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Stephens Property Critical Areas Report and Mitigation Plan TABLE OF CONTENTS ExecutiveSummary ......................................................................................................... i Table of Contents "' List of Figures, Tables, Photos, and Appendices............................................................ v Chapter1. Introduction................................................................................................1 1.1 Purpose of Report...............................................................................1 1.2 Statement of Accuracy........................................................................1 1.3 Qualifications.......................................................................................1 Chapter 2. Property Description.................................................................................. 2 2.1 Property Location................................................................................ 2 2.2 General Property Description.............................................................. 2 Chapter3. Methodology.............................................................................................. 4 3.1 Background Data Reviewed................................................................ 4 3.2 Field Investigation...............................................................................5 Chapter4. Results.......................................................................................................5 4.1 Analysis of Existing Information...........................................................5 4.1.1 USFWS Wetlands Online Mapper (National Wetlands Inventory) ....... 5 4.1.2 Natural Resources Conservation Science Soil Survey........................5 4.1.3 City of Everett GIS Database.............................................................. 5 4.1.4 WDFW Priority Habitat and Species (PHS) on the Web ...................... 5 4.2 Analysis of Existing Conditions — Project Site ..................................... 5 Chapter 5. Regulatory Review..................................................................................... 6 5.1 City of Everett...................................................................................... 6 5.1.1 EMC Exemptions and Exceptions....................................................... 6 5.1.2 Covenants — Tracts — Notice on Title (EMC 19.37.220) ...................... 7 5.1.3 Assurance Devices (EMC 19.37.240)................................................. 7 5.2 State and Federal Regulations............................................................ 7 Chapter 6. Proposed Development and Critical Areas Impacts ................................... 7 6.1 Project Description.............................................................................. 7 6.2 Assessment of Development Impacts or Risks ................................... 8 6.2.1 Entry Road Buffer Impacts.................................................................. 8 6.2.2 Stormwater Outfall Buffer Intrusions.................................................... 8 6.3 Buffer Functional Analysis and Additional Mitigation Measures .......... 9 6.3.1 Buffer Functional Analysis...................................................................9 6.3.1.1 Water Quality Functions...................................................................... 9 6.3.1.2 Hydrology Functions............................................................................ 9 6.3.1.3 Habitat Function................................................................................10 6.3.2 Standard Mitigation Measures...........................................................10 6.3.3 Additional Mitigation Measures..........................................................12 6.4 Mitigation Summary ...........................................................................13 6.4.1 Mitigation Sequencing.......................................................................13 6.4.2 Mitigation Design Elements...............................................................14 6.5 Mitigation Construction Sequencing..................................................15 6.5.1 Post -Construction Approval...............................................................16 6 March 2020 Copyright © 2020 Talasaea Consultants, Inc. 1807 CAR V4 Page iii