Final Monitoring Report--Lewis Year 3.pdfLvj_
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WETLANDS WILDLIFE
Environmental Consulting
FINAL MITIGATION PLAN MONITORING REPORT -YEAR 3)
LEWIS PROPERTY (18910 SOUND VIEW PLACE)
CITY OF EDMONDS, WA (PARCEL #00498400000400)
PREPARED FOR:
Jeff and Maureen Lewis
P.O. box 1133
Edmonds, WA 98020
PREPARED BY:
Wetlands & Wildlife, Inc.
19410--179th Court NE
Woodinville, WA 98077
(425) 337-6450
June 25, 2018
TABLE OF CONTENTS
INTRODUCTION OF SITE AND BRIEF PROJECT HISTORY
STATEMENT OF QUALIFICATIONS TO CONDUCT THIS CRITICAL AREAS EVALUATION
PERFORMANCE STANDARDS SHOWN IN THE APPROVED CRITICAL AREAS REPORT 2
METHODOLOGIES OF MITIGATION PLAN MONITORING 2
RESULTS AND FINDINGS OF MITIGATION PLAN MONITORING 3
CONCLUSIONS RELATED TO THE MITIGATION PLAN MONITORING 4
LIMITATIONS AND USE OF THIS REPORT 4
PHOTOGRAPHS TO DOCUMENT CONDITIONS OF MITIGATION AREAS 6
ATTACHMENT:
1. PHOTO POINT LOCATIONS MAP (MITIGATION PLAN MONITORING) MAP SHEET PP1.00
INTRODUCTION OF SITE AND BRIEF PROJECT HISTORY
The subject property is located at 18910 Sound View Place in the incorporated City of Edmonds, Washington
(located in the NW Quarter of Section 13, Township 27N, Range 03E, W.M.). The tax parcel number for the
project site follows: 00498400000400. According to the Snohomish County Assessor's Office, the subject
property encompasses approximately 0.31 acres and is currently owned by Jeff and Maureen Lewis. A single-
family residence exists on the property. Vehicular site access is gained from travelling west from Sound View
Place, a public asphalt roadway.
The property owners implemented a stream buffer mitigation plan in 2015 in association with additions to
an existing single-family residence on the subject parcel. As part of the 2015 building permit application, a
Critical Areas Report and Mitigation Plan was reviewed and approved by City of Edmonds. The property
owners planted 1,167 square feet of native plants to enhance the on -site stream buffer and mitigate for
impacts to the stream buffer adjacent the residence. Per the approved Critical Areas Report and Mitigation
Plan and City of Edmonds code, annual monitoring reports are to be submitted to the City documenting the
success and survival of the proposed enhancement plantings for a minimum of three (3) years from the
date of plant installation to ensure that the performance standards outlined in the approved mitigation plan
have been met.
Per the City of Edmonds code and May 9, 2017 email correspondence from Michael Clugston
(Associate Planner, City of Edmonds) to Jeff Lewis, this Year 3 monitoring report is intended to be
submitted to the City of Edmonds on behalf of Jeff and Maureen Lewis and is intended as the Final
Mitigation Plan Monitoring Report (Year 3) related to the approved mitigation plan on the subject project.
STATEMENT OF QUALIFICATIONS TO CONDUCT THIS CRITICAL AREAS EVALUATION
The following provides a brief overview of my experience and credentials to conduct the detailed
evaluations on the subject property. I am the Founder, Owner, and Principal Wetland and Wildlife Ecologist
of Wetlands & Wildlife, Inc. I attended the University of Montana where I graduated cum laude with a
degree in Wildlife Biology. As of 2018, 1 have 17 years of direct experience as a professional Biologist /
Ecologist in western Washington and 21 years of overall experience completing natural resource
assessments among many different ecosystems across the western United States. I have worked as a
professional Biologist/Ecologist for federal, state, and county environmental agencies, as well as several
private environmental consulting firms with specialties in wetlands, streams, rivers, lakes, and wildlife
habitat. In my 21 years of experience, I have specialized in review of proposed land use and building
development permit applications as they pertain to Critical Areas (wetlands, rivers, streams, lakes, and
habitats of protected fish and wildlife species). Much of that experience came as a Senior Reviewing
Ecologist for King County DDES and a Regulatory Biologist for Snohomish County PDS.
I am listed on several Preferred / Qualified Consultant Rosters throughout western Washington. I am highly
experienced with the required U.S. Army Corps of Engineers and Washington State wetland delineation
methods. In addition to the wetland delineation certification, I am trained by the Washington Department of
Ecology and have 13 years of experience in the use of the required Wetland Rating Form for western
Wetlands & Wildlife, Inc.
Final Mitigation Plan Monitoring Report —Year 3
18910 Sound View Place (Incorporated City of Edmonds, WA)
June 25, 2018
Page 1
Washington (since its inception). I am trained by the Washington Department of Ecology to determine
Ordinary High Water Mark (OHWM) locations for rivers, streams, and lakes. In addition to my expertise
related to wetlands and streams, I have many years of experience conducting surveys of special -status
wildlife species in the western U.S. I received certifications from the Washington Department of Fish and
Wildlife for terrestrial wildlife habitat assessments and wildlife surveys of special -status wildlife species.
I have conducted over 1,700 biological I ecological assessments in different capacities on properties with
many habitat types and zoning designations, from small, urban properties (0.25 acres) to large, rural
properties (up to 2,000 acres in size). I have been selected by several local city jurisdictions to provide on -
call 3rd-party environmental reviews of proposed development projects for compliance with local Critical
Areas Ordinances and the FEMA Floodplain Habitat Assessment and Mitigation document.
PERFORMANCE STANDARDS SHOWN IN THE APPROVED CRITICAL AREAS REPORT
The City of Edmonds approved the following performance standards, related to the planted herbaceous,
shrub and tree survival, as outlined in the Critical Areas Report and Proposed Mitigation Plan prepared by
Wetlands & Wildlife, Inc. and dated March 24, 2015:
Performance Standards
Monitoring Year after installation
Year One
Year Two
Year Three
Mitigation and Plant Cover"
>20%
>30%
>40%
Mitigation and Plant Survival"
100%
>90%
>80%
Percent Non-native, Invasive Species
<20%
<20%
<20%
"NOTE: The performance standards above include beneficial native plants in that naturally pioneer in the
planted area. Also note that the percent cover performance standards shown above are related to bare
ground areas that are planted with the full cover requirements and these percentages do not apply to those
areas where vegetation is planted among existing vegetation (underplanted I interplanted).
METHODOLOGIES OF MITIGATION PLAN MONITORING
Wetlands & Wildlife, Inc. conducted a site visit to the property on June 6, 2018 for the purposes of
monitoring the enhancement planting areas to determine if the plantings currently meet the performance
standards as outlined in the approved Critical Areas Report and Proposed Mitigation Plan dated March 24,
2015. Wetlands & Wildlife, Inc. traversed the mitigation planting areas to examine each plant that was
required to be planted as part of the approved mitigation planting plan as a means of determining survival
and approximate cover percentages.
In addition to traversing the mitigation planting areas and examining each plant, Wetlands & Wildlife, Inc.
took photographs at a total of six (6) photo points in representative locations. Please view the Photo Point
Locations Map (Map Sheet PP1.00) attached to this report to view the location of the 6 photo points, and
Wetlands & Wildlife, Inc.
Final Mitigation Plan Monitoring Report —Year 3
18910 Sound View Place (Incorporated City of Edmonds, WA)
June 25, 2018
Page 2
please view the 6 dated photographs which are embedded at the end of this report. These photographs
represent the vegetative conditions among the mitigation areas as of June 6, 2018. Wetlands & Wildlife,
Inc. also examined the ecological site conditions that may create beneficial OR adverse effects among the
mitigation planting areas. Please see the sections below for information.
RESULTS AND FINDINGS OF MITIGATION PLAN MONITORING
Please review the tables below which provide results of the Year 3 monitoring completed on June 6, 2018:
Approved Buffer Enhancement Plantings Among Buffer Enhancement Area A (approx. 715 SF)
Common Name
Latin Name
Qtv.
Approved
Qtv•
Survived
Yr. 3 Survival %
1. Beaked hazelnut
Corylus cornuta
3
3
100
2. Snowberry
Symphoricarpos albus
3
4
100
3. Salal
Gaultheria shallon
6
15
250
4. Sword Fem
Polystichum munitum
10
10
100
5. False lily -of -the -valley
Maianthemum dilitatum
10
8
80
6. Pacific bleeding heart
Dicentra formosa
8
9
113
7. Goatsbeard
Aruncus dioicus
4
4
100
8. Field Horsetail
Equisetum arvense
0
15
Natural Pioneers
Approved Buffer Enhancement Plantings Among Buffer Enhancement Area B (approx. 452 SF)
Common Name
Latin Name
Qty.
Approved
Qty.
Survived
Yr. 3 Survival %
1. Western red cedar
Thuja plicata
2
2
100
2. Douglas fir
Pseudotsuga menziesii
1
1
100
3. Beaked hazelnut
Corylus cornuta
2
2
100
4. Salal
Gaultheria shallon
3
15
500
5. Vine maple
Acer circinatum
0
2
Natural Pioneers
6. Snowberry
Symphoricarpos albus
0
20
Natural Pioneers
7. Thimbleberry
Rubus parviflorus
0
10
Natural Pioneers
Please see the followina comments reaardina the mitiaation Dlan monitorina results and findinas:
As shown in the tables above, significantly greater than 100% of the planted native vegetation
among the stream buffer enhancement areas survived the third and final year among the planting
areas (including the species and quantities mentioned below that have naturally pioneered that the
property owner gets credit for per approved plans). See actual calculations of planted species
above. Any percentages in the "Yr. 3 Survival V column that exceed 100% include the
Wetlands & Wildlife, Inc.
Final Mitigation Plan Monitoring Report —Year 3
18910 Sound View Place (Incorporated City of Edmonds, WA)
June 25, 2018
Page 3
calculations related to naturally pioneered beneficial plants that are counted toward the total per
the approved mitigation plans.
2. The vast majority of non-native weeds have been actively managed among the enhancement
areas and the mitigation areas are typical of similar mitigation planting areas at this stage. While
small patches of these invasive species do exist on the fringes of the planting areas, it is apparent
that the property owner has completed active and on -going maintenance of these areas to reduce
the vigor of these weedy species.
3. Several native species have naturally pioneered in the mitigation areas. The property owner
intends to allow the majority of these pioneer plants to continue to grow and survive among the
mitigation areas, as recommended. These pioneers increase vegetative diversity and provide
increased ecological functions among the mitigation planting areas.
CONCLUSIONS RELATED TO THE MITIGATION PLAN MONITORING
Based upon the results and findings of the mitigation plan monitoring as described above, Wetlands &
Wildlife, Inc. concludes that the mitigation planting plan currently meets the ecological standards to be
considered successful for the third and final year of the mitigation plan monitoring. Over 100% of the
originally planted mitigation vegetation has survived the third and final year (when including the native
species and quantities mentioned above that have been planted and / or naturally pioneered which the
property owner gets credit for per approved plans). A primary goal of ecological mitigation is to mimic
natural successional patterns and processes. The stream buffer mitigation areas are functioning similarly
to naturally disturbed areas in terms of beneficial ecological succession processes, and normal succession
patterns are occurring among the mitigation areas. Since the mitigation plan complies with the standards
required for the third and final year of monitoring, Wetlands & Wildlife, Inc. recommends final approval of
the mitigation planting plan to be granted by the City of Edmonds. Therefore, all security bonds held by the
city should be released to Jeff and Maureen Lewis upon the City's agreement with the findings mentioned in
this report.
LIMITATIONS AND USE OF THIS REPORT
This Final Mitigation Plan Monitoring Report --Year 3 is supplied to Jeff and Maureen Lewis as required to
monitor the success of the on -site enhancement planting areas. This report is intended to provide
information deemed relevant in the applicant's attempt to comply with the regulations currently in effect and
based upon prior approvals and agreements with the City of Edmonds.
The laws applicable to Critical Areas are subject to varying interpretations, but the work for this report has
conformed to the standard of care employed by professional ecologists in the Puget Sound region. No
other representation or warranty, expressed or implied, is made concerning the work or this report. This
report is based largely on readily observable conditions and no attempt has been made to determine
hidden or concealed conditions. If hidden or concealed conditions arise, the information contained in this
report may change accordingly. While Wetlands & Wildlife, Inc. upheld professional industry standards
when completing this review, the information included in this report does not guarantee approval or
Wetlands & Wildlife, Inc.
Final Mitigation Plan Monitoring Report —Year 3
18910 Sound View Place (Incorporated City of Edmonds, WA)
June 25, 2018
Page 4
agreement from the City of Edmonds. Therefore, the information contained in this report shall be
considered preliminary until the City provides agreement of the findings and recommendations outlined.
If any questions arise regarding this review, please contact me directly at (425) 337-6450.
Wetlands & Wildlife, Inc.
Scott Spooner
Owner I Principal Wetland & Wildlife Ecologist
Wetlands & Wildlife, Inc.
Final Mitigation Plan Monitoring Report —Year 3
18910 Sound View Place (Incorporated City of Edmonds, WA)
June 25, 2018
Page 5
Photo Point 1: Buffer Enhancement Area B (see attached map for location & orientation)
Photo Point 2: Buffer Enhancement Area A (see attached map for location & orientation)
Wetlands & Wildlife, Inc.
Final Mitigation Plan Monitoring Report —Year 3
18910 Sound View Place (Incorporated City of Edmonds, WA)
June 25, 2018
Page 6
Photo Point 3: Wetland Enhancement Area A (see attached map for location & orientation)
Photo Point 4: Wetland Enhancement Area A (see attached map for location & orientation)
Wetlands & Wildlife, Inc.
Final Mitigation Plan Monitoring Report —Year 3
18910 Sound View Place (Incorporated City of Edmonds, WA)
June 25, 2018
Page 7
Photo Point 5: Wetland Enhancement Area A (see attached map for location & orientation)
Photo Point 6: Wetland Enhancement Area A (see attached map for location & orientation)
Wetlands & Wildlife, Inc.
Final Mitigation Plan Monitoring Report —Year 3
18910 Sound View Place (Incorporated City of Edmonds, WA)
June 25, 2018
Page 8
CONCRETE STAI
CONCRETE WALL
AND IRON FENCE
BUFFER ENHANCEMENT AREA A (715 SF);
SEE CRITICAL AREAS REPORT AND MITIGATION
PLAN APPROVED BY CITY FOR DETAILS
BUILDING SETBACK LINE (15')
TOP OF STEEP
a
REDUCED STREAM BUFFER (37.5'; 50% OF BUFFER);
SEE CRITICAL AREAS REPORT AND MITIGATION PLAN
APPROVED BY CITY FOR FURTHER DETAILS
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PLAN APPROVED BY CITY FOR DETAILS
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