Habitat Technologies this drainage appeared to have been created as a part of the commercial development of the parcels to the west of West Valley Highway. In particular, this drainage was formed along the toe of fill placements and the direction of surface water runoff from these developed areas. These prior assessments were unable to identify a source of surface water hydrology originating from the forested hillside to the west of the developed areas.
• Vegetation The project site was dominated by a mixture of invasive shrubs, herbs, and grasses typical of compacted soils within disturbed areas. Observed species included Himalayan blackberry (Rubus procera), evergreen blackberry (Rubus laciniatus), Scots broom (Cytisus scoparius), sapling red alder (Alnus rubra), bracken fern (Pteridium aquilium), daisy (Bellis spp.), Canadian thistle (Cirsium arvensis), bull thistle (Cirsium vulgare), geranium (Geranium spp.), bluegrass (Poa spp.), quackgrass (Agropyron repens), bentgrass (Agrostis tenuis), velvet grass (Holcus lanatus), fescue (Festuca spp.), orchardgrass (Dactylis glomerata), reed canarygrass (Phalaris arundinacea), softrush (Juncus effusus), yarrow (Achillea
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lanulosa), plantain (Plantago major), dandelion (Taraxacum officinale), Queen Anne’s lace (Daucus carota), and buttercup (Ranunculus repens). This plant community was identified as non-hydrophytic in character (i.e. typical of uplands). No portion of the project site was identified to exhibit a plant community typically associated with damp to saturated soils. The plant community within the adjacent ditches to the east, north, and west appeared to be regularly maintained as a part of the adjacent public roadways. Observed species included sapling red alder, willow (Salix spp.), Douglas spiraea (Spiraea douglasii), red osier dogwood (Cornus stolonifera), reed canarygrass, softrush, and common cattail (Typha latifolia). This plant community was identified as hydrophytic in character (i.e. typical of wetlands).
• Wildlife Observations The project site was bounded by existing public roadways and commercial development. Wildlife species observed directly or indirectly, observed within the general area during prior assessments, and those species that may potentially utilize the limited habitats provided by project site included coyote (Canis latrans), raccoon (Procyon lotor), striped skunk (Mephitis mephitis), opossum (Didelphis virginianus), deer mouse (Peromyscus maniculatus), shrew (Sorex spp.), voles (Microtus spp.), common raven (Corvus corax), American crow (Corvus brachynchos), American robin (Turdus migratorius), black capped chickadee (Parus atricapillus), dark eyed junco (Junco hyemalis), purple finch (Carpodacus purpureus), song sparrow (Melospiza melodia), Pacific treefrog (Hyla regilla), and common garter snake (Thamnophis sirtalis). The majority of these species would utilize the habitats within the adjacent created ditches to a greater extent than the onsite habitats. The project site was not identified to provide suitable spawning habitats for amphibians and no portion of the was observed or has been documented to provide habitats for fish species. Wildlife Movement Corridors: The project site was fully fenced and within an area of high intensity urbanization. The project site was also within the general area associated with the migratory movement of passerine birds.
• State Priority Species A limited number of species identified by the State of Washington as “Priority Species” were observed onsite or potentially may utilize the project site and immediately adjacent roadside ditches. Priority species require protective measures for their survival due to their population status, sensitivity to habitat alteration, and/or recreational, commercial, or tribal importance.
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Game Species: “Game species” are regulated by the State of Washington through recreational hunting bag limits, harvest seasons, and harvest area restrictions. Observed or documented “game species” within and adjacent to the project site included mourning dove.
State Candidate: State Candidate species are presently under review by the State of Washington Department of Fish and Wildlife (WDFW) for possible listing as endangered, threatened, or sensitive. No State Candidate species was identified to use the project site.
State Sensitive: State Sensitive species are native to Washington and is vulnerable to declining and is likely to become endangered or threatened throughout a significant portion of its range without cooperative management or removal of threats. No State Sensitive species were observed as a part of this assessment or have been documented to use the project site.
State Threatened: State Threatened species means any wildlife species native to the state of Washington that is likely to become an endangered species within the foreseeable future throughout a significant portion of its range within the state without cooperative management or removal of threats. The project site did not appear and has not been documented to provide direct critical habitats for State Threatened species.
State Endangered: State endangered species means any species native to the state of Washington that is seriously threatened with extinction throughout all or a significant portion of its range within the state. The project site did not appear and has not been documented to provide direct critical habitats for State Endangered species.
• Federally Listed Species No federally listed endangered, threatened, or sensitive species were observed or have been documented to use the habitats provided within the project site. A single, federally listed “species of concern” – bald eagle – has been documented to utilize the habitats provided by the Green River Corridor, lakes, and larger ponds within the general area of the project site.
CRITICAL AREAS DETERMINATION The onsite assessments completed during March 2019 did not identify any specifically defined Critical Areas (i.e. wetlands, drainage corridors, and critical fish and wildlife habitats) within or immediately adjacent to the project site. The project site had undergone prior land use manipulations to include clearing and grading, the placement of imported fill materials, fencing, the development of adjacent
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public roadways, the development of the adjacent parcels, and the creation of a stormwater ditch system associated with the adjacent public roadways. Following the placement of these imported fill materials portions of the project site appeared to have been managed for commercial utilization and had received a layer of crushed rock over the years to create a pattern of internal roadways and vehicle/equipment storage areas. The eastern, northern, and western boundaries of the project site were formed by a pattern of ditch systems associated with adjacent public roadways. The general movement of seasonal surface water runoff within these ditches was to the north, crossing 15th Street SW and continuing within a pattern of ditched to the north. Existing resource mapping (noted above) had identified a drainage corridor to the west of West Valley Highway that crossed West Valley Highway and formed the western boundary of the project site. Based on prior assessments completed by Habitat Technologies this drainage appeared to have been created as a part of the commercial development of the parcels to the west of West Valley Highway. In particular, this drainage was formed along the toe of fill placements and the direction of surface water runoff from these developed areas. These prior assessments were unable to identify a source of surface water hydrology originating from the forested hillside to the west of the developed areas. CITY OF AUBURN “STREAM/DRAINAGE” DESIGNATION As noted above, the City of Auburn has identified that the definition of a “stream” is not intended to include artificially created irrigation ditches, canals, storm or surface water devices, or other entirely artificial watercourses unless they are used by salmonids or created for the purposes of stream mitigation. Based on a review of historical aerial photos and prior assessments it appears that the created ditches along the eastern, northern, and western boundaries of the project site are best defined as artificially created as a part of public roadway developments and the developments of commercial properties. In addition, these drainage do not provide documented critical habitats for federally or state listed salmonids (genius Oncorhynchus). The City of Auburn has identified that “intentionally created streams (drainages)” are excluded from regulation under Chapter 16.10, except were such manmade streams/drainage provide “critical habitat,” as designated by federal or state agencies, for salmonids.
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SELECTED DEVELOPMENT ACTION The Selected Development Action for the project site focuses on the development of a commercial facility consistent with the City of Auburn Comprehensive Plan, local zoning, and the City of Auburn Title 16-Enviroment. This development would not adversely impact wetlands, streams, or fish and wildlife critical habitats since none were observed within or immediately adjacent to the project site. Site development would implement Best Management Practices and stormwater facilities to ensure the short-term and long-term protection of local water quality (see Site Plan).
STANDARD OF CARE This document has been completed by Habitat Technologies for use by JacksonDean Construction. Prior to extensive site planning the defined critical habitats should be reviewed and verified by the City of Auburn personnel and potentially other resource and permitting agencies. Habitat Technologies has provided professional services that are in accordance with the degree of care and skill generally accepted in the nature of the work accomplished. No other warranties are expressed or implied. Habitat Technologies is not responsible for design costs incurred before this document is approved by the appropriate resource and permitting agencies. Bryan W. Peck Wetland Biologist
Thomas D. Deming, PWS Habitat Technologies
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FIGURES
King County
Date: 4/4/2019 Notes:±
The information included on this map has been compiled by King County staff from a variety of sources and issubject to change without notice. King County makes no representations or warranties, express or implied,as to accuracy, completeness, timeliness, or rights to the use of such information. This document is not intendedfor use as a survey product. King County shall not be liable for any general, special, indirect, incidental, orconsequential damages including, but not limited to, lost revenues or lost profits resulting from the use or misuseof the information contained on this map. Any sale of this map or information on this map is prohibited except bywritten permission of King County.
Figure 1 Site Vicinity
Figure 2 NWI Mapping
U.S. Fish and Wildlife Service, National Standards and Support Team,[email protected]
WetlandsEstuarine and Marine DeepwaterEstuarine and Marine Wetland
Freshwater Emergent WetlandFreshwater Forested/Shrub WetlandFreshwater Pond
LakeOtherRiverine
April 4, 2019
0 0.1 0.20.05 mi
0 0.15 0.30.075 km
1:5,746
This page was produced by the NWI mapperNational Wetlands Inventory (NWI)
This map is for general reference only. The US Fish and Wildlife Service is not responsible for the accuracy or currentness of the base data shown on this map. All wetlands related data should be used in accordance with the layer metadata found on the Wetlands Mapper web site.
SOURCE DATASET:
WASHINGTON DEPARTMENT OF FISH AND WILDLIFEPRIORITY HABITATS AND SPECIES REPORT
REPORT DATE:P190404125040PHSPlusPublic
04/04/2019 12.51Query ID:
Priority AreaCommon Name Accuracy Source EntityOccurrence Type Resolution
Notes Source Date
Site Name
PHS Listing StatusScientific Name Source Dataset State Status
Mgmt Recommendations
More Information (URL)
Sensitive DataFederal Status
Geometry TypeSource Record
DISCLAIMER. This report includes information that the Washington Department of Fish and Wildlife (WDFW) maintains in a central computer database. It is not an attempt to provide you with an official agency responseas to the impacts of your project on fish and wildlife. This information only documents the location of fish and wildlife resources to the best of our knowledge. It is not a complete inventory and it is important to note that fishand wildlife resources may occur in areas not currently known to WDFW biologists, or in areas for which comprehensive surveys have not been conducted. Site specific surveys are frequently necesssary to rule out thepresence of priority resources. Locations of fish and wildlife resources are subject to vraition caused by disturbance, changes in season and weather, and other factors. WDFW does not recommend using reports more thansix months old.
04/04/2019 12.51 1
WDFW Test Map
Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/AirbusDS, USDA, USGS, AeroGRID, IGN, and the GIS User Community
PHS Report Clip AreaPTLN
POLYAS MAPPEDSECTION
QTR-TWPTOWNSHIP
April 4, 20190 0.3 0.60.15 mi
0 0.55 1.10.275 km
1:19,842
Figure 4 WDFW Mapping
USGS/NHDEsri, HERE, Garmin, © OpenStreetMap contributors, and the GIS usercommunitySource: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/AirbusDS, USDA, USGS, AeroGRID, IGN, and the GIS User Community
All SalmonScape SpeciesApril 4, 2019
0 0.15 0.30.075 mi
0 0.2 0.40.1 km
1:9,028
Esri, HERE,Garmin, ©OpenStreetMapcontributors, and
Date: 4/4/2019 Time: 12:26:31 PMNAD 83Contour Interval: 40 Feet
Application #:
425Feet
®
Figure 5 Forest Practices Water Type Map
1:4,800Scale:
Soil Map—King County Area, Washington(Figure 7 Soils Mapping)
Natural ResourcesConservation Service
Web Soil SurveyNational Cooperative Soil Survey
4/4/2019Page 1 of 3
47° 17' 44'' N12
2° 1
5' 3
7'' W
47° 17' 44'' N
122°
15'
29'
' W
47° 17' 40'' N
122°
15'
37'
' W
47° 17' 40'' N
122°
15'
29'
' W
N
Map projection: Web Mercator Corner coordinates: WGS840 35 70 140 210
Feet0 10 20 40 60
MetersMap Scale: 1:764 if printed on A landscape (11" x 8.5") sheet.
Soil Map may not be valid at this scale.
MAP LEGEND MAP INFORMATION
Area of Interest (AOI)Area of Interest (AOI)
SoilsSoil Map Unit Polygons
Soil Map Unit Lines
Soil Map Unit Points
Special Point FeaturesBlowout
Borrow Pit
Clay Spot
Closed Depression
Gravel Pit
Gravelly Spot
Landfill
Lava Flow
Marsh or swamp
Mine or Quarry
Miscellaneous Water
Perennial Water
Rock Outcrop
Saline Spot
Sandy Spot
Severely Eroded Spot
Sinkhole
Slide or Slip
Sodic Spot
Spoil Area
Stony Spot
Very Stony Spot
Wet Spot
Other
Special Line Features
Water FeaturesStreams and Canals
TransportationRails
Interstate Highways
US Routes
Major Roads
Local Roads
BackgroundAerial Photography
The soil surveys that comprise your AOI were mapped at 1:24,000.
Warning: Soil Map may not be valid at this scale.
Enlargement of maps beyond the scale of mapping can cause misunderstanding of the detail of mapping and accuracy of soil line placement. The maps do not show the small areas of contrasting soils that could have been shown at a more detailed scale.
Please rely on the bar scale on each map sheet for map measurements.
Source of Map: Natural Resources Conservation ServiceWeb Soil Survey URL: Coordinate System: Web Mercator (EPSG:3857)
Maps from the Web Soil Survey are based on the Web Mercator projection, which preserves direction and shape but distorts distance and area. A projection that preserves area, such as the Albers equal-area conic projection, should be used if more accurate calculations of distance or area are required.
This product is generated from the USDA-NRCS certified data as of the version date(s) listed below.
Soil Survey Area: King County Area, WashingtonSurvey Area Data: Version 14, Sep 10, 2018
Soil map units are labeled (as space allows) for map scales 1:50,000 or larger.
Date(s) aerial images were photographed: Jul 8, 2014—Jul 15, 2014
The orthophoto or other base map on which the soil lines were compiled and digitized probably differs from the background imagery displayed on these maps. As a result, some minor shifting of map unit boundaries may be evident.
Soil Map—King County Area, Washington(Figure 7 Soils Mapping)
Natural ResourcesConservation Service
Web Soil SurveyNational Cooperative Soil Survey
4/4/2019Page 2 of 3
Map Unit Legend
Map Unit Symbol Map Unit Name Acres in AOI Percent of AOI
Sk Seattle muck 1.8 67.8%
Ur Urban land 0.9 32.2%
Totals for Area of Interest 2.7 100.0%
Soil Map—King County Area, Washington Figure 7 Soils Mapping
Natural ResourcesConservation Service
Web Soil SurveyNational Cooperative Soil Survey
4/4/2019Page 3 of 3
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REFERENCE AND BACKGROUND LIST Adamus, P.R., E.J. Clairain Jr., R.D. Smith, and R.E. Young. 1987. Wetland Evaluation Technique (WET); Volume II: Methodology, Operational Draft Technical Report Y-87, U.S. Army Engineer Waterways Experiment Station, Vicksburg, Mississippi. Cowardin, Lewis M. et al, 1979. Classification of Wetlands and Deepwater Habitats of the United States. Office of Biological Services, U.S. Fish and Wildlife Service, U.S. Department of the Interior, FWS/OBS-79/31. Hitchcock, C.L., A. Cronquist. 1977. Flora of the Pacific Northwest. University of Washington Press. Seattle, Washington. Hruby, T. 2008. Washington State Wetland Rating System for Western Washington: 2008 Update. Publication #08-06-029. Olympia, WA: Washington Department of Ecology. Hruby, T. 2014. Washington State Wetland Rating System for Western Washington: 2014 Update. (Publication #14-06-029). Olympia, WA: Washington Department of Ecology. Lichvar, R.W., D.L. Banks, W.N. Kirchner, and N.C. Melvin. 2016. The National Wetlands Plant List: 2016 wetland ratings. Phytoneuron 2016-30: 1-17. Published 28 April 2016. ISSN 2153 733X. http://wetland-plands. Usace.army.mil/ Reppert, R.T., W. Sigleo, E. Stakhiv, L. Messman, and C. Meyers. 1979. Wetland Values - Concepts and Methods for Wetland Evaluation. Research Report 79-R1, U.S. Army Corps of Engineers, Institute for Water Resources, Fort Belvoir, Virginia. United States Army Corps of Engineers, 1987. Wetlands Delineation Manual. Technical Report Y-87-1, US Army Engineer Waterways Experiment Station, Vicksburg, Mississippi. March 1987. United States Army Corps of Engineers. 2010. Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Western Mountains, Valleys, and Coast Region (Version 2.0), Environmental Laboratory ERDC/EL TR-08-13. US Climate Data, 2015 http://www.usclimatedata.com/climate/tacoma/washington /united-states/uswa0441/0441/2014/1 USDA Natural Resource Conservation Service Plants Database, 2015 (for hydrophytic plan classification): http://plants.usda.gov/
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United States Department of Agriculture, Natural Resources Conservation Service. Web Soil Survey. 2016 http://vewsoilsurvey. nrcs.usda.gov/app/ newfeatures.2.3.htm. US Fish and Wildlife Service National Wetland Inventory Mapper, 2016 (for NWI wetland mapping): http://www.fws.gov/wetlands/Data/Mapper.html. Washington State Department of Ecology. 1997. Washington State Wetlands Identification and Delineation Manual. Publication Number 96-94. Washington State Department of Fish and Wildlife Priority Habitats and Species Maps 2016 http://wdfw.wa.gov/mapping/phs/ Washington State Department of Fish and Wildlife SalmonScape Mapping System, 2016 (for fish presence): http://apps.wdfw.wa.gov/salmonscape /map.html Washington State Department of Natural Resources FPARS Mapping System, 2016 (for stream typing): http://fortess.wa.gov/dnr/app1/fpars/viewer.htm
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SITE PLAN
S7
S7
S5
S3
S6
T1
S2
S2
S17
S17
S17
S17
S17
S17
S17
S17
S17
S17
S17
S17
S17
S17
S17
S17
S17
S17
S17
S17
S17
S17
S17
S17
S17
S17
S17
T1
S4
S4
T3
T2S4
S4S4
T7
T7
T7
S4S4
S4
S4S4
S4
S4S4
T9
T9
T9T9
S4S4
S4
S7
S5
S5T3
T3
S5
S5
T6
T6
S7
S3
S4S4
S4
T15
T15
S7
S7
S7
S6
S6
S6
S6
S6
S5
S2
S2
S2
S2
S2
S5
S6
S6S6
S7
T7
T6
S5
S5
S2
S2
S2
S2S2S2
S3
S3
S3
S3
S7
S7
S7
S7
S3
S3
S3
S3 S3
S7
S2
S6
S7S4
S4
S4
S4
S4
S4
S4
S4
S4
S4
S4
S4
S4
S4
S4
S4
S4
S4
S4
S4
S4
S4
S4
S4
S4
S4
S4
6' WIDE LANDSCAPE STRIP
10' WIDE LANDSCAPE
STRIP AT STREET FRONTAGE
REQUIRED
STORM FACILITY
SEE CIVIL PLANS FOR
PLANTING
50,076 S.F. TOTAL SITE
15% SITE LANDSCAPED
FOR C-3 ZONE REQUIRED=7511 S.F.
PROPOSED:
7,626 SF LANDSCAPED
15% LANDSCAPED
EXISTING PAVED AREA TO REMAIN
6' WIDE LANDSCAPE STRIP
PARKING AREA TO BE LANDSCAPED
WITH NO STALL MORE THAN
50 FEET FROM LANDSCAPING
108 S.F
2544 S.F.
S4
S4
S4
S4
S4
S4
S4 S4S4
S3
T2
T2
T2
S2S2
3596 S.F.
1378 S.F.
S4S4
S4S4
S4S4
S4
S7
S17
S17
S17S17
S17
1907
1907LSB
civil
AN
KLO
1:1
1:20
LANDSCAPEPLANTING PLAN
& LEGEND
L11 2
LANDSCAPE PLAN
020 20 4010
www.naturebydesigninc.com1320 Alameda Avenue, Suite B, Fircrest, WA 98466
253.460.6067
N
AGENCYREVIEW
February 7, 2019
b. Revised to new SIte Layout
TREES
LANDSCAPE LEGEND
SYMBOL SIZEQTY DESCRIPTION
T1 2 Lagerstroemia indica 'Whit VI' Burgundy Cotton Crape Myrtle
1 1/2" CAL.
S6
10 Huechera varieties OR Sim. Small EG ShrubCaramel, Marmalade, Dark Knight, Fire Chief, Green
1 Gal.
S2
16 Carex testeacaOrange Sedge
1 Gal.
S3
12 Azalea 'Girard's Hot Shot' or sim.Red - Hot Shot Evergreen Azalea & oranges
2 Gal.
S5
9 Juniperus squamata 'Blue Star' Blue Star Carpet Juniper
2 Gal.
S7
15 Nandina domestica c. 'Obsession'Obsession Heavenly Bamboo
2 Gal.
s1732 Miscanthus s. 'rotsilber'
Red Maiden Grass1 Gal. 5' O.C.
24 Carex oshimensis EverColor 'Everillo'Evercolor Golden Sedge
1 Gal.
PROJECT REFERENCE:
THESE PLANS ARE APPROVED FOR
CONFORMANCE WITH THE CITY OF AUBURN'S
PLANNING DEPARTMENT REQUREMENTS.
APPROVED BY:
DATE APPROVED:
Ground Cover
Arctostophyllus uva ursi 'Massachusett's' 1 Gal.
Kinnickinnick
@ 18" OC Triangular Spacing
S4
62 Myrica californicaPacific Wax Myrtle
5 Gal.
T7
4 Thuja plicata 'Excelsa'Excelsa Cedar
4' HT MINFull/Compact
T2 4 Prunus emarginata or Crataegus douglasiiBitter Cherry or Washington Hawthorn
1 1/2" CAL.
T3 3 Cornus nuttaliiPacific Dogwood
1 1/2" CAL.
T94 Chamaecyparis nootkatensis pendula
Weeping Alaskan Cedar4' HT MIN
22 Calamagrostis acutifloraKarlfoerster Grass
1 Gal.
12 Erica cinerea 'Celebration'Celebration Yellow Heather
1 Gal.
22 Calluna v. 'Firefly'Firefly Heather Orange
1 Gal.
28 Erica carnea 'Myretoun Ruby'Myretoun Ruby Winter Heather
1 Gal.
T15 2 Cupressus sempervirens 'Stricta'Columnar Italian Cypress
4' HT MINWell Formed
T6
3 Abies lasiandraAlpine Fire 3', 4', 5'
NATIVE
NATIVE
NATIVE
NATIVE
NATIVE
NATIVE
14 Helictotrichon sempervirensBlue Oat Grass
1 Gal.
KINNICKINNICK GROUNDCOVER
AT CURB AND 2 FEET INTO PLANTER
SPACED AT 18" OC TRIANGULAR
SPACING
1907
1907LSB
CIVIL
AN
KLO
1:1
N.T.S.
LANDSCAPEPLANTING
NOTES & DETAILS
L22 2
www.naturebydesigninc.com1320 Alameda Avenue, Suite B, Fircrest, WA 98466
253.460.6067
GENERAL LANDSCAPE NOTES1. Contractor is responsible for obtaining all necessary permits from the appropriate agency prior to commencing work.
Contractor shall contact Line Locators (811) a min. of 48 hours prior to any digging or trenching. If there are any
discrepancies with existing lines and landscaping, it is the contractor's responsibility to contact the landscape architect
and request a site visit to address the conflicts. Contractor shall comply and conform to any and all local and state codes
for work, schedules and any other project related requirements.
2. Contractor shall coordinate directly with the landscape architect for all landscape related issues, concerns, inspections
and approvals. Contractor shall provide the landscape architect with a written request for a site visit to address any
related items.
3. Scope of work shall include any and all specified and unspecified but related incidental work to achieve the design
indicated on the landscape plans. All labor, materials, subcontractors, equipment, and related incidental items shall be
supplied and installed to achieve a complete project, unless directed otherwise by the general contractor or landscape
architect.
4. Contractor to verify all sub grades are set below required amendments to insure the finished grade will match what is
intended by civil or drainage design. All sub grades and finished or final grades shall be graded to drain to the designed
drainage system with positive drainage away from all structures.
5. Grade Preparation:
All planting areas shall be cleaned of all construction and native debris, rocks 1" and larger, and any other objects
considered harmful to plant life. The debris shall be hauled off site. All planting bed areas shall have the soil rototilled to a
depth of 6 inches prior to topsoil installation.
Lawn Areas to receive a min. 4" layer of sandy loam topsoil (3 -way mix or equivalent) free of weeds, sticks, rocks, and
other debris.
Planting bed Areas to receive a min. 6" layer of sandy loam topsoil (3-way mix or equivalent) free of weeds, sticks,
rocks, and other debris. Contractor responsible for ensuring appropriate sub grade exists in all parking area planters. If
sub grade is inadequate, it is contractor's responsibility to coordinate costs and work required to prep beds for planting.
6. Mulching: All planting pits to receive a minimum of 3" of Medium grind black bark mulch. Top of all Mulching shall be ½"
below - flush to the top of all paving surfaces. Provide for a min. 6" clearance of all mulches and lawns that are
immediately adjacent to any building faces measured from the bottom of siding to the top of landscape surface.
7. Contractor shall field layout all plant material and contact the landscape architect for a site visit to approve the layout. Any
field modifications shall be done by the landscape architect prior to planting.
8. Contractor shall immediately notify the landscape architect of any poor drainage condition in landscape areas. No
standing water shall be permitted in any landscape areas - either on the surface or below the topsoil. The landscape
architect shall coordinate the drainage solution with the general contractor and civil engineer. Once the concerns have
been remedied planting shall commence.
9. All groundcover to be planted in a triangular spacing formation, equal in all directions to the centers of the groundcovers
in distances indicated in the legend. Contractor shall verify all quantities of groundcovers by area calculations and
spacing requirements.
10. Landscaping is to be per plan. Plant substitutions due to availability or otherwise will be allowed only with landscape
architect, owner and agency approval. Any substitutions will be with material of similar size, growth characteristics, and
quality.
11. All trees must be staked as necessary so as to maintain material in a healthy, vigorous growing condition.
12. Landscaping shall be installed in a professional workmanlike manner that is consistent and accepted throughout the
industry. All landscape and irrigation work shall be performed by experienced persons familiar with scope of project.
13. All landscape material and labor is to be guaranteed for a period of one full year from the time of completion.
14. When planting 'Balled and Burlapped' product, gently place root ball in prepared hole with burlap still on the root ball.
Remove all wire from any B&B plant material, cut jute strings and roll burlap off top of root ball. If burlap is green in color,
carefully remove the entire burlap bag and all binding from the root ball.
15. Street trees shall have caliper size of at least 1 1/2" measure per American Association of Nurserymen Standards.
16. Street trees shall be high branching with canopy that starts at least 8' above finish grade.
17. All plant I.D. tags are to remain on the plant material until final inspection has been completed. Once approved all plant
I.D. tags shall be removed and discarded appropriately.
18. Trees shall be cared for in accordance with the American National Standards Institute (ANSI) standard practices for
trees, shrubs and other woody plant maintenance (ANSI 300) in order to allow them to reach there mature height and
form.
19. Pruning of street trees shall be performed per the ANSI 300 standards so as to maintain the natural form of the tree,
encourage vigorous growth to a mature spread and height, and avoid weakening the tree to create a hazard. Street
trees shall not be topped pollarded, or otherwise pruned in a manner contrary to these goals, unless there is no
practicable alternative that would preserve essential utility services.
20. Street trees shall have root barrier material placed per detail.
21. Plant material selected is drought tolerant or native species. The project proponent shall be responsible for
maintaining and watering all plant material throughout the first growing season and in times of drought. A Permanent
Irrigation System shall be installed 'Bidder Designed' with efficient best management practices equipment and methods by
a professional irrigation contractor. An As-Built of the design shall be provided to the project proponent upon completion.
The As-Built shall show the Point of Connection, Sleeves, Mainline, Control valve locations, Controller location and back
flow preventer device.
22. Irrigation. No portion of any landscaped area shall be located further away than 50 feet from a source of water
adequate to irrigate the landscaping. The source of water may be a manual (hose connection) or an automatic irrigation
system.
GROUNDCOVER PLANTING DETAILNo Scale
EQUIDISTANT
EQ
UID
ISTA
NT
EQ
UID
ISTA
NT
(X)
(X)
DISTANCE (X) PER PLANT LEGEND
NOTES:
ALL GROUNDCOVER SHALL BE PLANTED AT EQUAL TRIANGULAR
SPACING AS SPECIFIED IN THE PLANT LEGEND.
LOCATE GROUNDCOVER ONE-HALF OF SPECIFIED ON-CENTER
SPACING FROM ANY CURB, SIDEWALK OR OTHER HARD SURFACE.
2 X BALL DIA.
BACKFILL W/ BACKFILL
MIXTURE AS INDICATED
IN NOTE IN 9" LAYERS.
WATER AND TAMP TO
REMOVE AIR POCKETS
FORM CONTINUOUS
RIM
REMOVE ALL WIRE WRAP
AND PLASTIC WRAP.
REMOVE BURLAP FROM
TOP OF ROOT BALL
NOTES:
1. PLANTING BACKFILL:
50% EXISTING SOIL, 50% 1/4 MINUS
COMPOST, MIXED THOROUGHLY
2. FOR MULCH TYPE SEE
LANDSCAPE NOTES.
3. IF B&B AND BURLAP IS
GREEN IN COLOR. REMOVE COMPLETELY
BEFORE INSTALLING PLANT.
MULCH & TOPSOIL OR AMENDED
BASE, REFER TO LANDSCAPE
NOTES FOR DEPTH
WHEN B&B: REMOVE ALL
WIRE AND ROLL BURLAP
OFF OF TOP OF ROOTBALL
SHRUB PLANTING DETAILNo Scale
MULCH TO DEPTH
SPECIFIED IN NOTES
WHEN PLANTING ON A STEEP SLOPE,
MAINTAIN PLANT IN VERTICAL
POSITION WITHIN PLANTING PIT. MAKE
A RIM ON DOWNSLOPE SIDE OF PLANT
PIT TO RETAIN WATER.
3" MULCH
34"
6" FROM BASE
OF BRANCHING
1.5"
12"
2 X BALL DIA.
DECIDUOUS TREE
SCARIFY SIDES OF PIT,
BACKFILL WITH SOIL
MIXTURE INDICATED IN
THE NOTES IN 9"
LAYERS. WATER AND
TAMP TO REMOVE AIR
POCKETS
(2) 2X2 OR 2" DIA. WOOD STAKES
DRIVEN INTO SUBGRADE OR SIM.
METHOD
FORM SAUCER WITH
CONTINUOUS RIM
INTERLOCKING PLASTIC TREE TIES
OR AGENCY APPROVED EQUAL
ENSURE PROPER SUBBASE
EXISTS; CLEAR ALL
CONCRETE AND OTHER
DEBRIS FROM PLANTERS
PRIOR TO BACKFILLING
AND PLANTING
TOPSOIL OR AMENDED BASE, REFER
TO LANDSCAPE NOTES FOR DEPTH
WHEN B&B: REMOVE ALL
WIRE AND ROLL BURLAP
OFF OF TOP OF ROOTBALL
NOTES:
1. PLANTING BACKFILL:
50% EXISTING SOIL, 50% 1/4 MINUS
COMPOST, MIXED THOROUGHLY
2. FOR MULCH TYPE SEE
LANDSCAPE NOTES.
3. IF B&B AND BURLAP IS
GREEN IN COLOR. REMOVE COMPLETELY
BEFORE INSTALLING PLANT.
DECIDUOUS TREE PLANTING &
STAKING DETAILNo Scale
WHEN PLANTING ON A STEEP SLOPE,
MAINTAIN PLANT IN VERTICAL
POSITION WITHIN PLANTING PIT. MAKE
A RIM ON DOWNSLOPE SIDE OF PLANT
PIT TO RETAIN WATER.
PROJECT REFERENCE:
THESE PLANS ARE APPROVED FOR CONFORMANCE WITH THE
CITY OF AUBURN'S PLANNING DEPARTMENT REQUREMENTS.
APPROVED BY:
DATE APPROVED:
CITY OF AUBURN CODE REQUIREMENTS
Landscaping shall be designed as an integral part of the overall site plan with the purpose of enhancing building design, public views and
spaces, supporting storm water low impact development facilities, and providing buffers, transitions, and screening.
a. All required planting areas shall be covered with a mixture of trees, shrubs, and groundcover plants. Sodded lawn (not seed) may be
substituted for some but not all of shrubs or groundcover plants. If sodded lawn is used it cannot cover more than 20 percent of the site and
those portions of the lawn area must be served by an automatic irrigation system.
b. Planting design shall have focal points at project entries, plaza areas, and other areas of interest using distinct planting and/or
landscape features.
c. As appropriate, building and site design shall include the use of landscaping against buildings to visually break up expanses of wall,
soften appearance, and create visual interest through the use of planting areas, wall planters, hanging gardens, and/or raised planters. Loose
rock, gravel, decorative rock or stone shall not exceed 20 percent of the planting area.
2. Plant Types. Landscape planting shall be compatible with the character and climate of the Pacific Northwest and complement the
architectural design of structures on the site.
a. Native Landscaping. Landscaping materials installed shall include species native to the Puget Sound lowland region of the Pacific
Northwest or noninvasive species that have adapted to the climactic conditions of the region in the following minimum amounts:
i. Fifty percent of trees.
ii. Fifty percent of groundcover and shrubs.
b. Trees. Trees planted within 10 feet of a public street, sidewalk, paved trail, or walkway shall be a deep-rooted species and shall be
separated from hardscapes by a root barrier to prevent physical damage to public improvements.
3. Planting Size and Spacing. In order to balance both an immediate effect of a landscape installation and to allow sustained growth of
planting materials, minimum plant material sizes and plant spacing are as follows:
a. Trees. Trees shall be a minimum of one and one-half inches in diameter breast height (dbh) at the time of planting. Evergreen trees
shall be a minimum of four to six feet in height at the time of planting and may include either broadleaf or conifer. Tree spacing within the
perimeter planters along streets and abutting residential property shall be planted no further apart on center than the mature diameter of the
proposed species.
b. Shrubs. Shrubs shall be a minimum of 18 inches in height, or two-gallon size containers, at the time of planting.
c. Groundcover. Groundcover means low evergreen or deciduous plantings and shall be planted from either four-inch pot with 12-inch
spacing or one-gallon pot with 18-inch spacing. Alternative spacing of particular species may be approved by the city if documentation
concerning the effectiveness of the groundcover is submitted with the landscape plan.
d. Additional Spacing Provisions.
i. Tree size and spacing at installation shall be increased by the city where needed to ensure visual access for vehicles and pedestrians
and provide clear vision at street, access tracts and driveway intersections (sight distance triangles).
ii. Trees or shrubs with a full-grown height equal to or greater than 30 inches shall not be planted in any sight distance triangle. Sight
distance triangles are determined in conformance with the city of Auburn engineering design standards, Chapter 10.
iii. A minimum distance of 15 feet is required from the mature diameter of trees and the center of street light standards.
4. Landscaping Requirements for Parking Areas.
a. General Parking Lot Landscaping Standards.
i. All parking lot landscape areas shall be protected with vertical or extruded concrete curbs, or equivalent barriers. Tire blocks shall not
be used as a substitute for curbing and boundary around the landscaped area unless they are integral to a storm water LID facility design as
approved by the city engineer or his/her designee.
ii. All parking lot landscaping must be located between parking stalls, at the end of rows of parking, or between the end of rows of stalls
and the property line.
iii. The maximum distance between any parking stall and required parking area landscaping shall be no more than 50 feet.
iv. Shrubs, groundcover or lawn shall be planted to cover each parking lot planting area using the planting size and spacing requirements
specific in subsection (C)(3) of this section. All groundcover shall have a mature height of not more than 24 inches.
v. Modifications to protect drainage features, easements, or utility facilities may be allowed. Modifications that reduce landscape area or
plant material shall be made up elsewhere on site, if possible.
vi. The requirements of this section shall not apply to parking garages or to display areas for automotive and equipment sales and rentals
that are specifically designed, approved and constructed for the display purpose and that do not reduce required landscape areas.
CITY OF AUBURN CODE REQUIREMENTS
18.50.070 Administration and enforcement.Email Link
A. Performance Assurance.
1. The required landscaping must be installed prior to the issuance of the certificate of occupancy unless the planning director determines that a performance assurance device will
adequately protect the interests of the city;
2. The performance assurance device shall only be valid for a 120-day period and shall have a value of 100 percent of the estimated cost of the landscaping to be performed,
inclusive of planting materials and installation. If the landscaping has not been installed after the 120 days then the assurance device may be used by the city to perform any necessary
work to implement the landscape plan. This time period can be extended if the city determines that:
a. Installation of the landscaping would not be successful due to weather; or
b. Product is not available due to the time of year;
3. The performance assurance device shall be accompanied by an agreement granting the city and its agents the right to enter the property and perform work. The agreement shall
also hold the city harmless from all claims and expenses, including attorney’s fees;
4. Upon completion of the required landscaping by the property owner the city shall release the performance assurance device.
B. Initial Maintenance Period and Maintenance Assurance Device. After installation of the required landscaping, the property owner shall complete an initial maintenance period
lasting one year. The property owner shall comply with the provisions below:
1. The property owner shall be responsible for replacing any unhealthy or dead plants for a period of one year after the initial planting.
2. The planning director shall require a maintenance assurance device, unless converting a single-family residence to a nonresidential use within the RO district, for a period of one
year from the completion of planting in order to ensure compliance with the requirements of this section. The value of the maintenance assurance device shall equal at least 100
percent of the total landscape materials plus installation.
3. If the landscaping is not being properly maintained, the property owner shall be so notified by the city. If after 30 days from the city’s notification the landscaping is still not being
maintained then the maintenance device may be used by the city to perform any type of maintenance necessary to ensure compliance with this chapter.
4. The maintenance assurance device shall be accompanied by an agreement granting the city and its agents the right to enter the property and perform any necessary work. The
agreement shall also hold the city harmless from all claims and expenses, including attorney’s fees.
5. Upon completion of the one-year maintenance period, and if maintenance has not been performed by the city, the city shall release the maintenance assurance device.
C. Maintenance of Landscape Area (On-Going). Landscaping, including trees, shrubs, groundcover, or grass, planted as a requirement pursuant to this title or ACC Title 16 or 17
shall be maintained in a healthy, living condition. All landscaping which, due to accident, damage, disease, lack of maintenance, or other cause, fails to show a healthy appearance and
growth shall be replaced. Replacement plants shall conform to all standards that govern the original planting installation, approved landscaping plan, or as approved by the planning
director. If the landscaping is not replaced the property owner or designee shall be subject to the enforcement provisions contained in subsection D of this section.
1. Tree and Shrub Pruning. A permit is not required to prune trees and shrubs on private property. Pruning which results in the removal of at least half of the live crown will be
considered tree removal and subject to the provisions in subsection D of this section. Tree pruning should be performed by a landscape contractor, one that is certified by the
International Society of Arboriculture as a certified tree trimmer or certified arborist or other qualified tree expert.
2. Limitations on Allowable Pruning. Tree and shrub pruning shall be allowed only for the following purposes:
a. Removal of dead wood and diseased, crowded, and weakly attached trunks and branches that create a hazard to private property and citizens;
b. Providing adequate clearance and visibility for safe use of parking stalls, travel ways and walkways for the passage of persons and vehicles;
c. Eliminating traffic sign visibility obstructions;
d. Providing adequate visibility for security patrols;
e. Repairing split trees and limbs in order to save a tree and its appearance;
f. Removing or severing tree roots that are causing damage to public or private property, including curbs, gutters, sidewalk, drainage lines and parking lot surfaces; or
g. Providing visibility for merchant signs and increasing parking lot lighting only when the aesthetics of the tree or shrub will not be reduced.
3. Tree Topping. Tree topping is prohibited, except under the following circumstances:
a. Branches interfering with utility lines;
b. Significant canopy dieback has occurred;
c. Storm damage or prior incorrect pruning requires correction.
D. Enforcement. Violation of these provisions shall be processed in accordance with the procedures defined under Chapter 1.25 ACC. The property owner or designee responsible
for correcting the violation shall provide a corrective action plan that defines how and when the infraction will be corrected within the time provisions defined by Chapter 1.25 ACC.
1. The corrective action plan shall be subject to the following replacement ratios:
a. For plants that have died, replacement vegetation shall be at least 150 percent of the planting size required of the subject plant material at the time of planting. The plants shall be
of the same or similar species to those plants being replaced, unless alternate species are approved by the planning director.
b. For trees or shrubs that have been excessively pruned, replacement vegetation shall be at least 200 percent of the size of the tree or shrub that was required by city regulations
at the time of planting. The trees or shrubs shall be of the same or similar species of the plants being replaced, unless alternate species are approved by the planning director.
2. The property owner or designee shall correct the infraction or provide a schedule that defines how and when the infraction will be corrected within the time provisions defined by
Chapter 1.25 ACC.
AGENCYREVIEW
February 7, 2019
b. Revised to new SIte Layout
ROOT BARRIER DETAIL
ONLY FOR TREES PLANTED WITHIN CERTAIN AREAS SEE CITY OF
AUBURN NOTE 2b ON THIS SHEET
