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Home My WebLink AboutBP17 00005 BREMERTON, WA 1231 CAMPBELL WAY BREMERTON MULTI-FAMILY A0.0 BREMERTON, WA 1231 CAMPBELL WAY BREMERTON MULTI-FAMILY A1.0 BREMERTON, WA 1231 CAMPBELL WAY BREMERTON MULTI-FAMILY PA-1 BREMERTON, WA 1231 CAMPBELL WAY BREMERTON MULTI-FAMILY A0.0 BREMERTON, WA 1231 CAMPBELL WAY BREMERTON MULTI-FAMILY A1.0 BREMERTON, WA 1231 CAMPBELL WAY BREMERTON MULTI-FAMILY A1.1 BREMERTON, WA 1231 CAMPBELL WAY BREMERTON MULTI-FAMILY A2.0 BREMERTON, WA 1231 CAMPBELL WAY BREMERTON MULTI-FAMILY A2.1 BREMERTON, WA 1231 CAMPBELL WAY BREMERTON MULTI-FAMILY A2.2 BREMERTON, WA 1231 CAMPBELL WAY BREMERTON MULTI-FAMILY A5.0 BREMERTON, WA 1231 CAMPBELL WAY BREMERTON MULTI-FAMILY A5.1 BREMERTON, WA 1231 CAMPBELL WAY BREMERTON MULTI-FAMILY A5.2 3976-028-001-0004 EMPLOYMENT CENTERMULTI-FAMILY SITE ADDRESS: BREMERTON, WA 1231 CAMPBELL WAY SITE TAX ID NO.: ZONING:OCCUPANCY: N O TT R G ON I P H S A W SHEET INDEX TESC NOTES: SOIL NOTES: SOIL NOTES: March 20, 2020 iCap Equity 10900 NE 8th Street, Suite 1000 Bellevue, WA 98004 Attn: Ms. Jami Stevenson Comment Response Letter Campbell Way Development 1231 Campbell Way Bremerton, WA PN: 39760280010004 Doc ID: iCapEquity.CampbellWay.RGA6 INTRODUCTION As requested by Phillip Kitzes, we are pleased to provide this response letter addressing the December 6, 2019 letter from the Washington Department of Fish and Wildlife (WDFW) regarding the recommended steep slope setback of 15 feet for the Multi- Family Development to be located at 1231 Campbell Way, Bremerton. Representatives of GeoResources visited the site on February 4, 2020 and met with Kelli Lambert from the City of Bremerton (COB) nd Adam Brown from Washington State Department of Fish and Wildlife (WDFW. SLOPE STABILITY ANALYSIS We performed a supplement slope stability analysis to analyze the impacts of removing the existing bulkhead from the toe of the slope. The cross section used for the analysis (B-is shown on the attached Site & Exploration Plan, Figure 1. The cross-section was selected to go through the remnant bulkhead between the old concrete beach stairs and the recently installed City of Bremerton stormwater outfall. We did not model the slope further to the west that has a large rock bulkhead that has been overtopped by sloughing soils and vegetation because 1) the bulkhead extends across property line and adjacent parcel to the west, 2) removal of the west bulkhead would greatly impact the existing vegetation providing shade during high tide, and 3) this bulkhead is immediately below the previous failure under the existing office building, which was analyzed in our original report dated January 10, 2017. Methodology We used the computer program SLIDE version 8, from RocScience (2018) to perform the slope stability analyses. The computer program SLIDE uses a number of methods to estimate the factor of safety (FS) of the stability of a slope by analyzing the shear and normal is treated as a rigid body; therefore, the forces and/or moments acting on each slice are assumed to satisfy static equilibrium (i.e., a limit equilibrium analysis). The FS is defined as iCapEquity.CampbellWay.RGA6.doc March 20, 2020 Page 2 the ratio of the forces available to resist movement to the forces of the driving mass. An FS of 1.0 means that the driving and resisting forces are equal; an FS less than 1.0 indicates that the driving forces are greater than the resisting forces (indicating failure). We used the Generalized Limit Equilibrium method using the Morgenstern-Price analysis, which satisfies both moment and force equilibrium, to search for the location of the most critical failure surfaces and their corresponding FS. The most critical surfaces are those with the lowest FS for a given loading condition, and therefore the most likely to move. For the purposes of the proposed slide repair, we are using minimum factors of safety as recommended in the WSDOT Geotechnical Design Manual; the minimum require FS under static and seismic conditions is 1.5 and 1.1, respectively. Soil Properties Subsurface conditions including soil layering, engineering properties of the soils, and groundwater levels were estimated from test pits performed by GeoResources in 2008 and deeper borings completed by Aspect Consulting in 2007. The approximate locations of the explorations and cross section line are shown on Figure 1. At each boring location, an inferred piezometric (groundwater) table was used based on the depth to water indicated in the reviewed borings as well as the approximate seepage zone on the face of the bluff. The cross section and slope stability results are included at the end of this addendum report. TABLE 1: ENGINEERING PROPERTIES OF SOILS Unit Weight Friction Angle Cohesion Soil Unit (pcf) (degrees) (psf) Gravelly Outwash 120 33 0 Advance Outwash 125 34 275 Pre-Vashon Drift 130 35 550 Pre-Vashon Till 135 35 700 Notes: pcf = pounds per cubic foot; psf = pounds per square foot Analysis Scenarios and Results We used the same soil properties presented in our previous reports. The pre- removal configuration shows the bulkhead and slope in its current condition while the post- removal shows and over-steepened toe of the slope. Neither section includes the post developed condition as our analysis is strictly limited to how the removal of the bulkhead affects the lower portion of the slope. This is the portion of the slope that would directly loose support provided by the bulkhead. We anticipate subsequent failures would regress up slope as erosion removes support from the toe of the slope. These progressive failures would eventually impact current and proposed development at the top of the slope. We analyzed the pre- and post-removal conditions under static and seismic conditions; the seismic condition was analyzed using a peak ground acceleration of 0.323, which was also used in our original report. 300 250 W GeoResources, LLC 200 iCapEquity.CampbellWay.B_B'.slmd 000 wǒ 150 CalculatedCalculated ǤƦĻ callycally Iǒ 1:480 AutomaAutoma Global Stability Analysis - Static Proposed Residential Development 100 {ǒƩŅğĭĻ SurfaceSurface NoneNoneNone WaterWater ğƷĻƩ 3334353548 tŷź ΛķĻŭΜ 00 275550700 ΛƦƭŅΜ /ƚŷĻƭźƚƓ 50 ǤƦĻ 11/21/2016, 4:41:47 PM STM 1.7501.7501.7501.7501.7501.750 CoulombCoulombCoulombCoulombCoulomb {ƷƩĻƓŭƷŷ MohrMohrMohrMohrMohr ЌΜ ĻźŭŷƷ C{ 120125130135135 ΛƌĬƭΉ 1.7501.745 ƓźƷ aźƓ W 0 /ƚƌƚƩ Price ll bğƒĻ ed dri ŋ Rock bğƒĻ outwash outwash simpli Vashon aĻƷŷƚķ Vashon Morgenstern / pre Bulkhead ağƷĻƩźğƌ pre Gravelly Advance BishopGLE -50 -100 150100500-50 SLIDEINTERPRET 8.029 300 0.323 250 GeoResources, LLC W iCapEquity.CampbellWay.B_B'.slmd 200 000 wǒ 150 CalculatedCalculated ǤƦĻ callycally 1:480 Iǒ Global Stability Analysis - Static Proposed Residential Development AutomaAutoma 100 {ǒƩŅğĭĻ SurfaceSurface NoneNoneNone WaterWater ğƷĻƩ 3334353548 tŷź ΛķĻŭΜ 00 275550700 ΛƦƭŅΜ /ƚŷĻƭźƚƓ 11/21/2016, 4:41:47 PM STM 50 ǤƦĻ CoulombCoulombCoulombCoulombCoulomb 1.1341.1341.1341.1341.1341.134 {ƷƩĻƓŭƷŷ MohrMohrMohrMohrMohr ЌΜ ĻźŭŷƷ 120125130135135 C{ ΛƌĬƭΉ ƓźƷ 1.1341.152 aźƓ W 0 /ƚƌƚƩ Price ll bğƒĻ ed dri ŋ Rock bğƒĻ outwash outwash Vashonsimpli Vashon aĻƷŷƚķ Morgenstern / pre Bulkhead ağƷĻƩźğƌ pre Gravelly Advance BishopGLE -50 150100500-50 SLIDEINTERPRET 8.029 300 250 GeoResources, LLC W iCapEquity.CampbellWay.B_B'.slmd 200 00 wǒ 150 CalculatedCalculated ǤƦĻ 1:480 callycally Global Stability Analysis - Static Iǒ Proposed Residential Development AutomaAutoma 100 {ǒƩŅğĭĻ SurfaceSurface NoneNone WaterWater ğƷĻƩ 33343535 tŷź ΛķĻŭΜ 0 275550700 ΛƦƭŅΜ /ƚŷĻƭźƚƓ 11/21/2016, 4:41:47 PM STM 50 ǤƦĻ CoulombCoulombCoulombCoulomb {ƷƩĻƓŭƷŷ MohrMohrMohrMohr 1.501.501.501.501.501.50 ЌΜ ĻźŭŷƷ C{ 120125130135 ΛƌĬƭΉ 1.501.50 ƓźƷ aźƓ W 0 /ƚƌƚƩ Price ll bğƒĻ ed dri ŋ bğƒĻ outwash outwash simpli Vashon aĻƷŷƚķ VashonMorgenstern / pre ağƷĻƩźğƌ pre Gravelly Advance BishopGLE -50 200150100500 SLIDEINTERPRET 8.029 0.323 300 250 GeoResources, LLC W iCapEquity.CampbellWay.B_B'.slmd 200 00 wǒ 150 CalculatedCalculated ǤƦĻ 1:480 callycally Global Stability Analysis - Static Iǒ Proposed Residential Development AutomaAutoma {ǒƩŅğĭĻ SurfaceSurface 100 NoneNone WaterWater ğƷĻƩ 33343535 tŷź ΛķĻŭΜ 0 275550700 ΛƦƭŅΜ 11/21/2016, 4:41:47 PM /ƚŷĻƭźƚƓ STM 50 ǤƦĻ CoulombCoulombCoulombCoulomb {ƷƩĻƓŭƷŷ MohrMohrMohrMohr 0.9480.9480.9480.9480.9480.948 ЌΜ ĻźŭŷƷ 120125130135 C{ ΛƌĬƭΉ ƓźƷ 0.9480.957 aźƓ W 0 /ƚƌƚƩ Price ll bğƒĻ ed dri ŋ bğƒĻ outwash outwash simpli Vashon Vashon aĻƷŷƚķ Morgenstern / pre ağƷĻƩźğƌ pre Gravelly Advance BishopGLE -50 150100500 SLIDEINTERPRET 8.029 J. S. Jones and Associates Inc. Habitat Management Plan 1231 Campbell Way Bremerton, Washington 98310 Kitsap County Tax Parcel No. 3976-028-001-00-04 Prepared for: iCap Campbell Way, LLC PO Box 3907 Bellevue, WA 98009 Contact: PK Enterprises Phillip Kitzes 206-227-7445 pkenterprises.mv@gmail.com Dated: May 23, 2018 Updated April 7, 2020 Prepared by: Jeffery S. Jones, Wetland Scientistand Wildlife Biologist J. S. Jones and Associates, Inc. PO Box 1908, Issaquah, Washington 98027 C 253-905-5736/ jeff.jsjones@comcast.net Table of Contents Introduction ................................................................................................................ 1 Parcel Assessment ..................................................................................................... 2 Shoreline Analysis ..................................................................................................... 4 Impact Assessment .................................................................................................... 8 Mitigation Sequencing ............................................................................................... 9 Avoidance ...................................................................................................... 9 Minimization .................................................................................................. 9 Mitigation – Restoration of the Shoreline Setback ........................................ 9 Vegetation Management Plan Requirements ............................................................. 9 Temporary Erosion &Sediment Controls .................................................................. 9 Attachment Vegetative Management Plan & Schedule, Sheets L-1, L-2, VM-1, & VM-2 i Introduction According to the Bremerton Shoreline Management Program, Chapter 7.020, a vegetation management plan, “shall be submitted for all new development and redevelopment with the shoreline jurisdiction that provides for substantial enhancement of shoreline ecological functions and provides the maximum ecological functions feasible”, in accordance with ten provisions. Chapter 7.030 further requires, “mitigation sequencing for no net loss of ecological functions.” These provisions are discussed in this report. iCap Campbell Way LLC proposes to develop the property into a 30 unit multi-family condominium with parking and landscaping (see the Architectural Drawing and Landscape Plan). The shoreline setback extends to the top of the steep slope. Grading will not occur within the shoreline setback. All impacted areas west and south of the proposed structure, between the structure and top of slope, will be landscaped. 1 Parcel Assessment The property is located at 1231 Campbell Way, Bremerton, WA. The tax parcel number is 3976- 028-001-00-04. The property is in the southwest quarter of Section 12, Township 24 North, Range 1 East, of the Willamette Meridian. The tax parcel consists of Lots 1, 2, 3, 29, 30, 31 and 32, Block 28, Subdivision - U.S. Navy Yard Addition Bremerton. The total parcel area is 23,958 square feet or 0.55 acres. Previously, there was an existing single-family residence and a detached garage that was constructed in 1935. The upper part of the property, around the prior structures, is nearly level. The property slopes 70-85% between the shoreline of Port Washington Narrows to the top of the steep slope. The slope is densely vegetated with Himalayan blackberry (Rubus armeniacus) and other native and non-native plant species. The partial over-story includes big-leaf maple (Acer macrophyllum), Pacific madrone (Arbutus menziesii), and western red cedar (Thuja plicata). The USDA Soil Conservation Service (SCS) mapped the steep slope as Dystric xerothents gravelly sand, 45-70% (McMurphy, 1980). Dystric xerothents is not a soil series name but a taxonomic soils name. The soil is glacial outwash. It is more a glacial deposit than a soil. It lacks soil structure and is classified as “moderately to somewhat excessively well drained”. The erosion hazard is high. 1231 Campbell Way, Prior House and Garage 2 Looking Up Gravel Utility Road, Public ROW Shoreline Setback Steep Slope, North Side of Gravel Utility Road 3 Shoreline Analysis The ordinary high water is located along existing bulkheads and a 3-4 foot high vertical bank. The bulkheads were constructed at various times using concrete, stones and large rocks ( see photos). Himalayan blackberry canes overhang the bulkhead. Approximately 60 years ago, the bluff was cleared of vegetation and rock bulkheads were installed, probably in conjunction with construction of the prior single-family residence above the bluff. On the slope, there are remnants of an on-grade wood stairway, built with railroad ties, that went straight down the bluff to concrete steps that provided access to the beach below the OWHM (see photos). Very little is left of the wood walkway and concrete steps. The rock bulkhead consists of areas of large rock riprap and small rock grouted in place, indicating that prior owners made repeated repairs to the bulkhead. The sections of grouted rock are in good condition. Most of the large rock riprap has dropped to the shoreline. Erosion behind the large rock riprap is visible. However, riprap and the remnants of bulkhead are still functioning to provide partial protection from wave action and some slope stability. Therefore, replaced of the bulkhead is not proposed. The city replaced a large storm drainage pipeline, removed the concrete energy dissipaterand eliminated Wetland A. This pipeline, structure and wetland were in thepublic right-of-way that accesses the shoreline. A concrete energy dissipator was replaced with a pipe energy dissipator, see photo. A new section of riprap was constructed below the energy dissipater pipe. The area of Wetland A is now dominated by Scot’s broom (Cytisus scoparius), and erosion control grasses (see photo). New Pipe Energy Dissipator 4 Prior Location of Wetland A, Scot’s Broom and Grass Rock Beach 5 Himalayan Blackberry Overhanging Bulkhead Large Rock Bulkhead 6 Remains of Stairway above Beach and Small Grouted Rock Bulkhead 7 Impact Assessment The proposed project is consistent with the Shoreline Management Act and the Bremerton Shoreline Master Program. Shoreline ecological functions are protected by avoiding impact to the shoreline setback and steep slope. The shoreline setbackwas determined for multi-family to be 30% of the lot depth or to the top of the steep slope. The lot depth is 274 feet, of which 27 feet is below the OHWM. The calculation is (274 feet – 27 feet) 30%= 74 feet. The top of the steep slope is 80 feet. The shoreline setback extends to the top of slope because it is greater than the 30%. The location of the top of slope was determined by the Geotech and agreed upon by the city. The primary goals are to avoid adverse impacts to the shoreline and restore the shorelineand shoreline setback. Development within the shorelinesetback is not proposed. The steep slope would benefit from reestablishment of a native plant community. However, disturbance of the steep slope and removal of existing vegetation is not advised due to potential for erosion and difficulties of reestablishing vegetation.The soils are sandy and there is full sun exposure. These factors make native plant establishment difficult and the erosion hazard high. Avoiding impacts to the slope will reduce the likelihood of soil erosion. All vegetation will be retained. There are many native trees on the slope. Avoiding impact to the slope will protect and sustain the existing ecological functions for long-term success. Economic use is an important goal of the Shoreline Master Program. Redevelopment is allowed and necessary as long as it does not result in a net loss of shoreline ecological functions. The proposed redevelopment will not impact shoreline ecological functions because it is above the steep slope, outside of the shoreline setback and all drainage will be diverted into the public stormwater system. No runoff from impervious surfaces will be allowed onto the steep slope. Exterior lighting is designed to reduce direct light into the shoreline setback area. A public access park and walkway to the public access are provided, see the attached Bradley Design Group, “Preliminary Landscape Plan & Schedule – Bremerton Multi-Family”, Revision 6, July 26, 2019. The public access park will provide scenic views. Access to the shoreline is available using the public right-of-way (ROW). A private tenant area is provided adjacent to the public access park. The private tenant area will be fenced with a gate for access from the public area. Several open space landscape areas are provided. A portion of the slope will be revegetated with native plants, below the access walkway and outside of the shoreline setback, including in the city public ROW. Best Management Construction Practices (BMP’s) will be used to reduce the risk of erosion and slope failure. BMP’s include limiting the timing of clearing to dry weather, preventing the of dumping of construction materials and waste, and water runoff over the slope, and other measures that the civil engineers provides on the Erosion and Sediment Control Plan (ESCP). Stormwater will be detainedand discharged to thepublic stormwater system. 8 Mitigation Sequencing Avoidance Alternatives were examined that include avoiding impacts to the steep slope, revegetation of the steep slope, replacement of the bulkhead, and constructing a new wood walkway for beach access. Avoiding impacts to the steep slope was determined to necessary to ensure protection of the shoreline ecological functions. Revegetation of the steep slope would create a significant risk of erosion. Replacement or repair of the bulkhead would require direct impacts to the beach. Heavy equipment would have to drive on the beach, crushing beach organisms and clouding surface water. Bulkheads have negative impact on beach sand recruitment. For these reasons, bulkhead replacement and revegetation of the steep slope are not proposed. No shoreline uses or modifications are proposed. Minimization The applicant’s proposal minimizes impacts to priority species and habitats by: 1) Retaining existing vegetation on the steep slope 2) Implementing Best Management Construction Practices (BMP’s) 3) Ensuring that during construction no water is discharged onto the steep slope 4) Retaining existing bulkhead 5) Revegetate temporarily disturbed areas above the steep slope, see the Vegetation Management Plan, sheet VM-1 & VM-2 Mitigation – Alterations to the Shoreline Setback The shoreline setback area will not be impacted or altered in any way. Therefore, mitigation is not proposed. Vegetative Management Plan Requirement BMC Chapter 7.010 requires a substantial improvement in shoreline ecological functions for new and redevelopment activities within the shoreline jurisdiction. However, the applicant, applicant’s consultants, city staff, and DOE staff have agreed that disturbance of the steep slope and shoreline setback is not advised. Clearing of the steep slope would result in erosion. Replanting, maintenance, supplemental plantings, and monitoring would be difficult. It is likely that clearing of the steep slope and replantingwould result in damage to the shoreline ecological functions and therefore it is not advised. A Vegetation Management Plan is provided for temporary impacts between the proposed walkway and shoreline setbank, and in the public ROW south of the subject property. These areas are identified on the Vegetation Management Plan, sheet VL-1. Temporary Erosion and Sediment Controls Temporary erosion and sediment control (TESC) measures will be installed and maintained according the TESC Plan, prepared by the civil engineer. 9 1:1 1231 Campbell Way, Bremerton, WA By Sheets I-Cap Equity 2 L-1 Sheet No.of BREMERTON MULTI-FAMIY Date STATE OF REGISTERED WASHINGTON REVISION Certificate No. 576 Kathleen Bradley Reader LANDSCAPE ARCHITECT Prelim. Landscape Plan & Schedule 1" = 20'-0"14011 LAFWMFWSite Plan Review KBR25 SEPT. 2014 No. ScaleDesignerProject ManagerPrincipalDatePhaseProject No. SMALL DECIDUOUS ACCENT TREE REVEGETATION AREA CITY PARCEL - 750 SFREVEGETATE WITH NATIVE SPECIES AS INDICATED ONPLANTING SCHEDULE (See Sheet VM-1 & VM-2) TYPE 1 BUFFERSHRUB MASSINGS IN NATURAL GROUPINGS EXISTING CITY GRAVEL ACCESS ROAD NARROW CONIFER TREE TOP OF SLOPE - SHORELINE BUFFER LINE EXISTING STORMWATERRELEASE CONTROL STRUCTURE ORDINARY HIGH WATER LINE T N E M E S A E W O R ' 0 6 NEW 5' PEDESTRIANSIDEWALK PRIVATETENANTAREA WALKWAY FROM PUBLICSIDEWALK TO ACCESS PUBLICVIEWING AREA AND PRIVATETENANT AREA PRIVATE TENANT AREA PUBLIC VIEWING PARK AREA SHADE TOLERANT NATIVE PLANTINGSGATED ENTRY TO TENANT AREA REVEGETATION AREA DISTURBED BYCONSTRUCTION NON-BUFFER - 180SF OPEN SPACE ACCENT PLANTINGS PROPOSEDBUILDING GROUNDCOVER ROW SHRUB &PLANTING DECIDUOUS STREET TREE TYPE 1 BUFFER SHRUB MASSINGS INNATURAL GROUPINGS SHADE TOLERANT NATIVE PLANTINGSORDINARY HIGH WATER LINE OPEN SPACE ACCENT PLANTINGSREVEGETATION AREA DISTURBED BYCONSTRUCTION NON-BUFFER - 740SF TOP OF SLOPE - SHORELINE BUFFER LINE WOOD PLANK PAVING WITH BENCHES,SHORELINE/REGIONAL INFO SIGNAGE ANDVIEWING SCOPE PROPOSED PUBLIC ACCESS PARK (3000 SF) 25' O.C., B&B BRANCHED @ 5' HT. HT. (STREET TREE QUALITY)(STREET TREE QUALITY)FULL FOLIAGE 24" O.C.FULL FOLIAGE 5' O.C. 20' O.C., B&B BRANCHED @ 5' HEIGHT(STREET TREE QUALITY)12'-15' O.C., B&B BRANCHED @ 5'B&B, NURSERY GROWNFULL FOLIAGE 24" O.C.FULL FOLIAGE 5' O.C.B&B, NURSERY GROWNB&B/Cont., NURSERY GROWNFULL FOLIAGE 24" O.C.FULL FOLIAGE 5' O.C. B&B, NURSERY GROWN " CAL. 12 GROUNDCOVER 1 GAL.SHRUBS 1 GAL. & 3 GAL. DECIDUOUS TREES 2" CAL.GROUNDCOVER 1 GAL.SHRUBS 1 GAL. & 3 GAL.DECIDUOUS TREES 2" CAL.CONIFERS 6-7' HEIGHTCONIFERS 6-7' HEIGHTGROUNDCOVER 1 GAL.SHRUBS 1 GAL. & 3 GAL.HYROSEED OR SOD DECIDUOUS TREES 1-1 PRUNUS SAGENTII 'COLUMNARIS' / COLUMNAR SARGENT FLOWERING CHERRYPYRUS CALLERYANA 'REDSPIRE' / REDSPIRE FLOWERING PEARESCALLONIA 'PRIDE OF DONARD'/ PRIDE OF DONARD ESCALLONIAFRAGARIA CHILOENSIS / COASTAL STRAWBERRYPRUNUS LAUROCERASUS 'OTTO LUYKEN' / OTTO LUYKEN LAUREL FRAGARIA CHIOLENSIS / COASTAL STRAWBERRYVIBURNUM TINUS 'SPRING BOUQUET' / SRPING BOUQUET VIBURUMMYRICA CALIFORNICA / PACIFIC WAX MYRTLESPIRAEA JAPONICA 'LITTLE PRINCESS' / LITTLE PRINCESS SPIREAACER RUBRUM 'OCTOBER GLORY' / OCTOBER GLORY RED MAPLE CERCIDIPHYLLUM JAPONICUM / KATSURA TREETILIA CORDATA / LITTLELEAF LINDENEUONYMUS JAPONICUS 'SILVER PRINCESS' / SILVER PRINCESS EUONYMUSVIBURNUM TINUS 'SPRING BOUQUET' / SPRING BOUQUET VIBURNUMCEANOTHUS GLORIOSUS PT. REYES' / PT. REYES CEANOTHUSCISTUS X HYBRIDUS / WHITE ROCKROSEVACCINIUM OVATUM / EVERGREEN HUCKLEBERRYACER PALMATUM 'SANGOKAKU' / CORAL BARK JAPANESE MAPLEFAGUS SYLVATICA 'PURPLE FOUNTAIN' / WEEPING PURPLE BEECHMAGNOLIA GRANDIFLORA 'LITTLE GEM' / SOUTHERN MAGNOLIASTYRAX JAPONICA / JAPANESE SNOWBELL TILIA CORDATA 'WINTER ORANGE' / LITTLE LEAF LINDENBETULA JACQUEMONTII / JACQUEMONTI BIRCHPARROTIA PERSICA / PERSIAN IRONWOODCERCIDIPHYLLUM JAPONICUM / KATSURABERBERIS THUNBERGII 'CHERRY BOMB' / JAPANESE BARBERRYPRUNUS LAUROCERASUS 'OTTO LUYKEN' / OTTO LUYKEN LAURELOSMANTHUS HETEROPHYLLUS 'GOSHIKI' / GOSHIKI FALSE HOLLYPINUS FLEXILIS 'VANDERWOLFS' / VANDERWOLF'S PYRAMID LIMBER PINECHAMAECYPARIS OBTUSA / HINOKE CYPRESSCORNUS KOUSA 'SATOMI' / SATOMI KOUSA DOGWOODPINUS NIGRA / AUSTRIAN BLACK PINEPINUS FLEXILIS 'VANDERWOLFS' / VANDERWOLFS PYRAMID PINENANDINA DOMESTICA 'SIENNA SUNRISE' / DWARF HEAVENLY BAMBOOFRAGARIA 'PINK PANDA' / PINK PANDA SAND STRAWBERRYESCALLONIA 'NEWPORT DWARF' / DWARF ESCALLONIA CORNUS STOLONIFERA 'KELSYII' / DWARF RED TWIG DOGWOODCHAMAECYPARIS OBTUSA 'GRACILIS NANA' / DWARF HINOKI CYPRESSSARCOCOCCA HOOKERIANA HUMILIS / SWEET BOXFESTUCA GLAUCA 'ELIJAH BLUE' / ELIJAH BLUE FESCUESPIRAEA JAPONICA MAGIC CARPET / MAGIC CARPET SPIREALAWN AREA ROW FRONTAGE TREESBUFFER TREESSHRUBS & GROUNDCOVERACCENT TREES SHRUBS & GROUNDCOVERACCENT PLANTINGS ROW PLANTINGACCENT PLANTINGS TYPE 1 BUFFER CITY REVIEW - NOT FOR CONSTRUCTION 1:1 1231 Campbell Way, Bremerton, WA By Sheets I-Cap Equity 2 L-2 Sheet No.of BREMERTON MULTI-FAMIY Date STATE OF REGISTERED WASHINGTON REVISION Certificate No. 576 Kathleen Bradley Reader LANDSCAPE ARCHITECT Prelim. Landscape Notes & Details As Indicated14011 LAFWMFWSite Plan Review KBR25 SEPT 2014 No. ScaleDesignerProject ManagerPrincipalDatePhaseProject No. e g d E b r u C / t n g e n mi e s c v ae a P p m i S T e 5 h . T 1 t n a t s i d i g u n qi c E a p S g Spacing Slope Conditions n i t c na Equidistant ap t sS i d i u q E 2" Layer Compost Mulch Feather AwayFrom Trunk Mound Soil To Form 4"High Basin 50 Native &50 TopsoilMix (Not To Scale) Provide 3" ClearanceBetween Root Ball AndEdge Of Planting Pit. Mound Soil To FormBasin 3" Above Grade. Material 1 Gal. Or 4" Potted Plant(Not To Scale) Cut Through Bottom Half OfTo Bring The Root SystemCloser To The Surface. Use Knife Or Sharp Blade ToRoot Ball. Butterfly Rootball 3" Cut And Remove Burlap FromTop 1/3 Of Ball Or Completely Remove Container* Shrub Planting Detail Groundcover Planting Detail Fertilizer Tablets QuantityPer Manufacturer'sRecommended ApplicationRates Provide 6" ClearanceBetween Root Ball And EdgeOf Planting Pit.*Remove All Treated OrNonbio-degradable Materials of the planting pits. Install plant material high enough above finish grade to allow for settlement and bark mulch. Water plant pits throughly midway through backfilling and add fertilizer tablets. Balled and burlapped material that cannot be installed immediately shall be heeled in, mulched and watered regularly to keep root balls moist. Binding agent shall be J-Tac or approved equal. Apply 10-20-20 fertilizer at a rate of 10 lbs. per 1000 square feet. Apply hydro-seed mulch at a rate of 40 lbs. per 1000 square feet and binding agent at a rate of 1 lb. per 1000 square feet. Reseed any areas which do not germinate within 14 days. planting and mulch installation. Seeding or sodding to occur only when the soil conditions are dry and free of surface water. Carefully water lawn areas after installation. Sodded Lawn Areas: Install a northwest hardy, blended grass sod within 12 hours of delivery to site. Lay sod tight with no gaps, allowing for shrinkage. Apply a 10-20-10 fertilizer at a rate of 10 lbs. per 1000 square feet prior to installation. Seeded Lawn Areas: Seed shall consist of a Perennial Rye Grass blend and applied at a rate of 10 lbs per 1000 square feet. Apply a 10-20-10 fertilizer at a rate at a rate of 10 lbs per 1000 square feet. Promptly re-seed any areas which do not germinate with 14 days of planting. acceptance. Work shall include watering, spraying, fertilizing, pruning, resetting of plants, restoring eroded areas, adjustments to staking and removal of weeds/debris as required for healthy plant growth. of the work upon request by the Contractor. unsatisfactory condition as determined by the owner or Landscape Architect. Replace with a new planting of equal size and species as soon as conditions permit within the normal planting season. All replacement plantings are then to be under re-instated guarantee period as specified. Identify those replacements and take whatever measures necessary to prevent similar demise of additonal plant material.20. Provide root barrier in a surround or linear pattern for tree plantings when trunk is located within four (4) linear feet of any paved surface. DeepRoot Universial Barrier -UB -18 (or approved equal). Install per manufacturer's recommendations.Warr anty: This Warranty shall include replacing and planting the same size and species of plant material, as shown on the Landscape Plan and that has been designated, by the Landscape Architect, to be replaced. Except for loss due to excessively severe climatological conditions (20 year weather charts), installed plant materials are required to be guaranteed until the end of one growing season against defects and unsatisfactory growth, except for cases of neglect or abuse by the owners or others. All plants replaced shall be re-instated under these plant guaranty conditions. 14. Plant trees, shrubs and groundcover as shown in the planting details. Roughly scarify sides15. Hydro-seeded Areas: Hydro-seed mulch shall be Silva-fiber or approved equal.16. Seeded or Sodded Lawn Areas: Lawn installation shall occur upon completion of finish grading,17. Provide landscape maintenance immediately after planting and continue until final18. Inspection And Acceptance: The owner will make an inspection for Substantial Completion19. Replacement of Plantings: Remove any plant from site that is either dead, or in Application Rates 2" Layer CompostMulch Feather Away50 Native & 50Topsoil MixFertilizer Tablets Quantity PerManufacturer's Recommended From Trunk An approximated soil infiltration rate (either measured or derived from soil /texture / infiltration rate tables) A range of infiltration rates shall be noted where Determination of soil texture, indicating percentage of organic matter,appropriate, andMeasure PH valueBe augmented with a two-inch layer of organic material cultivated to a minumum ofsix inches in depth, orHave an organic content of five percent or more to a depth of six inches as shownin a soil analysis. Dripline 2. Verify that site conditions are acceptable prior to beginning work. Do not install any site elements or plant material until unsatisfactory conditions are corrected. When conditions detrimental to plant growth/constructed elements are encountered, immediately notify the owner.3. Substitutions or changes in materials and placement shall be made only after written change orders are accepted by the owner.4. Protect existing trees to remain and plant material located on adjacent property prior to commencing work. Place fencing material at dripline of trees and shrubs. See Existing Tree & Vegetation Protection Detail.5. Contractor to provide a soil analysis prior to commensement of work. The soil analysis shall include:a.c.6. All new turf areas, except all-weather, sand-based athletic fields shall:a.7. Organic content of all landscape areas shall be as necessary to provide adequate nutient and moisture-retention levels for the establishment of the plantings.8. Planting soil for trees, shrubs, groundcover and lawn areas shall be RandlesTopsoil Three-Way Top Soil mix or approved equal.9. Clean and remove all rocks, roots and debris over 2 inches in diameter. Place a six inch (6") depth of Topsoil Mix over areas to be planted with groundcover. Finish grade shall be at least two inches (2") below adjacent hard surface. See planting details for depth and staking requirements. as recommended by manufacturer. Topdress shrub/groundcover beds (prior to mulch application) with Newlife 10-20-20 at the rate of 2 lbs. per 1000 square feet. 'mulch'. Finish grade of mulch shall be one inch (1") below top of adjacent hard surface. well branched, disease and insect free condition. PLANTING NOTES:1. Verify bedlines and plant layout with Landscape Architect prior to commencing work.b.b.10. Plants shall be pit planted with a 50/50 prepared mix of native soil and Topsoil Mix.11. Fertilize all installed plants during backfill operations with Ag Safe Tabs12. Mulch all planted areas with a minimum 2 inch (2") depth of approved fir bark13. All plant material to be nursery grown stock and arrive on-site in a healthy, vigorous, Activity May Cross Into Dripline, In Areas Where ConstructionPlace 6" Of Medium Size WoodChips And Cover With A Metal Plate (Not To Scale) Protection Detail Dripline Existing Tree & Vegetation Provide Min. 4'-0"High Protective MeshFence And Support With WoodPosts At Dripline Of ExistingTrees And VegetationTo Be ProtectedDuring Construction telephone number, botanical and common name, plant size and size offurnished the plant materials identifying the plant materials being supplied by Documentation shall also include suppliers name, contact person, address,container or ball.Contractor shall provide a signed statement from the plant suppliers who havebotanical and common names, plant size and stating that all of the plantssupplied by them are in healthy growing conditions meeting the ASNS.Submit a project installation schedule, coordinated with the proposed soilammending and planting schedule to the Landscape Archtiect or owner forapproval at least 30 calendar days prior to start of work under this section. to proceed, landscape contractor shall submit a complete list of materialsproposed to be furnished and installed demonstrating conformance with therequirements specified. Include the name, addressess and telephone numbersof all plant material suppliers and growers.2.3. Plant Material List Submittal: Within 30 calendar days after receipt of the notice1. A. the Landscape Architect or Owner. If proof is submitted that any plant specified is not obtainable, a proposal will be considered for use of the nearest equivalent size and or variety. Such proof shall be substantiated and submitted in writing to the Landscape Architect or Owner at least 30 days prior to start of work under this section. These provisions shall not relieve contractor of the responsibility of obtaining specified materials in advance if special growing conditions or other arrangements must be made in order to supply specified materials.C. Plants shall be subject to inspection and approval by Landscape Architect or Owner for conformance to specifications upon delivery to the project site. Such approval shall not impair the subsequent right of inspection and rejection during progress of the work. Contractor shall give Landscape Architect 48 hours advance notice when plants will be delivered to the site for inspection. Inspection of plant materials shall take place within 24 hours of delivery to the site. buried pipes and cables. walls, curbs and paved surfaces from potential damage arising from this work. The Contractor shall pay for any such damage at no additional cost to the Owner. Unfinished and completed work shall be protected from erosion or trespassing, and proper safeguards shall be erected to protect the Public from injury or danger. per plan and that plant species and varieties are as indicated in the planting schedule. GENERAL NOTES:B. Substitutions of plant materials will not be permitted unless authorized in writing byD. Coordinate work with other trades as required.E. Locate all underground utilities prior to commencing work to avoid damage toF. Provide protection for all property, persons, work in progress, structures, utilities,G. City Of (xxxxxx): City requires Landscape Architect to verify plantings are installed NOTES & REQUIREMENTS CITY REVIEW - NOT FOR CONSTRUCTION Mound Soil To Form Basin6" Above Grade Cut And Remove Burlap From Top 1/2Of Ball. Remove Container & CenterRoot Ball In Tree Pit**Remove All Treated Or NonBio-degradable Materials Application Rates Fertilizer Tablets Quantity PerManufacturer's Recommended Tree Secured To Stake With WonderTree Tie Or Approved Equal. Stake AndTree To Be In Vertical Position After2x2 Wood Stake Or Lodge Pole DrivenAt Edge Of Root Ball To A Depth Of2'-0" Into Undistrubed Soil.2" Layer Compost Mulch (AvoidMounding Against Trunk)50 Native & 50Topsoil MixAbove Grade Installation. Remove After 1 Year.Mound Soil To Form Basin 6" Cut And Remove Burlap From Top 1/2Of Ball. Remove All Treated Or NonBio-degradable Material. 2" Layer Compost Mulch, Feather Away From Trunk Root Ball Width 12" Greater Than (Not To Scale) Root Ball Width 12" Greater Than (Not To Scale) 6" 6" Tree Planting Detail 50 Native & 50Topsoil Mix Conifer Tree Planting Detail Ground And Upper Tie. Locate Tie 4' Min. AboveFinish Grade.Locate Tie Halfway Between Fertilizer Tablets QuantityPer Manufacturer'sRecommended ApplicationRates 1:1 1231 Campbell Way, Bremerton, WA By Sheets I-Cap Equity 2 Sheet No.of VM-1 BREMERTON MULTI-FAMIY Date STATE OF REGISTERED WASHINGTON REVISION Certificate No. 576 Kathleen Bradley Reader LANDSCAPE ARCHITECT Veg. Mgmt. Plan & Schedule 1" = 20'-0"14011 LAFWMFWSite Plan Review KBR15 Feb. 2018 No. ScaleDesignerProject ManagerPrincipalDatePhaseProject No. DRIPLINE OF EXISTINGTREE TO REMAIN SMALL DECIDUOUS ACCENT TREE REVEGETATION AREA CITY PARCEL - 750 SFREVEGETATE WITH NATIVE SPECIES AS INDICATED ONPLANTING SCHEDULE (See Sheet VM-1 & VM-2) TYPE 1 BUFFERSHRUB MASSINGS INNATURAL GROUPINGS EXISTING CITY GRAVEL ACCESS ROAD NARROW CONIFER TREE TOP OF SLOPE - SHORELINETOP OF SLOPE - SHORELINE BUFFER LINEBUFFER LINE EXISTING STORMWATERRELEASE CONTROL STRUCTURE 0 1 ORDINARY HIGH WATER LINE 9 6 0 2 0 0 5 5 33 04 0 0 55 1 4 10 0 5 0 T 5 N 2 0 E 04 2 020 4 5 2 M 5 05 0 52 5 0 E 5 1 S 3 2 0 82 0 0 10 5 A 0905 57 15 E 2 0 0 5 5 4 W 0 0 51 O 7 3 510 4 000 R 5 2 2 05 '0 0 5 5 5 0 6 6 1 0 5 2 1 0 5 0 1 0 5 8 2 0 NEW 5' PEDESTRIANSIDEWALK 6 5 0 0 5 3 1 10 1 5 0 5 8 0 0 7 65 0 0 5 4 1 2 0 53 0 5 5 1 0 5 EXISTING TREE TO BEREMOVED 9 4 0 5 3 3 0 5 8 9 4 3 00 5 5 7 6 7 3 3 4 0 0 0 5 5 5 SEE SHEET L-1 & L-2 FOR PRELIM. LANDSCAPE PLAN BUILDING PROPOSED PROPOSED PUBLIC ACCESS PARK CONSTRUCTION NON-BUFFER - 180SFSHADE TOLERANT NATIVE PLANTINGS OPEN SPACE ACCENT PLANTINGSREVEGETATION AREA DISTURBED BY 4 8 3 3 0 0 5 5 5 3 0 5 ROW SHRUB &GROUNDCOVERPLANTING DECIDUOUS STREET TREE TYPE 1 BUFFERSHRUB MASSINGS IN NATURAL GROUPINGS TOP OF SLOPE - SHORELINEORDINARY HIGH WATER LINE REVEGETATION AREA DISTURBED BYCONSTRUCTION NON-BUFFER - 740SFSHADE TOLERANT NATIVE PLANTINGSBUFFER LINE OPEN SPACE ACCENT PLANTINGS ARCTOSTAPHYLOS UVA-URSI / KINNIKINNICK GAULTHERIA SHALLON / SALAL FRAGARIA CHILOENSIS / SAND STRAWBERRY ACER CIRCINATUM / VINE MAPLEAMELANCHIER ALNIFOLIA / SERVICEBERRYPRUNUS EMARGINATA / BITTER CHERRYVACCINIUM OVATUM / EVERGREEN HUCKLEBERRY RHAMNUS PURSIANA / CASCARAMAHONIA AQUIFOLIUM 'NERVOSA' / LONGLEAF MAHONIAMAHONIA AQUIFOLIUM / OREGON GRAPEMYRICA CALIFORNICA / PACIFIC WAX MYRTLECORNUS STOLONIFERA / RED-OSIER DOGWOODRIBES LACUSTRE / BLACK GOOSEBERRYRUBUS PARVIFLORUS / THIMBLEBERRYRUBUS SPECTABILIS / SALMONBERRYSAMBUCUS RACEMOSA / RED ELDERBERRYSYMPHORICARPOS ALBUS / SNOWBERRY DESCRIPTION HOLODISCUS DISCOLOR / OCEAN SPRAYRIBES SANGUINEUM / RED FLOWERING CURRANT Small TreesEvergreen ShrubsDeciduous ShrubsGroundcover UPLAND SLOPE REVEGETATION SYMBOL City PrivateParcelParcel CITY REVIEW - NOT FOR CONSTRUCTION 1:1 1231 Campbell Way, Bremerton, WA By Sheets I-Cap Equity 2 Sheet No.of VM-2 BREMERTON MULTI-FAMIY Date STATE OF REGISTERED WASHINGTON REVISION Certificate No. 576 Kathleen Bradley Reader LANDSCAPE ARCHITECT Veg. Mgmt. Notes & Details As Indicated14011 LAFWMFWSite Plan Review KBR15 Feb 2017 No. ScaleDesignerProject ManagerPrincipalDatePhaseProject No. A status report on the mitigation construction, including as-built drawings, must be submitted tothe city within 90 days of completion of planting. Annual status reports on mitigation constructionthe financial assurance will be furnished to the city before a construction permit is issued. The are required until mitigation construction is complete. Following completion of mitigationconstruction, final as-built drawings will be submitted to city.The permittee shall post either a letter of credit, cash deposit or performance bond for theestimated cost of mitigation site preperation, plant installation, irrigation, and a seperate letter ofcredit, cash deposit or monitoring bond for maintenance and monitoring, in favor of the city. Thebond or financial guarantee for the cost of site preparation and plant installation shall be releasedupon completion of construction. The purpose of this financial assurance is to guarantee thesuccessful implementation of the mitigation plan. The posting shall be completed and a copy ofbond or letter of financial guarantee must include the porvision that funds will only be releasedupon written approval of the bond holder. The maintenance and monitoring bond or funds will bereleased at the end of Year 10. of the planting pits. Install plant material high enough above finish grade to allow for settlement and bark mulch. Water plant pits throughly midway through backfilling and add fertilizer tablets. Balled and burlapped material that cannot be installed immediately shall be heeled in, mulched and watered regularly to keep root balls moist. Binding agent shall be J-Tac or approved equal. Apply 10-20-20 fertilizer at a rate of 10 lbs. per 1000 square feet. Apply hydro-seed mulch at a rate of 40 lbs. per 1000 square feet and binding agent at a rate of 1 lb. per 1000 square feet. Reseed any areas which do not germinate within 14 days. planting and mulch installation. Seeding or sodding to occur only when the soil conditions are dry and free of surface water. Carefully water lawn areas after installation. Sodded Lawn Areas: Install a northwest hardy, blended grass sod within 12 hours of delivery to site. Lay sod tight with no gaps, allowing for shrinkage. Apply a 10-20-10 fertilizer at a rate of 10 lbs. per 1000 square feet prior to installation. Seeded Lawn Areas: Seed shall consist of a Perennial Rye Grass blend and applied at a rate of 10 lbs per 1000 square feet. Apply a 10-20-10 fertilizer at a rate at a rate of 10 lbs per 1000 square feet. Promptly re-seed any areas which do not germinate with 14 days of planting. acceptance. Work shall include watering, spraying, fertilizing, pruning, resetting of plants, restoring eroded areas, adjustments to staking and removal of weeds/debris as required for healthy plant growth. of the work upon request by the Contractor. unsatisfactory condition as determined by the owner or Landscape Architect. Replace with a new planting of equal size and species as soon as conditions permit within the normal planting season. All replacement plantings are then to be under re-instated guarantee period as specified. Identify those replacements and take whatever measures necessary to prevent similar demise of additonal plant material. within four (4) linear feet of any paved surface. DeepRoot Universial Barrier -UB -18 (or approved equal). Install per manufacturer's recommendations.Warranty: This Warranty shall include replacing and planting the same size and species of plant material, as shown on the Landscape Plan and that has been designated, by the Landscape Architect, to be replaced. Except for loss due to excessively severe climatological conditions (20 year weather charts), installed plant materials are required to be guaranteed until the end of one growing season against defects and unsatisfactory growth, except for cases of neglect or abuse by the owners or others. All plants replaced shall be re-instated under these plant guaranty conditions. 14. Plant trees, shrubs and groundcover as shown in the planting details. Roughly scarify sides15. Hydro-seeded Areas: Hydro-seed mulch shall be Silva-fiber or approved equal.16. Seeded or Sodded Lawn Areas: Lawn installation shall occur upon completion of finish grading,17. Provide landscape maintenance immediately after planting and continue until final18. Inspection And Acceptance: The owner will make an inspection for Substantial Completion19. Replacement of Plantings: Remove any plant from site that is either dead, or in20. Provide root barrier in a surround or linear pattern for tree plantings when trunk is located Monitoring shall occur on 60% 60% 60% Sample points or transects will be established for vegetation None Baseline monitoring will be collected at the completion of The monitoring period is up to 10 years. Should any monitoring report reveal the restoration has failed in whole No less than one (1) permanent photo point per 10,000 square feet of Any deficiency discovered during any monitoring or inspection visit must be Monitioring reports shall be submitted to the city by December 31 of each year An approximated soil infiltration rate (either measured or derived from soil /texture / infiltration rate tables) A range of infiltration rates shall be noted whereappropriate, andsix inches in depth, orin a soil analysis. Determination of soil texture, indicating percentage of organic matter,Measure PH valueBe augmented with a two-inch layer of organic material cultivated to a minumum ofHave an organic content of five percent or more to a depth of six inches as shown Assessment of nuisance/exotic biota and recommendations for management Summary of maintenance and contingency measures proposed for next season and Observed wildlife, including amphibians, avians and others 4"x6" color photograph taken from permanent photo-points as shown on Buffer conditions, e.g. surrounding land use, use buy humans, wild and domestic creatures Receipts for any structural repair or replacement Plant survival, vigor, and aerial coverage from every plant community (transect data), and Site hydrology, including extent of inundation, saturation, depth to groundwater, function of Soils, including texture, Munsell color, rooting and oxidized rhizoshperes Slope condition, site stability, any structures or special features Receipts for off-site disposal of any dumping, weeds, or invasive plants Historic description of project, including date of installation, current year of monitoring, Site plan and location map Year 1 Year 3 Year 5 Year 7 Year 10 Plant Cover and SurvivalPlant survival and cover standards are established to measure restoration success as follows:Performance StandardsShrub and Sapling Tree Cover* 10% 20% 30% 40% 50%Shrub and Sapling Tree Survival 90% 80% 60% 50% 50%cover per each year of monitoring. Herbaceous Cover* 20% 40% 50% 60% 70%Herbaceous Survival 90% 80%Invasive Cover - No more than 10% Himalayan blackberry and 5% all other non-native invasiveYears 1, 3, 5, 7 and 10.site. No less than two 50-foot transects per 10,000 square feet of area will be established in theother acceptable field method. Monitoring of vegetation transects shall occur annually between30 (prior to leaf drop), unless otherwise specified.during the monitoring period. As applicable, monitoring reports must include description/data for:explanation of monitoring methodology in the context of assessing performance standardsany hydrologic structures, piezometer of staff guage if available, inputs, outlets, etc.completed for past seasoncorrected within 60 days of approval by city.or in part, and should that failure be beyond the scope of routine maintenance, a Contingencysubstituted, to cross-sections of proposed engineered structures. Once approved, it may beextend the monitoring period for the restoration. installation.monitoring, and photo-points established from which photos will be taken throughout themonitoring period. Linear transects are the preferred method for vegetation monitoring for thismitigation/restoration area. Permanent transect location(s) must be identified onmitigation/restoration site plans in the first monitoring report (they may be drawn on approvedmitigation/en hancement plans by hand). Plots located at one end of each transect shall detailherb, shrub, and tree aerial cover at radii of 20-foot, using the Braun-Blanquet releve method orMay 15 and September 30 (prior to leaf drop), unless otherwise specified.mitigation/enhancement area will be established within the mitigation/restoration area.Photographs will be taken from these points to visually record the condition of themitigation/enhancement area. Photos shall be taken annually between May 15 and Septemberrestatement of mitigation/restoration goals, and performance standardsMonitoring/enhancement plan.Plan will be submitted. The Contingency Plan may range in complexity from a list of plantsinstalled, and will replace the approved restoration plan. If the failure is substantial, the city may install any site elements or plant material until unsatisfactory conditions are corrected. When conditions detrimental to plant growth/constructed elements are encountered, immediately notify the owner. written change orders are accepted by the owner. prior to commencing work. Place fencing material at dripline of trees and shrubs. See Existing Tree & Vegetation Protection Detail. analysis shall include: nutient and moisture-retention levels for the establishment of the plantings. Three-Way Top Soil mix or approved equal. inch (6") depth of Topsoil Mix over areas to be planted with groundcover. Finish grade shall be at least two inches (2") below adjacent hard surface. See planting details for depth and staking requirements. as recommended by manufacturer. Topdress shrub/groundcover beds (prior to mulch application) with Newlife 10-20-20 at the rate of 2 lbs. per 1000 square feet. 'mulch'. Finish grade of mulch shall be one inch (1") below top of adjacent hard surface. well branched, disease and insect free condition. PLANTING NOTES:2. Verify that site conditions are acceptable prior to beginning work. Do not3. Substitutions or changes in materials and placement shall be made only after4. Protect existing trees to remain and plant material located on adjacent property5. Contractor to provide a soil analysis prior to commensement of work. The soila.b.c.6. All new turf areas, except all-weather, sand-based athletic fields shall:a.b.7. Organic content of all landscape areas shall be as necessary to provide adequate8. Planting soil for trees, shrubs, groundcover and lawn areas shall be RandlesTopsoil9. Clean and remove all rocks, roots and debris over 2 inches in diameter. Place a six 1. Verify bedlines and plant layout with Landscape Architect prior to commencing work.10. Plants shall be pit planted with a 50/50 prepared mix of native soil and Topsoil Mix.11. Fertilize all installed plants during backfill operations with Ag Safe Tabs12. Mulch all planted areas with a minimum 2 inch (2") depth of approved fir bark13. All plant material to be nursery grown stock and arrive on-site in a healthy, vigorous, e g d E b r u C / t n g e n mi e s vc ae a P p m i S T e 5 h . T 1 t n a t s i d i g u n qi c E a p S g Slope Conditions nSpacing i t c na Equidistant ap t sS i d i u q E 2" Layer Compost Mulch Feather AwayFrom Trunk Mound Soil To Form 4"High Basin 50 Native &50 TopsoilMix telephone number, botanical and common name, plant size and size ofcontainer or ball.Contractor shall provide a signed statement from the plant suppliers who havefurnished the plant materials identifying the plant materials being supplied bysupplied by them are in healthy growing conditions meeting the ASNS.Submit a project installation schedule, coordinated with the proposed soilammending and planting schedule to the Landscape Archtiect or owner forapproval at least 30 calendar days prior to start of work under this section. Documentation shall also include suppliers name, contact person, address,botanical and common names, plant size and stating that all of the plants to proceed, landscape contractor shall submit a complete list of materialsof all plant material suppliers and growers.2. Plant Material List Submittal: Within 30 calendar days after receipt of the noticeproposed to be furnished and installed demonstrating conformance with therequirements specified. Include the name, addressess and telephone numbers1.3. A. the Landscape Architect or Owner. If proof is submitted that any plant specified is not obtainable, a proposal will be considered for use of the nearest equivalent size and or variety. Such proof shall be substantiated and submitted in writing to the Landscape Architect or Owner at least 30 days prior to start of work under this section. These provisions shall not relieve contractor of the responsibility of obtaining specified materials in advance if special growing conditions or other arrangements must be made in order to supply specified materials. Owner for conformance to specifications upon delivery to the project site. Such approval shall not impair the subsequent right of inspection and rejection during progress of the work. Contractor shall give Landscape Architect 48 hours advance notice when plants will be delivered to the site for inspection. Inspection of plant materials shall take place within 24 hours of delivery to the site. buried pipes and cables. walls, curbs and paved surfaces from potential damage arising from this work. The Contractor shall pay for any such damage at no additional cost to the Owner. Unfinished and completed work shall be protected from erosion or trespassing, and proper safeguards shall be erected to protect the Public from injury or danger. per plan and that plant species and varieties are as indicated in the planting schedule. GENERAL NOTES:B. Substitutions of plant materials will not be permitted unless authorized in writing byC. Plants shall be subject to inspection and approval by Landscape Architect orD. Coordinate work with other trades as required.E. Locate all underground utilities prior to commencing work to avoid damage toF. Provide protection for all property, persons, work in progress, structures, utilities,G. City Of (xxxxxx): City requires Landscape Architect to verify plantings are installed NOTES & REQUIREMENTS (Not To Scale) Provide 3" ClearanceBetween Root Ball AndEdge Of Planting Pit. Mound Soil To FormBasin 3" Above Grade. Material 1 Gal. Or 4" Potted Plant(Not To Scale) Cut Through Bottom Half OfTo Bring The Root SystemCloser To The Surface. Use Knife Or Sharp Blade ToRoot Ball. Butterfly Rootball 3" Cut And Remove Burlap FromTop 1/3 Of Ball Or Completely Remove Container* Shrub Planting Detail Groundcover Planting Detail CITY REVIEW - NOT FOR CONSTRUCTION Fertilizer Tablets QuantityPer Manufacturer'sRecommended ApplicationRates Provide 6" ClearanceBetween Root Ball And EdgeOf Planting Pit.*Remove All Treated OrNonbio-degradable Materials Application Rates 2" Layer CompostMulch Feather Away50 Native & 50Topsoil MixFertilizer Tablets Quantity PerManufacturer's Recommended From Trunk Dripline 6" Above Grade Mound Soil To Form Basin Cut And Remove Burlap From Top 1/2Of Ball. Remove Container & Center*Remove All Treated Or Non Root Ball In Tree Pit*Bio-degradable Materials Application Rates Fertilizer Tablets Quantity PerManufacturer's Recommended At Edge Of Root Ball To A Depth Of2" Layer Compost Mulch (Avoid50 Native & 50Topsoil MixAbove Grade Tree Secured To Stake With WonderTree Tie Or Approved Equal. Stake AndTree To Be In Vertical Position After2x2 Wood Stake Or Lodge Pole Driven2'-0" Into Undistrubed Soil.Mounding Against Trunk)Mound Soil To Form Basin 6" Installation. Remove After 1 Year. Cut And Remove Burlap From Top 1/2Of Ball. Remove All Treated Or Non Bio-degradable Material. 2" Layer Compost Mulch,Feather Away From Trunk Activity May Cross Into Dripline, In Areas Where ConstructionPlace 6" Of Medium Size WoodChips And Cover With A Metal Plate (Not To Scale) Root Ball Width 12" Greater Than (Not To Scale) Root Ball Width 12" Greater Than (Not To Scale) 6" Protection Detail Dripline 6" Tree Planting Detail Existing Tree & Vegetation 50 Native & 50Topsoil Mix Trees And VegetationTo Be Protected Provide Min. 4'-0"High Protective MeshFence And Support With WoodPosts At Dripline Of ExistingDuring Construction Conifer Tree Planting Detail Locate Tie 4' Min. AboveLocate Tie Halfway BetweenGround And Upper Tie. Finish Grade. Fertilizer Tablets QuantityPer Manufacturer'sRecommended ApplicationRates Memo August 6, 2019 City of Bremerton Department of Community Development th 345 6St., Suite 600 Bremerton, Washington 98337-1873 RE: Proposed VegetationLandscape Plan,BP16-00051, 1231 Campbell Way To Whomever It May Concern: The currently proposed Preliminary Vegetation Landscape Plan complies with city critical area regulations and shoreline regulations. The shoreline setback extends to the top of the existing steep slope. The wetland buffer will not be developed. The area of shoreline setback and wetland buffer that will be impacted during construction, will be restored to a native plant community. The remaining steep slope will not be impacted. Sincerely, Jeffery S. Jones Professional Wetland Scientist, PWS No. 10 P. O. B O X 1 9 0 8 ISSAQUAH, WASHINGTON 98027 253-905-5736jeff.jsjones@comcast.net Memo February 19, 2020 City of Bremerton Department of Community Development th 345 6 St., Suite 600 Bremerton, Washington 98337-1873 RE: Critical Area Study Rev. Oct. 27, 2017, BP16-00051, 1231 Campbell Way To Whomever It May Concern: Wetland A was eliminated by the construction of a storm drainage pipeline along the north side of and existing gravel road, in a public right-of-way, along the south side of the subject property. Photos are attached showing the prior location of Wetland A, energy dissipatingpipe structure and rockery. The area where Wetland A was located has several feet of fill and is vegetated with erosion control grasses and Scot’s broom. The soils profile is not saturated. The criteria for wetlands are absent. Wetland A was previously determined to be a Category IV wetland, less than 1,000 square feet. Therefore, it was exempt from having a wetland buffer. Sincerely, Jeffery S. Jones Wetland Scientist P. O. B O X 1 9 0 8 ISSAQUAH, WASHINGTON 98027 253-905-5736jeff.jsjones@comcast.net Prior Location of Wetland A, View to Northeast from Below Prior Location of Wetland A, View to West from Above New Stormwater Energy Dissipater Structure and Pipe New Rockery Above and Below Energy Dissipater Structure and Pipe BREMERTON, WA 1231 CAMPBELL WAY BREMERTON MULTI-FAMILY PA-1 ! EFQBSUNFOU!PG!DPNNVOJUZ!EFWFMPQNFOU! ! OPUJDF!PG!TIPSFMJOF!BQQMJDBUJPO!! BOE!TFQB!EFUFSNJOBUJPO! ! ! ! QSPQPTBM;!Tipsfmjof!Tvctuboujbm!Efwfmpqnfou!Qfsnju-!Tipsfmjof!Dpoejujpobm!Vtf!Qfsnju-!boe!TFQB! up!dpotusvdu!b!41!voju!nvmujgbnjmz!tusvduvsf!po!b!/66.bdsf!qspqfsuz-!xjui!qbsljoh!voefsofbui!boe!qvcmjd! bddftt!wjfxjoh!bsfb-!bu!2342!Dbnqcfmm!Xbz/!!Tjuf!xpsl!xjmm!jodmvef!bqqspy/!:11!dvcjd!zbset!pg! fydbwbujpo-!tupsnxbufs!dpouspm!gbdjmjujft-!boe!mboetdbqjoh/ ! BQQMJDBOU;!jDbq!Dbnqcfmm!Xbz!! ! GJMF!OVNCFS;!!CQ28!11116! ! FYJTUJOH!FOWJSP/!EPDVNFOUT;!!!Fowjsponfoubm!Difdlmjtu-!Tipsfmjof!Qfsnju! 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Cbtfe!po!boz!tvctuboujwf!dpnnfout!sfdfjwfe-!uif!qspqptbm!nbz!jodmvef!njujhbujpo!nfbtvsft!voefs!bqqmjdbcmf!dpeft-!boe! uif!qspkfdu!sfwjfx!qspdftt!nbz!jodpsqpsbuf!ps!sfrvjsf!njujhbujpo!nfbtvsft!sfhbsemftt!pg!xifuifs!bo!FJT!jt!qsfqbsfe/!!B! dpqz!pg!uif!tvctfrvfou!uisftipme!efufsnjobujpo!gps!uif!tqfdjgjd!qspqptbm!nbz!cf!pcubjofe!vqpo!sfrvftu/! ! Boz!qfstpo!nbz!tvcnju!xsjuufo!dpnnfout!po!uif!bqqmjdbujpo!cz!uif!ujnf!boe!ebuf!bcpwf/!!Boz!qfstpo!nbz!bmtp!sfrvftu!up! sfdfjwf!b!dpqz!pg!uif!efdjtjpo!podf!nbef-!boe!boz!bqqfbm!sjhiut/!Qmfbtf!ejsfdu!boz!rvftujpot-!dpnnfout!ps!sfrvftut!gps! beejujpobm!jogpsnbujpo!up!uif!Efqbsunfou!pg!Dpnnvojuz!Efwfmpqnfou-!456!Tjyui!Tusffu-!Tvjuf!711-!Csfnfsupo-!XB! :9448.2984<!ps!qipof!Lfmmj!Mbncfsu-!Qmboofs!bu!)471*!584.6356/! ! Ejtusjcvujpo;! XB!Efqbsunfou!pg!Dpnnfsdf!Ljutbq!Dpvouz!EDE!! Obwbm!Cbtf!Ljutbq!Csfnfsupo!Tdippm!Ejtusjdu! Efqbsunfou!pg!!Gjti!boe!Xjmemjgf!Qvhfu!Tpvoe!Fofshz! Tvrvbnjti!Usjcf!Ljutbq!Dpvouz!Bttfttps! Efqbsunfou!pg!Fdpmphz!)TFQB!Voju!boe!Tipsfmjoft*!Qpsu!pg!Csfnfsupo! Qvhfu!Tpvoe!Fofshz!Qvhfu!Tpvoe!Dmfbo!Bjs!Bhfodz! Ljutbq!Usbotju!Efqbsunfou!pg!Usbotqpsubujpo! Ljutbq!Qvcmjd!Ifbmui!Ejtusjdu!Efqbsunfou!pg!Obuvsbm!Sftpvsdft! Efqu!pg!Bsdibfpmphz!boe!Ijtupsjd!Qsftfswbujpo!Fofshz!Gbdjmjuz!Tjuf!Fwbmvbujpo!Dpvodjm! VT!Bsnz!Fohjoffsjoh!Dpsqt!Cpoofwjmmf!Qpxfs!Benjojtusbujpo! CAMPBELL WAY APARTMENTS BP17 00005 Engineering Department: All water, sewer and storm utility service connections shall meet Bremerton Municipal Code (BMC), Title 15 and the City’s Engineering Design and Construction Standards. Submit a Utility Availability Request form. Stormwater quality and quantity is required pursuant to BMC 15.04 and the 2019 Stormwater Management Manual for Western Washington, prepared by the Department of Ecology. The use of Low Impact Development BMPs is highly encouraged to minimize environmental impacts. Street Frontage Improvements are required per BMC 11.12.110 and includes curb and gutter, sidewalks, planter strip with trees and street lighting with associated pavement. Driveway approaches are required per City of Bremerton detail 3121for commercial properties. Submit a trip generation report. A Temporary Erosion and Sedimentation Control Plan and a SWPPP are required for a Site Development Permit. A Right-Of-Way Permit is required prior to doing any work in the public right-of-way. All work shall be designed to meet the City of Bremerton’s Engineering Design and Construction Standards. Utility plan review fees and utility connection fees to be paid at time of water service connection. State of Washington DEPARTMENT OF FISH AND WILDLIFE Mailing Address: 600 Capitol Way North, Olympia, WA 98501---2207 Main Office Location: Natural Resources Building, 1111 Washington Street SE, Olympia, WA Friday, December 06, 2019 City of Bremerton Kelli Lambert, Planner 245 6th Street Suite 600 Bremerton, Washington 98337 { .W9/ʹ 5ĻƷĻƩƒźƓğƷźƚƓ ƚŅ bƚƓƭźŭƓźŅźĭğƓĭĻ aǒƌƷźŅğƒźƌǤ ğƦğƩƷƒĻƓƷ ĭƚƒƦƌĻǣ ğƌƚƓŭ /ğƒƦĬĻƌƌ ğǤͳ ƦƩƚƆĻĭƷ ƦƩƚƦƚƭĻƭ Ʒƚ ƩĻƒƚǝĻ ƓğƷźǝĻ ǝĻŭĻƷğƷźƚƓͲ ğƓķ ƩĻķǒĭĻ ƭƷĻĻƦ ƭƌƚƦĻ ĬǒŅŅĻƩ źƓ ƚƩķĻƩ Ʒƚ Ĭǒźƌķ ǞźƷŷźƓ ЊЎ ŅĻĻƷ ŅƩƚƒ ƷŷĻ ƷƚƦ ƚŅ ƭƌƚƦĻ͵ Kelli, Thank you for the opportunity to review the above-referenced development proposal. The Washington Department of Fish and Wildlife (WDFW) has reviewed the above-referenced (DNS) document received on October 29th, 2019, and offers the following comments at this time. Other comments may be offered as the project progresses. The beach located at the bottom of the bluff is critically important habitat for juvenile salmonids migrating through Port Washington Narrows. The upland area provides valuable riparian functions to the beach below. Unarmored marine shorelines provide juvenile salmonids areas for rearing and refuge during their spring migration. Juvenile salmonids typically stay in very shallow water close to shore, both to feed on the abundant prey organisms found in shallow intertidal areas, and to avoid predation by larger fish, seabirds, and marine mammals. Salmon fry, especially Chum, have been shown to be reluctant to leave the shoreline, and are especially susceptible to predation by sculpins and larger salmonids when they are forced offshore by bulkheads. Alteration to the marine shorelines, including reduction in marine riparian vegetation, will have impacts to terrestrial insect and benthic prey production, and alter nearshore habitat that juvenile salmonids use to migrate. WDFW Priority Habitats and Species (PHS) mapping demonstrates the beach below the proposed development provides habitat for hard shell clams. The Bremerton Shoreline Master Program (SMP) designates the shoreline for the proposed Urban Conservancy.is intended to protect and restore ecological functions of lands within the shoreline jurisdiction. These areas are identified as having biological or physical limitations or other unique or hazardous characteristics that are incompatible with intense development. already exists in order to reduce the adverse impact on the environment and ecological functions. It is to go beyond and minimize man made intrusions on shorelines and ensure long-term restoration and preservation of the shoreline. It appears that by reducing the recommended hazardous geological buffer and eliminating the vegetated buffer, this proposal does not align with the goals of the SMP. According to the the site meets the criteria of a high geologic hazard area and recommends that given the height of the slope, the It appears that the plans for the proposed multifamily apartment complex have not fully considered the geotechnical report. The plans show the recommended geological hazard zone buffer of 50 ft., which would extend from the top of the slope, will be reduced to the required 15 ft. shoreline building setback with no vegetation buffer to the top of the slope. Rather than adhering to the required building setbacks, the proposal provides an alternative by extending the foundation elements vertically. Although this site has been cleared and developed with a single family residence in the past, this does not necessarily mean the impacts should persist through redevelopment. Rather, the impacts of previous development should be restored to align with the SMP and improve ecological functions of the nearshore and riparian habitats. Steep slope buffers are not only important for safety, they are also necessary in order to protect natural resources from infringement and loss of riparian zone habitat. It is also our concern that developing housing so close to the edge of slope will create a need for additional new hard armoring and/or repair or replacement of the current failing bulkhead on the beach below in the future. Additional hard armoring or prolonging the life of the current armoring would result in loss of hard shell clam habitat, would impact nearshore functions and connections to the upland, and would also disrupt juvenile salmonid migration as noted above. Additionally, numerous errors have been noted regarding the SEPA checklist. In section 4. Plants, question e. asks for a list of all noxious weeds and invasive species known to be on or near the site and erroneously lists trailing blackberry, which is the only native blackberry in Washington, rather than the invasive Himalayan Blackberry. Also in section 5. Animals, question b. asks to list any threatened or endangered species known to be on or near the site. Many species of salmonids utilize the nearshore area directly waterward of the proposed development. This area is utilized as a migration corridor by juvenile salmon, including federally listed Puget Sound Chinook and steelhead. Additionally, the Habitat Management Plan (HMP) lists the Priority Habitats and Species in sections 6.0 and 7.0 respectively, which include the nearshore aquatic and marine habitats, wetlands, various species of birds, and hardshell clams. The HMP, provided by J. S. most of the large rock riprap has settled from erosion behind the rock. However it is still functioning to provide partial protection from wave action and slope stability to WAC 220-660-If the OHWL is changed since an existing bank protection structure was built, and OHWL reestablishes landward of a bulkhead protection structure, the department will consider this reestablished OHWL to be the existing OHWL for permitting purposes. If an application for an HPA (Hydraulic Project Approval) is submitted for repairs within three years of the breach, the bank protection structure may be repaired or replaced in the original footprint. As this HMP is dated September 16, 2014, and no HPA application has been received for the repair or replacement of the bulkhead, at this time, any future proposal for repair, replacement or alteration to bank protection structures on this parcel will be considered new and will be required follow the procedure for new bulkhead under WAC 220-660-370. Furthermore, the HMP suggests that the placement of the development will result in the inability to avoid impacts to the mature trees and riparian zone. Compensation is proposed to restore/enhance the 50 ft. shoreline buffer setback. It appears in the HMP and the Geotech report that the shoreline restoration of the 50 ft. shoreline setback is being done as compensation for the reduction in the geological hazard zone setback of 50 ft. to 15 ft. The Geotech report claims the requirement for a native vegetation buffer at the top of the geological hazard zone is not feasible. WDFW does not concur with that statement because a vegetated buffer could be reestablished with native plantings and adequate monitoring. Considering the proposed mitigation; WDFW suggests that a Mitigated Determination of Nonsignificance (MDNS) may be more appropriate than the Determination of Nonsignificance (DNS). However, WDFW also recommends that the City consider the additional shoreline impacts outlined in this letter when determining whether proposed mitigation is sufficient. We ask that the City consider possible long term impacts for allowing the proposed apartment complex to be developed within 15 ft. of a geological hazard zone along a marine shoreline. Our concern is that erosion in the future is likely to result in a need for a new bulkhead on the beach below that provides critical habitat for fish and wildlife. We ask that the determination of DNS be reconsidered and that if the City chooses to approve this buffer reduction, a restriction be placed on the property title that would prohibit future installation of additional new hard armoring at the toe of the bluff. WDFW would like to participate in any future agency visits planned for this project in order to assess the condition of the intertidal and riparian habitats and the existing bulkhead on the property. Thank you for considering these comments in your review. Please contact me at (360) 480-3397 to discuss any questions you might have. Sincerely, Adam Brown WDFW Habitat Biologist Adam.Brown@dfw.wa.gov HEATH & ASSOCIATES, INC Transportation and Civil Engineering July 21, 2020 PK Enterprises Phillip Kitzes 23035 SE 263rd Street Maple Valley, WA 98038 The intent of this assessment is to provide the city of Bremerton with a trip generation summary for the proposed development herein referred to as Campbell Way Shoreline. A project description and site characteristics are described below. PROJECT DESCRIPTION The Campbell Way Shoreline project proposes for the construction of a multi-family development encompassing 30 dwelling units located in the city of Bremerton. The subject site, located on tax parcel #: 3976-028-001-0004 (0.55-acres), has a site address of 1231 Campbell Way. The subject site is bordered to the north by Campbell Way. Surrounding development is a mixture of residential, commercial and undeveloped. Access to the site is proposed via Campbell Way. A conceptual site plan is presented in Figure 2 on the following page. Figure 1: Aerial Vicinity 2214 Tacoma Road Puyallup WA 98371 (253) 770 1401 Fax (253) 770 1473 heathtraffic.com 1 2214 Tacoma Road Puyallup WA 98371 (253) 770 1401 Fax (253) 770 1473 heathtraffic.com 2 TRIPGENERATION Trip generation is defined by the number of vehicular movements that enter or exit a site during a particular timeframe. For the proposed development, estimated trip rates were derived from the Institute of Transportation ȹɜɕɗɜɓɓɠ»ɡ ɞɣɐɚɗɑɏɢɗɝɜ10th Edition. Land Use Code (ɀɉȷ) 221 ¸ Ɂɣɚɢɗ-Ⱥɏɛɗɚɧ ȼɝɣɡɗɜg Mid-Rise was determined to be most representative for forecasting purposes. Total number of dwelling units was used as the independent variable and average rates were used to determine trip ends. Volumes for the average weekday daily trips (AWDT), AM peak hour and PM peak hour trips are summarized in Table 1 below. ITE reference sheets are included in the appendix. Table1:ProjectTripGeneration AMPeak-HourTripsPMPeak-HourTrips LandUseUnitsAWDT InOutTotalInOutTotal Multi-Family 30 1633 8 11 8 5 13 Mid-Rise Based on ITE data, the project can be expected to generate163 new daily trips with approximately 11 trips occurringin the AM peak hour (3 inbound/ 8 outbound) and13 in the PM peak hour (8 inbound / 5 outbound). SUMMARY Campbell Way Shoreline proposes for the development of a new 30-unit multi-family development located in the city of Bremerton.The 0.55-acre subject site (taxparcel #: 3976-028-001-0004) has a site address of 1231 Campbell Way and is bordered to the northby Campbell Way. Access to the site is proposed via Campbell Way. A conceptual site plan is presented in Figure 2. Based on ITE data, 11 AM peak hour trips,13 PM peak hour trips and 163 average weekday daily trips can be expected comingto/from the site. Please call if you require anything further. Sincerely, Gregary B. Heath, P.E., PTOE 2214 Tacoma Road Puyallup WA 98371 (253) 770 1401 Fax (253) 770 1473 heathtraffic.com 3 2214 Tacoma Road Puyallup WA 98371 (253) 770 1401 Fax (253) 770 1473 heathtraffic.com 4 2214 Tacoma Road Puyallup WA 98371 (253) 770 1401 Fax (253) 770 1473 heathtraffic.com 5 2214 Tacoma Road Puyallup WA 98371 (253) 770 1401 Fax (253) 770 1473 heathtraffic.com 6 When Recording Return To: City Clerk City of Bremerton 345 Sixth Street, Suite 600 Bremerton, WA 98337 AUDITOR/RECORDER’S INDEXING FORM Document Title(s): 1.Critical Area Covenant Reference Number(s) of Documents assigned or released: N/A Grantor(s)/ 1.ICAP CAMPBELL WAY LLC Declarant: Additional names on page of document. Grantee(s): 1.City of Bremerton, a Municipal Corporation Additional names on page of document. Legal Description: LOTS 1, 2, 3, 29, 30, 31 AND 32, BLOCK 28, UNITED STATES NAVY YARD ADDITION TO BREMERTON, ACCORDING TO THE PLAT RECORDED IN VOLUME 3 OF PLATS, PAGE 63, IN KITSAP COUNTY, WASHINGTON; TOGETHER WITH TIDELANDS FRONTING LOTS 1 AND 2, BLOCK 28, UNITED STATES NAVY YARD ADDITION TO BREMERTON. Additional legal is on page of document. Assessor’s Property Tax Parcel/Account Number: 3976-028-001-0004 CRITICAL AREA COVENANT Permit File No.:BP17 00005 Project Address: 1231 Campbell Way, Bremerton WHEREAS, Grantor/Declarant has sought a development permit from the City of Bremerton, a Washington Municipal Corporation; and - 1 - WHEREAS, Grantor/Declaranthas sought permission from the City of Bremerton to construct improvements on a portion of the property that is encumbered by a Critical Area, specifically a “Geographically Hazardous Area” as defined and set forth in Chapter 20.14.600 BMC having a slope of 30% or greater; and WHEREAS, the City of Bremerton, in authorizing and approving development plans for this portion of the property, makes no representation, guarantee, or warranty regarding the safety and stability of the affected site; and WHEREAS, BMC 20.14.130(g), provides that the City of Bremerton may require that any owner of real property seeking a development permit to record a covenant providing notice of critical area and holding the City harmlessin cases where a site- specific critical area could pose potential threats to safety; and WHEREAS, as a condition of developing this portion of the property, and in recognition of the City’s ministerial function in accepting and approving Grantor’s/Declarant’s development plans, Grantor/Declarant has agreed to execute and record this hold harmless agreement and covenant. NOW THEREFORE, Grantor/Declarant hereby declares and agrees as follows: 1.The foregoing recitals are made a part of this agreement as if fully set forth herein. 2.Grantor/Declarant is the owner of the real property situated in the City of Bremerton, Kitsap County, State of Washington described in the Legal Description above. 3.Grantor/Declarant applied for a development permit on the subject property and has agreed to execute and record this hold harmless agreement and covenant. 4.Hold Harmless. Grantor/Declarant on his/her own behalf and on behalf of his/her heirs, successors and assigns hereby waives any right to assert any claim against the City and therefore agrees to hold the City harmless, for any loss or damage to people or property, either on or off the site, resulting from landslides, soil movement, seismic activity or other soil disturbance by reason of or arising out of the issuance of the permit(s) by the City for development on this property, except only for such losses that may directly result from the sole negligence of the City. “Development” includes construction of buildings, utilities, retaining walls, and/or any other structures including but not limited to storm water retention and foundations developed in conjunction with the development permit(s) issued herein. 5. Covenant Running with the Property.This hold harmless is a perpetual covenant running with the “property” and is binding upon the Grantor’s/Declarant’s successor and assigns. - 2 - 6.If any one or more sections, subsections, or sentences of this Covenant are held to be unconstitutional or invalid, such decision shall not affect the validity of the remaining portion(s) of this Covenant and the same shall remain in full force and effect. DATED at Bremerton, Kitsap County, Washington, this___day of , 20. GRANTOR/DECLARANT: (Owner(s) of real property, including spouse) STATE OF WASHINGTON ) ) ss. COUNTY OF KITSAP ) On this day of , 20 , before me a Notary Public in and for the State of Washington, personally appeared and , personally known to me (or proved to me on the basis of satisfactory evidence) to be the persons who executed this instrument and acknowledged it to be their free and voluntary act and deed for the uses and purposes mentioned in this instrument. -Notary Seal Must Appear Within This Box- IN WITNESS WHEREOF, I have hereunto set my hand and official seal the day and year first above written. NOTARY PUBLIC, in and for the State of Washington, residing at My appointment expires The foregoing Agreement is accepted by the City of Bremerton this ____ day of ____________________, 20____. CITY OF BREMERTON: By: Print Name: Its: - 3 - DATED at Bremerton, Kitsap County, Washington, this____day of , 20. GRANTOR/DECLARANT: (Owner(s) of real property) By: By: Print Name:Print Name: Its: Its: STATE OF WASHINGTON ) ) ss. COUNTY OF KITSAP ) On this day of , 20 , before me a Notary Public in and for the State of Washington, personally appeared and , to me known to be the of , a Washington partnership, who executed the foregoing instrument, and acknowledged it to be the free and voluntary act of said partnership, for the uses and purposes mentioned in this instrument, and on oath stated that ______ was authorized to execute said instrument. -Notary Seal Must Appear Within This Box- IN WITNESS WHEREOF, I have hereunto set my hand and official seal the day and year first above written. NOTARY PUBLIC, in and for the State of Washington, residing at My appointment expires The foregoing Agreement is accepted by the City of Bremerton this ____ day of ____________________, 20____. CITY OF BREMERTON: By: Print Name: Its: - 3 - (Partnerships Only) DATED at Bremerton, Kitsap County, Washington, this day of , 20. GRANTOR/DECLARANT: (Owner(s) of real property) Name of Corporation By: Print Name: Its: STATE OF WASHINGTON ) ) ss. COUNTY OF KITSAP ) On this day of , 20 , before me a Notary Public in and for the State of Washington, personally appeared , to me known to be the of , a Washington corporation that executed the foregoing instrument, and acknowledged it to be the free and voluntary act of said corporation, for the uses and purposes mentioned in this instrument, and on oath stated that they were authorized to execute said instrument. -Notary Seal Must Appear Within This Box- IN WITNESS WHEREOF, I have hereunto set my hand and official seal the day and year first above written. NOTARY PUBLIC, in and for the State of Washington, residing at My appointment expires The foregoing Agreement is accepted by the City of Bremerton this ____ day of ____________________, 20____. CITY OF BREMERTON: By: Print Name: Its: R:\\Legal\\Legal\\Forms\\Covenants\\Critical Area Covenant.doc - 3 - (Corporations Only) When Recording Return To: City Clerk City of Bremerton 345 Sixth Street, Suite 600 Bremerton, WA 98337 SHORELINE PUBLIC ACCESS EASEMENT NOTICE TO TITLE DATE: MONTH DAY YEAR GRANTOR: PROPERTY OWNER GRANTEE: City of Bremerton ADDRESS: ASSESSOR’S TAX NUMBER: LEGAL DESCRIPTION. Pursuant to the Shoreline Master Program, Section 7.040, this document along with the attached exhibit shall serve as an official notice to the title documenting the presence of Public Access to the shoreline on the above referenced property. Lateral beach access for the public extends along the entire water frontage (Exhibit X, survey of beach access). In addition, the 30 feet wide public access area, including path and viewing platform located on the western upland portion of the property, shall be open to the public during daylight hours. Signage indicating hours of availability must be maintained. This public access area is identified in Exhibit Y, (SURVEY DWG OF PUBLIC ACCESS EASEMENT) attached hereto, and this document is a perpetual covenant running with the “property” and is binding upon the Grantor’s/Declarant’s successor and assigns. Any changes to the public viewing platform area must be reviewed and approved by the City of Bremerton prior to completion. A new Notice to Title reflecting the changes shall be recorded. DATED at Bremerton, Kitsap County, Washington, this___day of , 20 . GRANTOR/DECLARANT: (Owner(s) of real property) STATE OF WASHINGTON) ) ss. COUNTY OF KITSAP ) On this day of , 20 , before me a Notary Public in and for the State of Washington, personally appeared , personally known to me (or proved to me on the basis of satisfactory evidence) to be the persons who executed this instrument and acknowledged it to be their free and voluntary act and deed for the uses and purposes mentioned in this instrument. -Notary Seal Must Appear Within This Box- IN WITNESS WHEREOF, I have hereunto set my hand and official seal the day and year first above written. NOTARY PUBLIC, in and for the State of Washington, residing at My appointment expires The foregoing Agreement is accepted by the City of Bremerton this ____ day of ______________, 20____. When Recording Return To: City Clerk City of Bremerton 345 SixthStreet, Suite 600 Bremerton, WA 98337 SHORELINE BUFFER VEGETATION MANAGEMENT PLAN NOTICE TO TITLE DATE: GRANTOR: iCAP Campbell Way, LLC GRANTEE:City of Bremerton ADDRESS: 1231 CampbellWay, Bremerton, WA ASSESSOR’S TAX NUMBER:3976-028-001-0004 LEGAL DESCRIPTION LOTS 1, 2, 3, 29, 30, 31 AND 32, BLOCK 28, UNITED STATES NAVY YARD ADDITION TO BREMERTON, ACCORDING TO THE PLAT RECORDED IN VOLUME 3 OF PLATS, PAGE 63, IN KITSAP COUNTY, WASHINGTON; TOGETHER WITH TIDELANDS FRONTING LOTS 1 AND 2, BLOCK 28, UNITED STATES NAVY YARD ADDITION TO BREMERTON. Pursuant to the Shoreline Master Program, section 7.20 this document along with the attached exhibit shall serve as anofficial notice tothe title documenting the presence of an approved planting plan for the shoreline buffer on the above referenced property. The required vegetation is identifiedin Exhibit A, attached hereto, andthis documentis a perpetual covenant running with the “property” and is binding upon the Grantor’s/Declarant’s successor and assigns. Any change to the required plantings within the buffer mustbe reviewed and approved by the City of Bremerton prior to completion. A new Notice to Title reflecting the changes shall be recorded. DATED at Bremerton, Kitsap County, Washington, this___day of , 20. GRANTOR/DECLARANT: (Owner(s) of real property) STATE OF WASHINGTON) ) ss. COUNTY OF KITSAP) On this day of , 20, before me a Notary Public in and for the State of Washington, personally appeared , personally known to me (or proved to me on the basis of satisfactory evidence) to be the persons who executed this instrument and acknowledged it to be their free and voluntary act and deed for the uses and purposes mentioned in this instrument. -Notary Seal Must Appear Within This Box- IN WITNESS WHEREOF, I have hereunto set my hand and official seal the day and year first above written. NOTARY PUBLIC, in and for the State of Washington, residing at My appointment expires The foregoing Agreement is accepted by the City of Bremerton this ____ day of ______________, 20____. CITY OF BREMERTONDEPARTMENT OF COMMUNITY DEVELOPMENT NOTICE OF SHORELINE APPLICATION AND SEPA DETERMINATION iCAP Campbell Way, LLC has submitted application forShoreline Substantial Development Permit, Shoreline Conditional Use Permit, and SEPAto construct a 30-unit multifamily structure on a .55-acre property, with parking underneath and public access viewing area, at 1231 Campbell Way. Site work will include approx. 900 cubic yardsof excavation, stormwater control facilities, and landscaping. (File #BP1700005).Site Development and Building Permits will also be required. DEADLINE FOR COMMENTS: November 28, 2019 by 5:00 P.M.The City of Bremerton has received an application for the proposal described above. Consistent with the provisions of the Shoreline Master Program, a30day comment period will be utilized to obtain comments on the Notice of Application and anticipated SEPA determination. Any person may submit written comments on the application by the time and date above. Any person may also view the project application, request to receive a copy of the decision once made, and any appeal rights.Please direct any questions, comments or requests for additional information to DCD, 345 6th Street, Ste. 100, Bremerton, WA 98337; STAFF CONTACT: Kelli Lambert, City Planner at (360) 473-5245. STATE OF WASHINGTON DEPARTMENT OF ECOLOGY Northwest Regional Office 3190 160th Avenue SE Bellevue, Washington 98008-5452 (425) 649-7000 711 for Washington Relay Service Persons with a speech disability can call (877) 833-6341 January 22, 2021 iCap Campbell Way, LLC Attn: Phillip Kitzes 3535 Factoria Blvd, Suite 500 Bellevue, WA 98006 Re: Bremerton File No. BP17 00005 iCap Campbell Way, LLC Applicant Shoreline Conditional Use Permit #2020-NW-5269 - INCOMPLETE Dear Mr. Kitzes: On December 23, 2020, we received a memo and two new site figures from the City of Bremerton providing a response to our notice that the shoreline conditional use permit (CUP) submittal for a proposed multifamily residential structure was incomplete. We have reviewed this response and find that there remains insufficient evidence that the proposal is consistent with the Bremerton Shoreline Master Program (SMP) and the Shoreline Management Act (Chapter 90.58 RCW) (SMA). We have determined the permit filing remains INCOMPLETE and therefore cannot be evaluated -27-130 WAC. The following items are needed to complete it: 1. A revised proposal that removes all multifamily structures from the 15-foot setback to the top of the slope, as depicted in Figures 1 and 2 of the December 23, 2020 response. This is necessary to ensure the proposed multifamily use is outside of the Urban Conservancy shoreline environment (where it is a prohibited use) and that non-water-oriented structures are outside of the required 15-foot shoreline setback to the shoreline buffer (which coincides with the 15-foot top of slope setback). Public access structures may remain within the Urban Conservancy environment and within the shoreline setback. 2. Evidence that the building foundation is consistent with the geotechnical recommendation that the foundation extend downward until the recommended 24-foot setback from the slope is achieved. Our understanding is that the geotechnical engineer recommends a setback consistent with the International Building Code (IBC), which was calculated to be 24 feet. Consistent with the geotechnical report, this can be achieved by deepening the foundation to the point that it is 24 feet (measured along a horizontal line) away from the slope. iCap Campbell Way January 22, 2021 Page 2of 2 3. Ecological restoration proposal to ensure consistency with the use priority regulations of Bremerton SMP 8.080 Regulation (c). This can take the form of a shoreline buffer planting plan that preserves, enhances, and/or establishes native vegetation within the shoreline buffer, consistent with Bremerton SMP 7.020 Regulation (a). The plan should include native trees, shrubs, and ground cover to a sufficient density to provide canopy cover and erosion control and of sufficient variety to enhance habitat functions. What Happens Next? According to WAC 173-27-130(5), the permit is void until the information identified above is received by Ecology. Please send us the requested materials, or a response requesting additional time on or before March 1, 2021 A request for additional time shall include a justification describing your need for the additional time. If we do not receive the needed materials by this date, we must move forward with a decision based on the existing permit record. Please send the request materials via email to: maria.sandercock@ecy.wa.gov. If you have any questions, please do not hesitate to contact me at 425-256-1372 or maria.sandercock@ecy.wa.gov. Sincerely, Maria Sandercock, Shoreline Planner Shorelands and Environmental Assistance Program Sent by email: Phillip Kitzes, pkenterprises.mv@gmail.com E-cc: Kelli Lambert, Planner, City of Bremerton Joe Burcar, Ecology STATE OF WASHINGTON DEPARTMENT OF ECOLOGY Northwest Regional Office 3190 160th Avenue SE Bellevue, Washington 98008-5452 (425) 649-7000 711 for Washington Relay Service Persons with a speech disability can call (877) 833-6341 April 16, 2021 Jami Stevenson iCap Campbell Way 3535 Factoria Blvd. Bellevue, WA 98006 Re: City of Bremerton Local Permit BP17 00005 Jami Stevenson, iCap Campbell Way Applicant SIMULTANEOUS FILING OF PERMIT #2020-NW-5269 Conditionally Approved Shoreline Substantial Development Permit (SDP) #4584 Conditionally Approved Shoreline Conditional Use Permit (CUP) #1537 Dear Jami Stevenson: On August 10, 2020, we received the City of Bremerton decision on your SDP for construction of a new multifamily residential structure and your CUP to allow the multifamily residential structure to exceed the SMP height limits and build to the height allowed in the underlying zoning. Your project is at 1231 Campbell Way on shorelands of Port Washington Narrows. By law, Ecology must review all CUPs for compliance with: The Shoreline Management Act (Chapter 90.58 RCW). CUP approval criteria (Chapter 173-27-160 WAC). The Local Shoreline Master Program. After reviewing CUPs for compliance, Ecology must decide whether to approve, approve with conditions, or disapprove a CUP. Our Analysis: The Bremerton Shoreline Master Program (SMP) designates portions of the site that are waterward of the top of slope setback as Urban Conservancy and the portions of the site that are landward as Commercial. The top of the slope as it currently exists on the site is at an elevation of approximately 72 feet (as described in the June 21, 2017 Geotechnical Report Addendum). For the purposes of determining the boundary of the Urban Conservancy environment, the top of slope buffer is 0 feet. The required shoreline buffer is truncated at the boundary of Urban Conservancy and a required 15-foot building setback to the buffer extends landward from there. For consistency with the SMP, the multifamily residential structure must be landward of this 15- foot setback, which begins at the top of the slope. Additionally, the SMP requires that non-water iCap Campbell Way April 16, 2021 Page 2 oriented uses, such as multifamily residential, provide both shoreline public access improvements and shoreline ecological improvements. During the course of our review, we have requested additional information and revised site plans to ensure consistency with these requirements. Our final decision is based on the package of materials submitted on March 8, 2021. We have identified conditions below that are necessary to ensure the proposal is consistent with the Bremerton SMP. Our Decision Ecology approves your CUP provided your project complies with the conditions required by the City of Bremerton and the following conditions: 1. No portion of the multi-family building may extend into the Urban Conservancy environment or the 15-foot shoreline buffer setback as depicted on the March 8, 2021 site plan. Structures attached to the multi-family building that provide public access may extend into the setback and Urban Conservancy environment. Building plans shall be submitted to Ecology prior to building permit approval to confirm that this condition is met. Electronic versions can be emailed to smp@ecy.wa.gov with the -NW- 2. Ecological enhancement shall conform to the plans provided on March 8, 2021 that show native restoration plantings in a 20-foot strip along the ordinary high water mark. 3. Copies of the as-built plans for the site, including shoreline plantings shall be shared with Ecology within 30-days of completion of construction. Electronic versions can be emailed to smp@ecy.wa.gov with the subject -Builts for SCUP No. 2020-NW- 4. Monitoring reports for plantings shall be sent to Ecology. Electronic versions can be emailed to smp@ecy.wa.gov 2020-NW- Please note that other federal, state, and local permits may be required in addition to this shoreline permit. What Happens Next? Before you begin activities authorized by this permit, the law requires you wait at least 21 days from the date we mail this letter, (including you) who disagrees with any aspect of this permit to appeal the decision to the state Shorelines Hearings Board (SHB). You must wait for the conclusion of an appeal before you can begin the activities authorized by this permit. The SHB will notify you by letter if they receive an appeal. We recommend you contact the SHB before you begin permit activities to ensure they have not received an appeal. You may reach them at (360) 664-9160 or http://www.eluho.wa.gov/Board/SHB. iCap Campbell Way April 16, 2021 Page 2 If you want to appeal this decision, you can find appeal instructions (Chapter 461-08 WAC) at the SHB website above or on the website of the Washington State Legislature at http://apps.leg.wa.gov/wac. If you have any questions about this letter, please contact Maria Sandercock, Regional Shoreline Planner, at (425) 256-1372 or maria.sandercock@ecy.wa.gov. Sincerely, Joe Burcar, Section Manager Shorelands and Environmental Assistance Program Sent via email: Jami@icapequity.com E-cc: Kelli Lambert City of Bremerton Phil Kitzes, PK Enterprises, Representative Jeff Jones, J.S. Jones and Associates, Inc. TUSVDUVSF EFDL 0QBUJPPGFEHF TMPQFPGUPQ State of Washington DEPARTMENT OF FISH AND WILDLIFE Mailing Address: 600 Capitol Way North, Olympia, WA 98501---2207 Main Office Location: Natural Resources Building, 1111 Washington Street SE, Olympia, WA Friday, December 06, 2019 City of Bremerton Kelli Lambert, Planner 245 6th Street Suite 600 Bremerton, Washington 98337 { .W9/ʹ 5ĻƷĻƩƒźƓğƷźƚƓ ƚŅ bƚƓƭźŭƓźŅźĭğƓĭĻ aǒƌƷźŅğƒźƌǤ ğƦğƩƷƒĻƓƷ ĭƚƒƦƌĻǣ ğƌƚƓŭ /ğƒƦĬĻƌƌ ğǤͳ ƦƩƚƆĻĭƷ ƦƩƚƦƚƭĻƭ Ʒƚ ƩĻƒƚǝĻ ƓğƷźǝĻ ǝĻŭĻƷğƷźƚƓͲ ğƓķ ƩĻķǒĭĻ ƭƷĻĻƦ ƭƌƚƦĻ ĬǒŅŅĻƩ źƓ ƚƩķĻƩ Ʒƚ Ĭǒźƌķ ǞźƷŷźƓ ЊЎ ŅĻĻƷ ŅƩƚƒ ƷŷĻ ƷƚƦ ƚŅ ƭƌƚƦĻ͵ Kelli, Thank you for the opportunity to review the above-referenced development proposal. The Washington Department of Fish and Wildlife (WDFW) has reviewed the above-referenced (DNS) document received on October 29th, 2019, and offers the following comments at this time. Other comments may be offered as the project progresses. The beach located at the bottom of the bluff is critically important habitat for juvenile salmonids migrating through Port Washington Narrows. The upland area provides valuable riparian functions to the beach below. Unarmored marine shorelines provide juvenile salmonids areas for rearing and refuge during their spring migration. Juvenile salmonids typically stay in very shallow water close to shore, both to feed on the abundant prey organisms found in shallow intertidal areas, and to avoid predation by larger fish, seabirds, and marine mammals. Salmon fry, especially Chum, have been shown to be reluctant to leave the shoreline, and are especially susceptible to predation by sculpins and larger salmonids when they are forced offshore by bulkheads. Alteration to the marine shorelines, including reduction in marine riparian vegetation, will have impacts to terrestrial insect and benthic prey production, and alter nearshore habitat that juvenile salmonids use to migrate. WDFW Priority Habitats and Species (PHS) mapping demonstrates the beach below the proposed development provides habitat for hard shell clams. The Bremerton Shoreline Master Program (SMP) designates the shoreline for the proposed Urban Conservancy.is intended to protect and restore ecological functions of lands within the shoreline jurisdiction. These areas are identified as having biological or physical limitations or other unique or hazardous characteristics that are incompatible with intense development. already exists in order to reduce the adverse impact on the environment and ecological functions. It is to go beyond and minimize man made intrusions on shorelines and ensure long-term restoration and preservation of the shoreline. It appears that by reducing the recommended hazardous geological buffer and eliminating the vegetated buffer, this proposal does not align with the goals of the SMP. According to the the site meets the criteria of a high geologic hazard area and recommends that given the height of the slope, the It appears that the plans for the proposed multifamily apartment complex have not fully considered the geotechnical report. The plans show the recommended geological hazard zone buffer of 50 ft., which would extend from the top of the slope, will be reduced to the required 15 ft. shoreline building setback with no vegetation buffer to the top of the slope. Rather than adhering to the required building setbacks, the proposal provides an alternative by extending the foundation elements vertically. Although this site has been cleared and developed with a single family residence in the past, this does not necessarily mean the impacts should persist through redevelopment. Rather, the impacts of previous development should be restored to align with the SMP and improve ecological functions of the nearshore and riparian habitats. Steep slope buffers are not only important for safety, they are also necessary in order to protect natural resources from infringement and loss of riparian zone habitat. It is also our concern that developing housing so close to the edge of slope will create a need for additional new hard armoring and/or repair or replacement of the current failing bulkhead on the beach below in the future. Additional hard armoring or prolonging the life of the current armoring would result in loss of hard shell clam habitat, would impact nearshore functions and connections to the upland, and would also disrupt juvenile salmonid migration as noted above. Additionally, numerous errors have been noted regarding the SEPA checklist. In section 4. Plants, question e. asks for a list of all noxious weeds and invasive species known to be on or near the site and erroneously lists trailing blackberry, which is the only native blackberry in Washington, rather than the invasive Himalayan Blackberry. Also in section 5. Animals, question b. asks to list any threatened or endangered species known to be on or near the site. Many species of salmonids utilize the nearshore area directly waterward of the proposed development. This area is utilized as a migration corridor by juvenile salmon, including federally listed Puget Sound Chinook and steelhead. Additionally, the Habitat Management Plan (HMP) lists the Priority Habitats and Species in sections 6.0 and 7.0 respectively, which include the nearshore aquatic and marine habitats, wetlands, various species of birds, and hardshell clams. The HMP, provided by J. S. most of the large rock riprap has settled from erosion behind the rock. However it is still functioning to provide partial protection from wave action and slope stability to WAC 220-660-If the OHWL is changed since an existing bank protection structure was built, and OHWL reestablishes landward of a bulkhead protection structure, the department will consider this reestablished OHWL to be the existing OHWL for permitting purposes. If an application for an HPA (Hydraulic Project Approval) is submitted for repairs within three years of the breach, the bank protection structure may be repaired or replaced in the original footprint. As this HMP is dated September 16, 2014, and no HPA application has been received for the repair or replacement of the bulkhead, at this time, any future proposal for repair, replacement or alteration to bank protection structures on this parcel will be considered new and will be required follow the procedure for new bulkhead under WAC 220-660-370. Furthermore, the HMP suggests that the placement of the development will result in the inability to avoid impacts to the mature trees and riparian zone. Compensation is proposed to restore/enhance the 50 ft. shoreline buffer setback. It appears in the HMP and the Geotech report that the shoreline restoration of the 50 ft. shoreline setback is being done as compensation for the reduction in the geological hazard zone setback of 50 ft. to 15 ft. The Geotech report claims the requirement for a native vegetation buffer at the top of the geological hazard zone is not feasible. WDFW does not concur with that statement because a vegetated buffer could be reestablished with native plantings and adequate monitoring. Considering the proposed mitigation; WDFW suggests that a Mitigated Determination of Nonsignificance (MDNS) may be more appropriate than the Determination of Nonsignificance (DNS). However, WDFW also recommends that the City consider the additional shoreline impacts outlined in this letter when determining whether proposed mitigation is sufficient. We ask that the City consider possible long term impacts for allowing the proposed apartment complex to be developed within 15 ft. of a geological hazard zone along a marine shoreline. Our concern is that erosion in the future is likely to result in a need for a new bulkhead on the beach below that provides critical habitat for fish and wildlife. We ask that the determination of DNS be reconsidered and that if the City chooses to approve this buffer reduction, a restriction be placed on the property title that would prohibit future installation of additional new hard armoring at the toe of the bluff. WDFW would like to participate in any future agency visits planned for this project in order to assess the condition of the intertidal and riparian habitats and the existing bulkhead on the property. Thank you for considering these comments in your review. Please contact me at (360) 480-3397 to discuss any questions you might have. Sincerely, Adam Brown WDFW Habitat Biologist Adam.Brown@dfw.wa.gov HEATH & ASSOCIATES, INC Transportation and Civil Engineering July 21, 2020 PK Enterprises Phillip Kitzes 23035 SE 263rd Street Maple Valley, WA 98038 The intent of this assessment is to provide the city of Bremerton with a trip generation summary for the proposed development herein referred to as Campbell Way Shoreline. A project description and site characteristics are described below. PROJECT DESCRIPTION The Campbell Way Shoreline project proposes for the construction of a multi-family development encompassing 30 dwelling units located in the city of Bremerton. The subject site, located on tax parcel #: 3976-028-001-0004 (0.55-acres), has a site address of 1231 Campbell Way. The subject site is bordered to the north by Campbell Way. Surrounding development is a mixture of residential, commercial and undeveloped. Access to the site is proposed via Campbell Way. A conceptual site plan is presented in Figure 2 on the following page. Figure 1: Aerial Vicinity 2214 Tacoma Road Puyallup WA 98371 (253) 770 1401 Fax (253) 770 1473 heathtraffic.com 1 2214 Tacoma Road Puyallup WA 98371 (253) 770 1401 Fax (253) 770 1473 heathtraffic.com 2 TRIPGENERATION Trip generation is defined by the number of vehicular movements that enter or exit a site during a particular timeframe. For the proposed development, estimated trip rates were derived from the Institute of Transportation ȹɜɕɗɜɓɓɠ»ɡ ɞɣɐɚɗɑɏɢɗɝɜ10th Edition. Land Use Code (ɀɉȷ) 221 ¸ Ɂɣɚɢɗ-Ⱥɏɛɗɚɧ ȼɝɣɡɗɜg Mid-Rise was determined to be most representative for forecasting purposes. Total number of dwelling units was used as the independent variable and average rates were used to determine trip ends. Volumes for the average weekday daily trips (AWDT), AM peak hour and PM peak hour trips are summarized in Table 1 below. ITE reference sheets are included in the appendix. Table1:ProjectTripGeneration AMPeak-HourTripsPMPeak-HourTrips LandUseUnitsAWDT InOutTotalInOutTotal Multi-Family 30 1633 8 11 8 5 13 Mid-Rise Based on ITE data, the project can be expected to generate163 new daily trips with approximately 11 trips occurringin the AM peak hour (3 inbound/ 8 outbound) and13 in the PM peak hour (8 inbound / 5 outbound). SUMMARY Campbell Way Shoreline proposes for the development of a new 30-unit multi-family development located in the city of Bremerton.The 0.55-acre subject site (taxparcel #: 3976-028-001-0004) has a site address of 1231 Campbell Way and is bordered to the northby Campbell Way. Access to the site is proposed via Campbell Way. A conceptual site plan is presented in Figure 2. Based on ITE data, 11 AM peak hour trips,13 PM peak hour trips and 163 average weekday daily trips can be expected comingto/from the site. Please call if you require anything further. Sincerely, Gregary B. Heath, P.E., PTOE 2214 Tacoma Road Puyallup WA 98371 (253) 770 1401 Fax (253) 770 1473 heathtraffic.com 3 2214 Tacoma Road Puyallup WA 98371 (253) 770 1401 Fax (253) 770 1473 heathtraffic.com 4 2214 Tacoma Road Puyallup WA 98371 (253) 770 1401 Fax (253) 770 1473 heathtraffic.com 5 2214 Tacoma Road Puyallup WA 98371 (253) 770 1401 Fax (253) 770 1473 heathtraffic.com 6 STATE OF WASHINGTON DEPARTMENT OF ECOLOGY Northwest Regional Office 3190 160th Avenue SE Bellevue, Washington 98008-5452 (425) 649-7000 711 for Washington Relay Service Persons with a speech disability can call (877) 833-6341 April 16, 2021 Jami Stevenson iCap Campbell Way 3535 Factoria Blvd. Bellevue, WA 98006 Re: City of Bremerton Local Permit BP17 00005 Jami Stevenson, iCap Campbell Way Applicant SIMULTANEOUS FILING OF PERMIT #2020-NW-5269 Conditionally Approved Shoreline Substantial Development Permit (SDP) #4584 Conditionally Approved Shoreline Conditional Use Permit (CUP) #1537 Dear Jami Stevenson: On August 10, 2020, we received the City of Bremerton decision on your SDP for construction of a new multifamily residential structure and your CUP to allow the multifamily residential structure to exceed the SMP height limits and build to the height allowed in the underlying zoning. Your project is at 1231 Campbell Way on shorelands of Port Washington Narrows. By law, Ecology must review all CUPs for compliance with: The Shoreline Management Act (Chapter 90.58 RCW). CUP approval criteria (Chapter 173-27-160 WAC). The Local Shoreline Master Program. After reviewing CUPs for compliance, Ecology must decide whether to approve, approve with conditions, or disapprove a CUP. Our Analysis: The Bremerton Shoreline Master Program (SMP) designates portions of the site that are waterward of the top of slope setback as Urban Conservancy and the portions of the site that are landward as Commercial. The top of the slope as it currently exists on the site is at an elevation of approximately 72 feet (as described in the June 21, 2017 Geotechnical Report Addendum). For the purposes of determining the boundary of the Urban Conservancy environment, the top of slope buffer is 0 feet. The required shoreline buffer is truncated at the boundary of Urban Conservancy and a required 15-foot building setback to the buffer extends landward from there. For consistency with the SMP, the multifamily residential structure must be landward of this 15- foot setback, which begins at the top of the slope. Additionally, the SMP requires that non-water iCap Campbell Way April 16, 2021 Page 2 oriented uses, such as multifamily residential, provide both shoreline public access improvements and shoreline ecological improvements. During the course of our review, we have requested additional information and revised site plans to ensure consistency with these requirements. Our final decision is based on the package of materials submitted on March 8, 2021. We have identified conditions below that are necessary to ensure the proposal is consistent with the Bremerton SMP. Our Decision Ecology approves your CUP provided your project complies with the conditions required by the City of Bremerton and the following conditions: 1. No portion of the multi-family building may extend into the Urban Conservancy environment or the 15-foot shoreline buffer setback as depicted on the March 8, 2021 site plan. Structures attached to the multi-family building that provide public access may extend into the setback and Urban Conservancy environment. Building plans shall be submitted to Ecology prior to building permit approval to confirm that this condition is met. Electronic versions can be emailed to smp@ecy.wa.gov with the -NW- 2. Ecological enhancement shall conform to the plans provided on March 8, 2021 that show native restoration plantings in a 20-foot strip along the ordinary high water mark. 3. Copies of the as-built plans for the site, including shoreline plantings shall be shared with Ecology within 30-days of completion of construction. Electronic versions can be emailed to smp@ecy.wa.gov with the subject -Builts for SCUP No. 2020-NW- 4. Monitoring reports for plantings shall be sent to Ecology. Electronic versions can be emailed to smp@ecy.wa.gov 2020-NW- Please note that other federal, state, and local permits may be required in addition to this shoreline permit. What Happens Next? Before you begin activities authorized by this permit, the law requires you wait at least 21 days from the date we mail this letter, (including you) who disagrees with any aspect of this permit to appeal the decision to the state Shorelines Hearings Board (SHB). You must wait for the conclusion of an appeal before you can begin the activities authorized by this permit. The SHB will notify you by letter if they receive an appeal. We recommend you contact the SHB before you begin permit activities to ensure they have not received an appeal. You may reach them at (360) 664-9160 or http://www.eluho.wa.gov/Board/SHB. iCap Campbell Way April 16, 2021 Page 2 If you want to appeal this decision, you can find appeal instructions (Chapter 461-08 WAC) at the SHB website above or on the website of the Washington State Legislature at http://apps.leg.wa.gov/wac. If you have any questions about this letter, please contact Maria Sandercock, Regional Shoreline Planner, at (425) 256-1372 or maria.sandercock@ecy.wa.gov. Sincerely, Joe Burcar, Section Manager Shorelands and Environmental Assistance Program Sent via email: Jami@icapequity.com E-cc: Kelli Lambert City of Bremerton Phil Kitzes, PK Enterprises, Representative Jeff Jones, J.S. Jones and Associates, Inc. J. S. Jones and Associates Inc. Habitat Management Plan 1231 Campbell Way Bremerton, Washington 98310 Kitsap County Tax Parcel No. 3976-028-001-00-04 Prepared for: iCap Campbell Way, LLC PO Box 3907 Bellevue, WA 98009 Contact: PK Enterprises Phillip Kitzes 206-227-7445 pkenterprises.mv@gmail.com Dated: May 23, 2018 Updated April 7, 2020 Prepared by: Jeffery S. Jones, Wetland Scientistand Wildlife Biologist J. S. Jones and Associates, Inc. PO Box 1908, Issaquah, Washington 98027 C 253-905-5736/ jeff.jsjones@comcast.net Table of Contents Introduction ................................................................................................................ 1 Parcel Assessment ..................................................................................................... 2 Shoreline Analysis ..................................................................................................... 4 Impact Assessment .................................................................................................... 8 Mitigation Sequencing ............................................................................................... 9 Avoidance ...................................................................................................... 9 Minimization .................................................................................................. 9 Mitigation – Restoration of the Shoreline Setback ........................................ 9 Vegetation Management Plan Requirements ............................................................. 9 Temporary Erosion &Sediment Controls .................................................................. 9 Attachment Vegetative Management Plan & Schedule, Sheets L-1, L-2, VM-1, & VM-2 i Introduction According to the Bremerton Shoreline Management Program, Chapter 7.020, a vegetation management plan, “shall be submitted for all new development and redevelopment with the shoreline jurisdiction that provides for substantial enhancement of shoreline ecological functions and provides the maximum ecological functions feasible”, in accordance with ten provisions. Chapter 7.030 further requires, “mitigation sequencing for no net loss of ecological functions.” These provisions are discussed in this report. iCap Campbell Way LLC proposes to develop the property into a 30 unit multi-family condominium with parking and landscaping (see the Architectural Drawing and Landscape Plan). The shoreline setback extends to the top of the steep slope. Grading will not occur within the shoreline setback. All impacted areas west and south of the proposed structure, between the structure and top of slope, will be landscaped. 1 Parcel Assessment The property is located at 1231 Campbell Way, Bremerton, WA. The tax parcel number is 3976- 028-001-00-04. The property is in the southwest quarter of Section 12, Township 24 North, Range 1 East, of the Willamette Meridian. The tax parcel consists of Lots 1, 2, 3, 29, 30, 31 and 32, Block 28, Subdivision - U.S. Navy Yard Addition Bremerton. The total parcel area is 23,958 square feet or 0.55 acres. Previously, there was an existing single-family residence and a detached garage that was constructed in 1935. The upper part of the property, around the prior structures, is nearly level. The property slopes 70-85% between the shoreline of Port Washington Narrows to the top of the steep slope. The slope is densely vegetated with Himalayan blackberry (Rubus armeniacus) and other native and non-native plant species. The partial over-story includes big-leaf maple (Acer macrophyllum), Pacific madrone (Arbutus menziesii), and western red cedar (Thuja plicata). The USDA Soil Conservation Service (SCS) mapped the steep slope as Dystric xerothents gravelly sand, 45-70% (McMurphy, 1980). Dystric xerothents is not a soil series name but a taxonomic soils name. The soil is glacial outwash. It is more a glacial deposit than a soil. It lacks soil structure and is classified as “moderately to somewhat excessively well drained”. The erosion hazard is high. 1231 Campbell Way, Prior House and Garage 2 Looking Up Gravel Utility Road, Public ROW Shoreline Setback Steep Slope, North Side of Gravel Utility Road 3 Shoreline Analysis The ordinary high water is located along existing bulkheads and a 3-4 foot high vertical bank. The bulkheads were constructed at various times using concrete, stones and large rocks ( see photos). Himalayan blackberry canes overhang the bulkhead. Approximately 60 years ago, the bluff was cleared of vegetation and rock bulkheads were installed, probably in conjunction with construction of the prior single-family residence above the bluff. On the slope, there are remnants of an on-grade wood stairway, built with railroad ties, that went straight down the bluff to concrete steps that provided access to the beach below the OWHM (see photos). Very little is left of the wood walkway and concrete steps. The rock bulkhead consists of areas of large rock riprap and small rock grouted in place, indicating that prior owners made repeated repairs to the bulkhead. The sections of grouted rock are in good condition. Most of the large rock riprap has dropped to the shoreline. Erosion behind the large rock riprap is visible. However, riprap and the remnants of bulkhead are still functioning to provide partial protection from wave action and some slope stability. Therefore, replaced of the bulkhead is not proposed. The city replaced a large storm drainage pipeline, removed the concrete energy dissipaterand eliminated Wetland A. This pipeline, structure and wetland were in thepublic right-of-way that accesses the shoreline. A concrete energy dissipator was replaced with a pipe energy dissipator, see photo. A new section of riprap was constructed below the energy dissipater pipe. The area of Wetland A is now dominated by Scot’s broom (Cytisus scoparius), and erosion control grasses (see photo). New Pipe Energy Dissipator 4 Prior Location of Wetland A, Scot’s Broom and Grass Rock Beach 5 Himalayan Blackberry Overhanging Bulkhead Large Rock Bulkhead 6 Remains of Stairway above Beach and Small Grouted Rock Bulkhead 7 Impact Assessment The proposed project is consistent with the Shoreline Management Act and the Bremerton Shoreline Master Program. Shoreline ecological functions are protected by avoiding impact to the shoreline setback and steep slope. The shoreline setbackwas determined for multi-family to be 30% of the lot depth or to the top of the steep slope. The lot depth is 274 feet, of which 27 feet is below the OHWM. The calculation is (274 feet – 27 feet) 30%= 74 feet. The top of the steep slope is 80 feet. The shoreline setback extends to the top of slope because it is greater than the 30%. The location of the top of slope was determined by the Geotech and agreed upon by the city. The primary goals are to avoid adverse impacts to the shoreline and restore the shorelineand shoreline setback. Development within the shorelinesetback is not proposed. The steep slope would benefit from reestablishment of a native plant community. However, disturbance of the steep slope and removal of existing vegetation is not advised due to potential for erosion and difficulties of reestablishing vegetation.The soils are sandy and there is full sun exposure. These factors make native plant establishment difficult and the erosion hazard high. Avoiding impacts to the slope will reduce the likelihood of soil erosion. All vegetation will be retained. There are many native trees on the slope. Avoiding impact to the slope will protect and sustain the existing ecological functions for long-term success. Economic use is an important goal of the Shoreline Master Program. Redevelopment is allowed and necessary as long as it does not result in a net loss of shoreline ecological functions. The proposed redevelopment will not impact shoreline ecological functions because it is above the steep slope, outside of the shoreline setback and all drainage will be diverted into the public stormwater system. No runoff from impervious surfaces will be allowed onto the steep slope. Exterior lighting is designed to reduce direct light into the shoreline setback area. A public access park and walkway to the public access are provided, see the attached Bradley Design Group, “Preliminary Landscape Plan & Schedule – Bremerton Multi-Family”, Revision 6, July 26, 2019. The public access park will provide scenic views. Access to the shoreline is available using the public right-of-way (ROW). A private tenant area is provided adjacent to the public access park. The private tenant area will be fenced with a gate for access from the public area. Several open space landscape areas are provided. A portion of the slope will be revegetated with native plants, below the access walkway and outside of the shoreline setback, including in the city public ROW. Best Management Construction Practices (BMP’s) will be used to reduce the risk of erosion and slope failure. BMP’s include limiting the timing of clearing to dry weather, preventing the of dumping of construction materials and waste, and water runoff over the slope, and other measures that the civil engineers provides on the Erosion and Sediment Control Plan (ESCP). Stormwater will be detainedand discharged to thepublic stormwater system. 8 Mitigation Sequencing Avoidance Alternatives were examined that include avoiding impacts to the steep slope, revegetation of the steep slope, replacement of the bulkhead, and constructing a new wood walkway for beach access. Avoiding impacts to the steep slope was determined to necessary to ensure protection of the shoreline ecological functions. Revegetation of the steep slope would create a significant risk of erosion. Replacement or repair of the bulkhead would require direct impacts to the beach. Heavy equipment would have to drive on the beach, crushing beach organisms and clouding surface water. Bulkheads have negative impact on beach sand recruitment. For these reasons, bulkhead replacement and revegetation of the steep slope are not proposed. No shoreline uses or modifications are proposed. Minimization The applicant’s proposal minimizes impacts to priority species and habitats by: 1) Retaining existing vegetation on the steep slope 2) Implementing Best Management Construction Practices (BMP’s) 3) Ensuring that during construction no water is discharged onto the steep slope 4) Retaining existing bulkhead 5) Revegetate temporarily disturbed areas above the steep slope, see the Vegetation Management Plan, sheet VM-1 & VM-2 Mitigation – Alterations to the Shoreline Setback The shoreline setback area will not be impacted or altered in any way. Therefore, mitigation is not proposed. Vegetative Management Plan Requirement BMC Chapter 7.010 requires a substantial improvement in shoreline ecological functions for new and redevelopment activities within the shoreline jurisdiction. However, the applicant, applicant’s consultants, city staff, and DOE staff have agreed that disturbance of the steep slope and shoreline setback is not advised. Clearing of the steep slope would result in erosion. Replanting, maintenance, supplemental plantings, and monitoring would be difficult. It is likely that clearing of the steep slope and replantingwould result in damage to the shoreline ecological functions and therefore it is not advised. A Vegetation Management Plan is provided for temporary impacts between the proposed walkway and shoreline setbank, and in the public ROW south of the subject property. These areas are identified on the Vegetation Management Plan, sheet VL-1. Temporary Erosion and Sediment Controls Temporary erosion and sediment control (TESC) measures will be installed and maintained according the TESC Plan, prepared by the civil engineer. 9 1:1 1231 Campbell Way, Bremerton, WA By Sheets I-Cap Equity 2 L-1 Sheet No.of BREMERTON MULTI-FAMIY Date STATE OF REGISTERED WASHINGTON REVISION Certificate No. 576 Kathleen Bradley Reader LANDSCAPE ARCHITECT Prelim. Landscape Plan & Schedule 1" = 20'-0"14011 LAFWMFWSite Plan Review KBR25 SEPT. 2014 No. ScaleDesignerProject ManagerPrincipalDatePhaseProject No. SMALL DECIDUOUS ACCENT TREE REVEGETATION AREA CITY PARCEL - 750 SFREVEGETATE WITH NATIVE SPECIES AS INDICATED ONPLANTING SCHEDULE (See Sheet VM-1 & VM-2) TYPE 1 BUFFERSHRUB MASSINGS IN NATURAL GROUPINGS EXISTING CITY GRAVEL ACCESS ROAD NARROW CONIFER TREE TOP OF SLOPE - SHORELINE BUFFER LINE EXISTING STORMWATERRELEASE CONTROL STRUCTURE ORDINARY HIGH WATER LINE T N E M E S A E W O R ' 0 6 NEW 5' PEDESTRIANSIDEWALK PRIVATETENANTAREA WALKWAY FROM PUBLICSIDEWALK TO ACCESS PUBLICVIEWING AREA AND PRIVATETENANT AREA PRIVATE TENANT AREA PUBLIC VIEWING PARK AREA SHADE TOLERANT NATIVE PLANTINGSGATED ENTRY TO TENANT AREA REVEGETATION AREA DISTURBED BYCONSTRUCTION NON-BUFFER - 180SF OPEN SPACE ACCENT PLANTINGS PROPOSEDBUILDING GROUNDCOVER ROW SHRUB &PLANTING DECIDUOUS STREET TREE TYPE 1 BUFFER SHRUB MASSINGS INNATURAL GROUPINGS SHADE TOLERANT NATIVE PLANTINGSORDINARY HIGH WATER LINE OPEN SPACE ACCENT PLANTINGSREVEGETATION AREA DISTURBED BYCONSTRUCTION NON-BUFFER - 740SF TOP OF SLOPE - SHORELINE BUFFER LINE WOOD PLANK PAVING WITH BENCHES,SHORELINE/REGIONAL INFO SIGNAGE ANDVIEWING SCOPE PROPOSED PUBLIC ACCESS PARK (3000 SF) 25' O.C., B&B BRANCHED @ 5' HT. HT. (STREET TREE QUALITY)(STREET TREE QUALITY)FULL FOLIAGE 24" O.C.FULL FOLIAGE 5' O.C. 20' O.C., B&B BRANCHED @ 5' HEIGHT(STREET TREE QUALITY)12'-15' O.C., B&B BRANCHED @ 5'B&B, NURSERY GROWNFULL FOLIAGE 24" O.C.FULL FOLIAGE 5' O.C.B&B, NURSERY GROWNB&B/Cont., NURSERY GROWNFULL FOLIAGE 24" O.C.FULL FOLIAGE 5' O.C. B&B, NURSERY GROWN " CAL. 12 GROUNDCOVER 1 GAL.SHRUBS 1 GAL. & 3 GAL. DECIDUOUS TREES 2" CAL.GROUNDCOVER 1 GAL.SHRUBS 1 GAL. & 3 GAL.DECIDUOUS TREES 2" CAL.CONIFERS 6-7' HEIGHTCONIFERS 6-7' HEIGHTGROUNDCOVER 1 GAL.SHRUBS 1 GAL. & 3 GAL.HYROSEED OR SOD DECIDUOUS TREES 1-1 PRUNUS SAGENTII 'COLUMNARIS' / COLUMNAR SARGENT FLOWERING CHERRYPYRUS CALLERYANA 'REDSPIRE' / REDSPIRE FLOWERING PEARESCALLONIA 'PRIDE OF DONARD'/ PRIDE OF DONARD ESCALLONIAFRAGARIA CHILOENSIS / COASTAL STRAWBERRYPRUNUS LAUROCERASUS 'OTTO LUYKEN' / OTTO LUYKEN LAUREL FRAGARIA CHIOLENSIS / COASTAL STRAWBERRYVIBURNUM TINUS 'SPRING BOUQUET' / SRPING BOUQUET VIBURUMMYRICA CALIFORNICA / PACIFIC WAX MYRTLESPIRAEA JAPONICA 'LITTLE PRINCESS' / LITTLE PRINCESS SPIREAACER RUBRUM 'OCTOBER GLORY' / OCTOBER GLORY RED MAPLE CERCIDIPHYLLUM JAPONICUM / KATSURA TREETILIA CORDATA / LITTLELEAF LINDENEUONYMUS JAPONICUS 'SILVER PRINCESS' / SILVER PRINCESS EUONYMUSVIBURNUM TINUS 'SPRING BOUQUET' / SPRING BOUQUET VIBURNUMCEANOTHUS GLORIOSUS PT. REYES' / PT. REYES CEANOTHUSCISTUS X HYBRIDUS / WHITE ROCKROSEVACCINIUM OVATUM / EVERGREEN HUCKLEBERRYACER PALMATUM 'SANGOKAKU' / CORAL BARK JAPANESE MAPLEFAGUS SYLVATICA 'PURPLE FOUNTAIN' / WEEPING PURPLE BEECHMAGNOLIA GRANDIFLORA 'LITTLE GEM' / SOUTHERN MAGNOLIASTYRAX JAPONICA / JAPANESE SNOWBELL TILIA CORDATA 'WINTER ORANGE' / LITTLE LEAF LINDENBETULA JACQUEMONTII / JACQUEMONTI BIRCHPARROTIA PERSICA / PERSIAN IRONWOODCERCIDIPHYLLUM JAPONICUM / KATSURABERBERIS THUNBERGII 'CHERRY BOMB' / JAPANESE BARBERRYPRUNUS LAUROCERASUS 'OTTO LUYKEN' / OTTO LUYKEN LAURELOSMANTHUS HETEROPHYLLUS 'GOSHIKI' / GOSHIKI FALSE HOLLYPINUS FLEXILIS 'VANDERWOLFS' / VANDERWOLF'S PYRAMID LIMBER PINECHAMAECYPARIS OBTUSA / HINOKE CYPRESSCORNUS KOUSA 'SATOMI' / SATOMI KOUSA DOGWOODPINUS NIGRA / AUSTRIAN BLACK PINEPINUS FLEXILIS 'VANDERWOLFS' / VANDERWOLFS PYRAMID PINENANDINA DOMESTICA 'SIENNA SUNRISE' / DWARF HEAVENLY BAMBOOFRAGARIA 'PINK PANDA' / PINK PANDA SAND STRAWBERRYESCALLONIA 'NEWPORT DWARF' / DWARF ESCALLONIA CORNUS STOLONIFERA 'KELSYII' / DWARF RED TWIG DOGWOODCHAMAECYPARIS OBTUSA 'GRACILIS NANA' / DWARF HINOKI CYPRESSSARCOCOCCA HOOKERIANA HUMILIS / SWEET BOXFESTUCA GLAUCA 'ELIJAH BLUE' / ELIJAH BLUE FESCUESPIRAEA JAPONICA MAGIC CARPET / MAGIC CARPET SPIREALAWN AREA ROW FRONTAGE TREESBUFFER TREESSHRUBS & GROUNDCOVERACCENT TREES SHRUBS & GROUNDCOVERACCENT PLANTINGS ROW PLANTINGACCENT PLANTINGS TYPE 1 BUFFER CITY REVIEW - NOT FOR CONSTRUCTION 1:1 1231 Campbell Way, Bremerton, WA By Sheets I-Cap Equity 2 L-2 Sheet No.of BREMERTON MULTI-FAMIY Date STATE OF REGISTERED WASHINGTON REVISION Certificate No. 576 Kathleen Bradley Reader LANDSCAPE ARCHITECT Prelim. Landscape Notes & Details As Indicated14011 LAFWMFWSite Plan Review KBR25 SEPT 2014 No. ScaleDesignerProject ManagerPrincipalDatePhaseProject No. e g d E b r u C / t n g e n mi e s c v ae a P p m i S T e 5 h . T 1 t n a t s i d i g u n qi c E a p S g Spacing Slope Conditions n i t c na Equidistant ap t sS i d i u q E 2" Layer Compost Mulch Feather AwayFrom Trunk Mound Soil To Form 4"High Basin 50 Native &50 TopsoilMix (Not To Scale) Provide 3" ClearanceBetween Root Ball AndEdge Of Planting Pit. Mound Soil To FormBasin 3" Above Grade. Material 1 Gal. Or 4" Potted Plant(Not To Scale) Cut Through Bottom Half OfTo Bring The Root SystemCloser To The Surface. Use Knife Or Sharp Blade ToRoot Ball. Butterfly Rootball 3" Cut And Remove Burlap FromTop 1/3 Of Ball Or Completely Remove Container* Shrub Planting Detail Groundcover Planting Detail Fertilizer Tablets QuantityPer Manufacturer'sRecommended ApplicationRates Provide 6" ClearanceBetween Root Ball And EdgeOf Planting Pit.*Remove All Treated OrNonbio-degradable Materials of the planting pits. Install plant material high enough above finish grade to allow for settlement and bark mulch. Water plant pits throughly midway through backfilling and add fertilizer tablets. Balled and burlapped material that cannot be installed immediately shall be heeled in, mulched and watered regularly to keep root balls moist. Binding agent shall be J-Tac or approved equal. Apply 10-20-20 fertilizer at a rate of 10 lbs. per 1000 square feet. Apply hydro-seed mulch at a rate of 40 lbs. per 1000 square feet and binding agent at a rate of 1 lb. per 1000 square feet. Reseed any areas which do not germinate within 14 days. planting and mulch installation. Seeding or sodding to occur only when the soil conditions are dry and free of surface water. Carefully water lawn areas after installation. Sodded Lawn Areas: Install a northwest hardy, blended grass sod within 12 hours of delivery to site. Lay sod tight with no gaps, allowing for shrinkage. Apply a 10-20-10 fertilizer at a rate of 10 lbs. per 1000 square feet prior to installation. Seeded Lawn Areas: Seed shall consist of a Perennial Rye Grass blend and applied at a rate of 10 lbs per 1000 square feet. Apply a 10-20-10 fertilizer at a rate at a rate of 10 lbs per 1000 square feet. Promptly re-seed any areas which do not germinate with 14 days of planting. acceptance. Work shall include watering, spraying, fertilizing, pruning, resetting of plants, restoring eroded areas, adjustments to staking and removal of weeds/debris as required for healthy plant growth. of the work upon request by the Contractor. unsatisfactory condition as determined by the owner or Landscape Architect. Replace with a new planting of equal size and species as soon as conditions permit within the normal planting season. All replacement plantings are then to be under re-instated guarantee period as specified. Identify those replacements and take whatever measures necessary to prevent similar demise of additonal plant material.20. Provide root barrier in a surround or linear pattern for tree plantings when trunk is located within four (4) linear feet of any paved surface. DeepRoot Universial Barrier -UB -18 (or approved equal). Install per manufacturer's recommendations.Warr anty: This Warranty shall include replacing and planting the same size and species of plant material, as shown on the Landscape Plan and that has been designated, by the Landscape Architect, to be replaced. Except for loss due to excessively severe climatological conditions (20 year weather charts), installed plant materials are required to be guaranteed until the end of one growing season against defects and unsatisfactory growth, except for cases of neglect or abuse by the owners or others. All plants replaced shall be re-instated under these plant guaranty conditions. 14. Plant trees, shrubs and groundcover as shown in the planting details. Roughly scarify sides15. Hydro-seeded Areas: Hydro-seed mulch shall be Silva-fiber or approved equal.16. Seeded or Sodded Lawn Areas: Lawn installation shall occur upon completion of finish grading,17. Provide landscape maintenance immediately after planting and continue until final18. Inspection And Acceptance: The owner will make an inspection for Substantial Completion19. Replacement of Plantings: Remove any plant from site that is either dead, or in Application Rates 2" Layer CompostMulch Feather Away50 Native & 50Topsoil MixFertilizer Tablets Quantity PerManufacturer's Recommended From Trunk An approximated soil infiltration rate (either measured or derived from soil /texture / infiltration rate tables) A range of infiltration rates shall be noted where Determination of soil texture, indicating percentage of organic matter,appropriate, andMeasure PH valueBe augmented with a two-inch layer of organic material cultivated to a minumum ofsix inches in depth, orHave an organic content of five percent or more to a depth of six inches as shownin a soil analysis. Dripline 2. Verify that site conditions are acceptable prior to beginning work. Do not install any site elements or plant material until unsatisfactory conditions are corrected. When conditions detrimental to plant growth/constructed elements are encountered, immediately notify the owner.3. Substitutions or changes in materials and placement shall be made only after written change orders are accepted by the owner.4. Protect existing trees to remain and plant material located on adjacent property prior to commencing work. Place fencing material at dripline of trees and shrubs. See Existing Tree & Vegetation Protection Detail.5. Contractor to provide a soil analysis prior to commensement of work. The soil analysis shall include:a.c.6. All new turf areas, except all-weather, sand-based athletic fields shall:a.7. Organic content of all landscape areas shall be as necessary to provide adequate nutient and moisture-retention levels for the establishment of the plantings.8. Planting soil for trees, shrubs, groundcover and lawn areas shall be RandlesTopsoil Three-Way Top Soil mix or approved equal.9. Clean and remove all rocks, roots and debris over 2 inches in diameter. Place a six inch (6") depth of Topsoil Mix over areas to be planted with groundcover. Finish grade shall be at least two inches (2") below adjacent hard surface. See planting details for depth and staking requirements. as recommended by manufacturer. Topdress shrub/groundcover beds (prior to mulch application) with Newlife 10-20-20 at the rate of 2 lbs. per 1000 square feet. 'mulch'. Finish grade of mulch shall be one inch (1") below top of adjacent hard surface. well branched, disease and insect free condition. PLANTING NOTES:1. Verify bedlines and plant layout with Landscape Architect prior to commencing work.b.b.10. Plants shall be pit planted with a 50/50 prepared mix of native soil and Topsoil Mix.11. Fertilize all installed plants during backfill operations with Ag Safe Tabs12. Mulch all planted areas with a minimum 2 inch (2") depth of approved fir bark13. All plant material to be nursery grown stock and arrive on-site in a healthy, vigorous, Activity May Cross Into Dripline, In Areas Where ConstructionPlace 6" Of Medium Size WoodChips And Cover With A Metal Plate (Not To Scale) Protection Detail Dripline Existing Tree & Vegetation Provide Min. 4'-0"High Protective MeshFence And Support With WoodPosts At Dripline Of ExistingTrees And VegetationTo Be ProtectedDuring Construction telephone number, botanical and common name, plant size and size offurnished the plant materials identifying the plant materials being supplied by Documentation shall also include suppliers name, contact person, address,container or ball.Contractor shall provide a signed statement from the plant suppliers who havebotanical and common names, plant size and stating that all of the plantssupplied by them are in healthy growing conditions meeting the ASNS.Submit a project installation schedule, coordinated with the proposed soilammending and planting schedule to the Landscape Archtiect or owner forapproval at least 30 calendar days prior to start of work under this section. to proceed, landscape contractor shall submit a complete list of materialsproposed to be furnished and installed demonstrating conformance with therequirements specified. Include the name, addressess and telephone numbersof all plant material suppliers and growers.2.3. Plant Material List Submittal: Within 30 calendar days after receipt of the notice1. A. the Landscape Architect or Owner. If proof is submitted that any plant specified is not obtainable, a proposal will be considered for use of the nearest equivalent size and or variety. Such proof shall be substantiated and submitted in writing to the Landscape Architect or Owner at least 30 days prior to start of work under this section. These provisions shall not relieve contractor of the responsibility of obtaining specified materials in advance if special growing conditions or other arrangements must be made in order to supply specified materials.C. Plants shall be subject to inspection and approval by Landscape Architect or Owner for conformance to specifications upon delivery to the project site. Such approval shall not impair the subsequent right of inspection and rejection during progress of the work. Contractor shall give Landscape Architect 48 hours advance notice when plants will be delivered to the site for inspection. Inspection of plant materials shall take place within 24 hours of delivery to the site. buried pipes and cables. walls, curbs and paved surfaces from potential damage arising from this work. The Contractor shall pay for any such damage at no additional cost to the Owner. Unfinished and completed work shall be protected from erosion or trespassing, and proper safeguards shall be erected to protect the Public from injury or danger. per plan and that plant species and varieties are as indicated in the planting schedule. GENERAL NOTES:B. Substitutions of plant materials will not be permitted unless authorized in writing byD. Coordinate work with other trades as required.E. Locate all underground utilities prior to commencing work to avoid damage toF. Provide protection for all property, persons, work in progress, structures, utilities,G. City Of (xxxxxx): City requires Landscape Architect to verify plantings are installed NOTES & REQUIREMENTS CITY REVIEW - NOT FOR CONSTRUCTION Mound Soil To Form Basin6" Above Grade Cut And Remove Burlap From Top 1/2Of Ball. Remove Container & CenterRoot Ball In Tree Pit**Remove All Treated Or NonBio-degradable Materials Application Rates Fertilizer Tablets Quantity PerManufacturer's Recommended Tree Secured To Stake With WonderTree Tie Or Approved Equal. Stake AndTree To Be In Vertical Position After2x2 Wood Stake Or Lodge Pole DrivenAt Edge Of Root Ball To A Depth Of2'-0" Into Undistrubed Soil.2" Layer Compost Mulch (AvoidMounding Against Trunk)50 Native & 50Topsoil MixAbove Grade Installation. Remove After 1 Year.Mound Soil To Form Basin 6" Cut And Remove Burlap From Top 1/2Of Ball. Remove All Treated Or NonBio-degradable Material. 2" Layer Compost Mulch, Feather Away From Trunk Root Ball Width 12" Greater Than (Not To Scale) Root Ball Width 12" Greater Than (Not To Scale) 6" 6" Tree Planting Detail 50 Native & 50Topsoil Mix Conifer Tree Planting Detail Ground And Upper Tie. Locate Tie 4' Min. AboveFinish Grade.Locate Tie Halfway Between Fertilizer Tablets QuantityPer Manufacturer'sRecommended ApplicationRates 1:1 1231 Campbell Way, Bremerton, WA By Sheets I-Cap Equity 2 Sheet No.of VM-1 BREMERTON MULTI-FAMIY Date STATE OF REGISTERED WASHINGTON REVISION Certificate No. 576 Kathleen Bradley Reader LANDSCAPE ARCHITECT Veg. Mgmt. Plan & Schedule 1" = 20'-0"14011 LAFWMFWSite Plan Review KBR15 Feb. 2018 No. ScaleDesignerProject ManagerPrincipalDatePhaseProject No. DRIPLINE OF EXISTINGTREE TO REMAIN SMALL DECIDUOUS ACCENT TREE REVEGETATION AREA CITY PARCEL - 750 SFREVEGETATE WITH NATIVE SPECIES AS INDICATED ONPLANTING SCHEDULE (See Sheet VM-1 & VM-2) TYPE 1 BUFFERSHRUB MASSINGS INNATURAL GROUPINGS EXISTING CITY GRAVEL ACCESS ROAD NARROW CONIFER TREE TOP OF SLOPE - SHORELINETOP OF SLOPE - SHORELINE BUFFER LINEBUFFER LINE EXISTING STORMWATERRELEASE CONTROL STRUCTURE 0 1 ORDINARY HIGH WATER LINE 9 6 0 2 0 0 5 5 33 04 0 0 55 1 4 10 0 5 0 T 5 N 2 0 E 04 2 020 4 5 2 M 5 05 0 52 5 0 E 5 1 S 3 2 0 82 0 0 10 5 A 0905 57 15 E 2 0 0 5 5 4 W 0 0 51 O 7 3 510 4 000 R 5 2 2 05 '0 0 5 5 5 0 6 6 1 0 5 2 1 0 5 0 1 0 5 8 2 0 NEW 5' PEDESTRIANSIDEWALK 6 5 0 0 5 3 1 10 1 5 0 5 8 0 0 7 65 0 0 5 4 1 2 0 53 0 5 5 1 0 5 EXISTING TREE TO BEREMOVED 9 4 0 5 3 3 0 5 8 9 4 3 00 5 5 7 6 7 3 3 4 0 0 0 5 5 5 SEE SHEET L-1 & L-2 FOR PRELIM. LANDSCAPE PLAN BUILDING PROPOSED PROPOSED PUBLIC ACCESS PARK CONSTRUCTION NON-BUFFER - 180SFSHADE TOLERANT NATIVE PLANTINGS OPEN SPACE ACCENT PLANTINGSREVEGETATION AREA DISTURBED BY 4 8 3 3 0 0 5 5 5 3 0 5 ROW SHRUB &GROUNDCOVERPLANTING DECIDUOUS STREET TREE TYPE 1 BUFFERSHRUB MASSINGS IN NATURAL GROUPINGS TOP OF SLOPE - SHORELINEORDINARY HIGH WATER LINE REVEGETATION AREA DISTURBED BYCONSTRUCTION NON-BUFFER - 740SFSHADE TOLERANT NATIVE PLANTINGSBUFFER LINE OPEN SPACE ACCENT PLANTINGS ARCTOSTAPHYLOS UVA-URSI / KINNIKINNICK GAULTHERIA SHALLON / SALAL FRAGARIA CHILOENSIS / SAND STRAWBERRY ACER CIRCINATUM / VINE MAPLEAMELANCHIER ALNIFOLIA / SERVICEBERRYPRUNUS EMARGINATA / BITTER CHERRYVACCINIUM OVATUM / EVERGREEN HUCKLEBERRY RHAMNUS PURSIANA / CASCARAMAHONIA AQUIFOLIUM 'NERVOSA' / LONGLEAF MAHONIAMAHONIA AQUIFOLIUM / OREGON GRAPEMYRICA CALIFORNICA / PACIFIC WAX MYRTLECORNUS STOLONIFERA / RED-OSIER DOGWOODRIBES LACUSTRE / BLACK GOOSEBERRYRUBUS PARVIFLORUS / THIMBLEBERRYRUBUS SPECTABILIS / SALMONBERRYSAMBUCUS RACEMOSA / RED ELDERBERRYSYMPHORICARPOS ALBUS / SNOWBERRY DESCRIPTION HOLODISCUS DISCOLOR / OCEAN SPRAYRIBES SANGUINEUM / RED FLOWERING CURRANT Small TreesEvergreen ShrubsDeciduous ShrubsGroundcover UPLAND SLOPE REVEGETATION SYMBOL City PrivateParcelParcel CITY REVIEW - NOT FOR CONSTRUCTION 1:1 1231 Campbell Way, Bremerton, WA By Sheets I-Cap Equity 2 Sheet No.of VM-2 BREMERTON MULTI-FAMIY Date STATE OF REGISTERED WASHINGTON REVISION Certificate No. 576 Kathleen Bradley Reader LANDSCAPE ARCHITECT Veg. Mgmt. Notes & Details As Indicated14011 LAFWMFWSite Plan Review KBR15 Feb 2017 No. ScaleDesignerProject ManagerPrincipalDatePhaseProject No. A status report on the mitigation construction, including as-built drawings, must be submitted tothe city within 90 days of completion of planting. Annual status reports on mitigation constructionthe financial assurance will be furnished to the city before a construction permit is issued. The are required until mitigation construction is complete. Following completion of mitigationconstruction, final as-built drawings will be submitted to city.The permittee shall post either a letter of credit, cash deposit or performance bond for theestimated cost of mitigation site preperation, plant installation, irrigation, and a seperate letter ofcredit, cash deposit or monitoring bond for maintenance and monitoring, in favor of the city. Thebond or financial guarantee for the cost of site preparation and plant installation shall be releasedupon completion of construction. The purpose of this financial assurance is to guarantee thesuccessful implementation of the mitigation plan. The posting shall be completed and a copy ofbond or letter of financial guarantee must include the porvision that funds will only be releasedupon written approval of the bond holder. The maintenance and monitoring bond or funds will bereleased at the end of Year 10. of the planting pits. Install plant material high enough above finish grade to allow for settlement and bark mulch. Water plant pits throughly midway through backfilling and add fertilizer tablets. Balled and burlapped material that cannot be installed immediately shall be heeled in, mulched and watered regularly to keep root balls moist. Binding agent shall be J-Tac or approved equal. Apply 10-20-20 fertilizer at a rate of 10 lbs. per 1000 square feet. Apply hydro-seed mulch at a rate of 40 lbs. per 1000 square feet and binding agent at a rate of 1 lb. per 1000 square feet. Reseed any areas which do not germinate within 14 days. planting and mulch installation. Seeding or sodding to occur only when the soil conditions are dry and free of surface water. Carefully water lawn areas after installation. Sodded Lawn Areas: Install a northwest hardy, blended grass sod within 12 hours of delivery to site. Lay sod tight with no gaps, allowing for shrinkage. Apply a 10-20-10 fertilizer at a rate of 10 lbs. per 1000 square feet prior to installation. Seeded Lawn Areas: Seed shall consist of a Perennial Rye Grass blend and applied at a rate of 10 lbs per 1000 square feet. Apply a 10-20-10 fertilizer at a rate at a rate of 10 lbs per 1000 square feet. Promptly re-seed any areas which do not germinate with 14 days of planting. acceptance. Work shall include watering, spraying, fertilizing, pruning, resetting of plants, restoring eroded areas, adjustments to staking and removal of weeds/debris as required for healthy plant growth. of the work upon request by the Contractor. unsatisfactory condition as determined by the owner or Landscape Architect. Replace with a new planting of equal size and species as soon as conditions permit within the normal planting season. All replacement plantings are then to be under re-instated guarantee period as specified. Identify those replacements and take whatever measures necessary to prevent similar demise of additonal plant material. within four (4) linear feet of any paved surface. DeepRoot Universial Barrier -UB -18 (or approved equal). Install per manufacturer's recommendations.Warranty: This Warranty shall include replacing and planting the same size and species of plant material, as shown on the Landscape Plan and that has been designated, by the Landscape Architect, to be replaced. Except for loss due to excessively severe climatological conditions (20 year weather charts), installed plant materials are required to be guaranteed until the end of one growing season against defects and unsatisfactory growth, except for cases of neglect or abuse by the owners or others. All plants replaced shall be re-instated under these plant guaranty conditions. 14. Plant trees, shrubs and groundcover as shown in the planting details. Roughly scarify sides15. Hydro-seeded Areas: Hydro-seed mulch shall be Silva-fiber or approved equal.16. Seeded or Sodded Lawn Areas: Lawn installation shall occur upon completion of finish grading,17. Provide landscape maintenance immediately after planting and continue until final18. Inspection And Acceptance: The owner will make an inspection for Substantial Completion19. Replacement of Plantings: Remove any plant from site that is either dead, or in20. Provide root barrier in a surround or linear pattern for tree plantings when trunk is located Monitoring shall occur on 60% 60% 60% Sample points or transects will be established for vegetation None Baseline monitoring will be collected at the completion of The monitoring period is up to 10 years. Should any monitoring report reveal the restoration has failed in whole No less than one (1) permanent photo point per 10,000 square feet of Any deficiency discovered during any monitoring or inspection visit must be Monitioring reports shall be submitted to the city by December 31 of each year An approximated soil infiltration rate (either measured or derived from soil /texture / infiltration rate tables) A range of infiltration rates shall be noted whereappropriate, andsix inches in depth, orin a soil analysis. Determination of soil texture, indicating percentage of organic matter,Measure PH valueBe augmented with a two-inch layer of organic material cultivated to a minumum ofHave an organic content of five percent or more to a depth of six inches as shown Assessment of nuisance/exotic biota and recommendations for management Summary of maintenance and contingency measures proposed for next season and Observed wildlife, including amphibians, avians and others 4"x6" color photograph taken from permanent photo-points as shown on Buffer conditions, e.g. surrounding land use, use buy humans, wild and domestic creatures Receipts for any structural repair or replacement Plant survival, vigor, and aerial coverage from every plant community (transect data), and Site hydrology, including extent of inundation, saturation, depth to groundwater, function of Soils, including texture, Munsell color, rooting and oxidized rhizoshperes Slope condition, site stability, any structures or special features Receipts for off-site disposal of any dumping, weeds, or invasive plants Historic description of project, including date of installation, current year of monitoring, Site plan and location map Year 1 Year 3 Year 5 Year 7 Year 10 Plant Cover and SurvivalPlant survival and cover standards are established to measure restoration success as follows:Performance StandardsShrub and Sapling Tree Cover* 10% 20% 30% 40% 50%Shrub and Sapling Tree Survival 90% 80% 60% 50% 50%cover per each year of monitoring. Herbaceous Cover* 20% 40% 50% 60% 70%Herbaceous Survival 90% 80%Invasive Cover - No more than 10% Himalayan blackberry and 5% all other non-native invasiveYears 1, 3, 5, 7 and 10.site. No less than two 50-foot transects per 10,000 square feet of area will be established in theother acceptable field method. Monitoring of vegetation transects shall occur annually between30 (prior to leaf drop), unless otherwise specified.during the monitoring period. As applicable, monitoring reports must include description/data for:explanation of monitoring methodology in the context of assessing performance standardsany hydrologic structures, piezometer of staff guage if available, inputs, outlets, etc.completed for past seasoncorrected within 60 days of approval by city.or in part, and should that failure be beyond the scope of routine maintenance, a Contingencysubstituted, to cross-sections of proposed engineered structures. Once approved, it may beextend the monitoring period for the restoration. installation.monitoring, and photo-points established from which photos will be taken throughout themonitoring period. Linear transects are the preferred method for vegetation monitoring for thismitigation/restoration area. Permanent transect location(s) must be identified onmitigation/restoration site plans in the first monitoring report (they may be drawn on approvedmitigation/en hancement plans by hand). Plots located at one end of each transect shall detailherb, shrub, and tree aerial cover at radii of 20-foot, using the Braun-Blanquet releve method orMay 15 and September 30 (prior to leaf drop), unless otherwise specified.mitigation/enhancement area will be established within the mitigation/restoration area.Photographs will be taken from these points to visually record the condition of themitigation/enhancement area. Photos shall be taken annually between May 15 and Septemberrestatement of mitigation/restoration goals, and performance standardsMonitoring/enhancement plan.Plan will be submitted. The Contingency Plan may range in complexity from a list of plantsinstalled, and will replace the approved restoration plan. If the failure is substantial, the city may install any site elements or plant material until unsatisfactory conditions are corrected. When conditions detrimental to plant growth/constructed elements are encountered, immediately notify the owner. written change orders are accepted by the owner. prior to commencing work. Place fencing material at dripline of trees and shrubs. See Existing Tree & Vegetation Protection Detail. analysis shall include: nutient and moisture-retention levels for the establishment of the plantings. Three-Way Top Soil mix or approved equal. inch (6") depth of Topsoil Mix over areas to be planted with groundcover. Finish grade shall be at least two inches (2") below adjacent hard surface. See planting details for depth and staking requirements. as recommended by manufacturer. Topdress shrub/groundcover beds (prior to mulch application) with Newlife 10-20-20 at the rate of 2 lbs. per 1000 square feet. 'mulch'. Finish grade of mulch shall be one inch (1") below top of adjacent hard surface. well branched, disease and insect free condition. PLANTING NOTES:2. Verify that site conditions are acceptable prior to beginning work. Do not3. Substitutions or changes in materials and placement shall be made only after4. Protect existing trees to remain and plant material located on adjacent property5. Contractor to provide a soil analysis prior to commensement of work. The soila.b.c.6. All new turf areas, except all-weather, sand-based athletic fields shall:a.b.7. Organic content of all landscape areas shall be as necessary to provide adequate8. Planting soil for trees, shrubs, groundcover and lawn areas shall be RandlesTopsoil9. Clean and remove all rocks, roots and debris over 2 inches in diameter. Place a six 1. Verify bedlines and plant layout with Landscape Architect prior to commencing work.10. Plants shall be pit planted with a 50/50 prepared mix of native soil and Topsoil Mix.11. Fertilize all installed plants during backfill operations with Ag Safe Tabs12. Mulch all planted areas with a minimum 2 inch (2") depth of approved fir bark13. All plant material to be nursery grown stock and arrive on-site in a healthy, vigorous, e g d E b r u C / t n g e n mi e s vc ae a P p m i S T e 5 h . T 1 t n a t s i d i g u n qi c E a p S g Slope Conditions nSpacing i t c na Equidistant ap t sS i d i u q E 2" Layer Compost Mulch Feather AwayFrom Trunk Mound Soil To Form 4"High Basin 50 Native &50 TopsoilMix telephone number, botanical and common name, plant size and size ofcontainer or ball.Contractor shall provide a signed statement from the plant suppliers who havefurnished the plant materials identifying the plant materials being supplied bysupplied by them are in healthy growing conditions meeting the ASNS.Submit a project installation schedule, coordinated with the proposed soilammending and planting schedule to the Landscape Archtiect or owner forapproval at least 30 calendar days prior to start of work under this section. Documentation shall also include suppliers name, contact person, address,botanical and common names, plant size and stating that all of the plants to proceed, landscape contractor shall submit a complete list of materialsof all plant material suppliers and growers.2. Plant Material List Submittal: Within 30 calendar days after receipt of the noticeproposed to be furnished and installed demonstrating conformance with therequirements specified. Include the name, addressess and telephone numbers1.3. A. the Landscape Architect or Owner. If proof is submitted that any plant specified is not obtainable, a proposal will be considered for use of the nearest equivalent size and or variety. Such proof shall be substantiated and submitted in writing to the Landscape Architect or Owner at least 30 days prior to start of work under this section. These provisions shall not relieve contractor of the responsibility of obtaining specified materials in advance if special growing conditions or other arrangements must be made in order to supply specified materials. Owner for conformance to specifications upon delivery to the project site. Such approval shall not impair the subsequent right of inspection and rejection during progress of the work. Contractor shall give Landscape Architect 48 hours advance notice when plants will be delivered to the site for inspection. Inspection of plant materials shall take place within 24 hours of delivery to the site. buried pipes and cables. walls, curbs and paved surfaces from potential damage arising from this work. The Contractor shall pay for any such damage at no additional cost to the Owner. Unfinished and completed work shall be protected from erosion or trespassing, and proper safeguards shall be erected to protect the Public from injury or danger. per plan and that plant species and varieties are as indicated in the planting schedule. GENERAL NOTES:B. Substitutions of plant materials will not be permitted unless authorized in writing byC. Plants shall be subject to inspection and approval by Landscape Architect orD. Coordinate work with other trades as required.E. Locate all underground utilities prior to commencing work to avoid damage toF. Provide protection for all property, persons, work in progress, structures, utilities,G. City Of (xxxxxx): City requires Landscape Architect to verify plantings are installed NOTES & REQUIREMENTS (Not To Scale) Provide 3" ClearanceBetween Root Ball AndEdge Of Planting Pit. Mound Soil To FormBasin 3" Above Grade. Material 1 Gal. Or 4" Potted Plant(Not To Scale) Cut Through Bottom Half OfTo Bring The Root SystemCloser To The Surface. Use Knife Or Sharp Blade ToRoot Ball. Butterfly Rootball 3" Cut And Remove Burlap FromTop 1/3 Of Ball Or Completely Remove Container* Shrub Planting Detail Groundcover Planting Detail CITY REVIEW - NOT FOR CONSTRUCTION Fertilizer Tablets QuantityPer Manufacturer'sRecommended ApplicationRates Provide 6" ClearanceBetween Root Ball And EdgeOf Planting Pit.*Remove All Treated OrNonbio-degradable Materials Application Rates 2" Layer CompostMulch Feather Away50 Native & 50Topsoil MixFertilizer Tablets Quantity PerManufacturer's Recommended From Trunk Dripline 6" Above Grade Mound Soil To Form Basin Cut And Remove Burlap From Top 1/2Of Ball. Remove Container & Center*Remove All Treated Or Non Root Ball In Tree Pit*Bio-degradable Materials Application Rates Fertilizer Tablets Quantity PerManufacturer's Recommended At Edge Of Root Ball To A Depth Of2" Layer Compost Mulch (Avoid50 Native & 50Topsoil MixAbove Grade Tree Secured To Stake With WonderTree Tie Or Approved Equal. Stake AndTree To Be In Vertical Position After2x2 Wood Stake Or Lodge Pole Driven2'-0" Into Undistrubed Soil.Mounding Against Trunk)Mound Soil To Form Basin 6" Installation. Remove After 1 Year. Cut And Remove Burlap From Top 1/2Of Ball. Remove All Treated Or Non Bio-degradable Material. 2" Layer Compost Mulch,Feather Away From Trunk Activity May Cross Into Dripline, In Areas Where ConstructionPlace 6" Of Medium Size WoodChips And Cover With A Metal Plate (Not To Scale) Root Ball Width 12" Greater Than (Not To Scale) Root Ball Width 12" Greater Than (Not To Scale) 6" Protection Detail Dripline 6" Tree Planting Detail Existing Tree & Vegetation 50 Native & 50Topsoil Mix Trees And VegetationTo Be Protected Provide Min. 4'-0"High Protective MeshFence And Support With WoodPosts At Dripline Of ExistingDuring Construction Conifer Tree Planting Detail Locate Tie 4' Min. AboveLocate Tie Halfway BetweenGround And Upper Tie. Finish Grade. Fertilizer Tablets QuantityPer Manufacturer'sRecommended ApplicationRates March 20, 2020 iCap Equity 10900 NE 8th Street, Suite 1000 Bellevue, WA 98004 Attn: Ms. Jami Stevenson Comment Response Letter Campbell Way Development 1231 Campbell Way Bremerton, WA PN: 39760280010004 Doc ID: iCapEquity.CampbellWay.RGA6 INTRODUCTION As requested by Phillip Kitzes, we are pleased to provide this response letter addressing the December 6, 2019 letter from the Washington Department of Fish and Wildlife (WDFW) regarding the recommended steep slope setback of 15 feet for the Multi- Family Development to be located at 1231 Campbell Way, Bremerton. Representatives of GeoResources visited the site on February 4, 2020 and met with Kelli Lambert from the City of Bremerton (COB) nd Adam Brown from Washington State Department of Fish and Wildlife (WDFW. SLOPE STABILITY ANALYSIS We performed a supplement slope stability analysis to analyze the impacts of removing the existing bulkhead from the toe of the slope. The cross section used for the analysis (B-is shown on the attached Site & Exploration Plan, Figure 1. The cross-section was selected to go through the remnant bulkhead between the old concrete beach stairs and the recently installed City of Bremerton stormwater outfall. We did not model the slope further to the west that has a large rock bulkhead that has been overtopped by sloughing soils and vegetation because 1) the bulkhead extends across property line and adjacent parcel to the west, 2) removal of the west bulkhead would greatly impact the existing vegetation providing shade during high tide, and 3) this bulkhead is immediately below the previous failure under the existing office building, which was analyzed in our original report dated January 10, 2017. Methodology We used the computer program SLIDE version 8, from RocScience (2018) to perform the slope stability analyses. The computer program SLIDE uses a number of methods to estimate the factor of safety (FS) of the stability of a slope by analyzing the shear and normal is treated as a rigid body; therefore, the forces and/or moments acting on each slice are assumed to satisfy static equilibrium (i.e., a limit equilibrium analysis). The FS is defined as iCapEquity.CampbellWay.RGA6.doc March 20, 2020 Page 2 the ratio of the forces available to resist movement to the forces of the driving mass. An FS of 1.0 means that the driving and resisting forces are equal; an FS less than 1.0 indicates that the driving forces are greater than the resisting forces (indicating failure). We used the Generalized Limit Equilibrium method using the Morgenstern-Price analysis, which satisfies both moment and force equilibrium, to search for the location of the most critical failure surfaces and their corresponding FS. The most critical surfaces are those with the lowest FS for a given loading condition, and therefore the most likely to move. For the purposes of the proposed slide repair, we are using minimum factors of safety as recommended in the WSDOT Geotechnical Design Manual; the minimum require FS under static and seismic conditions is 1.5 and 1.1, respectively. Soil Properties Subsurface conditions including soil layering, engineering properties of the soils, and groundwater levels were estimated from test pits performed by GeoResources in 2008 and deeper borings completed by Aspect Consulting in 2007. The approximate locations of the explorations and cross section line are shown on Figure 1. At each boring location, an inferred piezometric (groundwater) table was used based on the depth to water indicated in the reviewed borings as well as the approximate seepage zone on the face of the bluff. The cross section and slope stability results are included at the end of this addendum report. TABLE 1: ENGINEERING PROPERTIES OF SOILS Unit Weight Friction Angle Cohesion Soil Unit (pcf) (degrees) (psf) Gravelly Outwash 120 33 0 Advance Outwash 125 34 275 Pre-Vashon Drift 130 35 550 Pre-Vashon Till 135 35 700 Notes: pcf = pounds per cubic foot; psf = pounds per square foot Analysis Scenarios and Results We used the same soil properties presented in our previous reports. The pre- removal configuration shows the bulkhead and slope in its current condition while the post- removal shows and over-steepened toe of the slope. Neither section includes the post developed condition as our analysis is strictly limited to how the removal of the bulkhead affects the lower portion of the slope. This is the portion of the slope that would directly loose support provided by the bulkhead. We anticipate subsequent failures would regress up slope as erosion removes support from the toe of the slope. These progressive failures would eventually impact current and proposed development at the top of the slope. We analyzed the pre- and post-removal conditions under static and seismic conditions; the seismic condition was analyzed using a peak ground acceleration of 0.323, which was also used in our original report. 300 250 W GeoResources, LLC 200 iCapEquity.CampbellWay.B_B'.slmd 000 wǒ 150 CalculatedCalculated ǤƦĻ callycally Iǒ 1:480 AutomaAutoma Global Stability Analysis - Static Proposed Residential Development 100 {ǒƩŅğĭĻ SurfaceSurface NoneNoneNone WaterWater ğƷĻƩ 3334353548 tŷź ΛķĻŭΜ 00 275550700 ΛƦƭŅΜ /ƚŷĻƭźƚƓ 50 ǤƦĻ 11/21/2016, 4:41:47 PM STM 1.7501.7501.7501.7501.7501.750 CoulombCoulombCoulombCoulombCoulomb {ƷƩĻƓŭƷŷ MohrMohrMohrMohrMohr ЌΜ ĻźŭŷƷ C{ 120125130135135 ΛƌĬƭΉ 1.7501.745 ƓźƷ aźƓ W 0 /ƚƌƚƩ Price ll bğƒĻ ed dri ŋ Rock bğƒĻ outwash outwash simpli Vashon aĻƷŷƚķ Vashon Morgenstern / pre Bulkhead ağƷĻƩźğƌ pre Gravelly Advance BishopGLE -50 -100 150100500-50 SLIDEINTERPRET 8.029 300 0.323 250 GeoResources, LLC W iCapEquity.CampbellWay.B_B'.slmd 200 000 wǒ 150 CalculatedCalculated ǤƦĻ callycally 1:480 Iǒ Global Stability Analysis - Static Proposed Residential Development AutomaAutoma 100 {ǒƩŅğĭĻ SurfaceSurface NoneNoneNone WaterWater ğƷĻƩ 3334353548 tŷź ΛķĻŭΜ 00 275550700 ΛƦƭŅΜ /ƚŷĻƭźƚƓ 11/21/2016, 4:41:47 PM STM 50 ǤƦĻ CoulombCoulombCoulombCoulombCoulomb 1.1341.1341.1341.1341.1341.134 {ƷƩĻƓŭƷŷ MohrMohrMohrMohrMohr ЌΜ ĻźŭŷƷ 120125130135135 C{ ΛƌĬƭΉ ƓźƷ 1.1341.152 aźƓ W 0 /ƚƌƚƩ Price ll bğƒĻ ed dri ŋ Rock bğƒĻ outwash outwash Vashonsimpli Vashon aĻƷŷƚķ Morgenstern / pre Bulkhead ağƷĻƩźğƌ pre Gravelly Advance BishopGLE -50 150100500-50 SLIDEINTERPRET 8.029 300 250 GeoResources, LLC W iCapEquity.CampbellWay.B_B'.slmd 200 00 wǒ 150 CalculatedCalculated ǤƦĻ 1:480 callycally Global Stability Analysis - Static Iǒ Proposed Residential Development AutomaAutoma 100 {ǒƩŅğĭĻ SurfaceSurface NoneNone WaterWater ğƷĻƩ 33343535 tŷź ΛķĻŭΜ 0 275550700 ΛƦƭŅΜ /ƚŷĻƭźƚƓ 11/21/2016, 4:41:47 PM STM 50 ǤƦĻ CoulombCoulombCoulombCoulomb {ƷƩĻƓŭƷŷ MohrMohrMohrMohr 1.501.501.501.501.501.50 ЌΜ ĻźŭŷƷ C{ 120125130135 ΛƌĬƭΉ 1.501.50 ƓźƷ aźƓ W 0 /ƚƌƚƩ Price ll bğƒĻ ed dri ŋ bğƒĻ outwash outwash simpli Vashon aĻƷŷƚķ VashonMorgenstern / pre ağƷĻƩźğƌ pre Gravelly Advance BishopGLE -50 200150100500 SLIDEINTERPRET 8.029 0.323 300 250 GeoResources, LLC W iCapEquity.CampbellWay.B_B'.slmd 200 00 wǒ 150 CalculatedCalculated ǤƦĻ 1:480 callycally Global Stability Analysis - Static Iǒ Proposed Residential Development AutomaAutoma {ǒƩŅğĭĻ SurfaceSurface 100 NoneNone WaterWater ğƷĻƩ 33343535 tŷź ΛķĻŭΜ 0 275550700 ΛƦƭŅΜ 11/21/2016, 4:41:47 PM /ƚŷĻƭźƚƓ STM 50 ǤƦĻ CoulombCoulombCoulombCoulomb {ƷƩĻƓŭƷŷ MohrMohrMohrMohr 0.9480.9480.9480.9480.9480.948 ЌΜ ĻźŭŷƷ 120125130135 C{ ΛƌĬƭΉ ƓźƷ 0.9480.957 aźƓ W 0 /ƚƌƚƩ Price ll bğƒĻ ed dri ŋ bğƒĻ outwash outwash simpli Vashon Vashon aĻƷŷƚķ Morgenstern / pre ağƷĻƩźğƌ pre Gravelly Advance BishopGLE -50 150100500 SLIDEINTERPRET 8.029 Memo February 19, 2020 City of Bremerton Department of Community Development th 345 6 St., Suite 600 Bremerton, Washington 98337-1873 RE: Critical Area Study Rev. Oct. 27, 2017, BP16-00051, 1231 Campbell Way To Whomever It May Concern: Wetland A was eliminated by the construction of a storm drainage pipeline along the north side of and existing gravel road, in a public right-of-way, along the south side of the subject property. Photos are attached showing the prior location of Wetland A, energy dissipatingpipe structure and rockery. The area where Wetland A was located has several feet of fill and is vegetated with erosion control grasses and Scot’s broom. The soils profile is not saturated. The criteria for wetlands are absent. Wetland A was previously determined to be a Category IV wetland, less than 1,000 square feet. Therefore, it was exempt from having a wetland buffer. Sincerely, Jeffery S. Jones Wetland Scientist P. O. B O X 1 9 0 8 ISSAQUAH, WASHINGTON 98027 253-905-5736jeff.jsjones@comcast.net Prior Location of Wetland A, View to Northeast from Below Prior Location of Wetland A, View to West from Above New Stormwater Energy Dissipater Structure and Pipe New Rockery Above and Below Energy Dissipater Structure and Pipe Djuz!pg!Csfnfsupo! Efqbsunfou!pg!Dpnnvojuz!Efwfmpqnfou! ! NJUJHBUFE!EFUFSNJOBUJPO!PG!OPOTJHOJGJDBODF!)NEOT*! ! QSPQPTBM;!!Tipsfmjof!Dpoejujpobm!Vtf!Qfsnju!gps!b!41.voju!nvmujgbnjmz!tusvduvsf!po!b! /66.bdsf!qspqfsuz!xjui!qbsljoh!voefsofbui-!boe!qvcmjd!bddftt!wjfxjoh! bsfb/!Tjuf!xpsl!xjmm!jodmvef!bqqspy/!:11!dvcjd!zbset!pg!hsbejoh-! tupsnxbufs!dpouspm!gbdjmjujft-!boe!mboetdbqjoh/!!! ! GJMF!OVNCFS;!CQ28!11116! ! MPDBUJPO;!2342!Dbnqcfmm!Xbz-!Uby!JE$4:87.139.112.1115! ! QSPQPOFOU;!jDbq!Dbnqcfmm!Xbz! Mfbe!Bhfodz;!Efqbsunfou!pg!Dpnnvojuz!Efwfmpqnfou! ! 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SFTQPOTJCMF!PGGJDJBM;!!Boesfb!M/!Tqfodfs-!Ejsfdups! !!!!!Efqbsunfou!pg!Dpnnvojuz!Efwfmpqnfou! !!!!!Djuz!pg!Csfnfsupo! ui !!!!!456!7!Tusffu-!Tvjuf!211! !!!!!Csfnfsupo-!XB!!:9448! TUBGG!DPOUBDU;!!!Lfmmj!Mbncfsu!)471*!584.6356! EBUF!PG!JTTVF;!!!Bvhvtu!8-!3131! ! ! ! Boesfb!M/!Tqfodfs-!Sftqpotjcmf!Pggjdjbm! ! OPUF;!!!!Qvstvbou!up!SDX!54/32D/186!boe!Djuz!pg!Csfnfsupo!fowjsponfoubm!sfhvmbujpot!)CND! Dibqufs!31/25*-!efdjtjpot!pg!uif!Sftqpotjcmf!Pggjdjbm!nbz!cf!bqqfbmfe/!!Bqqfbmt!nvtu!cf!gjmfe! xjui!uif!bqqspqsjbuf!gfft!bu!uif!Efqbsunfou!pg!Dpnnvojuz!Efwfmpqnfou!mpdbufe!bu!uif! Csfnfsupo!Hpwfsonfou!Dfoufs-!456!Tjyui!Tusffu-!Csfnfsupo-!:9448/!!! OPUF;!!!!Uif!jttvbodf!pg!uijt!NEOT!epft!opu!dpotujuvuf!qspkfdu!bqqspwbm/!!Uif!bqqmjdbou!nvtu! dpnqmz!xjui!bmm!puifs!bqqmjdbcmf!sfrvjsfnfout!pg!uif!Djuz!pg!Csfnfsupo!boe!uif!Tubuf!pg! Xbtijohupo/! 44651 CRITICAL AREA MAP