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HomeMy WebLinkAboutLUA96-043 STONEGATE PORTION GOV'T LOT 1 AND THE S.E.1/4, N.E.1/4, SEC.3, TWP.23N., RGE.5E., W.M. CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON / -- __ N 88'37'27" W 594.77' -- �"''F •- T 3 5 SCALE: 1'=50' . i 3 2 50 25 0 50 100 200 SCALE IN FEET MERIDIAN: K.C.A.S. / I I 1 30' ! . . . ` 5 O t LEGEND / • �. )' • ■ EXISING SECTION �� Cit. TRACT A I ' CORNER MONUMENT '� '. \ SENSITIVE AREA TRACT SEE NOTES I �P \ • 334.257.sq.tt. 1SAND 111 7.67 acres 0 CONCRETE MONUMENT • �� WITH BRASS CAP a IN CASE TO BE SET pN \ m N.G.P.A. NATIVE GROWTH ,� ` � PROTECTION AREA 2 \', \. v! I / \` \\ �Y / ', C7p�� z 1.' POWER EASEMENT TO P.S.P.&L Co. "1 ti UNDER REC.NO.2607789 uNi m N 2'L4.� �, THE DOCUMENT DOES NOT DISCLOSE \ a1 In 'YSg\\� I,JA WIDTH FOR THIS EASEMENT. m fl yS• �.�p S 100 _ \\ HOWEVER THE RECORDED SURVEY - 1SO4 S9%y \ Pe,„: . ..--YfgR �,• IN BOOK 103,PG.158A,REC. w Iz 1 f P F<oo . NO.9505039001,MENTIONS MAPS Ift, M,,1 0 O1rou ` THAT SHOW A 100'ESM'T/R.O.W. r`vr np by h`-- NSS 234>•• h"2p 4�i i >ss9 8 apy 0 �� I 4.,,Qp y I G MIC DRAINAGE SEE NOTE 12 129.24,5130•v \\\ 30' GV' ,..:... . q• 2 m -y.•DP>tAsg7,ct'?a 57,959.a sq.R SHEET 1 1946 VK..$' l' �Cf 1.33 s `T• \ 1 ^R.. t %!N .4. d1 W �'• :a Jo 03 \N89-0436'E _ \ ,�w ^a, w- 13 36, N83'45' W 6 'IP�g�1T;T19•,.d`. ry�vy PI 4 85.94' 98.69' O V N>. 05 E,\/ 157811., '.�Q \\-.� o&/_/P W 1�'2,. t460AF+9O L 5LI MIRES LAND N88'0.00. - I \\ p I N88'01'S0'W 200.00' =MIo/M-o 8g40 ,�� Z z s/xe/ .E 110.00' P NT23'ST 100.00' 100.00' 1 'v W W 140 p0 Rig,'- I Q EASEMENT I: DRAINAGE \ Oa HORTON DENNIS 6 ASSOCIATES,INC. IF AREA 10'DRAINAGE \��� 2 1 t HDRCONSULTING EN0INEEfl9 I 5tiF V 12'DRAINAGE 3 L. w W EASEMENT �- TRACT H co I 320 Second Ave.South 49 EASEMENT ?- Kirkland,WA 98033-6687 �A56`,SSA 4 o 0 2 0 0 o- OPEN 185 E TRACT (206) 822-2525 y\ =3 In M ei m 0 eq. W $ i�wV z z m i 5 n SEE NOTE 18 r;� SHEET 1 - m N £\ zm King County %� SEE SHEET 4 File No. S90P0068 SHEET 3 of 7 STONEGATE PORTION GOV'T LOT 1 AND THE S.E.1/4, N.E.1/4, SEC.3, TWP.23N., RGE.5E., W.M. CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON SCALE: 1'=50' 50 25 0 50 100 200 MMI ORDINARY SCl3LE IN FEET SEE SHEET HIGH WATER UNE OF DITCH(TYP) MERIDIAN: K.C.A.S. NOTE!' • NATIVE GROWTH PROTECTION AREA (N.G.P.A.)BUFFER .G N it D IS 25'MINIMUM I m Js6 Zs' 23 O p r.q p FROM DITCH. 1 LSEANE m e2�, 24t. > • 42 1� z , N o. f N 1 0'N 'I& 25 A=19'53'33" n 11 N "'L=102.42' C10 `u1m_w-- w79;eys, 16.5018,65' N85'S9'S4'W 1 £s. yI'1.a6 w 163.96. 25'L21282'N2s ��ds p,A 420ZNE 22ND CT. N N7,p7so W • II ,� o° A255 o z' 4115I (•\ ii3 EI p 9° 1.! L=99.51' i 1 15,844.sq.ft I I ^ A=22'21'30' '( 18.65 /1 ai -- ZI N �\. QO° 66 a tl 10'DRAINAGE (2106) I .."1 Z tu S.,. M. d0 C13 E' EASEMENT NI 1,,,;. I :I, .:-' 6j' '7^"p� SP pry'�5 Z 33 ? N740'g8• i Z I/ V1N rr 11 • ,• 4 y0°• ^y°O 17.133.sq.ft 4• 2q �00.pp\S.Op• W I TRAS�LT{fTI J IZ -_ 27 �� ty q-L 32 F (s401) ....IV a'p4bJ 5°y 7s.op• I AREEAA TRACT I\ 19.726.sq.fL d O 13,952.sq.R yN * I 25' ' ( ) a 0 3 O n (5321) 0 7!roN J �•. 5308 v L 3.4 i6• ?0. A,. Ny h f,y ,, ,N 15,268osq.ft dv o \f\ j. I \ f 0 zp'vd 0 a 2 m' (5504) h O .P\ I I I 4,86x C"J N 4 1,..`les (a004. ^Q�� /�_o ITV-to. J 49'Z IY O b v 0.1„ ° '168z°.a 9''8 3q" L7 10'DRAINAGE /2 39 1.. \\ `ry --- I 7 3 4• J o C71 4g• Ss r 7. o g4 W = EASEMENT 14,975.:Al.ft. O•NO \ I _ vC12• D 31 6°0 '3 ._ �651 / 0 (ssto) a. I • ., no u e 14,192.sq.ft. Q. V D•��63• ( (p 1�1 \ h 6 sJ. \� 28 nh mi (s31s) o P s�s�. 16,870 sq.ft ul f •. iT O .m • V sao rn 0,. 'S'1 v ._ -- 0 9 .9, ,r a 34 v a q s.o. R h (5302) N6i�d� ROS o ro 16,328.a.ft n o ° o N82'a5'41'E O 1 00 O ° A q 4>/. 24. i O. N Pi 4J ' O N o' h 1n 73. NE• 115.00' o• 60� a ='� (2009) o 5 Czt H 21ST CT, zzi 44ii °°,0 70 4Jp• N725jpp. __ 49.03' oN ra qy d2 id F, `°°•d4j SOS. 8' p 0 0 55•l1, 83.31' s.a 5,IX L< \. F'0•• Q" on- N N8834'38'W ^Z 0/4' '. _ 4, p�,./g\* AI. 38.74' a a N f0 c\6 L=48.17' n 38 -_ y°+LO' ' l �0,�,0 44'23'44• C 4 7254 3 ^ A=1013'21.4 O • 15.096.sq.ft i I [\ \1 •�/S� 140.0. '' tl bry L=53.56'- (5511) 0 0 •'V7 2'11 •3%,g, 4. 10'WATER S 30 is c 36 ryp,1; A-61 2 S I /'1 9. EASEMENT an.• - G /\9 g 16.058.7.ft. W la 14,130.sq.ft 4* -`6 ,..- h°ry° 29 o (5309) ?o , rc n 'o< (s5o1) v.,p 37 it ti // t' 16,503 sq.ft NL£ N `3`5 ^ > N•„�j e� 17,566.sq.ft �, ..• G.MI /gd06 (5}03) ✓ a�+ 14,527.sq.ft o 8 if a o "RJ`'J. a ._.. -aG�Lpe•e•�kf� 'n��'- 1 z (2003) a tl O (ssos) 9 Y.�P yy `:�4 ij I,b...�Al•l n II 24' 24' Jd 2 J 5 4.;,4 __215.57' d� - - 7 90.00' -- es`9�lsis66°`, L N 87'26'28"W(R)793,57' 85.00' • 220.00'_�704"•••" 'S EXIST.30'DRAINAGE 'ydL LLl1� EASEMENT Lnwote a/f.s,g7 REC.NO.8708120165 EXIST.30'DRAINAGE INCLUDING 10'WATER • EASEMENT I LOT I CURVE I RADIUS I DELTA „ LENGTH LEGEND I F------ . HORTON DENNIS 8 ASSOCIATES,INC. 23 CIO 25.00' 100'19'41` 43.78' HonCONSULTING ENGINEERS 27 C11 25.00' a732'as' 20.75' 14-11 320 Second Ave. South 31 C12 25.00' 60'17'14' 26.31' O CONCRETE MONUMENT ` Kirkland,WA 98033-6687 33 C13 25.00' 10019'41' 43.78' WITH BRASS CAP L " (206)822-2525 CENTERLINE C14 300.00' 10'33'01' 55.24' IN CASE TO BE SET CENTERLINE C15 700.00' 0471'06- 53.17' 36 C16 25.00' 8851'22' 38.77' (XxoX) HOUSE ADDRESS . 36 C17 25.00' 42127'33' 18.53' Cou nty 40 C18 25.00' 6618'42' 28.93' B.S.B.L BUILDING SET-BACK UNE ' Kin40 C19 230.00' 02'49'55• 11.37' 9 County 40 C20 27.23' 102'23'45" 48.67' N.G.P.A. NATIVE GROWTH File No. S90P0068 CENTERLINE C21 250.00' 15'36'44' 68.12' PROTECTION AREA SHEET 7 of 7 7 STONEGATE 34 35 3 2 PORTION GOV'T LOT 1 AND THE S.E.1/4, N.E.1/4, SEC.3, TWP.23N., RGE.5E., W.M. CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON P p X/SrJe<F 'r, SCALE: I.=50' ry \� SFF FR fG/Opp N 50 25 D 51 IDD 2DD SEE SHEET 3 eg5j3p.W �, SHFF/M'r ;, TRACT B y, 0 \\N89'04'36"E w `O n SCALE IN FEET DRAINAGE TRACT •y'?ra' =oer I 3q•38! 85.94'�� Na ;3'45' W \ ��,N n r' MERIDIAN: K.C.A.S. SEE NOTE 12 ^N h mm I 98.69' o. � ry)1, h��� N IZ SHEET I 2 o PI P6 Nlu 4824. y0 gb /N N88'01'S0'W O I N88YJ7'S0"W \\0' a m/o//N o 64.4a. W N6 4,i o 2335T'E 100.00' 100.00' .w •NT t4,,, �� layo s1 SEE NOTE 5 DRAINAGE SHEET 1 EASEMENT ACJ I{ = 30 E \ SEE NOTE 5 w SESHNEET 5 3 AREA SEE NOTE 5 OPEN SPACE-',ftACT 9.5 \ SHEET 1 o G- o w SHEET 1 w m ej 38,185 eq.ft. LEGEND yb° ., \ a 6,575.sq.ft o N o 2 m o 1 _o IT SEE NOTE,6 I �y \ _ (5512) :0 N 15,000.eq.R ¢w SHEET 1 w y\ 15,312.sq.R. to y 15,000.sq.R. m o w N, I dW\ (5506) . Z ^ 2^ (5602) Z— (5608) v! o W N N, 1 E%ISING SECTION m 'w E NOTE 5 `P \ N88 f'^m m CORNER MONUMENT L 4\ 12'DRAINAGE G1'S0'W F.: o a EET 1 5EASEMENT 0 CONCRETE MONUMENT co 15,136.eq.ft \ p=10'28'42" 31.J5' J712 NI WITH BRASS CAP 27.42',� 61 N0124'51•E(5500) \\ 16.1499 L=50.11' 60.17' 50.00' 100.00' ,,.:6/a.6 81-2 C7 IN CASE TO BE SET \ 7.11' \C.' 12. 100.00' A?/ m.i, ' (xxxx) HOUSE ADDRESSI. \hSe. , 5 NE 26TH ST. - 99 s2 20'ACCESS \ 0 - I w Sp J4JJ. �p'L`�p _ N88'01'S0•W t B.S.B.L. BUILDING SET-BACK LINE EASEMENT r N• 60• H - \a ms�� JJ8 D aao.zs' b N.G.P.A. NATIVE GROWTH /\�s,�'re°• Jp. GO, 4J.18' NO1'58'10"E 2 I PROTECTION AREA is." 2 J A. �\ / 84.45' h }15.00' uiI ti� \\ ��//�y q56 �A// y°` l0///\\\ 323.00' _ •i90 �G4Pr \\ .., O'I'AAS D; /ANOP To Py /qr g9 N 88'01'$0" W - / I.; • 1+1'' 'e ba 6 1s ,/ `D pO y61� 2 OO FT STATION/ ,y's, li yo,` Dry NTd Z.tfi N 65 SANITARY SEWER F' ti "� h'V ory y TRACT D •4 / EASEMENT TO :H a a 4 R" \9y, n. I CITY OF RENTON F' 4. DRAINAGE TRACT.'V p I I D v ` 30' ���� 21,OJ7.sq.R.Fyn HIGH ORDINARYWATER LINE I Z SEE MOTE SHEET 113 S' .``rp, SEE NOTE 14 1'Ti NCP OF DITCH(TIP) ,. I 3,,:A As• / NOTE: N52'4.15r-E NATIVE GROWTH I 22.58' / PROTECTION AREA I ? / ( IS 25'.A.)BUFFER 30.p0' 4 .24. m / I 15 25 MINIMUM —_ Lai N6y N^ A.--. �W / I FROM DITCH. N MIC IN81('35'09"W o=� 34• `v W I: \ 4,L. T jff ON DRAINAGE JS SJ. 10 G ,rC':�04 `sqj.� Ary EASEMENT 4p0, h' m m� ° \ La La O F //N 2 �-Y N W f— r— 1 ^ z '.' ,?. o5 v 5i 1 25' I N I I 41 �s�,,..ozTENWO.g"� pH 15,448.sq.R 15' 1;./ 1\N81'01'42•W ...., ._.., Q /41''4 LARD 5 L,1 (2508) -1,�, 4.55' NI w u ;�I Z( I ' 25' I, L g•_Dwncs /�s/4'.^•:,•'® Fox , . /i.�1 h TRACT F. go N -e-I 03 F.m 1. L I v 1 2 I RECAT TRACT N N N88'01'S0"W I h I 0,857 eq.H{ o nmP IcH T1 150.00' 1.17 acres HORTON DENNIS 6 ASSOCIATES,INC. o� Q I a Iz EX.15/30'ROADWAY EASEMENTS .2 o I G^ 'Si' / i S •NOTES 1 AND 15 J TO BE ABANDONED PER DOCUMENT HDRCONSULTING ENGINEERS 50 yl w / SHE 1 ON FILE WITH KING COUNTY. I 320 Second Ave. South Z .i• ail n/ / QP'// I I Kirkland,WA 98033-6687 0 13,9t5 eq.R ;al, n 25• �' (206) 822-2525 ›- (2502) ^I a `'s• 9// Ex.30'EASEMENT Q/ /� FOR IND.657EGRESS IB UTILITIES J A=01'34'44'� I o /'/-// / REC.NO.6570488 A D 7610290096 EXIST.WATER ESM'T __ 1 TO KING COUN7Y 15��1 ^_ / WATER DIST.NO.90 L ---- 8;T4• , / / o N 88'01'S0"W REC.NO.9507060574. W I 1 N7 TRACT I N 88'01'50" W 548.03' 15p210•W--- I -- 1 + SEE NOTE 17 9fEET 1 425.00' —I— N 110.00' r— ACCESS TRACT 168.03'---� 2q' 74.02' r0 12 • • .749.sq.R -I --L-L 0 in L 5'PRIVATE DRAINAGE\ 24. EX 30'EASEMENT— . - J __ 425.00' o a EASEMENT. /0 TO P.S.P.b:L CO. //y'( 4. n J. I N 88'O1.50 W 499.02' -- ✓,6 SEE NOTE 19 SHEET 1. y'0 3 REC.N0.79O7a50905 4?/.,•,Hy . h J_ Z 7 6 Ary // 49 15 j/ p,T'�GI- EX 15'EASEMENT �a FOR INGRESS/EGRESS 12 a O v \'':". 1s ? Gq p. REC.NO.EASEMENT I 30' County V.? 7. / E%.30'EASEMENT ,.,„ ..A , King County cary TO P.S.P.kL CO. REC.NO.7907050905 File No. S90P0068 SEE SHEET- 5 LOT I CURVE IRADIUS I DELTA I LENGTH TRACT H C1 25.00' 90'32.48" 39.51' SHEET 4 of 7 STON EGATE PORTION GOV'T LOT 1 AND THE S.E.1/4, N.E.1/4, SEC.3, TWP.23N., RGE.5E., W.M. CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON DEDICATION: NOTES AND RESTRICTIONS: EASEMENT PROVISIONS KNOW ALL PEOPLE BY THESE PRESENTS MAT WE THE UNDERSIGNED OWNERS OF INTEREST RESM/CTONS FOR SOM EE AREA MALTS AND SENSREE AREA SETBACK AREAS AN EASEMENT/S HEREBY RESERVED FOR AND CONVEYED TO PUGET SOUND POWER AND LIGHT IN THE LAND HEREBY SLED/N0m HEREBY DECLARE THIS PUT TO BE THE GRAPHIC 0 DED/GTON OF A SENSTEE AREA TRACT/SINSIR4E AREA SETBACK AREA CONVEYS TO ME PUBLIC COMPANY,WASHINGTON NATURAL GAS COMPANY,U.S WEST TELEPHONE COMPANY.Tat TELEVISION REPRESENTATION OF THE SUBDIRSION MADE HEREBY,AND DO HEREBY DEDICATE TO ME A BENEFICIAL INTEREST IN ME LAND WHIN ME TRACT/SETBACK AREA THIS INTEREST INCLUDES CABLE COMPANY AND THEM RESPECTIVE SUCCESSORS AND ASSIGNS UNDER AND UPON ME PRIVATE USE OF THE PUBLIC FOREVER ALL SMEEIS AND AVENUES NOT SHOWN AS PRIVATE HEREON ME PRESERVATON OF NAME VEGETATION FOR ALL PURPOSES MAT BENEFIT THE PUBLIC HEALTH, STREET(S),IF ANY,AND ME EXTERIOR 7EN(ID)FEET OF ALL LOIS.TRACTS AND OPEN SPACES AND DEDICATE ME USE THEREOF FOR ALL PUBLIC PURPOSES NOT INCONSISTENT WITH ME SAFETY AND WELFARE INCLUDING CONTROL OF SURFACE WATER AND EROSION,MAINTENANCE OF MiO/N ME PLAY LONG PARALLEL WITH AND ADJOINING ALL STREET(5)IN MH/pH TO CONSTRUCT USE THEREOF FOR PUBLIC HIGHWAY PURPOSES AND ALSO THE RIGHT TO MAKE ALL OPERATE,MAINTAIN,REPAIR REPLACE AND ENLARGE UNDERGROUND PIPES CONDUITS CABLES AND SLOPE STABILITY.S N lI AND AURAL BUFFERING,AND PROTECTION OF ESAUT AND ANTRAL NECESSARY BL SLOPES DI G FOR OUTS AND FILLS UPONA ME LOIS DROWN HEREON IN THE ILIE US FUBITAT. THE SAD C AREATRACT RIG LAND AREA SETBACK IMPOSTS UPON ALL PRESENT AND THREE WON ALL NECESSARY OF CONVENIENT UNDERGROUND ANDD OOMER MOUMED APPURTENANCES ELECTRIC REASONABLE GRADING OF SAID VES AND AVENUES AND FURTHER F DEDICATE TB ME USE FUTURE OWNERS AND LEOCCUPIERSON A OF LAND PUBLIC TO ME CAVETRACT/SETBACK AREA ME THERETO FOR THE ANDPDROTHE OF SUTILITY SC THIS IICEOSR N E RIGHTIR PROPERTY WTH UPON DIE O THE PUBLIC ALL ME EASEM£N/5 AND TRACTS SHOWN ON MIS PLAT FOR ALL PUBLIC GAS TELEPHONE OTHER UTILITY SERVICE RGEMER MO ME TB ENTER ME OBIES SOD•ENFORCEABLE ON BEHALF THE HA PUBLIC BY ERENTON.LEGS TO LEAVE UNDISTURBED ALL PURPOSES S INDICATED HEREON,INCLUDING BUT NOT UNITED TO PARKS OPEN SPACE IR AND A R VEGETATION BE T, EUNED, O. ME EEG FILL.R ROAMED ND S LOIS TRACTS AND SPACES AT ALL TINES FELECTRIC M£PURPOSES ORS OR IUL PHONE UIRITTESENFTE AND DRAINAGE UNLESS SUCH EASEMENTS OR TRACTS ARE PERSONNOTORUNES ORESON OR ENTITY CABLE TELEVISION,FIRE OR POLICE SIGNALS OR FOR OTHER PURPOSES SHAH BE PLACED UPON OMER THAN THE PUBLIC IN ON/CH CASE WE DO HEREBY DEDICATE SUCH STREETS SUCCvomESSOR S APPROVAL IN UNLESSTING FROM RENTON I DEVELOPMENT BY LENT SOlNCES DIVISION OR ITS ANY LOT UNLESS THE SAME SHALL BE UNDERGROUND OR IN CONDUIT ATTACHED ID A BUILDING SUCCESSOR AGENCY, OTHINWSE PROVIDED BYLAW. STATED.EASEMENTS OR 11UCTB TO THE PERSON OR LIMEY IDENTIFIED AND FOR THE PURPOSE O LIE COMMON BOUNDARY BETWEEN ME TRACT/SEIBACE(AREA AND ME AREA OF DEVELOPMENT ACTIVITY MUST BE MARKED OR OHERM/SE FLAGGED TO ME SARSFACROIN OF RENTON PRIOR TO ANY FURTHER,ME UNDERSIGNED OWNERS OF ME LAND HEREBY SUBDIVIDED WAIVE FOR p£AR/NG GRADING BUILDING CONSTRUCTION OR OMER DEVELOPMENT ACTIVITY ON A LOT THEMSELVES MOIL HEWS AND ASSIGNS AND ANY PERSON OR ENTITY DER/SUNG TIRE SUB.ECT TO ME SERSRLE AREA MALT/SENSITIVE AREA SETBACK AREA. ME REQUIRED MARKING FROM ME UNDERSIGNED ANY AND ALL CLAIMS FOR DAMAGES AGAINST ME p7Y OF OR FLAGGING SHALL REMAIN IN PLACE UNTIL ALL DEVELOPMENT PROPOSAL ACTIVITIES IN THE RENTON,ITS SUCCESSORS AND ASSIGNS WHICH MAY BE OCCASIONED BY THE ESTABLISH- VICINITY OF ME SENSITIVE AREA ARE COMPLETED. RENT,CONSIRUCRON,OR MAINTENANCE OF ROADS AND/OR DRAINAGE Sn1tMS WITHIN OJ NO BUILDING FOUNDATIONS ARE ALLOWED BEYOND THE REQUIRED BUILDING SETBACK UNE UNLESS FINANCE DIRECTOR (CITY OF RENTON) THIS SUBDIVISION OTHER MAN CLAIMS RESULTING FROM INADEQUATE MAINTENANCE BY OMERINSE PROVIDED BY LAW. l HEREBY CRY THAT THERE ARE NO DELINQUENT SPECIAL ASSEISICENiS AND HAT ALL SPECIAL THE CITY OF RENTOCONYO4 ALL BUILDING DOWNSPOUTS FOOTING DRAINS AND DRAINS FROM ALL IMPERIOUS SURFACESTO FURTHER,ME UNDERSIGNED MINERS OF ME LAND HEREBY SUBDIVIDED,AGREE FOR SUCH AS PATIOS AND DRIVEWAYS SHALL BE CONNECIED TO ME PERMANENT STORM DRAM CONTAINED D CERTIFIED FOR L E CITY TREASURER OR FOR COLLECTION ON ARE P PAID INNEFUL HEREIN OUTLET AS SHOAN ON THE APPROVED CONSTRUCTION DRAWNGS#S90PO06D ACTIVITY A.9400 CONTAINED DEDICATED STREETS ALLEYS'OR OTHER PUBLIC USE FULL THEMSELVES MOM HEWS AND ASSIGNS TO INDEMNIFY AND HOLD CITY OF RENTON,ITS SIRS ON FILE MO RINTBN PLANNING/PUBLIC WORKS DEPARTMENT. THIS PLAN SHALL BE EXAMINED AND APPROVED THIS DAY OF 19_ SUCCESSORS AND ASSIGNS HARMLESS FROM ANY DAMAGE INCLUDING ANY COSTS OF SUBMITTED AIM ME APPUCA RON OF ANY BUILDING PERMIT. ALL CONNECTIONS OF ME DRAINS ' DEFENSE CLAIMED BY PERSONS MORN OR WITHOUT THIS SUBDIVISION TO HALE BEEN RUST BE CONSTRUCTED AND APPROVED PRIOR TO THE FINAL BOWING LNSPECLION APPROVALS CAUSED BY ALTERATIONS OF ME GROUND SURFACE VEGTARN,DRAINAGE OR SURFACE FOR MOSE LOTS THAT ARE DESIGNATED FOR INDIVIDUAL INFILTRATION SESTETS ME SYSTEMS FINANCE DIRECTOR OR SUB-SURFACE WATER FLOWS MORN THIS SUBDIVISION OR BY ESTABUSHMENT, 91ALL BE CONSTRUCTED AT THE TIME OF HE BUILDING PERMIT AND SHALL COMPLY MO ME CONSMUCION OR MAINTENANCE OF ME ROADS WITHIN THIS SUBOVISIO.. PROVIDED PLANS ON FILE THIS WAIVER AND INDEMNBICA LION SHALL NOT BE CONSTRUED AS RELEASING ME CITY OF RENTON,/T5 SUCCESSORS OR ASSIGNS FROM LIABILITY FOR DAMAGES INCLUDING ME Q ME FINISH FLOOR EL£VA ION FOR RESIDENCES ON LOTS 1 THROUGH 5 SHALL BE AT A MINIMUM COST OF DEFENSE RESULTING IN WHOLE OR IN PART FROM THE NEGLIGENCE OF ME CITY OF ONE FOOT ABOVE ME 100 YEAR FLOODPLAIN. ADMINISTRATOR OF PLANNING/BUILDING/ OF RENTON,/IS SUCCESSORS OR ASSIGNS ©ALL FEES REQUIRED BY KING COUNTY CODE 27.40,XING COUNTY ROAD MITIGATION PAYMENT SYSTEM(MPS)HAVE BEEN PAID. PUBLIC WORKS DEPARTMENT (CITY OF RENTON) MIS SUBDIVISION,DED/CA ION,WAIVER OF CLAIMS AND AGREEMENT TO HOW HARMLESS O 7 LOIS 52 AND 5J SHALL HALE UNDIVIDED OWNERS IP OF TRACT E AND SHALL BE RESPONSIBLE FOR l5 MADE W1M ME FREE CONSENT AND IN ACCORDANCE WO THE DESIRES OF SAID /7S MAINTENANCE EXAMINED AND APPROVED THIS DAY OF 19_ OWNERS Q TRACT C SHALL PROVIDE FOR PEDESTRIAN USE AND EMERGENCY VEN/p£ACCESS TRACT G SHALL N./� BE DEDICATED TO THE a7Y OF RENTON. t_• _,• ®AU RENTON PARK MIRGA RON FEES HAVE BEEN PAID. PRESIDENT ( )RIG AMOUNT OF TIM THOUSAND OWE HUNDRED DOLLARS($Z300)SHALL BE PAID TO ME C HAFFEY CORPORATION i ISSAQUAH SCHOOL DISTRICT AT TIE TIME ME BUILDING PERMIT FOR EACH DWELLING UNIT IN THE PROJECTI/ TRACT ISSUED. MAYOR (CITY OF RENTON) TRACTN A. SENSITIVE AREA TRACT,9/ALL BE OWNED AND MAINTAINED BY ME STBNECATR HONEOIHINS ASSOCIA TOM EXAM/NED AND APPROVED MIS_ DAY OF 19_ KEY BANK OF WASHINGTON, 72 TRACT B.STORM DRAINAGE MACE.,SHALL BE OWNED AND MAINTAINED BY THE an'OF RENTON. RESIDENTIAL CONSIRUCRON LOAN DEPT. LANDSCAPING MORN TRACT B SHALL BE MAINTAINED BY ME STONEGAIE HOMEOWNERS ASSOCIATION. MAYOR CITY CLERK I©TRACT CIS SUBJECT TO AN EASEMENT FOR INGRESS EGRESS AND UTILITIES TO THE TWO ABUTTING • ACKNOWLEDGEMENTS: RIG TONECATE HOMEOWNERS AASSOCATTO OPERITES TO IHE WEST TRACT C IS IN SPACE AND SNAIL BE OWNED AND MAINTAINED BY STATE OF WA91/y�Rp,y IA TRACT D,STORM DRAINAGE TRACT,SHALL BE OARED AND MAINTAINED BY ME CITY OF RENTON, COUNTY OF TI1 N G EXCEPT THAT ME SP/NEGATE HO.vEDIIlERS ASSOCIATION SHALL BE RESPONSIBLE FOR FAFFe(/ MAINTENANCE OF THE LANDSCAPING LOCATED VININ TRACT D. - SEATTLE/KING COUNTY HEALTH DEPARTMENT I CERTIFY MAT I KNOW OR HAVE SATISFACTORY EVIDENCE MAT 14• v 3 Q TRACT F,SENSIME AREA TRACE SHALL BE OWNED AND MAINTAINED BY ME SIONEGATE ENVIRONMENTAL HEALTH DIVISION SIGNED MIS INSTRUMENT,ON OATH STATED HOMEOWNERS ASSOCIATW. TRACT F,IS SUBJECT TO AN EASEMENT FOR STORM DRAINAGE THAT HE WAS AUTHORIZED TO EXECUTE THE INSTRUMENT AND ACILOOTEDGED IT 5 AS IN FAVOR OF CITY OF RENTON. EXAMINED AND APPROVED THIS DAY OF 19_ THE PRESIDENT OF /NAFFFY CORPORATION A WASHINGTON CORPORATION 16 TRACT JL SENSITIVE AREA TRACT,SHALL BE OWNED AND MAINTAINED BY ME STONECA IE TO BE ME FREE AND VOLUNTARY ACT SUCH PARTY FOR THE USES AND PURPOSES MENTIONED HOMEOWNERS ASSOCIATION. EN THE INSTRUMENT. ©;TRACT I,ACCESS TRACT IN FAVOR OF PROPERTIES TO ME SOUTH OF TRACT I SHALL BE DEDICATED ' DATED .Tohvary 5 F I'Mb BY SEPARATE DEED FROM ME CFIAFFEY CORPORATION TO THE ABUTTING PROPERTY OWNERS .Air 18 TRACT H,OPEN SPACE AND FOR SIGNS AND UGHTNG SHALL BE OWNED AND MAINTAINED BY DGNAMRE tar' ^L�) STONEGAL HOMEOWNERS ASSOCIATION,AND IS SUBJECT TO AN EASEMENT FOR SANITARY strait a NOTARY PUBLIC v • �� �� )11 AND STORM DRAINAGE IN FAVOR OF CITY OF RENTON. ORE I,/J PVAIII i'Z. f�-Irc o f WAKING COUNTY DEPARTMENT OF ASSESSMENTS: 19 ME PRIVATE DRAINAGE EASEMENT ACROSS LOT 6/S/N FAIR OF THE'ADJOINING PROPERTY OWNER. YY APPOINTMENT DP/TES 1 -34-9 ` EXAMINED AND APPROVED THIS DAY OF 19_ T KING COUNTY AISJOR DEPUTY KING COUNTY ASSESSOR • SCOUNI YOWAAfI(HGi NpN `L<: M ACCOUNT NUMBER LAND SURVEYOR'S CERTIFICATE / TFY MST I KNO0W O7 HAVE SATISFACTORY EVIDENCE MAT flOMCA N. YI/(.$ SIGNED MIS INSTRUMENT,ON DAM STATED I HEREBY CRTIFY OAT THIS PUT OF STDNEGAIE IS BASED UPON AN ACTUAL SURVEY MAISHE VS AUTHORIZED TO EXECUTE,MG INSTRUMENT AND ACKNOWLEDGED IT IS AS AND SUBDIVISION OF SECTION S TOWNSHIP 23 NORTH,RANGE 5 EAST OF W.M,MAT ME %•P. MOALIriI,t ra,ciwa.war KEY BANK OF WASHINGTON ME COURSES AND DISTANCES ARE SHOWN CORRECTLY THEREON;THAT ME MONUMENTS WILL TO BE THE FREE AND VOLUNTARY ACT SUCH PARTY FOR ME USES AND PURPOSES MENTIONED BE SET AND ME LOT AND BLOCK CORNERS NIL BE STAKED CORRECTLY ON THE GROUND AS RECORDING CERTIFICATE: IN THE INSTRUMENT /G CONSRWCTION IS COMPLETED AND THAT I HAVE FULLY COMPLIED MTH ME PROVISIONS OF DATED vC✓(1 ufwil SI/-7/G O. . ME PLATING REOULARONS 'J FILED FOR RECORD AT ME FEWEST OF THE CITY OF RENTON THIS_DAY OF IQ 144/ 19PA AT_MINUTES PAST_AIL AND RECORDED IN SIGNATURE r•( C SL VOLUME or PLA15 PAGES MAOUGII INCLUSIVE OF NOTARY PUBLIC 1 L LC/—�.1-,'•,L/!L L /-Ii`i 1 RA'`. PROFESSIONAL LAND SLRVE'YO/O 1p4 T ?�f� RECORDS O LONG COUNTY,WASHINGTON. DLE NIj PDbilc In 1 TM -I a ViG C Vr V'D4 CERTIFICATE NO 17672 � � DIVISION OF RECORDS AND ELECTIONS ,. x N NY APPONIMENT EXPIRES IL-3lYq _ �� HORTON DENNIS&ASSOCIATES INC 4 J20 SECOND AVENUE S KIRKLAND,WA 98034 T MANAGER SUPERINTENDENT OF RECORDS King County PHONE(206)822-1515 �`P' ye 17,7 gp:. .vim. c/sTsn. /DJVAL LEYIS File No. S90P0068 EIMRES ./25/47 SHEET 1 of 7 STON EGATE PORTION GOV'T LOT 1 AND THE S.E.1/4, N.E.1/4, SEC.3, TWP.23N., RGE.5E., W.M. CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON SUMEDE N.2097(NAD 1983/91) ASSUMED COOR'DTE ,,,,,�,,,,•_•• N 191,108.6532(FT) N 9,999.5414(FT) ,.,•',u`- •I E 1,316,760.4500(FT)))\ E 10,022.8266(FT) N 88'37'27"W 624.77' 3 35 34 594.77' ___ N 88'37'27"W_2645.54' 34 35 3 2 -3_ 1322.77' 698.00' � \2 Si illi°1 T HEET TRACT A a n1 3 OF 7 W� "Y�r GOUT LOT 2 0"° GOVT LOT 1� 1 I a "PEa- , ^ z n / SCALE A N `1"=600• \ ) ,,� N 88'01'50"W y w SCALE: 1"=200' _ &I w 1322.66' - 200 100 0 200 400 600 z -.4.,,,� O N I =-- TRACT B E;:;,, S� gi H II SCALE IN FEET �i z1 $5 JCO I55 I {I •�.P o N , iIz, 177'1.' p MERIDIAN: K.C.A.S. 4 3 I 2 1 W .- BASIS OF BEARING: N 158'00'E 11-' BETWEEN KING COUNTY MONUMENT 8-180 AND Z z m i THE NORTHEAST CORNER OF SECTOR 3-23-5,W.M. _NE 26TH ST. o E '01'323.00' W SHEET wl o~ o > © 322.68' n v c 3 y o N aerol'o"w < 1 4 OF 7 "I �e N:: N N 87'26'28"W 2645.37' n <M 6 v N U II w I 5, tii o GOV'T LOT 1 AND THE 4. o 'J171 •'. NE 1/4, SEC.3, T.23N., R.5E., W.M. 5 50 6'' z N 88'01'50"W 5.00' I z^o _N 88ro1'S0'W-548.03'--'— w ' 7RAZTI z 20 9 I N 68'Bl'SD"W 99.02' elk (SCALE: 1"=600') I I4', 6 74,11r NOTE: w to.' I THE BOUNDARY SURVEY AND SUBDIVISION BREAKDOWN AND BOUNDARY • " SHEET Ali - CALCULATIONS WERE PERFORMED BY DAVID EVANS&ASSOC.,INC. v 3:l)0�, E 24TH 48 ADDITIONALLY,BOUNDARY AND SURVEY CONTROL INFORMATION HAS BEEN n 5 OF 7_.,4'. N Cr (V 84 53 _ RECORDED IN BOOK 103 OF SURVEYS,PAGE 158,REC.NO.9505039001, r 5 • rHc„ RECORDS OF KING COUNTY,WASHINGTON. Iz 11 12 13 Alp •T.':Arr:r m1 ' i/ STONEGA7E 52 No.1845(NAD 1983/91) / ASSUMED COOR'D 14 SE 102ND ST. N 186,170.7234(FT) ' N 5,061.4194(FT) 13 16hr cz VAI LEGAL DESCRIPTION E 1,316,637.8320(FT) E 9,900.5372(FT) N�`yIZ 0 OZ 1� w PARCEL A 33 r2i N® 4 I Q' �" Nj W THAT PORTION OF GOVERNMENT LOT NO.1,SECTION 3,TOWNSHIP 23 NORTH,RANGE 5 EAST, SHEET = r� � 3 I Eli W.M.,IN KING COUNTY,WASHINGTON,DESCRIBED AS FOLLOWS: 10 it • BEGINNING AT A POINT ON THE NORTH UNE OF SAID GOVERNMENT LOT,NORTH 88'37'17"WEST G OF 7 , 00111111111:1• ^ ( 7Y ¢ W 30.00 FEET FROM THE NORTHEAST CORNER THEREOF; 43 = THENCE NORTH 88'37'01"WEST,ALONG SAID NORTH UNE,594.68 FEET,MORE OR LESS,TO A POINT �' 5__ . 18 F. to ft 3 Z WHICH IS OUT FEET7' FROM THEN 6 CORNER OF SAID GOVERNMENT LOT; 42 w > SOUTH SOUTH 1ORTH U WEST 556.69AID FEET,MORE OR ANDS, 8 A POINT FH IS 536 FEET -' SOUTH OF THE NORTH UNE OF SAID GOVERNMENT LOT AND 548 FEET EAST OF THE WEST LINE OF SAID GOVERNMENT LOT; c y - �1 26 CT. 1" 1 •'t+-,'' THENCE SOUTH 115'07"WEST,PARALLEL WITH SAID WEST LINE OF GOVERNMENT LOT,595.79 FEET,MORE OR LESS,TO THE SOUTH UNE OF SAID GOVERNMENT LOT; t�4 1 41 Io 00 THENCE0 SOUTH OF EAST,ALONG SAID SOUTH UNE, FEET,MORE OR LESS,TO A POINT 4'S - 33 .._^ V;III lr-•>' •• I M0FEET WESTERLY18THOF THE SOUTHEAST CORNER OF SAID GOVERNMENT LOT AND ON THE WEST I: 27 32 "fC• "' MARGIN OF NORTH D AVENUE SOUTHEAST; p ' r I THENCE NORTH 0125'22'EAST,ALONG SAID MARGIN,30.00 FEET; 2i ..` THENCE NORTH 88ro1'27"WEST 425.00 FEET; THENCE NORTH 01'25'22'EAST 262.33 FEET; SHEET" Arai ( rY I u THENCE NORTH 65'00'00"EAST 113.89 FEET; 2 41411r NE 21ST Cl- s THENCE SOUTH 88'01'27'EAST 323.00 FEET TO SAID WEST ROAD MARGIN.TO A POINT FROM 7 OF 7 pi. WHICH THE POINT OF BEGINNING BEARS NORTH 0175'22 EAST; ' 29 30 THENCE NORTH 01'25'22"EAST,PARALLEL WITH THE EAST LINE OF SAID GOVERNMENT LOT AND 35 �36 37 2s f ALONG THE WEST MARGIN OF SAID 148TH AVENUE SOUTHEAST.735.55 FEET,MORE OR LESS,TO NE 2CTH ST. THE POINT OF BEGINNING. G.MI - �.......WC N 8776'28'W 793.57' 1 PARCEL B .a ldgy.i. I I THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 3,TOWNSHIP 23 NORTH, ,'. . C�, RANGE 5 EAST,W.M.,IN KING COUNTY.WASHINGTON; Calf,•,•,r;;,r rc.j EXCEPT THE EAST 529 FEET THEREOF; .- UNDER RECORDING NUMBER 90ALSO KNOW AS LOT A,KING COUNTY 64.)T UNE ADJUSTMENT NUMBER S-90M0248,RECORDED ,4, n q:',S" ,, .B0ISTEB. � �7p'kdL LING S SHEET INDEX ,,,, _•_•./ss/Y] HORTON DENNIS&ASSOCIATES,INC: King County CONSULTING ENGINEERS File No. S90P0068 HDR 320 Second 8 66803. 7 Kirkland,WA 9822-2585 SHEET 2 of 7 (206) 822-2525 STONEGATE PORTION GOV'T LOT 1 AND THE S.E.1/4, N.E.1/4, SEC.3, TWP.23N., RGE.5E., W.M. CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON SCALE: 1'=50' 50 25 0 SO 100 ZOO ER.15' ASEMENTS TO BE iRs15,w101,...i5W0,<ANIYNEDGE PER DOCUMENT - - _ ON OLE COUNTY. SCALE IN FEET • MERIDIAN: K.C.A.S. SEE SHEET 4 N�2 v3., I 1 A=01'34'44' 50 I_- __ N 88'O1'S0"W 548.03, H3S�ZBNR/1II N78J240. 160.00' 71070. _ -- ---1- _ 750. 110.00' - -168.03'---� 21 74.02' 5'PRIVATE DRAINAGE -- /, 7S, la EASEMENT. nj • 0 •^ 'S, , .3 6.- - , SEE NOTE 19 SHEET 1. o q) h wti O,•. 49 \ / 1'.. 'L i' 9 • 4 A"4 ^'r 13,579 sq.ft. h1^\ 2 ID' 19,979 sq.k. 0 6 4 p > p (2406) S 0� EXIST.10' v 8 w Dv p �' 3 4,, ESM'T "' (solo) 0 21,853. tL B 46;1 E 6 16,437.sq.k. n sp 7 W sq' D O p J E 7.16 Op?' �'L / ///I \\\\ Z (5316) o 17.389.sq.k. a (5410) �grVh �.y,yy''6o N66� N 1'` .y6 //� I ,,,,„0.,,, Z (5404) n N� 4 4',,, a5 Ss''J SEE 15 Ge 0 • • / /////� \/6`j`a_S)'JP yy� 4. 2Y, S?' r •W . H 11. i I , // L \ '\ /R/ �d Q� NN "el-4'y ,y, ,,A• .2,,,,•J B1.Sp,J.rr� h '� TIVE SS EEEE1561 '''\,s• I 10'DRAINAGE \ A° • g\ 4�\63,?. N w 5,0 •..p 4. d\, - '0 40 AR TRACT 14033 3\ :' EASEMENT \\ o A''' SS/)Z4. o N v ;,.00' •.O 2N 50,857acres 60. 50�/ I 111 'P o II RR' \7, R ;., n ul_ SO C3 Q L=1728.48' o ry ry6,y. / ' ca 10 ON •oo. =90.00' /�"o Al e0„e 48 ~rl 1/ ;, ' I: isi n c4 4 p / O J gap 12,872 soft r Ot........(5. I" 18.957 sq.fL w N n R=275.00' t_ p J C2/ 7, `4, N. O 0 1 ry a oro n/ `° I'" _ (5304) II II }O -204,p6' O ry v (2400) Ji•a,N ti p$4 r H F_, • Q_' A w o., 4TH :T. =42'30'56- n' N `� ,el D' y� = 2 I 53 f NE Z --- - - _ N 6542' O 2 J 26. ': ic 29.305 sq.ft. "" I Rl Q,pI //G4 N I}r dLa 703.48 406q�2 H' Q 725.p5. h , /w �)// DRAINAGE (5502) p605 5 //6 SO 6Q `�474: a o L 2375'00. GCS <e6O I 0�73, N77y4. W /1 25' ti// EASEMENT LEGEND 1 /\00'0 ?' Sa 21 9 m 5'PRIVATE DRA NAGE .-,4Q 'p9. 43• Nf o' (1 .,. N 106' / J II EASEMENT.SEE NOTE 4 Oq 54 7.24TNC 6r.6.,o I 1 ,W Q SHEET I. aN A'77y4q•viNAGE4RE0gc7• Cr 27. ZH II oo^ • 0 CONCRETE MONUMENT / /q.A /FOR WATER METAND ` 16,31283. k. Sv a 13 O. I�70+ •_o' 73q•9B 3�W\'"o ,FV .l NO)E 7. N5 MTh BRASS CAP IN CASE TO BE SET /d ;':_ q' 14,897.sq.ft. 'Oh ton s'h 10'SAN.SEWER 2161 ENT EET 1 0�_m /,A STORM DRAINAGE p o JI 9 /o n'� (5311) Z H^g' o p :',, EASEMENT m W 9 \` v (XXXX) HOUSE ADDRESS "� (S 11 'v v (54a5) •-a' y�, h :4.6•, N7913•34• NOl'24'S1"E N� p p o Q 11 ¢] si h,^' \ W B.S.B.L BUILDING SET-BACK LINE �21.52' 22,998.sq.ft = Q-' ,9)6a -'a 13,048 sq.ft /$ b/h Zs' d N 20,'0,o, 739.72• o (5305) _ N.G.P.A. NAIVE GROWTH 1°. 1200' o ( I Z 2' 'i n a Ii ry a PROTECTION AREA 7 08'35'09'W a 1� N89'37.32"E 00 /' 25•// Z u' I .... N8117'00•E 129.11' a n N81'21'S7'W / .N / 25' I 2 ,. 2a.11' 100.00' II p 726.71' _ /�15'B.S.B.L 52 95.00' / m SEE 0 1 _ Q-I D 16 0 / 27,775 sq.ft. 15d'E / •W 5 EET• ,4 e/ ..,..., Ngj17•00'E 160.00' D I D ( ) r I f %/�hp A i by n)a'/ •s 5505 VOL.. 1-':(1, , r r-r.. O11 6 11 11 m/ h h� T), ,, O N /aEN6111V 2 C\� y 1"/ °' /EA TRACT \ Z 14 N g 46 �/ 50,850 q.ft �S\\ 13 G.MIC n N �� q >N 24 2a 1.P q. (\ 4.g... 1.'17 acres 'I'pBs,Ns.\ G, si e 15,243.a k. 14,452 s ftS' p.L'. 7A9 :?: - T 16 , 1S N Go'• 2302) ;�\ 9�CSS N\\ 64J• ry 'S' ' /4 J 19,397. k. m sq £ \so •`j 9. C \ „.a OT 6.c EXIST.5' \ sq. V 16.954, k. u: (5402) ( �. A 4• y' '4S• ' WATER ESM'T \ o £ (5312) \$\ '' Cq B :m \ (5306) C6 \\ \\ 0 4 tee\ i,. \\ H 3 . O .i \ b \ S h `�,P�RBCI57Ei '`'4 s.•E .,, le, 10'WATERY,. S4'12% 060709 401\0 F. ' b5116 F, \\'C `C\ 9G.9\ ry NS9�4q 6p'` I� ... /o........ y EASEMENT \2 4 v1 m D�;0 0 52 ''aa 110 09 \ .). �P S. 'YAL LAND N \pp H' p o L d A5. - 1\1' \ •SR• 9 ,g ....-so, (qj p n n 3g• CS•o. TB" 1 SS•, �a-1) 'DIY _ cwacs arcs/Q� d' \ � '.' u u o 05 A05 3RQp� N 2 B'T '7,,1. * 1 • \R. \ J6y,. Q C7 pl 0 74. N� ?�19"1p451 0_ Nt''o ¢$ C\\ �? \ w , \ po. No 15 W�Ny \ \ HORTON DENNIS d ASSOCIATES,INC,I N \ O. 21 f / / \ \ N non CONSULTING ENGINEERS \ s \ vs \ s 320 Second Ave. South Z \ / Kirkland,WA 98033-6687 ORDINARY \ `� 1 Z (206)822-2525 6 OF DITCHHIGH WATER PNE \ 1 .\ \ •• LOT _CURVE 1 RADIUS I DELTA j LENGTH SEE SHEET (TIP) NOTE \ NROVE GROWTH 6 C2 25.00' 681'39'290- 35.63.- PROTECTION AREA 8 CO 25.00' 64'03'20" 27.95' (N.G.P.A.)BUFFER ' King County 12 C4 25.00' 3418'04" 14.97' IS 25'MINIMUM C p 13 CS 25.00' 83'53'15" 36.60' FROM DITCH. File No. S9OPOO68 14 C6 25.00' 82'59'28- 36.21' 15 C7 25.00' 31'24'49- 13,71' SHEET 5 of 7 STON EGATE PORTION GOV'T LOT 1 AND THE S.E.1/4, N.E.1/4, SEC.3, TWP.23N., RGE.5E., W.M. • CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON SCALE: 1'=50' 50 25 0 50 100 200 ORDINARY HIGH WATER USE SEE SHEET 5 OF DITCH(TTP) SCALE IN FEET NOTE: NATIVE GROWTH MERIDIAN: K.C.A.S. PROTECTION AREA (N.G.P.A.)BUFFER - 2 46 I R• �\ IS 25'MINIMUM o Z 9 \ 2F FC'y.SOS,\ FROM DITCH. o -- }r 15 ('''''''''1 o0 14 ` \ \ s\oSl. Fj. \\\ a2 N BOST.5'—1- \ 16 M= ,'E \9p>,dj;�yh•4, •yCn y, WATER ESM'T \ C ` 7 \\ ,�J C6 \\ ,\ \H A q � BS.. \T '1'SF en' y704 fit;.' 8F. \ .2 \ q \"y \\ \� .., 10'WATER EASEMENT) \\\OO ZF, v N q D�....Z N6p5851 .A_ 1,6p5\p9 7S\ \\\ NS'9Sg B0.'� .., \\• �R� �o n r �Sy" C'�•"o. a \�• eso H ry \\ Rev LEGEND '2 \ \ ' \ \ In \\\\ °Js�p� d-' C7 DL O,gONNE Z'..RO°a5 'o_ c9 Zk 2k 45 ss �'•. \ \ 17 0 15,026.sq.ft. \\ /\ , 0 CONCRETE MONUMENT 16,684.sq.ft. \\\\ Z R_750.00 c D ,.�•' \ < C22te) q \\ (o\ WITH BRASS CAP 5300 4=4 ,4_'o �\\ \\�.c IN CASE TO BE SET ( ) L 2T7'46• '.o" D \ ,'1,4,1, \ •T6.9/• -t' r 21 ��'' o'' yi-+Oli oo_ 6'I\6 \/ Zy\ ..�m�o'� y \ (XXx%) HOUSE ADDRESS to-. R\ C8 1�10 13,113.sq.ft. 0 1''• ?� lP AI"1° o \\ r\\'�`P \ I., B.S.B.L. BUILDING SET-BACK LINE N83'09 50'E(R) `� SOO u,yt ya (5403) ��.� \ \\oa,-`�\ J 1`' \ 159.31' q1" o w,wo '-o £Z. a=\ 6.Y 25 \ N.G.P.A. NATIVE PROTECTION AREA .,, D'3,.s A7- 6^°ho,�9 '•s o. 15,883.sq.ft 0m\ .\ •P 1I 1 I 18 4 C 52475439.. 4563 �4 16 0.:.5 50 \ i' (2212) C\\ �o_I 9th916', n,832.sq.ft. 2765g, D \3°' � e, \ I ARE).TR(ICT ' I 20 0 '�• 6 \ ',a I 50,850 eq.ft. (a301) Z 16.992.sq.ft. O, ,ZS� 1•20 p7 \ 1.17 acres 22 0. 07 46 N6 70°° z a I-_ m ao1' (5313) 14,169.sq.ft D 13' \ m •, ., ci o 4i`e, 19 m N (2211) `4 i •- i;i ::) o ;0}00 18,111.sq.fL o-£ i 43 o SEE:NOTES 1 ,_ aF°rypy' (5307) J ti £ D 15,492.sq.ft . 1f n S EET6' W -- t' N7°ao2� ‘:..1-1'., 01.0.0.s 6�3 � qA1 (2208)tt 15_ 3 N N W,W, N D r Dr o->. 80.26'21"E I o ' q N zI N79'S6'30"E 233,87' 123.05' .' N' 157.28' . -1 - w 1Z V I 24 23 O 9 n 1 -- 110.82 Zo 16,906.sq.ft. .'o T m Z 16,525.sq.ftVo V•w_I 8, rD 42 1n 25' u> (5400) • oD II _ c'�? (5326) ,o o A ' 14,877.sq.ft. ��dS. f 73 J u C2202) 1� Z - 25 �N o> 1 q -- m 4'J 16,861.sq.ft =19'53'33' 0 en. . 1 N ,"',, 1 \ 'a' L=102.42' CIO m•u; -- 19 ,(p s� (5320) D� 8;0p0� 18.65' u N N85'S9'54'W 11 £ .,'9• o G.aTtc 26 fl Aa2°56a �1E 22ND CT.H N79b9.5p•W "0 1 z �Q.4.••"'''.? 26,111.sq.ft. 6 D' 42 77.72.O'S ^m 41 I 1 `..;_OTeY //�����* �T.IS I (5314 9\19. fi j�/ L=99.51' E 15,844.sq.ft. I 1 '° �� 1 HS • D�' \1.00 0A0 0=22'21'30• C13 U -'ti 2106 JI m N 1 > I : 'Q S21 tD� 00 _ d 10'DRAINAGE ull - 1 25' E,j_,,BGn Tx :;W 2,,, 07.Y 0 OD ,,\6y5•j O\ EASEMENT nil l ^F. I�'n. :1 ,7pNbl LTA110.. 7 •''ry00 20• Ory'y 0/ o `` t �,$048.8,' ^I Z 1 ,�[asmcs s/as/47 „ ii'0° 2� 33 ?4, ?4 `j'�oo oo\ 0p, 16. 1 1 ..., l I 1 -- 27 y 32 / 1 HORTON DENNIS&ASSOCIATES,INC. 40 / 39 111 \ HDHCONSULTING ENGINEERS 320 Second Ave. South 1 Kirkland,WA 98033-6687 SEE SHEET 7 (206)822-2525 LOT I CURVE I RADIUS I DELTA J LENGTH 14 C6 25.00' 82'59'28 36.21' 15 C7 25.00' 31'24'49" 13.71' /�• y 20 CO 25.00' 67'57'34• 29.65' , Cou nty OUflI 23 10 ' 25.00' 1001941• 43.78' File No. S90P0068 33 C13 25.00' 10019'41" 43.78' CENTERLINE C14 300.00' 10'33'01• 55.24' SHEET 6 of 7 � I I I i 20010425000740 CITY OF RENTON WD 9.00 PAGE 001 OF 002 • 04/25/2001 10:09 KING COUNTY, WA AFTER RECORDING MAIL TO: - Name WHEN RECORDED RETURN TO: Office of the City Clerk E 1813366 Renton City Haul City/State 1055 South Grady Way 04/25/2001 10:09KING COUNTY, WA 00 Renton,WA 98065 . SALE $0.00 PAGE 001 OF 001 Statutory Warranty Deed First American Title THE GRANTOR CHAFFEY CORPORATION, a «Yry Insurance Company • Washingtonn..corporation for and in consideration of pursuant to dedication on the final plat of Stonegate in hand paid,conveys and warrants to City of Renton, Washington, a municipality (this space for title company use only) o the following described real estate,'situated in the County of KING ,State of Washington: Q 0 un Tract B and Tract D, plat of Stonegate, as per plat recorded cJ in Volume 177 of Plats, pages 62-69, records -of King County, • Washington. cm cm 0 N Assessor's Property Tax Parcel/Account Number(s): S 0 3 S(10--0 Sy 0 Dated tt 1� a , GRAN OR: GR1 TEE-`�Ci'ty Renon, CHAFFEY CORPORATION 1 1 CJ C / Jerse Tienrter, ay r 0 ATTEST: Marilyn. J. Petersep'; City Clerk LPB-10(11/96) STATE OF WASHINGTON, l ACKNOWLEDGMENT-General Partnership- " m. }ss. County of (✓i)n(� )JJ On this day be ore Gmee. the undersigned.a Notary Public in and for the State of Washington.duly commissioned and sworn. Opersonally appeared (AL /►`A to me known to be the individual described in and who executed ,� C � the foregoing instrul eat, as a.Gs et'[fe � of the Ci �r 41/04511 aCentr,d .,,tneishi �knowled ed to me that k ii-- P• g signed and sealed this said instrument as. I'Ll free and voluntary act and deed, for the uses and purposes therein mentioned.and on oath stated authorized to execute the said instrument. GIVEN under my hand and official seal this / "f day of r (6 1 V 7,,.%%‘"qi rr 4Lez,- "et , V � Notary Public in d f the State ,/Qf 1Yaslt' gton. , �� �0.3QAA` ,t0�_ residing at �t/�Y G r t l t t OF se W p, • My appointment expires I Q v—U • t— STATE OF WASEINGTON, ! ACKNOWLEDGMENT- Limited Partnership C� r SS. County of J • On this day before me, the undersigned,a Notary Public in and for the State of Washington,duly commissioned and sworn. CV personally appeared 0 to me known to be the individual described in and who executed the foregoing instrument, as a General partner of the N .,.a Limited Partnership:and acknowledged to me that signed and sealed this said instrument as free and voluntary act and deed, for the uses and purposes therein mentioned.and on oath stated authorized to execute the said instrument. GIVEN under my hand and official seal this day of , 19 Notary Public in and for the State of Washington, residing at • My appointment expires WA-46C(11/96) This jurat is page of and is attached to dated 102 April 2,2001 Renton City Council Minutes � Page If establish a home industry as an accessory activity and the City argues that this is not an accessory use,but a primary activity. Responding to Councilman Corman's inquiry,Mayor Tanner affirmed that the City's definition of a home business is different than King County's. He stated that if the appeal fails,he will seek Council approval to pursue the matter through the court. li AUDIENCE COMMENT Sanford E. Webb,430 Mill Ave. S. #3,Renton, 98055, stated that he is finding Citizen Comment: Webb— it difficult to sell a five-unit condominium complex he owns located on Mill Mill Ave S Zoning Ave. S.which he claimed is partly the fault of the City for providing incorrect zoning information to potential buyers. Mr. Webb submitted a letter to the Mayor and Council and expressed his concern that a letter he previously submitted regarding this matter had not been distributed to Councilmembers. He also thanked Gregg Zimmerman,Planning/Building/Public Works II Administrator, for his letter clarifying the zoning potential of the property. Marilyn Petersen, City Clerk,assured Mr.Webb that his letter was received in December,2000, and distributed to each Councilmember. Councilmembers reported that they had received the letter. CONSENT AGENDA Items on the consent agenda are adopted by one motion which follows the listing. Council Minutes of March 26, Approval of Council minutes of March 26,2001. Council concur. 2001 Vacation: SE 2nd St between City Clerk submitted petition for street vacation for portion of SE 2nd St. Lyons Ave SE&Nile Ave SE between Lyons Ave. SE and Nile Ave. SE, and that portion of Nile Ave. SE &Portion of Nile, VAC-01- 312.94 feet north of SE 2nd St.;petition received on,2/22/2001 from • 001 Barghausen Consulting Engineers representing Harbour Homes and Burnstead Construction(VAC-01-001), accompanied by required filing fee. Refer to Public Works Department; set public hearing on 5/7/2001 to consider the petition. (See page 103 for resolution.) CAG: 01-009,Maplewood City Clerk reported bid opening on 3/27/2001 for CAG-01-009,reconstruction Golf Course 17th Green of 17th green at Maplewood Golf Course; seven bids; project estimate$55,000; Reconstruction,Big League and submitted staff recommendation to award the contract to the low bidder, Big League,Inc., in the amount of$47,599.02(budgeted amount$40,000). Refer to Community Services Committee for discussion of funding. Lease: Innovative Community Services Department requested approval of a five-year lease with Transportation Concepts, 200 Innovative Transportation Concepts (ITC),Inc. for a portion of the fourth floor Mill Bldg(4th Floor) in the 200 Mill Building. Refer to Finance Committee. • Plat: Windsong Division 2,NE Development Services Division recommended approval,with conditions, of the 4th P1&Hoquiam PINE(FP- Windsong Division 2 final plat; 27 single-family lots on 4.20 acres located in 00-095) the vicinity of NE 4th Pl. and Hoquiam P1.NE(FP-00-095). Council concur. Fire: 2001 Emergency Medical Fire Department recommended acceptance of$432,973 from King County for • it Services Funding(Basic Life basic life support services in 2001. Council concur. Support) Plat: Stonegate, Statutory Technical Services Division recommended acceptance of a statutory warranty Warranty Deed(FP-96-043) deed confirming the transfer of title of two drainage tracts in the Stonegate final plat(FP-96-043)which was approved in 1996. Council concur. Transportation: Maple Valley Transportation Systems Division recommended approval of the Maple Valley Hwy(SR-169)HOV/Queue Highway(SR-169),HOV/Queue Jump Project in the amount of$600,000; Jump Project, WSDOT • II CITY OF RENTON COUNCIL AGENDA BILL AI #: • - • Submitting Data: Planning/Building/Public Works For Agenda of: Dept/Div/Board.. Planning & Technical Services April 2, 2001 Staff Contact Tom Boyns, X 7209 Agenda Status Consent X Subject: Public Hearing... Chaffey Corporation Stonegate Drainage Tracts Dedication Correspondence.. Ordinance Resolution Old Business Exhibits: New Business Letter Request Study Sessions Deed Information Recommended Action: Approvals: Council Concur Legal Dept Finance Dept Other Fiscal Impact: None Expenditure Required... Transfer/Amendment Amount Budgeted Revenue Generated Total Project Budget City Share Total Project.. Summary of Action: Chaffey Corporation, the developer of Stonegate Plat, dedicated two drainage tracts in the plat to the City of Renton on the face of the plat with the provision that the Stonegate Homeowners Association shall be responsible for maintenance of the landscaping within these two tracts. The plat was recorded.in September 1996 and the City has taken responsibility for these drainage tracts since then under the annexation agreement, CAG-94-111. This was a special agreement and a departure from our normal preferred standard. It was deemed necessary and reasonable at the time, but does not create a new standard. In order to accomplish the transfer of title to these two tracts to the satisfaction of the King County Assessor, the Chaffey Corporation has presented a Statutory Warranty Deed for acceptance and recording by the City of Renton. When accepted and recorded, the transfer of Tracts B and D will be completed as anticipated by the platting procedure. This is a housekeeping measure since the transfer was completed by recording of the plat and acceptance by the City of the facilities. STAFF RECOMMENDATION: The Planning/Building/Public Works Department recommends that the City Council accept the • dedication and authorize the Mayor to execute the deed and have it recorded. H:DIV,'UTIL/DOCS/200I-143/TGB:If CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM DATE: March 26,2001 TO: Jay Covington Marilyn Petersen FROM: Gregg Zimmerman G. SUBJECT: Chaffey Corporation Stone ramage Tracts Dedication Jay, after discussing your concerns about the apparent departure from our policy in accepting the ownership and maintenance responsibilities for the storm water drainage tracts in the Stonegate Plat, I have gone back and checked my records. This project went through Preliminary Plat review and approval in King County prior to annexation into Renton. The City entered into an annexation agreement with the developer in 1994 (CAG-94-111). This agreement, or rather Memorandum of Understanding, had several provisions in it allowing the developer to use the King County development standards incorporated into the Preliminary Plat. The purpose of this was to assure the developer that he would not have to make significant changes to the plat at this late stage due to Renton's differing development standards. Provision 2.4 requires the City to be bound by the terms and conditions of King County preliminary plat approval for the Stonegate Subdivision. Provision 7c. states that the road and stormwater facilities shall be constructed to the design specifications of King County and King County Preliminary Plat Approval of the Stonegate Subdivision (provisions 2.4 and 7c. attached). At that time (and I believe they do this still) King County required these facilities to be built in tracts that King County would own and maintain. This resulted in inclusion of notes and restrictions 12 and 14 on the face of the plat requiring storm drainage tracts B and D to be owned and maintained by King County originally (changed to Renton in the Final Plat after annexation). The homeowners association is required to maintain the vegetation in these tracts. In retrospect it might have been better to have the homeowners association own and maintain the tracts and stormwater facilities as well, but this would have been a departure from provisions 2.4 and 7c.of the Memorandum of Understanding. At any rate, at this point this requirement is recorded on the face of the plat, and it appears to me that Renton is obligated to take the steps recommended in the agenda bill. This is not unprecedented: we also maintain the big Summerwind storm water pond next to Sunset Blvd. I hope this provides some clarification. cc: Dave Christensen Tom Boyns Document2\cor C/9 i i - ill • . Stonegate property. The Leavitt Companies further agree to I cooperate and support the annexation effort. 1 2 . 1 The City of Renton agrees that the annexation petition will be limited to the Stonegate' property. 2 . 2 The City of Renton agrees that the City's annexation process must be completed by December 31, 1995 . 2 . 3 The City of Renton agrees that it shall vigorously support the. annexation petition before the King County boundary review board. 214 The City of Renton acknowledges and agrees that it shall be bound by the terms and conditions of King County preliminary plat approval for the Stonegate Subdivision and further agrees that the City of Renton shall impose no additional conditions, other than those listed in this memorandum of agreement; on the plat. 2i5 The City of Renton agrees that the Leavitt Companies shall riot be required to conduct any public information meetings regarding the annexation petition. However, the Leavitt Companies agree to provide a representative at any hearings that may be required before the boundary review board. 26 The City of Renton agrees that the City shall be solely responsible for supplemental environmental documentation, if any, deemed necessary for the annexation petition. 3r Sanitary Sewer Service. The City of Renton agrees to ', provide sanitary sewer services to the Stonegate subdivision, either upon the successful annexation to the City or after approval by King County to allow extension of the sewer line via amendment to the Local Service Area, Boundary. 4 . Water Service. .The City of Renton agrees to provide water service to the Stonegate subdivision, either upon the successful completion of annexation and service boundary adjustment and/or after completion of an agreement with King County Water District No. 90. 5 . No Protest Agreement. Upon completion of filing the petition for annexation and the City of Renton's notice of intent hearing, the City of Renton Administration agrees to support a • petition made to the Renton City Council by the Leavitt Companies to execute an agreement not to protest future annexation in exchange for the provision of water and sanitary sewer service. This No Protest Agreement shall be worded as a fall-back agreement that would go into effect only in the event that the current annexation effort shall fail. Any action by the Leavitt • -2- S-178414. • Companies to invalidate the current annexation effort would also invalidate the No Protest Agreement. 5. 1 The City of Renton agrees that in the event the annexation petition for Stonegate is not approved by the City Council, but a No Protest Agreement to provide sewer service to the Stonegate Plat has been approved by the City Council, it will vigorously pursue modification of the Local Service Area Boundary for sewers to enable the City to provide sanitary sewer service to the Stonegate subdivision. 5 . 2 The City of Renton agrees that in the event the. annexation petition for Stonegate is not approved by the City Council, but a No Protest Agreement to provide water service to the Stonegate Plat has been approved by the City Council, it will vigorously pursue modification of King County Water District No. 90's service area boundary to enable the City to provide water service to the Stonegate subdivision. 5. 3 The Leavitt Companies agree to cooperate and support the efforts of the City to amend the Local Service Area Boundary J for sewers and King County Water District No. 90's service area boundary.. 6. Permit Fees. The Leavitt Companies agrees to pay. all applicable City of Renton permit and inspection fees and system development charges (SUCC and SAD-fees) associated with the extension of water and sanitary sewer facilities to the Stonegate subdivision. All other permit and inspection fees for the subdivision shall be paid to King County. 7 . Development and Design Review Standards. In accordance with paragraphs 2.4, 3 and 4 above, the City of Renton and the Leavitt Companies agree that development of the Stonegate subdivision shall be in accordance with the following standards: a. The Leavitt Companies agree to construct the water and sanitary sewer facilities to the design specifications of the City of Renton. b. The Leavitt Companies agrees to submit the water and sanitary sewer construction plans upon completion of the Boundary Review Board Hearing for the Stonegate Annexation, or by January . 31, 1995, whichever is sooner. c. The City of Renton and the Leavitt Companies agree and acknowledge that the Leavitt Companies shall construct the road and stormwater facilities to the design specifications of King County and the King County Preliminary Plat approval of the Stonegate subdivision. • -3- s-178414.1 CI-IAFFET R:. + CH1 FE e 3ciEs E7- 1CHAFFEY March 14, 2001 Tom Boyns Property Services Supervisor City of Renton RECEIVED 1055 South Grady Way Renton,Washington 98055 MAR 16 2001 RE: Stonegate CITY OF RENTON UTILITY SYSTEMS ' I Dear Mr. Boyns: Chaffey Corporation was the owner/developer of the plat of Stonegate, which is located at N.E. 26th Street and 148th Avenue N.E. (Orcas Avenue N.E.). The plat was dev loped in the mid '90s and has since been completely built out with 53 homes. Within this plat there are two storm drainage tracts, Tracts B and D, which were • dedicated to the City of Renton on the final plat by Notes 12 and 14 (see Sheet 1 of the enclosed final plat map). The real estate tax statements continue to come to Chaffeyl Corporation and according to the Assessor's office, we must convey these tracts to the City by deed. I have enclosed the Statutory Warranty Deed, the Excise Tax Affidavit, and copies f the real estate tax statements for these two parcels. Please route this request through the appropriate channels so that we may complete this transaction and get the documents recorded. If you have any questions, please call me at(425) 822-5981. Thank you for your assistance. Sincer ly, CH EY CORPORATION (Iva2 III AIL EN ZAVALE Vice PrIesident/Lan evelopment EnclosLires 205 LAKE STREET SOUTH SUITE 101 KIRKLAND,WASHINGTON 98033 PO BOX 560 KIRKLAND,WASHINGTON 98033 TEL 425.822.5981 • FAX 425.822.1508• www.chaffeyhomes.com AFTER RECORDING MAIL TO: Name Address City/State Statutory Warranty Deed First American Title THE GRANTOR CHAFFEY CORPORATION, a Insurance Company Washington-:corporation for and in consideration of pursuant to dedication on the final plat of Stonegate in hand paid,conveys and warrants to City of Renton, Washington, a municipality (this space for title company use only) the following described real estate,situated in the County of KING ,State of Washington: Tract B and Tract D, plat of Stonegate, as per plat recorded in Volume 177 of Plats, pages 62-69, records of King County, Washington. • Assessor's Property Tax Parcel/Account Number(s): Dated 7' tvt' 1 1 719-70v i CHAFFEY CORPORATIONCORPORATION Rie_4( LPB-10(11/96) III „ STATE OF WASHINGTON, 1 ss. ACKNOWLEDGMENT-General Partnership- County h of 'n( , ))J On this day be ore a me, the undersigned,a Notary Public in and for the State of Washington.duly commissioned and sworn. K- personally appeared 1 016. L/r`a C=r to me known to be the individual described in and who executed a�the foregoing instrument. as e arhier of the C.het i�r pram f�'.- ,a Cencr,d ll,tneiship,itilacknowledged to me that k'`-e- signed and sealed thus said instrument as Y�.t� free and voluntary act and deed, for the uses and purposes therein mentioned,and on oath stated hi (•• authorized to execute the said instrument. irith GIVEN under my hand and official seal this / 1 • day of a .//ur 1 1 r- �..�� III j !tt ... c: ,..rf :.,..c)I4e, t.,:-. ,,, .4 1 ' A/b., v D`: Notary Public in d f vthIe State ,f Wash..^gtan. �i d} �I,,7040 4 -,`0�_/ residing at Ni y��l�Ll�+'y �.. !,,,,,,.,,`��` 0 - j1111 k OF VV A -- My appointment expires /a:3U—U 1 STATE OF WASHINGTON, 1 ACKNOWLEDGMENT- Limited Partnership -ss. County of JJ 1 .On this day I fore me, the undersigned,a Notary Public in and for the State of Washington.duly commissioned and sworn. personally appeared to me known to be the individual described in and who executed the foregoing instrument, as a General partner of the ,a Limited Partnership,and acknowledged to me that signed and sealed this said instrument as free and voluntary act and deed. for the uses and purposes 1 therein mentioned.and on oath stated authorized to execute the said instrument. 1 GIVEN under my hand and official seal this day of , 19 1I Notary Public in and for the State of Washington. residing at • • My appointment expires WA-46C(ll/96) . • This jurat is page of and is attached to dated • r ; 0 1 U I L --.- . PORTI • ON GOV'T LOT -1 AND. THE S . E. 1 /4• , N . E. 1 /�4, SEC . 3 , TWP . 23N CITY OF RENTON , COUNTY OF • KING , STATE OF WASHINGT( 34 35 N 88'37'27" W 624.77' 594.77' 34 •. , ::::;��1_;; i Tom= • 3 2• 3 1322.i . o, co • NOTE: (o SHEET hin TRACT A - - • SET 5/8 REBAR N 3 OF 7 4.1 'y-9y I AND CAP HDA-17672 GOAT LC 0.4)44. wr. NI 1 PLAT BOUNDARY CORNERS FOUND N' M ,n�_ PER RECORD OF SURVEY RECORDED SCALE 1" = 200' 12 ui N IN BOOK 103 OF SURVEYS, PAGE 158 N 88'01'SC �-u ! RECORDING NO. 950503901 �`' 1322.66 200 100 0 200 400 600 -z N 1 i 42110 NOTE: N SCALE IN FEET I o�. L ~iiii I EASEMENTS CONTAINED UNDER AFNIS z1 r.) ci CN MERIDIAN: K.C.A.S. I v i ' 2586933 AND 2586934 CONTAIN `'� BASIS OF BEARING: N 1'58'00" E •<- W AGREEMENT TO ACQUIRE EASEMENT • BETWEEN KING COUNTY MONUMENT B-180 AND ! to z 1 AREA. NO PHYSICAL EVIDENCE THAT THE NORTHEAST CORNER OF SEC11ON 3-23-5, W.M. °' NE 26TH ST. I THIS OCCURRED. EXACT LOCATION ' OF PROPOSED EASEMENT LOCATION SHEET c, O 323 00 I j . INDETERMINATE. NO PHYSICAL 1322 68 4 OF 7 WI4Q � ,,�000. N 88'01 0 W a I EVIDENCE EXISTS NOR IS THE0�I 4- Net y DESCRIPTION SUFFICIENT'-TO DETERMINE N w Q I THE LOCATION OF EASEMENT PER _ I' AFN 2611302; " N ' GOV'T LOT 1 z co `n :;: s Z ! 1 NE 1 /4, SEC.3, T.2. ._......_________ N 88'01'50"W 548.03' -'----- 50 — :4 N 88b1'S0" W •25.00 w b� Wit'' O N ! ti+� t::• 8 6 _ _ W (SCALE: 1" = 6 9 49 I N 88' 1'S0" • N ''��:r:1_ �r MN : NOTE: SHEET tr`r f.r �z THE BOUNDARY SURVEY AND SUBDIVISION 5 OF 7 t��tEj'F 10 NE 24 H TA . rive 53 CALCULATIONS WERE PERFORMED BY DAVIC ADDITIONALLY,a. F 4 ;_ _ BOUNDARY AND SURVEY CC s. f8 T y C .) RECORDS OF KING COUNTYRECORDED IN BOOK 103 , WASHINGTONA F 11 PER• WAC 332-130-100, EQUIPMENT USE 5"• Mir THEODOLITE/EDM. SURVEY PERFORM • Ti;,y^'T ;1 lotT ��� AS -PER WAC 332-130-090, PART C. • N 16 46 52 ly SE 102ND ST fi • c WILEGAL <,� .. 15 DESCRIPTION 12 NE 23" y 45 I f� t 2I N v� 1^ W I PAS A • ,u N SI-I FFT i7 �� A A ,�� i W THAT F+;)RT1nN nc rn�rco.i„c.1r , ,.T ..-._ .. _ __. . i . . . ...., . ,._ . , c. ) . STONEGATED . . , _ . . . .__ . . , . PORTION GOV'T LOT 1 AND THE S . E . 1 /4,. N . E . i /4, SEC . 3 , TWP . 23N . CITY OF RENTON , COUNTY OF KING, STATE . OF WASHING- DEDICATION: - NOTES AND RESTRICTIONS: EASEM4 a KNOW ALL PEOPLE BY THESE PRESENTS THAT WE; THE UNDERSIGNED OWNERS OF INTEREST RES7RIC71ONS FOR SENSI7IVE AREA TRACTS AND SENSI17W AREA SETBACK AREAS AN EASEMEN IN THE LAND HEREBY SUBDIVIDED, HEREBY DECLARE THIS PLAT TO BE THE GRAPHIC• 1 DEDICA710N OF A SENSl71VE AREA TRACT SENSITIVE AREA SETBACK AREA CONVEYS TO 7HE PUBLIC v COMPANY, W. REPRESENTATION OF THE SUBDIVISION MADE HEREBY, AND DO HEREBY DEDICATE TO THE O A BENEFICIAL INTEREST IN THE LAND WHIN THE TRACT/SETBACK AREA. THIS INTEREST INCLUDES o CABLE COMP. USE OF THE PUBLIC FOREVER ALL STREETS AND AVENUES NOT SHOWN AS PRIVATE HEREON THE PRESERVA710N OF NATIVE VEGETATION FOR ALL PURPOSES THAT BENEFIT THE PUBLIC HEALTH, Lk.o STREET(S), !f AND DEDICATE THE USE THEREOF FOR ALL PUBLIC PURPOSES NOT INCONSISTENT WITH THE SAFETY AND WELFARE, INCLUDING CONTROL OF SURFACE WATER AND EROSION,.MAINTENANCE OF W o WITHIN 7HE f USE THEREOF FOR PUBLIC HIGHWAY PURPOSES, AND.ALSO THE RIGHT TO MAKE ALL SLOPE STABIUTY, VISUAL AND AURAL BUFFERING, AND PROTECDON OF PLANT AND ANIMAL �'�++ OPERATE; MA NECESSARY SLOPES FOR CUTS AND RLLS UPON THE L07S SHOWN THEREON IN THE ORIGINAL HABITAT. THE SENSITIVE AREA TRACT/SENSIAVE AREA SETBACK IMPOSES UPON ALL PRESENT AND Q� • WIRES WITH f REASONABLE GRADING OF SAID STREETS AND AVENUES, AND FURTHER DEDICATE TO 7N£ USE FUTURE OWNERS AND OCCUPIERS OF THE LAND SUBJECT TO THE TRACT/SETBACK AREA 7HE o �,I THERETO Fof OF THE PUBLIC ALL THE EASEMENTS AND TRACTS SHOWN ON THIS PLAT FOR ALL PUBLIC OBUGA770N, ENFORCEABLE ON BEHALF OF THE PUBLIC BY RENTON, TO LEAVE UNDISTURBED ALL • o Z. GAS, TELEPH SlREE O; PURPOSES AS INDICATED THEREON, INCLUDING.BUT NOT UNITED TO PARKS, OPEN SPACE• TREES AND OTHER VEGETATION WITHIN THE EASEMENT THE VEGETATION WIH/N THE UTILITIES AND DRAINAGE UNLESS SUCH EASEMENTS OR TRACTS ARE SPECIFICALLY TRACT/SETBACK AREA MAY NOT BE CUT, PRUNED, COVERED BY FILL, REMOVED OR DAMAGEDNO IDENTIFIED ON THIS PLAT AS BEING DEDICATED OR CONVEYED TO A PERSON OR ENTITY = LINES NL WITHOUT APPROVAL IN WRITING FROM RENTON DEVELOPMENT SERVICES DIVISION OR ITS Fo 1, CABLE TELEV OTHER THAN THE PUBLIC, IN WHICH CASE WE DO HEREBY DEDICATE SUCH STREETS, SUCCESSOR AGENCY, UNLESS OTHERWISE PROVIDED BY LAW. W_ ANY LOT UNL EASEMENTS OR TRACTS TO THE PERSON OR ENT)TY IDENTIFIED AND FOR THE PURPOSE ® THE COMMON BOUNDARY BETWEEN THE TRACT/SETBACK AREA AND THE AREA OF DEVELOPMENT N. p STATED. ACTIVITY MUST BE MARKED OR OTHERWISE FLAGGED TO THE SATISFACTION OF RENTON PRIOR TO ANY FURTHER, 7HE UNDERSIGNED OWNERS OF THE LAND HEREBY SUBDIVIDED, WAIVE FOR CLEARING, GRADING, BUILDING CONSTRUC770N OR OTHER DEVELOPMENT,ACTIVITY ON A LOT 4�i W • THEMSELVES THEIR HEIRS AND ASSIGNS AND ANY PERSON OR ENTITY DERIVING TITLE SUBJECT TO THE SENSITIVE AREA TRACT/SENSITIVE AREA SETBACK AREA. THE REQUIRED MARKING O of FROM THE UNDERSIGNED, ANY AND ALL CLAIMS FOR DAMAGES AGAINST THE CITY OF OR FLAGGING SHALL REMAIN IN PLACE UNTIL ALL DEVELOPMENT PROPOSAL ACTIVITIES IN 7HE co ec‘,1 RENTON, IT'S SUCCESSORS AND ASSIGNS WHICH MAY BE OCCASIONED BY.THE ESTABLISH- VICINITY OF 7HE SENSITIVE AREA ARE COMPLL:IEU. Z��� MENT, CONSTRUCTION, OR MAINTENANCE OF ROADS AND/OR DRAINAGE SYSTEMS WITHIN . . (13 NO BUILDING FOUNDATIONS ARE ALLOWED BEYOND THE REQUIRED BUILDING SETBACK LINE UNLESS • F/NANC THIS SUBDIVISION 07HER THAN CLAIMS RESULTING FROM INADEQUATE MAINTENANCE BY OTHERWISE PROVIDED BY LAW. hil THE CITY OF RENTON. � (� ALL BUILD/NG DOWNSPOUTS, FOOTING DRAINS, AND DRAINS FROM ALL IMPERVIOUS SURFACES IL I HEREBY CEI FURTHER, 7HE UNDERSIGNED OWNERS OF 7HE LAND HEREBY SUBDIVIDED, AGREE FOR • SUCH AS PA710S AND DRIVEWAYS SHALL BE CONNECTED -TO THE PERMANENT STORM DRAIN Cl)Q l CONTAINED D ELVFS, THEIR HEIRS AND ASSIGNS TO INDEMNIFY AND HOLD CITY OF RENTON,O 17S OUTLET AS SHOWN ON THE APPROVED CONSTRUCTION DRAWINGS#S90P0068, ACTIVITY fl9400 --.1 CONTAINED 0: 945 ON FILE WITH RENTON PLANNING/PUBLIC WORKS DEPARTMENT._ 7K/S PLAN SHALL BE EXAM/ A SUCCESSORS AND ASSIGNS, HARMLESS FROM ANY DAMAGE, INCLUDING ANY COSTS OF SUBMITTED WITH THE APPLICATION OF ANY BUILDING PERMIT ALL CCWNEC71ONS OF THE DRAINS W o t' DEFENSE CLAIMED BY PERSONS WITHIN OR WITHOUT 7HIS SUBDIVISION TO HAVE BEEN Q.Z MUST BE CONSTRUCTED AND APPROVED P_RIOR TO 7HE RNAL BUILDING INSPEC710N APPROVALS co O Q CAUSED BY ALTERATIONS OF THE GROUND SURFACE, VEGETATION, DRAINAGE,-,OR SURFACE • FOR THOSE LOTS THAT ARE DESlGNA7FDl'FG�R INDIVIDUAL INF/L11?A170N SYSTEMS, THE SYSTEMS i o DIRE OR SUB-SURFACE WATER FLOWS WITHIN THIS SUBDIVISION OR BY ESTABLISHMENT, SHALL BE CONSTRUCT AT THE TIME OF THE BUILDING PERMIT AND SHALL COMPLY WIlH THE W W 1 CONSTRUCTION OR MAINTENANCE OF THE ROADS WITHIN THIS SUBOINSION. PROVIDED, PLANS ON FILE THIS WAIVER AND INDEMNIFICATION SHALL NOT BE CONSTRUED AS RELEASING 7HE CITY Q 7HE FINISH FLOOR ELEVATION FOR RESIDENCES ON LOTS 1 THROUGH 5 SHALL BE AT A MINIMUM ?v4 OF RENTON, ITS SUCCESSORS OR ASSIGNS, FROM LIABILITY FOR DAMAGES, INCLUDING 7HE COST OF DEFENSE, RESULTING IN WHOLE OR IN PART FROM THE NEGLIGENCE OF THE CITY OF ONE FOOT ABOVE THE 100 YEAR FZOOOPLA/N. W OF RENTONt ITS SUCCESSORS; OR ASSIGNS ® ALL FEES REQUIRED BY KING COUNTY CODE 2Z40, KING COUNTY ROAD MITIGATION.PAYMENT O c,= ADM1Ng SYSTEM (MPS) HAVE BEEN PAID. 4j Co I., PUBLIC THIS SUBDIVISION, DEDICATION, WAIVER OF CLAIMS AND AGREEMENT TO HOLD HARMLESS IS MADE W11N THE FREE CONSENT AND IN ACCORDANCE Wl1N ME DESIRES OF SAID (:J LOTS 52 AND 53 SHALL HAVE UNDIVIDED OWNERSHIP OF TRACT E AND SHALL BE RESPONSIBLE FOR L tZ J EXAMINED ANI • ITS MAINTENANCE. Q Lt.O J • OWNERS ® TRACT G SHALL PROVIDE FOR PEDESTRIAN USE AND EMERGENCY VEHICLE ACCESS TRACT G SHALL t` ___�� BE DEDICATED TO THE CITY OF RENTON. i 2 ''__ /' f•�,4 �,j• , � ® ALL RENTON PARK MITIGA 110N FEES HAVE BEEN PAID. o Q / PRESIDENT 10 THE AMOUNT OF TWO THOUSAND THREE HUNDRED DOLLARS ($2,300) SHALL BE PAID TO THE Q Q. C�IAfFEY CORPORA110N /SSAQUAH SCHOOL DISTRICT AT THE TIME THE BUILDING PERMIT FOR EELTI DWELLING UNIT/N THE W r.,�,,_ . • • PRO�AECT IS ISSUED. I' ,. ` 4. YOR 11 TRACT A, SENSITIVE AREA TRACT, SHALL-BE OWNED AND MAINTAINED.3Y THE STONEGA7E L4J1 �:�,� + ••• HOMEOWNERS ASSOgA LION � �` ED ANG KEY BANK OF WASHINGTON, 12 TRACT 8, STORM DRAINAGE TRACT, SHALL BE OWNED AND MAINTAINED BY THE CITY OF RENTON. IA ir----RESlDE/YIIAL COWS7RUC710N LOAN DEPT. LANDSCAPING WITHIN TRACT B S•ULL BE MAINTAINED BY THE STONEGAYE HOMEOWNERS W ' ASSOCIA770N. 13 TRACT C IS SUBJECT TO AN EASEMENT FOR INGRESS, EGRESS AND UT/filES TO THE TWO ABUTTING; W ; � PROPERTIES TO THE WEST. TRACT C IS OPEN SPACE AND SHALL BE OI4NED AND MAINTAINED BY •k •;�Q-.y ACKNOWLEDGEMENTS: THE STONEGATE HOMEOWNERS ASSOCIATION. �I �:Q o ••: y. 14 TRACT D, STORM DRAINAGE TRACT, SHALL BE OWNED AND MAINTAINED BY THE an'OF RENTON, �• R' •• STATE OF WASH1pIC� Q(V� �1FIy,Uy� OF 7HE LANDSCAPING HOMEOWNERS 1yA >RA � BE RESPONSIBLE FOR .��` i I�{ lEA TILE COUNTY OF �n!/N ` + /� �,/ I CERTIFY THAT I KNOW OR HAVE SATISFACTORY EVIDENCE THAT 1` 1' v���FCJ 1:i TRACT F, SENSITIVE AREA TRACT SHALL BE OWNED AND MAINTAINED By 7NF STONFl:ATF h `'�'o ��� CA/1/ID/ A RECEIVED THIS DAY FEB IQ 21s Pli '$7 Return Address: BY 'i OF City Clerk's Office RECO IiC COUNTY City of Renton 200 Mill Avenue South Renton WA 98055-2189 Please print or type information Document Title(s): Bill of Sale Reference Number(s) of Documents assigned or released: [on page of document(s)] Not Applicable Grantor(s) (Last name first,then first name and initials): l' C,WP.FFL'y Co2P0R-4-rc0& LI 2' 3. 4. 0 Additional names on page of document Grantee(s) (Last name first,then first name and initials): l' Renton, City of 2. 3. 4. 0 Additional names on page of document 8 Legal Description (abbreviated: i.e.lot,block,plat or section,township,range): Not Applicable 0 Additional legal is on page of document a Assessor's Property Tax Parcel/Account Number: S 0 Additional legal is on page of document The Auditor/Recorder will rely on the information provided on the form. The staff will not read the document to verify the accuracy or completeness of the indexing information provided herein. M1 V1 • • - vr 1EN RECORDED RETURN TO: Project Illicit ' 2 2- Office of the City Cleric Su: 3--Z 3- S' Renton Municipal Building Grantors)name e'614a4741,/ Cog.V. 200 Mill A"enuc South STREET INTERSECTION or Renton.WA 98055 NAME OF PROJECT: Stonegate Subdivision FP- 96,-043 BILL OF SALE KNOW ALL MEN BY THESE PRESENTS: That CHAFFEY CORPORATION of County of King , State of Washington, the part(y/iaw) of the first part, for and In consideration of the sum of • Dollars lawful money of the United States of America, CO in hand paid by • the partly/ies) of the second part, the receipt whereof is hereby acknowledged, do(cs)by these presents grant, bargain, sell and deliver unto the said part(ys)• of the second part, the following described personal property now located at . . in the City of Renton , County of King ' ' and State of Washington, to-wit: Ste Attached Exhibit "A" TO HAVE AND TO HOLD chc same to the said party/ cs) of the second part, (their/4140 ) heirs, executors, administrators and assigns forever. And said part(y/ics) of the first part, for (their/his/her) heirs, executors, administrators, covenant(s)and agree(s) to and with the said part(y/ies) of the second part, (their/his/her) executors, administrators and assigns, that said part(y/ies) of the first part (is/are) the owner(s) of the said property, goods and chattels and has(ve) good right and MI authority to sell the same, and that will warrant and defend the sale hereby made unto the said part(y/ies) of the second part, (their/his/her) executors, administrators and assigns, against all and every person or persons, whomsoever. lawfully claiming or to claim the same, IN WITNESS WHEREOF, The said part(y/ics) of the first part has(ve) hereunto sg4gtheillis/llc hand and seal this day of o-< IrD e, — rn STATE OF WAS HI N GTO N ) Vice President ) SS Land Development Nc) COUNTY OF KING ) I certify that I know or have satisfactory evidence chat f-eP atret esS he person who appeared before me and said person acknowledged that (he/she) signed this instrument and ++• acknowledged it to be (his/her) free and voluntary act for the uses and purposes mentioned in fiD the instrum ent• , psit1N/♦♦�♦♦♦ ♦ Cia//elagq.Dated: •••,Sb..� q , d. V'1. Notary Public ind F the State of 1. O :5. \�17 �i�r; W: Washington .eO4/ C''I cijSE Notary (Print)C./ 7 /{� • 6 ✓�:lotr;o?' ',.•� My appointment expires: 4 7• g _ epee. 20%1' EXHIBIT "A" The sanitary sewer system within the plat of Stonegate as recorded in Vol. 177 of the Book of Plats, pages 62 through 68 King County, Washington. This system consisting of 3623 lineal feet of 3" 1P.V.C.; 1670 lineal feet of 6" P.V.C.; 1638 of 4" force main pipe; 27, 48-inch diameter manholes; 2, 54-inch diameter manholes; a lift station; together with the necessary appurtenances to make a complete and operable system. Vai I i I � f t� � D _ r RECEIVED THIS DAY FEB th 2 19 P1 ' 7 Return Address: BY t ! `i S:3 N OF City Clerk's Office RECORL & ELECTIONS L C T IONS KING CO0NT( City of Renton 200 Mill Avenue South Renton WA 98055-2189 Please print or type information Document Title(s): Bill of Sale Reference Number(s) of Documents assigned or released: [on page of document(s)] Not Applicable Grantor(s) (Last name first,then first name and initials): 1. C a. H A Pre y C O .PoI2 AT't 3. 4. 0 Additional names on page of document CD Grantee(s) (Last name first,then first name and initials): CI) 1. 2 Renton, City of • 3. 4. 0 Additional names on page of document Legal Description (abbreviated: i.e. lot,block,plat or section,township,range): Not Applicable 0 Additional legal is on page of document G7 Assessor's Property Tax Parcel/Account Number: S 0 Additional legal is on page of document TM?-0003 The Auditor/Recorder will rely on the information provided on the form. The staff will not read the document to verify the accuracy or completeness of the indexing information provided herein. M ti 11/04/96 10:03 F 206 23 . 2541 RENTON P/B/PW WI tx0 2 t t' r Sill ofsah W1iEN RECORDED q'LURN TO: Project File it 2 Office or the City ClclIIrk .I str_ —s Renton Municipal 8uliding i Grantor(s)name CN/i I'KY' CO • 200 Mill A"enuc South STREET INTERSECTION or . Renton,WA 98055 ' NAME OF PROJECT: Stonegate Subdivision ?..96_ W O BILL OF SATE . KNOW ALL MEN BY THESE PRESENTS: That CHAFFEY CORPORATION of County of King , State of Washington, the part(y/ics) of the first part, for and In consideration of the sum of Dollars lawful money of the United States of America, to in hand paid by the part(y/ies) of the second part, the receipt whereof is htrcby acknowledged, do(es)by these presents grant, bargain, sell and deliver unto the said part(y/its)• of the second part, the following described personal property now located at . . - ,' in die City of Renton , County of King and State of Washington, to-wit: Sec Attached Exhibit "A" TO HAVE AND TO HOLD the same to the said part(y/ies) of the second part, (their/his/her) . heirs, executors, administrators and assigns forever. And said patty/ies) of the first part, for (their/his/her) heirs, executors, administratorsovenant(s)and agree(s) to and with the said part(Vies) of t e second part, (their/his/her) executors, administrators and assigns, that said part(y/ies) oft c first part (is/are) the owner(s) of the said property, goods and chattels and has(ve) good ri hi and full authority CO sell the same, and that will warrant and defend the sale hereby made unto the said part(y/ies) of the second part, (their/his/her) executors, administrators and assigns, against all'and every person or persons, whomsoever.. lawfully claiming or to claim the same, I I IN WITNESS WHEREOF, The said part(y/ies) of the first part has(ve) hereunto set (their/his/her) Tr hand and seal this clay of cao ri.-V 66 - p O lii/r),/).5-4 (/g .��. rrs, 1CDCt STAIE OF WASHINGTON ) Vice President = NI co SS Land Development c 1-1 --I al COUNTY OF KING ) rn— to s I.ge,r)I certify that I know or have satisfactory evidence than awl-3 plc pe on wl,2 appeared bcforie me and said person acknowledged that (he/she) signed thi con rMtrt. (1t nip!: acknowledged it to be,lAtiViity4 free and voluntary act for the uses and purposes mentioned in the instrument. A M.v/ •,�„p y/` 4._ Dated: t) _ _ tt'}, Notary Public in and for he State of �N� to PUBLIC o' 2 Washington °7 �*� = ea ?rim ....S.—ILL. � �����'''y@E,A Z ''�C?�o�� Notary (Print) � V r/forms/I3OSFO1[M.D cib•Utf�7�4TASH�i,sSS, My appointment expires: t9/� Q _— /goas.it/N1� 1 11/04/96 MON 10: 54 [TX/RX NO 8135] • EXHIBIT "A" The storm drainage system within the plat of Stonegate as recorded in Vol. 177 of the Book of Plats, pages 62 through 68 in King County, Washington. This system consists of 1549 lineal feet of 24-inch diameter piping; 1227 lineal feet of 18-inch piping; 2133 lineal feet of 12-inch diameter piping; 27, Type I Catch Basins; 20, 48" diameter Type II Catch Basins; 2, 54" diameter Type II Catch Basins; storm detention pond; bio-filtration facilities; together with all the necessary appurtenances to make a complete and operable system. • CNI CD Ln O - c1 RECEIVED THIS DAY fEBI8 220 ?1 ' 1 . Return Address: BY 1.;;y,S{O N OF �i1:_ City Clerk's Office REC►�RC , ELECTIONS City of Renton KING (IOU 200 Mill Avenue South Renton WA 98055-2189 Please print or type information Document Title(s): Bill of Sale • Reference Number(s) of Documents assigned or released: [on page of document(s)] Not Applicable Grantor(s) (Last name first,then first name and initials): LI 2. C. �PFr--y Co tLPr,RAT ,J . • 3. 4. ❑ Additional names on page of document CD Grantee(s) (Last name first,then first name and initials): l' Renton, City of 2. 3. 4. 0 Additional names on page of document 0 Legal Description (abbreviated: i.e. lot,block,plat or section,township, range): Not Applicable W CC ❑ Additional legal is on page of document ' Assessor's Property Tax Parcel/Account Number: cu 0 Additional legal is on page of document —COD`i The Auditor/Recorder will rely on the information provided on the form. The staff will not read the document to verify the accuracy or completeness of the indexing information provided herein. • 11/04/96 10:03 FIVE 206, 2”- '541 RENTON P/B/PW el0.02 yi .- 11 45 Bill ofsalt THEN RECORDED RETURN TO: 11 • Project Pilo Z O L 1i Office of the City C144rk , Str: 3"27- Renton Municlpzl 8uIllding Grantor(s)name cn'4, 4 i/"C'Q, jjj 200 Mill A"enuc South 1 STREET INTERSECTION or . Renton,WA 98055 NAME OF PROJECT: Stonegate ' Subdivision ' I,)D ic'po t f P- -D • BILL OF SAYE KNOW ALL MEN BY THESE PRESENTS: That CHAFFEY CORPORATION of County of King , State of Washington,,the part(y/ier) of the first part, ' for and In cons deration of the sum of Dollars lawful money o the United States of America, to in hand paid by . II the part(yta) of the second part, the recejlpt whereof is hereby acknowledged, do(cs)-by , these presents rant, bargain, sell and deliver unto the said part(y/-its)• of the sccond part, the following dcsc !'bed personal property now located at in die City of enton , County of King • j and State of Washington, to-wit: Ste Arta hed Exhibit ''A" I. !I • TO HAVE AND O HOLD the same to the said part(y/ses) of the second part, (their/4440 r) 1 heirs, executo administrators and assigns forever. And said part(y/ics) of the first part, for I (their/his/her) I.cirs, executors, administrators, covenant(i)and agree(s) to and with the said ' part(y/ies) of th second part, (their/his/her) executors, administrators and assigns, that said part(y/ies) of th first part (is/are) the owner(s)'Of the said property, goods and chattels and ' has(ve) good ri ht and full authority to sell (he same, and that' • will warrant and • , defend the sale creby made unto the said part(y/ies) of the second part, (their/his/her) executors, administrators and assigns, against all!and every person or persons, whomsoever. lawfully claimin or to claim the same, IN'WITNESS WHEREOF, The said part(y/ics) of the first part has(ve) hereunto set (their/his/her) lh hand and seal this day of 0 I. r t-:-..-_,,._/ e0,1c,<, . . „, 11 ,.1. :-.D.„ ccii72.- 4,a_j___- rn 0 STATE OF WASHINGTON ) C �Ic pf, ,��,.. ` - i F. ) S•7 T'f�;!r:[.��Cic pm �ii C r-CD ca 2 rn COUNTY OF KING ) � —v cn -cam I certify that I kfiow or have satisfactory evidence that isV pen wham appeared bcfor me and said person acknowledged that (he/she) signed thiscaxistrurrteilt and< acknowledged i 1 to be (his/hcr)•free and voluntary act for the uses and purposes mentioned in the instrument. �,''°`�t p969l°see e� " .; A ... . Dated: 1!/ /ItrY;e:0'1:-`,4_ • !�\`.� ��"•v NOTARY 'i�•: Notary Public i and or the State of ": Washington •LU> q PUBLIC �) ? o 9j�''• `• �'• O Notary (Print)Lar( • , ..,,E,n20;r'/ �� r/forms/oOS(OIRM.DOC/bh/5 `•Ci$ My appointment expires: q ZQ 94- _� 11/04/98 LION 10: 54 [TX/RX NO 8135] EXHIBIT "A" The street improvements within the public right-of-ways as shown on the plat of Stonegate as recorded in Vol. 177 of the Book of Plats, pages 62 through 68 in King County, Washington. These improvements consist of 7372 lineal feet of curb and gutter; 3472 square yards of concrete sidewalk; at 13,072 square yards of A.C. Pavement; together with the necessary appurtenances contained within said right-of-ways. Lr) A A WH N RECORDED RETURN TO:. F/ 9 b `(} , Office of the City Clerk Renton Municipal Building 200 Mill Avenue South Renton,WA 98055 DECLARATION OF C1 r� COVENANTS , CONDITIONS EC RESTRICTIONS ,J OF `) STONEGATE O I x x Cn cu O 0) 0 ce 0 c.w w ce - z O U C� Z n-+ c at O O C] Cu CL O Cu .O f') 1 O PI .OG CT STONEGATE TABLE OF CONTENTS Page ARTICLE I Interpretation 2 Section 1 : Liberal Construction 2 Section 2 : Definitions 2 Section 2 . 1 Association 2 Section 2 . 2 Common Area 2 Section 2 . 3 Declarant 2 Section 2 .4 Development Period 2 Section 2 . 5 Development Plan 3 Section 2 . 6 Lot 3 Section 2 . 7 Owner 3 Section 2 . 8 Subdivision 3 Section 2 . 9 Native Growth Protective Easement 3 0 ARTICLE II Property Rights 4 CI Section 1 : Owner' s Easement of Enjoyment 4 Section 2 : Delegation of Use 4 C7) ARTICLE III Membership and Voting Rights 5 Section 1 : Membership 5 Section 2 : Voting Rights 5 ARTICLE IV Association Regulations and Assessments 5 Section 1 : Creation of the Lien and Personal Obligation os Assessments 5 Section 2 : Purpose of assessment 6 Section 3 : Maximum Assessment 6 Section 4 : Special Assessments 6 Section 5 : Reserves for Repair of Replacement 7 Section 6 : Common Areas Exempt 7 Section 7 : Exception to Maximum Assessment Limitation 7 Section 8 : Notice of Quorum for Establishing a Budget 7 - 1 - Section 9 : Uniform Rate of Assessment; Lots Owned by Declarant Exempt 7 Section 10 : Date of Commencement of Assessments; Due Dates 7 Section 11 : Effect of Nonpayment of Assessments; Remedies of the Association 8 Section 12 : Subordination of the Lien to Mortgages 8 Section 13 : Real Property Taxes 9 Section 14 : Common Area Maintenance Responsibility; Private Street Lighting System 9 Section 15 : Rules and Regulations 9 Section 16 : Indemnification of Board Members and Officers 10 ARTICLE V Acceptance of Covenants 11 Section 1 : Occupancy and Use 11 Section 2 : Residential Site 11 Section 3 : Construction of Improvements 12 Section 4 : Architectural Control 12 Section 5 : Minimum Size Requirements 14 Section 6 : Landscaping 14 Section 7 : Construction 15 Section 8 : Plantings and Fences 15 Section 9 : Antennas 15 Section 10 : Changing Lot Contours 16 Section 11 : Maintenance by Owners 16 Cl Section 12 : Garbage Disposal 16 Section 13 : Clothesline 17 Section 14 : Roofing Materials and Siding 17 Section 15 : Underground Utilities 17 Section 16 : Nuisance 17 Section 17 : Trash and Accumulations 17 Section 18 : Non-permitted Parking 18 Section 19 : Signs 18 Section 20 : Woodpiles 18 Section 21 : Restriction Against Wells 18 Section 22 : Assessments for Lighting, Water and Utilities 18 Section 23 : Deviation 19 Section 24 : Additional Restrictions 19 Section 25 : Easements and Restrictions on Final Plat 19 Section 26 : Sales and Construction Facilities . . . . 19 - 2 - • II ARTICLE VI • General Provisions • 19 Sectio 1 : Covenants to Run;j with Land 19 Sectio' 2 : Breach of Covenants 20 Sectio' 3 : Failure to Enforce 21 Sectio 4 : Right to Assign by Declarant 21 Sectio) 5 : Annexation 21 Sectio 6 : Amendment of this Declaration 22 Sectio 7 : Severability 22 • j I I 64 H to cl - 3 - DECLARATION OF COVENANTS , CONDITIONS AND RESTRICTIONS OF STONEGATE MTHIS DECLARATION is made on the date hereinafter set forth by f°1 Chaffey Corporation, a Washington Corporation, hereinafter referred 0 to as "Declarant, " CCD WITNESSETH to WHEREAS, Declarant is the Owner of certain property in the City of Renton, County of King, State of Washington, which is more particularly described as follows and hereinafter referred to as the "Subdivision" : Lots 1 through 53 and Tracts A, C, E, F, H and J of the Plat oof "Stonegate" as recorded in Volume \'\'\, Pages records of King County, Washington, under Auditor' s File No. NOW, THEREFORE, Declarant hereby declares that all of the properties described above shall be held, sold and conveyed subject to the following easements, restrictions, covenants and conditions, which are for the purpose of protecting the value and desirability of, and which shall run with the real property and be binding on all parties having any right, title or interest in the described properties or any part thereof, their heirs, successors and assigns, and shall inure to the benefit of each Owner thereof . - 1 - • • ARTICLE I. • Interpretation Sectio . Liberal Constnud_tion. The provisions of this Declaration shall be liberally construed to effectuate its purpose of .creating a uniform plan for the operation, maintenance, Pei constructio , appearance and harmdny of the Project . Sectio . Definitions: D ,Section 2 . 1 "Association" shall mean and refer to STONEGATE HOMEOWNERS ASSOCIATION, a Washington nonprofit corporation, its successors and assigns . 1 ,Section 2 . 2 "Common Area" or "Open Space" (hereinafter referred to as "Common Area") shall mean all real property owned, used and/or maintained by the Association or designated as such on the final plat . The Common Area includes ownership and/or maintenance obligations on or related to Tracts A, B (landscaping, signage and lighting maintenance) ,'IC, D (landscaping, signage and lighting maintenance) , F, H and J. Includ d in the definition of Common Area for purposes of maintenance obligations is the maintenance and payment for repair and/or ope ation expenses forH the private lighting system throughout the plat . and maintaining landscaping, signage and/or • lighting in Tracts B, D and H. "Declarant" shall mean and refer to Chaffey Corporation, a Washington corporation, their successors, heirs and/or assigns if such successors, heirs and/or assigns should acquire all of the .undeveloped lots from the Declarant for the purpose of development . • "Development Period" shall mean and refer to that period of time beginning on the date of this Declaration and ending at t e earlier of : (i) 10 years from the date hereof; (ii) sale to ind'vidual residential owners of eighty-five percent (850) of the Lots; or (iii) written notice from the Declarant to the Association in which the Declarant elects to terminate the Development Period. - 2 - I Sect; on_2_5_ "Development Plan" shall mean the Declarant ' s intended use and development of the property, including and subject to any and all regulations imposed by state, federal and local law or as otherwise set forth in the final plat map, this Declaration, or conditions imposed as a part of the approval of the Subdivision. Section 2 . 6 "Lot" shall mean and refer to all parcels of land shown upon the recorded final plat map of the Subdivision, with the exception of the Common Area, easements and any land conveyed or dedicated to King County, the City of Renton or local municipal corporations . Section 2 . 7 "Owner'!. shall mean and refer to the record owner, whether one or more persons or entities of a fee simple title to any Lot which is a part of the Subdivision, including N contract purchasers, but excluding those having such interest QD Cl merely as security for the performance of an obligation. Q Section 2 . 8 "Subdivision" shall mean and refer to that certain real property hereinabove described. C (D Section 2 . 9 "Native Growth Protective Easement" or 1 "NGPE" shall mean the real property designated a "Native Growth Protective Easement" , "NGPE" or "Sensitive Area Tract" on the face of the Plat . Dedication of an NGPE conveys to the public a beneficial interest in the land within the NGPE. This interest includes the preservation of the native vegetation for all purposes that benefit the public health, safety, and welfare, including control of surface water and erosion, maintenance of slope stability, visual and aural buffering, and protection of plant and animal habitat . The NGPE imposes upon all present and future owners and occupiers of the land subject to the easement the obligation, enforceable on behalf of the public by the City of Renton, to leave undisturbed all trees and other vegetation within the easement . The vegetation within the easement may not be cut, pruned, covered by fill, removed or damaged without the express written approval from the City of Renton Development Services Division or its successor agency, unless otherwise provided by law. No building foundations are allowed beyond the required building setback line, unless otherwise provided by law. The common boundary between the NGPE and the area of development activity must be marked or otherwise flagged to the satisfaction of Renton prior to any clearing, grading, building - 3 - construction or. other activity on a lot subject to the NGPE setback area. The required marking or flagging shall remain in place until all development proposal activities in the vicinity of the sensitive area/NGPE are completed. ARTICLE II. I j Property_Rights Section 1. Owners' Easement of Enjoyment. Every Owner shall have a right and easement of enjoyment, subject to restrictions set forth herein} or in the final Plat, in and to the Common Area which shall be appurtenant to and shall pass with the title to every lot, IN subject to the following provisions : I' (1) the right of the Association to charge reasonable Tri O assessrt�ents . of fees for u'se, maintenance, preservation, v-1 insura ce and other costs related to the Common Area. CD 1 tD (ii) the right of the Association to dedicate or transfer a) all o I any part of the Common Area to any public agency, authority, or utility for such purposes and subject to such conditions as may be agreed to by the members . No such dedication or transfer shall be effective unless an instrument signed by two-thirds (2/3) of; the total membership agreeing to such d dication or transfer has been recorded. ( ii) the right of the Declarant to make use of or occupation of, or utilize for purposes of ingress, egress, utilit ' es and other similar purposes, in the Common Area for the du, ation of the Development Period. Sectio�i 2 . Delegation of Use. Any Owner may delegate, in accordance (with the Bylaws, his right of enjoyment to the Common Area and facilities to the members of his family, his tenants, or contract purchasers who reside on the property. The easement in favor of the owners for the Common Area shall be appurtenant to and shall not be i separated from the ownership of any Lot and shall not i be assigned or conveyed in any way except upon the transfer of title to such Lot and then only to the transferee of such title. The easement shall-bedeemed so transferred and conveyed whether or not it shall be :so expressed in the deed or other instrument conveying title . I - 4 - ARTICLE III. Membership_and_ o_t_ng Rights Section_l. Membership. Every Owner of a Lot which is subject to assessment and. all Lots within the Subdivision held for sale by Declarant shall- be a member of the Association. Membership shall be appurtenant to and may-not be separate from Ownership of any Lot which is subject to assessment . Section 2 . Voting Rights. The Association shall have two (2) classes of voting membership: - Class A: Class A members shall be all Owners with the exception of the Declarant and shall be entitled to one (1) vote for each Lot owned. When more than one person holds an interest in any Lot, all such persons shall be members . The vote for such Lot shall be 04 Ca exercised as they among themselves determine, but in no V, event shall more than one (1) vote be cast with respect O to any Lot . Oh Cam : Class B members shall be the Declarant and CD shall be entitled to three (3) votes for each lot owned. CI The Class B membership shall cease and be converted to Class A membership upon the expiration of the Development ' Period. ARTICLE IV. Associ i on Reg, 1 a tions and Assessments Section 1. Cre_ati on of the Lien and Personal Obligation of Assessments . The Declarant, for each improved Lot owned within the Subdivision, hereby covenants, and each Owner of any Lot by acceptance of a deed therefore, whether or not it shall be so expressed in such deed, is deemed to covenant and agrees to pay to the Association: (a) annually, semi-annually, quarterly or monthly assessments or charges; and' 4..;s (b) special assessments to be established and collected as hereinafter provided. - 5 - - - The assessments, together with interest, costs and reasonable attorney fees, shall be a charge on the land and shall be a continuing len upon and shall attach to the property against which each such assessment is made. Each such assessment, together with interest, costs and reasonable attorney fees incurred in collecting the same, shall also be the personal obligation of the person who was the Owner of such property at the time when the assessment fell due, irrespIctive of the ownership of the Lot at the date of collection. ; Section-2.. Purpose of Assessor-nt. The assessment levied by the Association shall be used to promote the recreation, health, safety and welfare of the residents in the Subdivision and for the i improvement, construction, repair, maintenance, insurance and other expenses (erg. , taxes, utility ' and street lighting charges, gardening, landscaping and fencing) , related to or arising from Common Area or land for which the Association has such responsibilities or obligations (e.g. , street lighting, landscaping maintenance in Tracts B and H excluding the drainage course, entry landscaping, fencing and monuments) or other items deemed necessary and proper by the Association to keep the Subdivision in a good, C1 clean, attrlactive and safe condition in compliance with all `D applicable lodes, laws, rules and 'regulations . 0, Assessments may also be levied to pay for any professional t"d 0") services or consultation incurred by the Association in carrying I a ', out its dutiles, including but not limited to biologists, certified C47, public accountants and legal counsel . 01 Section. Maximum Assessment. Until January 1st of the year immediately following the conveyance of the first Lot to an Owner, the maximum assessment shall not ,exceed two hundred dollars and. no/100 ($200) per year. The assessments shall be established, reviewed, arid/or adjusted by the Board of Directors, _ subject to member ratification, as provided in the bylaws of the Association. Section_.. Special Bsaeasments. In addition to the assessments authorized above, the Association may, in accordance with and to the provisions of the bylaws and any applicable laws, levy special assessments through the use of a special budget as authorized in the bylaws of the Association. The special assessments may be used to cover unanticipated financial shortfalls, and/or for the purpose of defraying, in whole or in part, extraordinary expenses such as the cost of any construction, reconstruction, repair or replacement of a capital improvement of the Common Area, property, street lighting maintenance and - 6 - I 1 I liability expenses, fixtures or improvements of the Association, including repairs or renovation. Sections. Reserves_or_Repei._or Replacement. As a common expense and as a part of the Association budget, the Association may establish and maintain a reserve fund for repair or replacement of improvements and community facilities thereon by the allocation and payment monthly to such reserve fund of an amount to be designated from time to time by the Association. The reserve fund shall be expended only for the purpose of repair, replacement or improvement to the Common Areas and any improvements and community ,facilities for which the Association is responsible, and for start-up expenses and operating contingencies of a nonrecurring nature. The proportional interest of any Owner in any such reserve shall be considered an appurtenance of such Owner' s Lot or Living Unit and shall not be separately withdrawn, assigned, or transferred, or otherwise separated from the Lot or Living Unit to CNI which it appertains and shall be deemed to be transferred with such (D Lot in the event of a transfer or sale . V1 aSection 6 . Common_Areas Exempt. The Common Areas and all r portions of the Property dedicated to and accepted by a government CDor public authority shall be exempt from assessments by the Association. 07 Section 7 . Exceptionto Maximum_Assessm_ent Limitation. The limitations of maximum assessments shall not apply with respect to , fines for other charges against a member by the Board pursuant to this Declaration or bylaws of the Association. Section R. Notice and_Quorsun for Establishing a Budget. Written notice of any meeting called for the purpose establishing a budget from which the assessments are based shall be personally delivered or mailed to all members in a manner consistent with the provisions of the bylaws of the Association. Sections. I7nifoorm Rateof Assessments Lots Owned by Declarant Exempt. Except as otherwise authorized herein, all assessments must be fixed at a uniform rate for all Lots, provided, however, that any vacant or unimproved Lot or any unoccupied residence owned by Declarant shall not be subject to any assessment or charge herein. Section14. Date of Commencement of Assessments_; Due Dates. The assessments provided for herein shall not commence prior to the first day of the month following the conveyance of the first Lot - 7 - • from the Declarant . As to each particular Lot involved, the assessments shall begin on the first day of the calendar month following th date of any deed or contract of sale for the Lot, or on the first day of the calendar month following occupancy of the premises, whichever is earlier. The assessments may be budgeted on an annual basis (referred to herein as "annual assessment") subject to adjustments according to the number of months remaininglin the calendar year. The due dates shall be established by the Board and shall be payable on a monthly, qua terly, 'semiannual or annual basis as determined by the ;' Association. The Owner may prepay lone (1) or more installments on any assessment without a prepayment penalty. Sectio 11. Effect of Nonpalanent of_Assessments: Remedies of the Associai- Any assessment not paid within thirty (30) days after the di. e date shall bear interest from the due date at the rate of twelve percent (120) per annum. Unpaid assessments, plus interest, costs and attorney fees incurred by the Association in rq collecting assessments, enforcing the provisions of this 7) Declaration or the bylaws, or defending itself in any litigation shall const . tute and create a lien on the property, provided l n ' however, before the arrearage actually assessed, the Owner shall be provided an opportunity to be heard by the Board of Directors or such represe tative as is appointed by the Board of Directors . The failure to provide an opportunity;: to be heard as provided herein does not eliminate the accumulation of extra fees and charges, provided such opportunity is afforded before the extra fees and charges are actually assessed and collected. The Association may bring an ac ion at law against the Owner personally obligated to pay the saml for collection of the assessments or other charges pursuant to his Declaration, and/or foreclose the lien against the property. No Owner may waive or otherwise escape liability for the assessments provided for herein by non-use or abandonment of his Lot . Section 12 . Subor_dinationof :the Lien to Mortgages. The lien of the assessment provided for herein shall be subordinate to the lien of any first mortgage (and to the lien of any second mortgage given to secure payment of the purchase price) now or hereafter placed on the Lot, only in the event that the lien for delinquent assessments has not been recorded with the King County Auditor at the time of the recording of the mortgage lien. Sale or transfer of any Lot shall not affect the assessment lien. No sale or transfer shall relieve such Lot from liability for any assessments thereafter becoming due or from the lien thereof . ' l - 8 - Section_la. Real Property Taxes. In the event that there are real property taxes on the Common Area, the Association shall pay the same as an expense of the Common Area. If the tax becomes delinquent, the total amount of the delinquent taxes shall be divided equally among all the Owners, and said portion of each Owner' s share of delinquent taxes shall be a lien on said Owner' s Lot to the same extent as if the delinquent tax was on the Owner' s Lot . Section_4. Common Are_a_Ma;ntenance_Responsibility_; Private Street Lighting System. Maintenance, repair, replacement, improvements, taxes, insurance and other obligations and expenses or assessments arising from or through this Declaration or the final plat shall be . the responsibility of the Association unless otherwise specified. In addition to the maintenance of the Common Area, the Association shall maintain the landscaping and signage QD installed by the Declarant or Association in Tracts B and H, and the obligations relating to the private street lighting. O t4 The Association and the individual Owners shall be responsible for all maintenance and liabilities associated with the O private street lighting system. The system shall function during CLa the same hours and duration as the public system, and shall meet CI the lighting levels and uniformity ratios as required by the Codes of- the City of Renton. Any required repairs shall be per applicable codes and regulations, and shall be accomplished within one week of observable failure . The Association shall be required to provide (and keep current) to the Renton Transportation Division the name and telephone number of a contact person responsible for maintenance of. the lighting system. A bond or other mechanism acceptable to the City shall be in place to refund the city any expenses (including but not limited to attorney fees, billing and administrative costs, telephone charges, copying charges, facsimile charges, labor and overtime, parts, materials and equipment) incurred by the City due to default or failure of the Association to prepare the light system in a timely manner. In the event roadways within the plat are classified as principal, minor or collector arterial, the street lighting on those roads shall be required to follow all City details and standards as a separate system to be turned over to the City upon acceptance . Section_1.5. Rules and Regulations. The Association shall have the power through corporate resolution to adopt and enforce rules and regulations governing the use of the Common Area, so long - 9 - as such rules and regulations are consistent with law or this Declaration) The Association may prescribe penalties ,for the violation of such rules and regulations, including but not limited to suspension of the right to use the Common Areas or portions thereof . Any such rules and regulations shall become effective thirty (30) days after promulgation or amendment and shall be mailed to all Owners within thirty (30) days after promulgation or amendment . A copy of the rules and regulations then in force shall be retained by the secretary of the Association and shall be available for inspection by any Owner during reasonable business hours . Such rules shall have the same force and effect as if set forth herein. Section 16 . Indemnificationl of Board_iembers and Officers . Directors, Officers and Committee members of this Association shall not be liable to the Association or its members for damages caused by an action taken on behalf of lithe Association in good faith. QDi This provision may not limit ;liability for acts involving VO intentional isconduct such as a knowing violation of the law or a r4 knowing breach of the duty to the Association, or for failure to CD exercise the degree of care and loyalty required under RCW 24 . 03 . CD Directolrs, Officers and Committee members of this Association CD shall be i demnified and held harmless from and against any 0) damages, liabilities, judgments, penalties, fines, settlements and reasonable expenses (including attorney fees) actually incurred as a result of all actions undertaken by said person in good faith, and (i) in the case of conduct in his or official capacity with the Association, he reasonably believed his conduct to be in the Association' s best interests, or (ii) in all other cases, he reasonably believed his conduct to be at least not opposed to the Association' best interests, and (iii) in the case of any criminal proceedings, he had no reasonable cause to believe his conduct was unlawful . Said persons shall be indemnified and held harmless to the full extent permissible under Washington law. The foregoing right of indemnification shall not be exclusive of other rights to which such Director, Officer or Committee member may be entitled to as a matter of law. The Board of Directors may obtain insurance on behalf of any person who is or was a Director, . Officer, employee, or agent against any liability arising out of his status a6 such, whether or not the Association would have power to indemnify him against such liability. I. - 10 - ARTICLE V. 1 Acceptance o Covinant.s In consideration of the acceptance hereof by the purchasers and grantees of deeds or contracts to the Lots in said Subdivision, their heirs, devisees, personal representatives, successors, and assigns, and all persons or concerns claiming by, through or under such grantees, declare and agree with each and every person who shall be or who shall become an Owner of any of said Lots, that said Lots shall be and hereby are bound by the covenants set forth herein shall be held and enjoyed subject to and with the benefit and advantage of the protective covenants, restrictions, limitations, conditions and agreements set forth herein. Section 1. Occupancy and Use. No Lot, building or structure CD thereon, or any part thereof shall be used or occupied for any Cl purpose other than as a single family residence unless specifically authorized by zoning laws and regulations, the Association, and the � Declarant during the Development Period. The conduct or carrying CDon of any manufacturing, trade, business, commerce, industry, CD profession, or other occupation whatsoever, upon any such Lot or 01 any part thereof, or in any building or structure thereon erected, shall constitute a breach of this restriction. Notwithstanding the forgoing, and subject to this Declaration and all rules promulgated hereunder, the Owners are permitted to (i) lease or rent their Lot and improvements for residential use, or (ii) to operate a home business, provided the home business is legal, complies with zoning and other governmental regulations, creates no additional traffic, involves no advertising or signs, and does not create or result in activities which are a nuisance or annoyance to other members or residents of the Subdivision. Section_2.. Residential Site. No portion of any Lot shall be owned, used or occupied except as a single residential site . A residential site shall consist of : (i) one or more full Lots; (ii) one or more full Lots and portions of a contiguous Lot or Lots; or (iii) contiguous parts of Lots which shall form one plot of land suitable for use as a site for a residence, provided that each residential site shall extend from the fronting street to the existing rear property line of the - 11 - component Lots and shall have front and rear dimensions, neither- of which are less than those of the smallest component Lot shown on the plat of the Subdivision as of the date of this Declaration. A component Lot shall be deemed to be a Lot and ank. portion of which is included in such residential site. Section . . .Construction_o#_Improvementr. For the purpose of further insuring the development of the lands in this Subdivision as a residential area of high stndards, Declarant reserves the right to clontrol the buildings,' structures and improvements, including the location, placed on, each Lot and the Common Area. The Owner or occupant of each Lot,': by acceptance of title thereto or by taking', possession thereof, covenants and agrees that the same and any improvements placed or constructed thereon shall conform to Ctg this Declaration and the Development Plan. Section 4 . Architectural Control. For the purpose of further O insuring the development of the lands in this Subdivision as a �i. residential area of high standards, Declarant reserves the right to OY control the buildings, structures and improvements placed on each CD residential site . The Owner or occupant of each Lot by acceptance 01)! of title thereto or by taking possession thereof, covenants and agrees that no building, wall, fence, out building, pet house, masonry, signs, lamp post, swimming pool, or other structure or improvement (hereinafter "structure" or "building") shall be placed upon said p .emises unless and unti;l the plans, specifications and plot (site) lans have been approved in writing by the Declarant or its nominee as provided, in which case only those plans receiving such approval may be placed, constructed or maintained on the Lot . 1 The Dellarant may nominate the Association or an Architectural Control Committee to perform the duties specified in this Section. The Architectural Control Committee shall have three (3) members who each se4re three (3) year terms. The Declarant may appoint the numbers until such time as all Lots in the subdivision have been sold and all plans approved, at which time the Declarant may transfer said appointment power to the Board of Directors . Application for approval of plans to the Declarant or Architectural Control Committee shall be accompanied by a fee established by the Architectural Control Committee . The application fee shall not exceed Two Hundred and Fifty dollars and no/100 Dollars ($250) . Refusal or approval of plans and specifications may be based on any ground, including purely aesthetic grounds, which in the sole and uncontrolled discretion of the Architectural Control Committee shall deem sufficient . No - 12 - alteration of the exterior appearance (including without limitation, the color of any buildings or structures) shall be made without like written approval . All buildings and other structures must be designed by an architect, who is either registered to practice in the state of Washington, or is a designer approved in writing by Declarant or its nominee . As to all construction and alterations within or upon the property, the Declarant or its nominee shall have the right to refuse to approve any design, plan or color for such improvements, construction or alterations, which is not suitable or desirable in the opinion of the Declarant or its nominee for any reason, aesthetic or otherwise, and in so passing upon such design, the Declarant or its nominee shall have the right to take into consideration the suitability of the proposed building or other structure, and the material of which it is to be built and the OZ QD exterior color scheme to the site upon which it is proposed to C'') erect the same, the harmony thereof with the surrounding Lots and '4 improvements, and the effect or impairment that said structures will have on the view of surrounding building sites, and any and CI all facts, which, in the opinion of the Declarant or its nominee C7 shall affect the desirability or suitability of such proposed 07 structure, improvements or alterations . Any action or inaction by the Declarant or its nominee shall be solely discretionary and all parties, members and/or potential members shall hold and save Declarant or its nominee provided any such actions or inactions are in good faith. In connection with said approval, complete plans and specifications of all proposed buildings or structures and exterior alterations, together with detailed plans showing the proposed location of the same on the particular building site, shall be submitted to the Declarant, before construction or alteration is started, and such construction or alteration shall not be started until written approval thereof is given by the Architectural Control Committee . All plans and specifications for such approval must be submitted at least sixty (60) days prior to the proposed construction starting date . Should the Declarant or its nominee fail to approve or disapprove the plans and specifications submitted by an Owner of a residential site within the Subdivision within thirty (30) days after written request therefor, then the applicant may request in writing a response within an additional fourteen (14) days . In the - 13 - event there remains no response, the plans shall be deemed approved, p ovided, however, the plans must still comply with the Declaration fin all other respects . No building, wall, fence, sign, swimming pool or other structure shall be erected or be allowed to remain on a residential site which violates any of the covenants or restrictions contained in the Declaration. j Any actions or inactions of the Declarant, its agents or nominees, or the Architectural Control Committee shall be solely discretionaiy and all parties, members, potential members and Lot Owners shalll hold and save harmless the Declarant, its agents or nominees, arid the Architectural Control Committee and its members, provided such actions or inactions are in good faith. Section 5 . inimum Size Reciirements . No building shall be ;Ic4 allowed on any residential site in the Subdivision except one la) single-family dwelling house, all for the use and occupancy of one Cimmediate family and attendant bona fide domestic servants only. Any auxiliary building must be so designed and constructed as to be compatible in appearance with the main building and must have Architectural Control Committee ;approval . Said dwelling house shall have a fully enclosed living area, excluding attached garage al or carport, which has a floor area of not less than 2 , 000 square feet in the case of one story houses, and 2, 500 square feet in the case of multi-floored houses . No such auxiliary building, with the exception of garages and carports, shall have a ground coverage in excess of three hundred (300) . square feet . No - such dwelling f, house shall exceed two (2) stories (excluding the basement) or be more than thirty (30) feet in ' height, without prior written approval of the Declarant, nor shall any such auxiliary building or authorized structure be more than fourteen (14) feet in height without said approval . Height oftbuildings shall be measured from the highest point at which the natural contour of the ground comes in contact with such building or structure. The above requirements do not supersede any governmental requirements that are more restrictive . Section 6 . Landscaping. Each lot shall be landscaped in accordance with plans and specifications as now or hereafter adopted by the Declarant . All front yards and landscaping must be completed within six (6) months from the date of completion of the building or structure constructed thereon; in the event, of undue hardship due to weather conditions( this provision may be extended for a reasonable length of time upon written approval by. the Declarant, or its nominee . - 14 • Secti�on� . Constsaccio-n. All construction of properly authorized improvements on any residential site which have been commenced, shall be diligently pursued to completion thereof in a manner and at a rate reasonably consistent with building standards prevailing in the immediate area relating to high quality construction of a similar type, and in no event shall the period of construction of any improvement exceed nine (9) months from the date of commencement of construction to completion as to external appearance, including finished painting. No structure or vehicle, other than a completed permanent dwelling house as contemplated by these restrictions and limitations, shall be used on any Lot at any time as a residence, either permanently or temporarily. No auxiliary building shall be deemed completed as long as the dwelling house itself is incomplete . Unless written approval is Cd obtained from Declarant or its nominee, no building shall be Cl erected upon any Lot so that any part thereof, including eaves or rmi overhangs, shall be : rq (i) closer than twenty (20) feet to the boundary CD line of said Lot which extends along a platted street in the On Subdivision; (ii) closer than five (5) feet to the rear boundary line of said Lot; or (iii) closer than five (5) feet to any other boundary line of said Lot . The construction of residences shall also comply with the minimum floor elevations, if any, specified for each Lot on the Final Plat . SectionA. Plantings_and Fences. No hedge more than six (6) feet in height, nor any fence, wall or other similar structure more than six (6) feet in height, shall be constructed, erected, placed, planted, set out, maintained or permitted on any residential site . Section s. Antennas.. No television antennas, including satellite communication dishes, or such similar devices, (other than "mini dishes" with a diameter of less than 24 inches placed in the location approved by the Architectural Control Committee or the Declarant) , radio aerials, ham radio broadcast or receiving apparatus, shall be erected, maintained or placed on any residential site without specific written approval by the - 15 - , Association. Rotary beams or other similar devices shall not be constructed on any residential site . IChanging Low CQntours. The surface grade or , elevation of the various Lots and other residential sites in the ' Subdivision shall not be substantially altered or changed in any manner which! would affect the relationship of such Lot or other ; residential sites adjoining, or which would result in materially obstructing the view from any other Lot or residential site in the Subdivision, or which would otherwise produce an effect out of harmony with the general development of the immediate area in which said Lot or other residential site ; is located. Whether or not such l alteration orchange in the elevation or grade of any Lot or any residential site would be prohibited, shall be determined by the Declarant for the Association ;in its sole and uncontrolled 1' discretion. I . Mai.nt.snanc.e by Owners . Unless otherwise I ; � specifically provided herein, the Owner of each Lot shall be 0 responsible for the maintenance and upkeep of the improvements and I vai landscaping located thereon. ' All such Owners shall likewise ; CD maintain their hedges, plants, ;shrubbery, trees, and lawns in a CD neat and trim condition at all times . Each Lot Owner agrees to Cr) promptly landscape all portions of the Lot facing any street . After notice to an Owner from the Association of such Owner' s failure to maintain said lot, landscaping and/or improvements in accordance herewith, and after approval by a majority vote of the Board ofl Directors or other Association committee to which such oversight responsibility shall have been delegated, the Association shall have the right, through its agents and employees, to enter upon any Lot or improvement which has been found to violate the foregoing standards in order to repair, maintain, and/or rectify the same to such standards . Provided that the Board of Directors or its / representative has given the Lot Owner notice and an opportunity to be heard, the cost of such work shall be a special assessment on such Owner and such Owner' s lot and improvements, and the provisions of this Declaration regarding the collection of assessments shall apply thereto. Section . e Disposal.osal. The Owners of the residential � sites /in said Subdivision shall be responsible to assure that no garbage can or other receptacle will be visible from any place, outside the premises except on collection day. 1 - 16 - Se.ctioii 1-3. Clothesline. No Owner or occupant .of any residential site shall place or permit clotheslines thereon which are visible from any Lot or street in the Subdivision. Se_otion 14 . Roati.ng_Material.s_end Siding. All roofs shall be in accordance with specifications as to type, style, color and other criteria as adopted by the Declarant . Section. IT�ndenground_Uti.li_ties . All utilities, on and in public dedicated areas, private property, or on and in the Common Areas, including water, cable television, natural gas, storm sewer, and power shall be installed underground in compliance with all El Governmental regulations for the installation and maintenance of m the same . No lines or wires for the transmission of current or for telephone use shall be constructed, placed, or permitted to be placed upon any residential site outside the buildings thereof unless (I) the same shall be underground or in the conduit attached cD to a building or (ii) is approved by the Declarant or its nominee . 4110)CD Section 16 . Nuisance. Nothing shall be done or maintained on any Lot or other residential site which may be or become an annoyance or nuisance to the neighborhood. No livestock, animals, poultry or fowl shall be kept on any Lot or other residential site other than animals or birds of the type and species generally recognized as common household pets in the immediate area, such as dogs, cats, canaries and parakeets which are kept on said property solely as household pets, provided that no such household pet which is or becomes an annoyance or nuisance to the neighborhood shall thereafter be kept on any Lot or residential site . No dog houses, dog runs or dog kennels may be placed on any Lot or residential site unless they are screened from the view of neighboring properties and the streets and do not create an annoyance or nuisance . All dogs shall be kept in the residence or garage at night so as to eliminate disturbances related to barking dogs while other residents are trying to sleep. Section_17. Trash and Acc mu1 ati_ons. No trash, refuse pile, vehicles, underbrush, compost pile, or other unsightly growth or objects shall be allowed to group, accumulate or remain on any Lot so as to be a detriment or unreasonable annoyance to the Subdivision or become a fire hazard. In the event any such condition shall exist upon any Lot, Declarant may enter upon said Lot and remove the same at the expense of the Lot Owner who, on demand, shall reimburse Declarant for the cost thereof, and such entry and removal shall not be deemed a trespass . - 17 - Section . Lon.permitted_Parking. No boats, boat trailers, house traile s, automobiles, trucks, campers, motor homes, or other vehicles, or any part thereof, not in actual current use shall be stored or permitted to remain on any residential site or Lot unless the same is stored or placed in a garage or other fully enclosed space, or is entirely screened so ,as not to be visible from any streets and abutting Lots . All screening is to be approved by the Architectural Control Committee. Section 19 . Sign. . No signs' of any kind shall be placed on any Lot or residential site in the Subdivision where the same is visible from any Lot or street in the Subdivision, except in accordance with such rules and regulations as may from time to time be adopted lolly the Declarant or Association. In the absence of such iu rules and regulations, no signs whatsoever other than conventional house numbers indicating the address of the premises shall be placed on any Lot or residential site . "For Sale" or "For Rent" 04 signs, the maximum size of which shall be two feet by three feet, CIO must be approved by Declarant or Association. During the C7 Development/ Period, Declarant may, require all signage on Lots and 0 homes to be uniform in the dimension and general character 4.4 regardless of the builder or Realtor or other person involved in gn O marketing the Lot or home. Uniformity standards may be adopted by the Declarant . 0.1 ' Section 20 . Woodpiles. Woodpiles or wood supplies shall not be stored oin any front or side yard, or be visible from the streets within the Subdivision. Secti n 21. Restriction_Against Wells . No Lot or Owner of any Lot m y have placed or constructed on, upon, under or within the confines of such Lot or any Common Area any water or irrigation wells for any purpose whatsoever. Section 22 . Assessments for Lighting, Water and Utilities . The budget! of the Association shall provide necessary funds to pay the cost flIlor obligations and responsibilities such as the lighting, water and utilities in the Subdivision, including the Common Area, and the reasonable maintenance of such facilities . The proceeds of such assessments shall be used only for the purposes herein provided. / The assessments herein provided for may be prorated, assessed �.nd collected in the same manner as set forth hereinabove with respect to any other assessment provided herein, and shall l; constitutle a lien on the respective Lots and plats and an obligation of the Owner thereof, as herein provided. - . 18 - j Sectiosi2a. Deviation. Declarant hereby reserves the right to enter into agreement with the grantee of any Lot or Lots (without the consent of the Owners of any other Lots) to deviate from the conditions, restrictions, limitations or agreements contained in this Declaration. Any deviation shall be manifested in an agreement in writing and shall not constitute a waiver of any such condition, restriction, limitation, or agreement as to the remaining Lots in the Subdivision and the same shall remain fully enforceable as to all other Lots located in the Subdivision. Section 21. Additional Rest ictions. Declarant may from time to time during the Development Period impose or eliminate restrictions on all or any part of the Subdivision, including but not limited to designation of specific height restrictions, reservation of view corridors, color restrictions and fencing restrictions . Such restrictions shall be enforceable by the Declarant and\or the Association. 'A Section 25 . Easements and Restrictions on Final Plat . Easements and Restrictions set forth in the recorded Plat Map are v4 incorporated herein and hereby reserved on each Lot as shown on the C) 0 final approved Plat . Ca Section 26 . Sales and Construction Facilities. Notwithstand- ing any other provision in this Declaration to the contrary, it is expressly permissible during the Development Period for the Declarant and its agents, employees or nominees, to maintain on any portion of the property owned by the Declarant or Association such facilities as the Declarant may reasonably feel are required, convenient, or incidental to the construction and/or sales of lots or improvements thereon. The Declarant may permit, in writing, an individual owner to maintain temporary equipment and construction material on the Owner' s Lot when the Declarant feels the same is reasonably required, convenient or incidental to construction activities for improvement on said Lot . ARTICLE VI. General Promisions_ Section 1 . Covenants to Run_with_Land. This Declaration shall constitute a servitude upon all Lots in. the Subdivision conveyed by Declarant, its successors or assigns, to any grantee, and shall run with the land and be binding upon all such grantees and all persons claiming by, through or under them. The acceptance of any such conveyance by any such grantee shall constitute an - 19 - agreement on the part of any such grantee, for himself, his heirs, devisees, personal representatives, and assigns to all such covenants, restrictions, limitations, conditions and agreements . This Declaration, as amended or supplemented, shall remain in full force and effect for a period of twenty (20) years from the date recorded, at which time theyishall . automatically extend for successive periods of ten (10) years each, unless by written agreement of the then Owners of a majority of the Lots in the Subdivision kt is agreed to terminate or change this Declaration in whole or in part . In the event this Declaration is extended to include adjoining lands through the annexation procedures herein, this Declaration may only be terminated or changed in conjunction N with the adjoining lands, and in Such case, the agreement of the QD M then Owners of a majority of all Lots subject to this Declaration, as amended and extended, shall', be required to effect such termination or change . Termination of this Declaration or modifications which materially affect Common Areas or obligations Oof the Association shall first receive approval from any governmental agency potentially impacted by the termination or 0 modifications . Any termination or change shall become effective upon the re ording of such agreement, duly signed and acknowledged by the necessary parties, as above provided, in the offices of the Auditor of King County, Washington. Section2. Breach of Covenants. In the event of the violation or breach or attempted ', violation or breach of any of these coverants, restrictions, limitations, conditions, duly adopted rulies and regulations, or agreements by any person or concern claiming by, through or under the Owner, or by virtue of any judicial proceedings, Declarant, the Owner of any Lot, or the Association) or any of them, jointly or severally, shall have the right to Institute, defend or intervene in litigation or administrative proceedings to compel compliance with the terms hereof or to prevent such violation or breach. The As ociation may be involved in its own name on behalf of itself or tx4o or more Owners on matters affecting the Association, but not on behalf of Owners involved in disputes that are not the responsibility of the Association. In the event of such enforcement, the prevailing party shall be entitled to, in addition to other relief, recovery of its attorney fees and costs . In addition to the foregoing, Declarant, or its nominee, or the Association shall have the right, whenever there is a violation of these r strictions, to enter upon the property where such - 20 - violation exists and summarily abate or remove the same at the expense of the Owner, who, on demand and after notice and opportunity to be heard by the Board of Directors or its representative, shall reimburse the cost thereof including attorney fees and costs incurred. Such entry and abatement or removal shall not be deemed a trespass . Except in the event of an emergency, three (3) days ' written notice must be given to the noncomplying party before summary abatement or removal may occur. Section_3. Failure_tp_Enforce. The failure to enforce any right, reservation, covenant, restriction, limitation, condition or agreement herein contained, however long thereafter, either as to the breach or violation involved or as to any similar breach or violation occurring prior or subsequent thereto, shall not bar or affect the enforcement of any such right, reservation, covenant, restriction, limitation, condition or agreement as to any such breach or violation thereof, nor shall said failure in any way be (1 construed as or constitute a waiver of said provision. 1.4 Sections. Right to_gssign by__Declarant. The Declarant may 00"j assign any and all of its rights, powers, obligations, privileges, and interest under this instrument to any other person or concern, QD and in any such case any such successor or assignee may exercise and enjoy such ,ri hts g powers, privileges and interest and shall be responsible for such obligations to the same extent as Declarant would have been had such assignment not been made . Section 5. Annexation. Additional real property may become subject to this Declaration in the following manners : (a) Addi t.i ons by DP _1 arant. The Declarant, its successors and assigns, shall have the right, but shall not be obligated, to include additional real property of Declarant ' s selection, located outside the Property as a part of the Properties subject to and restricted by this Declaration. This right may be exercised without obtaining the consent or approval of the. Association or its members . The additions of other real property authorized by this subsection shall be made by incorporating the provisions of this Declaration by reference on the face of any such final plat map of such other real property. In addition, Declarant may file for record a supplementary declaration of covenants, conditions and restrictions containing such complementary additions and modifications of the covenants contained in this Declaration as may be necessary to reflect the different character, if any, of the additional properties . - 21 - (bi Add t=i9ns_y Others.,. Upon approval in writing of the Declarant during the Development Period and thereafter by the Association, the Owner of such real property who desires to subject such other real property to the provisions of this Declaration and to subject it to the jurisdiction of the Declara-it, may file for record a supplementary declaration of covenants, conditions, and restrictions, which by its terms, expressly extends the covenants contained in this Declaration to such other real property. Ses ioi 6 Amendment of thia_Dezlaration. Unless otherwise, �I specifically addressed elsewhere,1 an amendment to any term or provision of this Declaration shalli require the affirmative vote of seventy-five percent (75%) of the voting power of the Association. This Declaration may be amended during the Development Period by an affirmative vote of fifty-one percent (51%) of the voting power of the Association. Amendments to any provision of this Declaration pl C'7 which expressly alter the rights, duties, and obligations of ri Declarant stall contain the affirmative written consent of the C. Declarant . In the event that the Declarant has the necessary votes 01, and desires to amend the Declaration during the Development Period, CD the Declarant may waive any requirements to conduct a membership Ameeting if dnd to the extent permissible by law. Any amendment to this Declaration must be recorded with the King County Auditor. Section 7 . Severability. Should any one of the provisions of this Declaration be declared ; void, invalid, illegal or unenforceable for any reason, it shall in no way affect the validity of the other provisions hereof, and such other provisions are hereby declared to be severable and shall remain in full force and effect . IN WITNESS WHEREOF, the undersigned Declarant her in has hereunto set its hand and seal the 4_ day of , 19 qv CHAFFEY CORPORATION: e. By t 6Z.61ga-/ Aileen. Oppelaar; Vice President of Land Development • - 22 - STATE OF WASHINGTON ss . COUNTY OF KING On this /7� day of 64 19 % , before me, a Notary Public in d fofthe State of Washington, personally appeared Aileen Oppelaar, to me known to be the Vice President of Land Development of Chaffey Corporation, and who acknowledged that she is authorized for and on behalf of said corporation and did so execute the above and foregoing Declaration of Covenants, Conditions and Restrictions of Chaffey Corporation,. as the free and voluntary act and deed of said corporation for the uses and purposes therein set forth. 00 00 GIVEN under my hand and official seal the day and year first above written. C r E))-).e.fe SIN S 1��1 Notary Public in and for the2St?ate ►%%%%I e � of Washington, residing at gn�0 i s A My commission expires : /-/c-v�• ,$ gaS�00 "r 1� ��9 Ij �WASO c:\wpwin60\cl\chaffey\ccrs96.sto - 23 - interOffice Memo To: Sonja Fesser n� Q�V� 1 j996 From: Kayren K. Kittrick \ ci. F 17 PiA Date: July 29, 1996 stir "NG Subject: File#FP-96-043 Stonegate Final Plat Attached is the most recent copy of the above-referenced x final plat _short plat _lot line adjustment _binding site plan map for final review If all Property Services concerns have been addressed and you are able to recommend recording of this plat, please initial this memo below and return to me as soon as possible. However, if there are any outstanding concerns or additional information is required to recommend recording, please send a written summary at your earliest convenience. If you have any questions or if there is any information I ca help y 'th I may be reached at x4499. Property Services Approval Robert T. Mac Onie, Jr. Name p Date UOCD71,�a gr . J 8/1/q6 cc: YelloNN file // June 10, 1996 Renton City Council Minutes Page 234 Public Safety Committee Public Safety Committee Chair Clawson presented a report recommending that CAG: 96-, Police Council approve the interlocal agreement for executive services to the Commander Services, Washington Association of Sheriffs and Police Chiefs (WASPC). The WASPC Committee further recommended that the resolution regarding this matter be presented for reading and adoption. MOVED BY CLAWSON, SECONDED BY PARKER, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. (See later this page for resolution.) Community Services Community Services Committee Chair Parker presented a report regarding Committee naming the Fire Station #14 and Training Center the "M.C. 'Scotty' Walls" Fire Fire: Naming of Fire Training Center. M.C. "Scotty" Walls was the Chief of the Renton Fire Station #14 and Training Department from 1963 until his retirement in March of 1974. His nickname, ii Center "Scotty," came from his Scottish ancestry. In the 1960s, Scotty realized that the City of Renton and its Fire Department were going to grow, and that in order to meet the need for good, qualified firefighters, Renton should have its own training center. Scotty campaigned to purchase a site in the Valley to be used for this purpose. The City acquired the site in 1967. Scotty then proceeded to have the site graded and filled. Storm sewers were installed and preliminary site plans drawn. Unfortunately, funding for further development of the project ended and progress came to a halt. However, Scotty never lost hope that the Renton Fire Department would one day have a training center. II The Community Services Committee recommended concurrence in the staff request to name the Renton Fire Department Station #14 and Training Center the M.C. "Scotty" Walls Fire Training Center. MOVED BY PARKER, SECONDED BY CLAWSON, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Finance Committee Finance Committee Chair Edwards presented a report recommending approval Finance: Vouchers of Claims Vouchers #135760 - 136191; one wire transfer in the total amount of $2,807,420.39; approval of Payroll Vouchers #144151 - 144491; and 437 ii direct deposits in the total amount of $1,207,449.36. MOVED BY EDWARDS, SECONDED BY SCHLITZER, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. ORDINANCES AND The following resolutions were presented for reading and adoption: RESOLUTIONS Resolution #3203 A resolution was read approving the Stonegate Final Plat; 53 single family lots Plat Stonegate, Final, on approximately 38.4 acres in the vicinity of Orcas Ave. NE and NE 26th St. Orcas Ave NE/NE 26th (FP-96-043). MOVED BY SCHLITZER, SECONDED BY NELSON, St,111.2§Eaa COUNCIL ADOPT THE RESOLUTION AS PRESENTED. CARRIED. ii Resolution #3204 A resolution was read authorizing the Mayor and City Clerk to enter into a Utility: Maplewood franchise agreement with King County to provide sanitary sewer service to the Heights Elementary Sewer Maplewood Heights Elementary School. MOVED BY SCHLITZER, Service, Franchise SECONDED BY NELSON, COUNCIL ADOPT THE RESOLUTION AS Agreement with King PRESENTED. CARRIED. County, CAG-96- Resolution #3205 A resolution was read authorizing the Mayor and City Clerk to enter into an ii CAG: 96-, Police interlocal agreement with the Washington Association of Sheriffs and Police Commander Services, Chiefs to reimburse the City for the services of Renton Police Commander WASPC Rob Sofie. MOVED BY NELSON, SECONDED BY EDWARDS, COUNCIL ADOPT THE RESOLUTION AS PRESENTED. CARRIED. The following ordinances were presented for first reading and referred to the Council meeting of 6/17/96 for second and final reading: CITY OF RENTON, WASHINGTON • RESOLUTION NO. 3203 A RESOLUTION OF THE CITY OF RENTON, WASHINGTON, APPROVING FINAL PLAT (STONEGATE/CHAFFEY CORPORATION; FILE NO. 96- . 043) . WHEREAS, a petition for the approval of a final plat for the subdivision of a certain tract of land as hereinafter more particularly described, located within the City of Renton, has heretofore been duly approved by the Planning/Building/Public Works Department; and WHEREAS, after due investigation the Administrator of the Planning/Building/Public Works Department has considered and recommended the approval of said final plat, and such approval being deemed proper and advisable and in the public interest; and WHEREAS, the City Council has determined that appropriate provisions are made for the public health, safety, and general welfare and for such open spaces, drainage ways, streets or roads-, alleys, other public ways, transit stops, potable water supplies, sanitary wastes, parks and recreation, playgrounds, schools and schoolgrounds and all other relevant facts, including sidewalks and other planning features that assure safe walking conditions for students who only walk to and from school; and 1 RESOLUTION NO. 3203 WHEREAS, the City Council has determined that the public use I and interest will be served by the platting of such subdivision and i dedication; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RENTON, 'I WASHINGTON, DO ORDAIN AS FOLLOWS : H SECTION I . The. final plat heretofore submitted and approved :I by the Plannin /Building/Public Work's Department pertaining to the r1 following described real estate, to H . See Exhibit "A" attached hereto, and made a part hereof as if fully set forth ' (Property,, 38 .4 acres, is located in the vicinity of Orcas 1 Avenue N. . at N.E. 26th Street) be and the same is hereby approved as such plat, subject to the laws a s ! ! and ordinances of the City of Renton, and subject to the findings, conclusions, nd decision of the ;Planning/Building/Public Works Department dat d June 10, 1996 PASSED BY THE CITY COUNCIL this 20th day of May, 1996 . ,Marilyn etersen, City Clerk APPROVED BY THE MAYOR this 20th''day of May, 1996 . 444A.,-ZZLAIAL.....-...- 1 Je se Tanner, Mayor Ap• • /d as to iys : I hAdu-.^.04A4.- aw 4--rv%2A.-- . Lawrence J. Waren, City Attorney RES.515 :5/02/9 :as . 2 ! I • • {'i; : L E. . EGA L. �D: E� PARCEL A . . . .. • THAT PORTION. :•::,+ : , • • i • :...."...:'..i.:.:*.......:.....!........:•..,-..;:: •-OF•::,GOVER IMENT_4COT:ENO 'F ''S,ECTIQ.N:'3;:„: TOWNSHIP 23 . • W:M., IN. KING 'COIJ NORTH, RANGE 5 NTY WASHIN:000.,:DESCRIBED=..AS';FOL.LOWS:' EAST, BEGINNING :.:.,:. ° . •POIN1''ON ,., ,AT.'`A :THE-:;NORTH::'UNE'•'OF SAID:`>GOVERNMENT.'LO:T, NORTH 88'37'1.7". WEST • :.30:00 FEET FROM::THE,••'NORTHEAST:CORNER THEREOF;,? - • :::.:`::THENCE, NORTH:88'37'01"-`•WEST;�ALONG.:•.SAID-: N-.OR•fi1-.I,LI.NE,`::59468s FEET.' ='' ,. MORE OR LESS, TO A .POINT .• . :-WHI.CH IS -698•:`tFEETFROM: ,'rHE';NOR.TFiWEST.,CORNER'::•OF;:SAID GOVERNMENT LOT; ...::•.:.:THENCE:`S li:1:1i:,:1:7'02''52":!:'WEST`:556;69 FEET,::M.ORE:,OR;'=LESS,:'•TO :A•:POINT WHICH IS 536 .�v,�': SOUTH •OF. THErN;ORTH :LINE' OF'..SAID :GO.VERNMENT LOT-AND•:548. FEET"EAST OF THE WEST LEE OF 1. ' :SAID -.GO.VERNMENT LQT; • F THENCE.SOUTH •1�'25'07". WEST,. PARALLEL.•WITH::.SAID ,WEST +LINE OF•GOVERNMENT LOT, 59 .. FEET;.-MORE.;GR;L'•ESS,: TO THE...SOUTH •"LINE•.OF SAID OOVERNMENT LOT; 5.79 • • '..THENCE SOUTR...88'01'.27" ,EAST,• ALONO'.SAID:'•SOUTH 'LINE,. 744:61 FEET, MORE OR LESS, TO A POINT .:....30 FEET. WESTERLY. OF• .THE'•SOUTHEAST CORNER OF• SAID GOVERNMENT LOT AND ON THE WEST "MARGIN; OF 148TH ':AEN.UE SOUTHEAST; .•:.:;•.':'• ;•::' '='.'THENCE.:NORTH.:•01'25'22 •EAST; ALONG :SAID,.MARGIN, •30:00' FEET; ::' ••:.THENCE,: NORTI-I.::88'01:27"• •WEST :425.00 FEET; - THENCE, NORTH.;:01725'22"':EAST•262,33 ':FEET; •THENCE. NORTH; •65'00 13: '00" .EAST 189 :.FEET; • : . - THENCE:•SOUTH• 88'O1'27": EAST 323:00••FEET:::TO...SAID •WEST•, ROAD MAR.61N, TO. A PONT FROM WHICH 'THE•:POINT OF •BEGINNING'•BEARS`'•NORTH' 01'25''22" 'EAST; :. ; ::.'•:•tTHENCE'NORTH :fl1'25'22'' EASY; PARALLEL•WITH' _ _ ,..,. •�•�•:`N ALONG. TkiE WEST'MARGIN-.OF SAID' 148TH AVENUE SOUTHEAST,ST•.LINE�OF'•SAID• GOVERNMENT LOT AND `.� -=?::f: -' G N THEAST '735.55 ' ;+ ;THE: POINT' OF•.BEGINNING. . .. FEET, MORE OR LESS, TO • '?' ' :•_�� :PARCEL:®' •• • • • _�>�'„. 'iNE SOU • ,.•1:::.•. . ._: THEASl..QUARTER .OF'•THE±.NOR: QUARTER 0 .';`:': ; .' T.HEAST F'SECTION •TO SH :NOR •::: ,•.,.;::: A� 'RAN;GE 6i,tA-ST,''�W.M ��;�j t:..KiNQ .,c LIN•re;'• INASHINGTO 3� WN IP •23 :NORTH, :;> `''-:.M EXCE EAST::529:::FEE'7' TFiER ' - . . iio== :,:•..,••i . ELF; :.. S • 4 .KNO A �0:L T: A• 'KING 'UND.ER': 7': NE•::•AD.JUSTM.EN1' NUMBER •S=90M0248� RECORD �:�;:�:: ' ,;RECORDING: NUMBER. .9.009 ) • . . • . ED . . PORTION GOV'T LOT 1 AND THE S.E.1/4, N.E.1/4, SEC.3,. TWP:23N., RGE.5E., W.M. CITY OF" RENTON, COUNTY OF KING, -STATE OF WASHINGTON STONECATE Na 2097(NEED 196]/91) ASSUMED COORb N 191.106.6532(FT) N 9.999.5414(F1) LIhPLATTCD E L316.7644500(Fn`/ C 10.022626{(i1) H 667Y27•w 624.77 34 75 J4 N 6677.27•w �6413Y ]4 35 594.TT --7r -696oD • L:raLA Tin, b ] 2 ] AT \ •2. • u h1ti TRACT COVT LOT 2 r; oOV3 LOT 1 ‘: 3OF. SHEET t �^ n '¢ -1 b00•--l- "' w N 66b1.50•x • 0 P.II„ 132266' " 10 SCAR:1••200• 8 • u l 1 • n n 1 _ �_ n 1 200 z00 0 200 400 • 600 TRACT 9 1.4 W S r . .. mimi-�= �/ In • y. In . a `m ol= O„ 1 SCALE IN FEET a I ^ • ;7:' n 4• MERIDIAN:KC.11S. 4 3 2 1 W .•1. ® Z S BASK OF BEARING:N IS6.00•E '�. BETWEEN KING COUNTY F 8-t60 AND NE 261H ST. ,,j \\ a in THE NORTHEAST CORNER Of'SECTION 3-23-5.x.LL ^ v 727.Od 1) 01J2_2._66' ( Z^ SHEET !,1- 0 569.L N A69I':0•B a N 6726'26•w 2643-IP O 1 .• 1p 4 OF 7 "'4- ... �,G` N6E, rn " '' , VHPLATT&O la. 11n S 1tn 1 GOV'T LOT 1 AND THE 13 .1 Vp O < NE 1/4, SEC.3, T.23N., R.5E., W.M. =s J. N 661T'SO•w 425.0O• " i z • N R16O1'SO'w• -546.07 ' 0R..CI 1 �,'I.1 (S001.1 1• 60D•) 20 N oror5o•w .99AY -R t. NDIET " 8 7 6 lx THE BOUNDARY SURVEY AND SUBDMSCN BREAKDOWN AND BOUNDARY ry h 1 -_____ N u: _ _ _ __ ._ _ - - CALCOARONS WERE PERFORMED BY DM10 EVANS{I.ASSOC..NC._ ____ • �o-4 .n ADORONALLY.BOUNDARY-AND SURVEY-CONTROL-NFOLIATION-HAS-BEEN---'f• ___ _- _ SHEET =,y. 244 H 46 33 .I' RECORDED N BOOK 103 OF SURVEYS.PACE 1S4 REC.NO.9505039001. .o 5 OF 7 W. NE cr. tot a4r -y - (RECORDS OF KING COUNTY,xAS9Nc70N Iz • 11 la 13 47 • ••STONECAIE No.t645(NEED 196]/91) •ASSUMED ATE N 196.1(HAD 14 3/9 iRA;T.L' u tCOOITD N 5.061.1191 -p lit T6 14 _ 46_ 52 i �sE TD2ND sr.; LEGAL DESCRIPTION E 1,316.637.6320(FT) E 9.900.5372(FT) fC ] 21 1-n f`� NE 13a0 �'P® o' !0 1 W THATCor •RTION OF GOVERNMENT LOT NO.1.SECDd1 3.TOM19Q 23 NOM.RANGES CAST, SHEET x' , ®'�•�� 1� t NAL.BECD N MC COMM OH D CTON. UM BED AS►OLLo0Y 10 11 _ - tit N 9CONM10 AT A PONTPOOIT OH DC NORM IRO:a SAD OONERNYENT LOT,NORM 66'3YIT BEST 6 OF 7 < i • W 30.00 PUT FROM THE NORTHEAST GONER 7NERC0/: ®Zp IT 1• •K l' THENCE NORTH 6C3TOI MST,ALONG SEED NORTH URC,594.18 TLET.MOK GA IE];TO A PONT • Z WWI IS 695 FUT TH011 TIC NORINMEST CORNER OF SA10 0AVE11NNENT LOT; 01 v Una'I ] W THENCE SOUTH,79Y52-BEST 554.69 FEET.MORE OR LESS.TO A PONE NMI IS 534 TER , 5�Yr 23 -®_� 16 .h > SOUTH OF THE NORTH 1MC aF SAID GOVUNMDIT LOT AHD 545►OET EAST OF THE NEST LDIE Or 5: I C .4 SAD GOVENNMDT LOT: ✓ f9 •If`1i [ THENCE SOUTH 173•or BEST.PARALLEL NTH SAD TEST UNE OF COVEANMENT LOT•59179 O. 6 = 26 2.,040 CT• I(• •; 7 n3' . •C THENCE SOUTH 551(OME 11 LESS. LAST.01.04i1 SAID SOUTH IM DI LNE OF SM. 74.61 MT.MORE OR LLST.TO A PONT L 5T LOT: - - z 1:f., • ' I TO 30 rtET*ESTERLY OF THE SOUTHEAST CORNER OF SAD COVENOIDIT LQT AND CN THE BEST A:v3 }3 = 2O(IIf 46• I .- MAXON OF 1461N AVN DE SOUTHEAST; N' 3 27 72 �� �°1 !OW STHENCE NORTH 600122•EAST. 25.00 SEED MARO91]0.00 tEET; -lye�� .7 71 � •. _ 1 THENCE NORM morn'EAST 4753300 FEED - 1 • THENCE NORM 0173.22•[AST 74L]]RCT, 419 1 1OIIENCE NORTH 6SOCo0•CAST 113.00 FEET: SHEET {' SENO:SOUTH 0801 2f CAST 323.00 FEET TO SAID BEST ROAD YMOO�TO A POINT►ROM 715E Cl. „ { MIDI TM PONT OF 9EN06NC BEMS NORTH 0T 2022•CAST; 7 OF 7 THENCE NORTH Men'CAST.PARIU.LL MTH THE CAST LRNE a SAD COV 30NENT LOT AND • f 29 ALONG TIC MST MASON or SAID 146TH ANEMIC 50011RAST.73555 MT.MORE OR LESS.TO y• Y7C,(- 30 THE PONT OF BCO10411G (,•G.Mk fiet r• ripl . NE 2C ISI-$T. N 072{26.w 793AT ' 1 THE SOUTHEAST WARTER OF M NORTHEAST MARTEN OF SCOTCH 3,TOM199P 23 NORM , 1i, ( RANCE 3 EAST,w31.N KNO COMTr 11AL6NCTNt I EXCEPT TIC CAST 329 MET THEREOF: -S •' • U!L°LA+YET) (ALSO KNOW AS LOT 0.tdl0 COMITY LOT IOC AD3151ME IT NUMBER S-9011024G 11CCOIDCO UNDER RCCORONO NUMBER 9009210554.) •rJ:hOtS9;;•,70.4`'iiiE SHEETINDEX TON DENNIS 1 ASSOCIATES.INC Co• unty R COXSULi1N0 ENGINEERS King FN HD•• C320 ONSUKirklAnd TiNG ENGINEERS File No. SJOP0068 (206) 822-2525 SHEET 2 of 7 • '`�� rir 6.8�d S• 3 SF �jf� , 4 JE.cbt.,..... r_ ....._ sk A yfs�i .0 W N I . . 1, ii,\ .. • ,,,,to IC 1 •p i c SE 91s1 LJ > ' cx to 'Sth Way '- :1111117/ SE M0y volley Rd tn cc I d c).A „:4 2 • • E 6:h N R-1 f� - > • IS: so lignks fi r»th Ct s,a1tee �kr► op E 100th WHIM' 111411111 SE 100th PI rn I:i its= `� , 3E 102nd fi ds O. r%:v�r imiltiva 1 o rtt�r unt,VI �, . •• �i ionell �i �� �► I♦� R-1 ;< ,44.41 is T. . a mit. ft. „ate Vfj%/1.f , y �' aw �' IMP. = 11Iiiimiriia ►1•� R t it 'Pa .. '* !� �� n utlu:Js r1� u��,��u I I SE 104th St,u g ■r VE !._84lle� eee _nl N �11[�• uw41li►►` _ SE 104tF ��, ■71f1gi; e� s'�r iQt�1 r-.7 lib isami MI Niiiw rail`rairLittra G7 at �# III ♦04.44 440,/7441 "' ? . utrg.4 itom4,107th PI III : ~el: 0. co -4- AIN/I 1111111 ;4211;11 isSown', Rd. 900 RM- . ' If° C N �0 SJ�e 4 SIY O Technical Services c, �► �Plat of �:Stonegate• � ., Plaming/Bv�ding/Public Work: o soo i000 ? 1996 ♦ = + R. MacOnle, D. Visnaski -1:12,000 Zoning ��Nz1� 26 March 1996 Develurnr;t�'I F'�yNING CITY OF l it. r: CIT.', 'OF RENTON .:. City Clerk Jesse Tanner,Mayor Marilyn J.Petersen • June 11, 1996 Ms. Aileen Oppelaar P.O. Box 560 Kirkland, WA 98083 • Re: Stonegate Final Plat, File No. FP-96-043 • Dear Ms. Oppelaar: At the regular Renton City Council meeting of June 10, 1996, the referenced final plat .was approved by adoption of Resolution No. 3203. A copy of the resolution is enclosed for"your files. If this office-can provide additional assistance, please feel free to call. Sincerely, • • • Marilyn J P t rsen City Clerk cc: Mayor Jesse Tanner Council President Toni Nelson Kayren Kittrick, Development Services Division . • • 200.Mill Avenue South-Renton, Washington 98055 - (206)235-2501 ®This paper contains 50%recycled'material,25%post consumer - , • , June 10, 1996 Renton City Council Minutes Page 232 Audience comment was invited. There being none, it was MOVED BY NELSON, SECONDED BY EDWARDS, COUNCIL CLOSE THE PUBLIC MEETING. CARRIED. MOVED BY NELSON, SECONDED BY KEOLKER-WHEELER, COUNCIL ACCEPT THE 10% NOTICE OF INTENT TO ANNEX FOR THE HUGHES ANNEXATION AND AUTHORIZE THE CIRCULATION OF THE 60% PETITION; REQUIRE THE ACCEPTANCE OF HEAVY INDUSTRIAL (IH) ZONING ON THE PROPERTY AS ADOPTED BY THE COUNCIL; AND REQUIRE THE PROPERTY OWNERS TO ASSUME A PROPORTIONAL SHARE OF RENTON'S BONDED INDEBTEDNESS. CARRIED. CONSENT AGENDA Items on the consent agenda are accepted by one motion which follows the listing. CAG: 96-060, May Creek City Clerk reported bid opening on 5/24/96 for CAG-96-060, Lake Bridge Replacement (Lk Washington Boulevard May Creek Bridge Replacement project; three bids; Wash Blvd), Western engineer's estimate $450,609.50; and submitted staff recommendation to award Engineering the contract to the low bidder, Western Engineering Inc., in the total amount of $446,012.00. Council concur. CAG: 96-062, Boeing Lift City Clerk reported bid opening on 6/04/96 for CAG-96-062, Boeing Lift " Station Replacement, Station Replacement project; five bids; engineer's estimate $228,302; and Omega Contractors submitted staff recommendation to award the contract to the low bidder, Omega Contractors, Inc., in the total amount of $175,889.92. Council concur. Vacation: Maplewood PI City Clerk recommended repeal of Ordinance No. 4600 (Maplewood P1. SE SE (Humble/VAC-95-004) Street Vacation/Humble, VAC-95-004), due to an error in the legal description. Council concur. (See page 235 for new ordinance with corrected legal description.) Plat Stonegate, Final, Development Services Division recommended approval, with conditions, of the Orcas Ave NE/NE 26th Stonegate Final Plat, 53 single family lots on a 38.4 acre site in the vicinity of St, FP-96-043 Orcas Ave. NE and NE 26th St. (FP-96-043). Council concur. (See page 234 for resolution.) Police: Electronic Home Legal Department recommended approval of an agreement with the City of Detention Services, City Federal Way for the provision of electronic home detention services. Refer to of Federal Way, CAG-96- Public Safety Committee. Airport 1996 Maintenance Transportation Systems Division submitted proposed contract in an amount not and Repair Projects, to exceed $190,000 with TRA*BV Airport Consulting for architectural and Architectural & engineering services associated with six Municipal Airport maintenance and Engineering Services, repair projects. Refer to Transportation (Aviation) Committee. TRA*BV Consulting, CAG-96- Utility: Maplewood Wastewater Utility Division recommended acceptance of a franchise agreement Heights Elementary Sewer from King County allowing Renton to provide sewer services to the Service, Franchise Maplewood Heights Elementary School per Council's previous approval. Agreement with King Council concur. (See page 234 for resolution.) County, CAG-96- Added Item Finance & Information Services Department submitted proposed revisions to Finance: City Investment the City's investment policies. Refer to Finance Committee. Policies MOVED BY NELSON, SECONDED BY SCHLITZER, COUNCIL APPROVE THE CONSENT AGENDA AS PRESENTED. CARRIED. . rti of . CITY OF RENTON COUNCIL AGENDA BILL Al #: g. . Submitting Data: Planning/Building/Public Works For Agenda of: Dept/Div/Board. Development Services Division June 10, 1996 Staff Contact.... Kayren Kittrick (x4499) Agenda Status. Consent X Subject: Stonegate Final Plat Public Hearing... File No.: LUA - 96 -043, FP 'Correspondence.. 53 single family lots on a 38.4 acre site in the vicinity of Ordinance Orcas Avenue NE at NE 26th Street Resolution X Old Business Exhibits: New Business 1 . Resolution and legal description Study Sessions.... 2. Staff Report and Recommendation, dated 6/10/96 Information Recommended Action: Approvals: Council concur with staff recommendation and adopt the Legal Dept X resolution. Finance Dept Other Fiscal Impact: N/A Expenditure Required... Transfer/Amendment Amount Budgeted Revenue Generated Summary of Action: The recommendation for approval of the referenced final plat is submitted for Council action. This plat divides 38.4 acres into 53 single family homesites. Design and construction of utilities, lighting, and pavement has been approved, accepted or guaranteed as appropriate through the Board of Public Works. As part of the decision approving the project, the applicant is required to comply with all conditions and restrictions determined by the Board of Public Works. All conditions placed on the preliminary plat by the Zoning and Subdivision Examiner of King County and the agreement between the City of Renton, King County, and the developer upon annexation have been met. STAFF RECOMMENDATION: Approve the Stonegate Final Plat (LUA-96-043, FP) with conditions and adopt the resolution. AGNBILL.DOT/Beth A. Haglund • DEVELOPMENT SERVICES DIVISION BUILDING/PLANNING/PUBLIC WORKS CITY OF RENTON • STAFF REPORT AND RECOMMENDATIONS APPLICANT: Chaffey Corporation FILE NAME AND NUMBER: Stonegate Final Plat LUA-96-043,FP LOCATION: Orcas Av NE/NE 26th St. SUMMARY OF REQUEST: Final Plat consisting of 53 single family lots with utilities, streets, paving and lighting. SUMMARY OF ACTION: Approval with conditions FINDINGS, CONCLUSIONS & RECOMMENDATION Having reviewed the record documents in this matter, staff now makes and enters the following: FINDINGS: 1. The applicant, Chaffey Corporation, filed a request for approval of a 53-lot Final Plat. 2. The yellow file containing all staff reports; confirmation of compliance with the conditions of preliminary plat approval; the development agreement between the City of Renton, King County and the property owner; and other pertinent materials is entered as Exhibit 1. 3. The environmental determinations and preliminary plat approvals with conditions were by the Office of the Zoning and Subdivision Examiner, King County, Washington and are included in the yellow file. 4. The subject proposal was reviewed by all departments with an interest in the matter. 5. The subject site is located generally in the vicinity of Orcas Avenue NE at NE 26th Street. In King County documents the location is listed as between 148th Avenue SE and 143rd Place SE extended and between SE 104th Street and SE 96th Street, both extended. 6. The subject site is located within the City of Renton. Annexed with the Stonegate Annexation, effective May 3, 1995. 7. The site is zoned using King County zoning standards for SR 15000 and SC-P. City of Renton zoning is expected to be R-5, although the plat is required to conform with King County setbacks as agreed in the preliminary plat. 8. The Final Plat includes the 53 lots originally intended as part of the plat. 9. The Final Plat complies with both the Zoning Code and the Comprehensive Plan. 10. The preliminary plat was subject to a number of conditions as a result of both environmental review and plat review. L 1 1 Stonegate Final Plat - LUA-96-043,FP 11. There were 35 main conditions imposed on the approval of the Preliminary Plat with standards of compliance as agreed between the City of Renton and King County officials. CONDITIONS: 1. The Final Plat generally appears to satisfy the conditions imposed by the preliminary plat process. Any remaining improvements seem certain and are appropriately secured through the Board of Public Works. 2. The applicant shall be'required to demonstrate complete compliance with the following conditions prior to signing of the final mylar: 1. Compliance with all platting provisions of Title 19 of the King County Code. Renton Requirement: Complete plat required street, utility and drainage improvements per approved plans. Comply with requirements of Renton Subdivision Ordinance for Final Plat approval procedures. Plat improvements have been installed with exception of those items bonded through the Board of Public Works under the appropriate process. 2. All persons having an ownership interest in the subject property shall sign on the face of the final plat a dedication which includes the language set forth in King County Council Motion • No. 5952. Renton Requirement: Comply with condition as written. Applicant to provide copy of Motion No. 52 with final plat application. Chaffey Corporation and Key Bank have signed the final plat. Motion 5952 has been supplied. 3. Proposed Lots 1 through 5, and 50 and 51 are zoned SC-P. The area and dimensions of these lots shall meet the minimum requirements of the SC Zone classification or shall be as shown on the face of the approved preliminary plat, whichever is larger. Minor revisions to the plat which do not result in substantial changes may be approved at the discretion of the Land Use Services Division (LUSD). Renton Requirement: Comply with condition as written. Applicant to provide copy of SC-P Development Standards with final plat application. Applicant has complied. 4. Proposed Lots 6 through 49, and 52 and 53 are zoned SR-15000. The area and dimensions of these lots shall meet the minimum requirements of the SR-15000 zone classification or shall be as shown on the face of the approved preliminary plat, whichever is larger. Minor revisions to the plat which do not result in substantial changes may be approved at the discretion of the LUSD. Renton Requirement: Comply with condition as written. Applicant to provide copy of SC-P Development Standards with final plat application. Applicant has complied. 5. The applicant must obtain final approval from the King County Health Department. If the applicant proposes to serve the final plat with sewers, in lieu of septic tanks, approval of a Page 2 of 10 Stonegate Final Plat LUA-96-043,FP Local Service Area (LSA) extension must first be secured from King County or the subject property must be annexed to the City of Renton. (Note: an LSA extension would require the convening of a public hearing before the Hearing Examiner, and the passage of an ordinance by the County Council.) Renton Requirement: Construct sanitary sewer main system per approved plans prior to approval of final plat. Applicant has complied. 6. All construction and upgrading of public and private roads shall be dons in accordance with the King County Road Standards established and adopted by Ordinance No. 8041, subject to variances granted by the King County Road Engineer. Renton Requirement: Construct street improvements per the approved plans for the preliminary plat. Any modification to these approved plans must be approved by the City of Renton Development Services Division. Applicant has complied. Any remaining improvements seem certain and are appropriately secured through the Board of Public Works. 7. The Applicant must obtain the approval of the King County Fire Protection Engineer and demonstrate compliance with the fire hydrant, water main, and fire flow stagdards of Chapter 17.08 of the King County Code. Renton Requirement: The applicant must obtain the approval of the Renton Fire Department of the fire hydrants and water main system for the preliminary plat. The approved water system plans demonstrate compliance with this condition, provided that the water mains and hydrants are installed per the approved plan prior to approval of the final plat. Applicant has complied. 8. Final plat approval shall require full compliance with the drainage provisions set forth in King County Code 9.04, and the storm drainage requirements and guidelines as established by the Surface Water Management Division. Compliance may result in reducing the number and/or location of lots as shown on the preliminary approved plat. The following conditions represent portions of the Code and apply to all plats. a. Drainage plans and analysis shall comply with the 1990 King County Surface Water Design Manual (except as modified by Condition 9 below). LUSD approval of the drainage and roadway plans is required prior to any construction. b. Current standard plan notes and ESC notes, as established by LUSD Engineering Review, shall be shown on the engineering plans. c. The following note shall be shown on the final recorded plat: "All building downspouts, footing drains, and drains from all impervious surfaces such as patios and driveways shall be connected to the permanent storm drain outlet as shown on the approved construction drawings on file with LUSD and/or the Department of Public Works. This plan shall be submitted with the application of any building permit. All connections of the drains must be constructed and approved prior to the final building inspection approval. For those lots that are designated for individual lot infiltration systems, the systems shall be constructed at the time of the building permit and shall comply with the plans on file." Page 3 of 10 Stonegate Final Plat • LUA-96-043,FP . • Renton Requirement: Comply with condition as written. The note on the final plat shall refer to the Renton Planning/Building/Public Works. Department instead of the King County agencies. Applicant has complied. 9. The following conditions specifically address drainage issues for this particular plat: a. Stormwater ldetention shall be computed using an SCS-based hydrograph method (or other method as approved by King County). The performance of the proposed detention facilities shall be such that discharge from the developed area shall be no more than: • One-half of the pre-developed, 2-year/24-hour release rate for design storm events up to and including the 2-year/24-hour design storm; • The pre-developed, 2-year/24-hour release rate for design storm events greater than the 2-year/24-hour design storm event and up to and including the 10-year/24-hour storm event; • The pre-developed, 10-year/24-hour release rate for design storm events greater than the 10-year/24-hour event and up to and including the 100-year/24-hour design storm event. All other aspects of the storm water system design shall conform to the 1.990 King County Surface Water Management Design Manual, including wetpond and biofiltration: b. Offsite water from the Summerwind Division 2 Tract X detention pond and Newcastle Terrace shall be conveyed through the site. This offsite water shall receive biofiltration per the 1990 SWMDM prior to discharge. c. Offsite drainage currently enters the southwest corner of the proposed subdivision via a pipe from NE 20th Street. The final engineering plans approved by King County shall incorporate this system into the final design of the drainage plans. d. The cross culvert which will ultimately convey the Tract A and Tract E stream beneath Road A shall be designed to accommodate the 100-year design storm. Renton Requirement: Comply with condition as written. All items are addressed in the approved construction plans for the project. Applicant has complied. 10. A note shall be shown on the final plat and engineering plans which states that the finish floor elevation for residences on Lots 1-5 shall be at a minimum of one foot above the 100 year floodplain. Renton Requirement: Comply with condition as written. Applicant has complied. 11. All clearing and grading for roads, drainage facilities and utilities shall be performed between April 1st and September 30th. LUSD may allow clearing and grading activities beyond these seasonal limits, at its discretion. In determining whether to allow clearing and grading beyond the seasonal restriction, LUSD shall consider the Applicant's construction practices and actual weather conditions. A note implementing the preceding clearing and grading requirements shall appear on the final engineering plans. Page 4 of 10 Stonegate Final Plat LUA-96-043,FP Renton Requirement: Comply with condition as written, with the exception that any extension can be granted only by the Renton Development Services Division. Applicant has complied. 12. All utilities within proposed rights-of-way must be included within a franchise approved by the King County Council prior to final plat recording. Renton Requirement: All proposed utilities to be City owned, or operated by existing approved franchise utilities. Condition will be met as written, with no additional approvals required. Applicant has complied. 13. The Applicant or subsequent owner shall comply with,King County Code 27.40, King County Road Mitigation Payment System (MPS), by paying the required MPS fee as determined by King County Public Works, plus an administrative fee. The Applicant has an option to either: 1) Pay the MPS fee and MPS administrative fee at final plat application, or 2) pay the MPS fee and MPS administrative fee at the time of building permit application. If the first option is chosen, a note shall be placed on the face of the plat that reads, "All fees required by King County Code 27.40, King County Road Mitigation Payment System (MPS), have been paid." If the second option is chosen, the fee paid shall be the amount in effect as of the date of building permit application. Renton Requirement: The,applicant shall provide documentation that the MPS fee has been paid to King County prior to approval of the final plat. Applicant has complied. Payment in full acknowledged by.King County receipt dated December 28, 1995. 14. The following are required road improvements for the subdivision: a. Streets A and B shall be designed to the urban subcollector standard. b. Streets C, D, E and F shall be designed to the urban minor access standard. c. Frontage improvements to 148th Avenue Southeast are required as follows: • The frontage along the west margin of 148th Avenue Southeast shall be improved in accordance with approved Road Variance S92V0182. • A bus pullout area shall be designed, and constructed near the intersection of 148th Avenue, in accordance with KCRS 5.05. • Plans for the above-noted improvements to 148th Avenue Southeast shall be submitted to the Department of Public Works for review by the Traffic and Planning Section and the Bridge Engineer at the time of engineering plan submittal for the subdivision. d. 148th Avenue Southeast shall be regraded and lowered to achieve adequate entering sight distance at the Street A intersection, per the King County Road Standards. Plans shall be submitted for this improvement with the engineering plan submittal. e. Any pavement failures in the west lane of 148th Avenue Southeast between the Street A intersection and the above road lowering section shall be repaired. Page 5 of 10 Stonegate Final Plat LUA-96-043,FP f. Modifications to the above road conditions may be considered by King County pursuant to the variance procedures in KCRS 1.08. Renton Requirement: Comply with condition as written. Condition will be satisfied by constructing street improvements per approved construction plans. Those portions of the street improvements within the Renton City Limits shall be permitted and inspected by the City. Those portions within King County, such as 148th Avenue Northeast, shall be permitted and inspected by King,County. Applicant has complied. Any remaining improvements seem certain and are appropriately secured. 15. A geotechnical report, prepared by a licensed geotechnical engineer, shall be submitted with the engineering plans to address any structural fill needed for development of the plat. In this regard, it has been noted that structural fill may be needed on Lot 1. Renton Requirement: Applicant shall submit the required geotechnical report to the City prior to approval of the final plat. The applicant shall also provide copies of any compaction test information for any new fill or graded areas to the City prior to approval of the final plat. Applicant has complied. 16. The planter islands (if any) within the cul-de-sacs shall be maintained by.,the abutting lot owners. This shall be stated on the face of the final plat. Renton Requirement: No-planter islands were included on the approved plans for street improvements for this project. Modification of the plans to include planter islands requires approval from the Renton Development Services Division and the Renton Fire Department. Approval of such a modification request is unlikely. No planter islands were installed. 17. The on-site portion of May Creek Wetland #5, a Class I wetland, shall have a minimum 100 foot buffer of undisturbed native vegetation, except to the extent that disturbance is allowed as provided in condition 24 below (May Creek Wetland #5 lies in Tract E on the preliminary plat map). Renton Requirement: Comply with condition as written. Applicant has complied. 18. May Creek, a Class II stream used by salmonids, shall have a minimum 100 foot buffer of undisturbed native vegetation. Renton Requirement: Comply with condition as written. Applicant has complied. 19. The Class III stream (lying within Tracts A, B, D and E) shall have a minimum 25 foot buffer of undisturbed native vegetation. Renton Requirement: Comply with condition as written. Applicant has complied. Page 6 of 10 Stonegate Final Plat - LUA-96-043,FP 20. Wetlands, streams and their buffers shall be placed in a separate sensitive area tract. A minimum building setback line of 15 feet shall be required from the edge of a sensitive areas buffer. Renton Requirement: Comply with condition as written. Applicant has complied. 21. The approved filling of the 0.07 acre Class 3 wetland shall be mitigated by setting aside 0.1 acres of existing Forest adjacent to the Class III stream buffer. (The proposed mitigation area shown on the May 10, 1994 preliminary plat map is acceptable.) Renton Requirement: Comply with condition as written. Applicant has complied. 'I 22. All approved alterations of streams shall insure that there will be no net loss of stream functions on the site, and no impact on stream functions above or below the site due to the alterations. Renton Requirement: Comply with condition as written. Applicant has complied. 23. All stream crossings by roads or driveways shall use bottomless, arched culverts or other construction techniques which do not disturb the stream bed or bank. All crossings shall be constructed during summer low flow. Crossings shall not diminish the flood-carrying capacity of the stream. Crossings shall be minimized and serve multiple purposes whenever possible. (The location of the crossings for Street A and Tract E are acceptable.) Renton Requirement: Comply with condition as written. Applicant has complied. 24. A Stream Mitigation Plan for the relocation of the stream shall be submitted for review and approval by LUSD. The mitigation plan shall be submitted as part of the subdivision engineering plans. The Stream Mitigation Plan shall include proposed final grades and hydrology; outlet to May Creek Wetland #5; a detailed planting plan showing plant species, sizes and locations; and construction notes. Renton Requirement: Comply with condition as written. Applicant has complied. 25. Required stream mitigation must be completed prior to King County's granting of final approval to the subdivision. However, if the applicant demonstrates that seasonal requirements or other circumstances beyond their control prevent completion of the mitigation prior to final approval, the applicant may post a performance bond or other security instrument as approved, which guarantees that all required mitigation measures will be completed no later than the time established by LUSD. Upon satisfactory completion of the performance inspection, LUSD wetlands staff shall recommend release of the performance bond and its replacement with a maintenance bond. A maintenance bond shall be required, in a form and amount sufficient to guarantee satisfactory workmanship, allowed or required, for a period of up to five years. Upon satisfactory completion of the final monitoring inspection of the site, King County LUSD wetlands staff Page 7of10 Stonegate Final Plat - LUA-96-043,FP shall release the maintenance bond. If the project has not met its performance standards at the end of the monitoring period,the Applicant is responsible for preparation and implementation of a contingency plan to remedy the situation. Renton Requirement: Comply with condition as written. Applicant has complied. 26. Prior to recording of the final plat,the owner of the property shall submit proof that a Notice on Title has been filed for record with the Records and Elections Division, to run with the land containing sensitive areas. The Notice shall be approved by LUSD and inform the public record of the presence of a sensitive area or buffer, the application of KCC 21.54 to the property, and that limitations on actions in or affecting such areas or buffer may exist. . Renton Requirement: Comply with condition as written, except to be approved by the Renton Development Services Division instead of LUSD. Applicant has complied. 27. Prior to commencing construction activities on the site, the applicant shall mark wetland and stream sensitive areas in a highly visible manner, and these areas must remain so marked until all development proposal activities in the vicinity of the sensitive area are completed. Renton Requirement: Comply with condition as written. Applicant has complied. 28. Prior to commencing construction activities on the site, permanent survey stakes using iron or cement markers as established by current survey standards shall be set delineating the boundary between adjoining property and the sensitive areas tracts. Renton Requirement: Comply with condition as written. Applicant has complied. 29. Prior to final approval of construction activities on the site, the boundary between a sensitive area tract and adjacent land shall be identified using permanent signs. Sign specifications shall • be supplied by LUSD and shown on the subdivision engineering plans. Renton Requirement: Comply with condition as written. Signs have been purchased and scheduled for installation. A photocopy of the sign copy was provided. 30. Prior to final approval of construction activities on the site, the boundary between a sensitive area tract and adjacent land shall be permanently fenced. Fencing details shall be shown on the subdivision engineering plans. Renton Requirement: Comply with condition as written. Fence to be installed prior to recording of plat. Page 8 of 10 Stonegate Final Plat LUA-96-043,FP 31. The following note shall be shown on the final engineering plans and recorded plat: RESTRICTIONS FOR SENSITIVE AREA TRACTS AND SENSITIVE AREA SETBACK AREAS Dedication of a Sensitive Area Tract/Sensitive Area Setback area conveys to the public a beneficial interest in the land within the tract/setback area. This interest includes the preservation of native vegetation for all purposes that benefit the public health, safety and welfare, including control of surface water and erosion, maintenance of slope stability, visual and aural buffering, and protection of plant and animal habitat.• The Sensitive Area Tract/Sensitive Area Setback Area imposes upon all present and future owners and occupiers of the land subject to the tract/setback area the obligation, enforceable on behalf of the public by King County, to leave undisturbed all trees and other vegetation within the easement. The vegetation within"the tract/setback area may not be cut, pruned, covered by fill, removed or damaged without approval in writing from King County LUSD or its successor agency, unless otherwise provided by law. The common boundary between the tract/setback area and the area of development activity must be marked or otherwise flagged to the satisfaction of King County prior to any clearing, grading, building construction or other development activity on a lot subject to the Sensitive Area Tract/Sensitive Area Setback Area. The required marking or flagging shall remain in place until all development proposal activities in the vicinity of the sensitive area are completed. No building foundations are allowed beyond the required building setback line, unless otherwise provided by law. Renton Requirement: Comply with condition as written, except reference Renton Development Services Division in place of King County LUSD and Renton in place of King County. Applicant has complied. 32. The subject plat shall comply with KCC 19.38 by providing a fee-in-lieu of open space. The amount of the fee shall be determined by DDES and the King County Parks Division, consistent • with the provisions of KCC 19.38. The fee shall be paid to King County prior to recording of the final plat. Renton Requirement: Mitigation for impacts to the parks system will need to be paid to the City of Renton to mitigate impacts on the Renton Park system from the additional City residents. The Renton Parks Department is planning on improvements to the parks system in this area to respond to the need of additional parks in this portion of Renton. Parks Mitigation fees are to be paid per the City of Renton Parks Mitigation Ordinance prior to recording of the final plat. Applicant has complied. The Parks Mitigation fee was paid on January 18, 1996. 33. A homeowners association or other workable organization shall be established to the satisfaction of LUSD which provides for the ownership and continued maintenance of the open space areas and sensitive areas tracts. Renton Requirement: Comply with condition as written, except to be reviewed and approved • by the Renton Development Services Division instead of LUSD. Page 9 of 10 Stonegate Final Plat LUA-96-043,FP Applicant has complied. Covenants, Conditions and Restrictions (CC&R's) for Stonegate Subdivision have been supplied and approved for form by the City Attorney. 34. The final engineering plans for the proposed subdivision shall limit the clearing and grading to the minimum necessary to install roadways and utilities including the grading associated with the relocation of the unnamed tributary. All trees and understory shall be retained on the proposed lots until recording of the final subdivision. Due to the grading necessary to relocate the unnamed tributary, Lot 1 shall be exempt from this requirement. Renton Requirement: Comply with condition as written. • Applicant has complied. 35. Per Exhibit No. 18, the engineering plans for this project shall identify the location of any wells on the site and provide notes which address the requirements for the contractor to abandon such wells pursuant to requirements outlined in the Washington Administrative Code. Renton Requirement: Comply with condition as written. Applicant has complied. A well was abandoned in accordance with DOE regulations. RECOMMENDATION: The City Council should approve the Final Plat subject to the following conditions: 1. Applicant shall comply with any conditions as set by the Board of Public Works on securing any improvements not completed by recording of the plat. 2. Sensitive areas fencing shall be installed prior to recording of the plat. SUBMITTED THIS 10th day of June, 1996 LKi eAr\ • .1‘),&XV kC-R KA 1 N K. KITTRICK DEVELOPMENT SERVICES DIVISION TRANSMITTED THIS 10th day of June, 1996 to the following: Mayor Jesse Tanner Councilman Members, Renton Planning Commission Gregg Zimmerman, P/B/PW Administrator Art Larson, Fire Marshal Jim Hanson, Development Services Director Lawrence J. Warren, City Attorney Mike Katterman, Technical Services Director Transportation Systems Division James Chandler, Building Official Utilities System Division Jay Covington, Mayor's Executive Assistant Page 10 of 10 • f " k, sr �P ` 6- PS �/ � , h9I') B-aS F • I ` �s J - r „., Sti y4 . A w N • ?\ ., 0 . , - 1 _ _ o' ' JT 9��h �`�F` LPNSE91stIII . cn > w co In IX )5th Way 'co o SE M0Y VolleY Rd I14f).1 . .o ., • �,Ii E 26116' • cn Li R—i • AIi11 �Y! Piaggrigno nal co E 100th lii►'iN_�iiltlll, 1■VL■Si!!>• `�SE 100th PI a `rick '■ �rv( x� �■JIS[ t■� 0 iE 102nd O. i�`� 1r �lrr■■rl 11�r«u��s�, 1111 �� ' IIII!INIIIIIlq es ��r1►11IMMI t et ��Ii AU a"NalgrarMill Wit► �0411°44♦ " is R-i 4�N, 0■ •••ia w p ter: 10, , 4i. 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CITY OF RENTON, COUNTY OF KING, ..STATE OF WASHINGTON DEDICATION: NOTES AND RESTRICTIONS: • EASEMENT PROVISIONS KNOW ALL PEOPLE BY IDES£PRESENTS MAT WE RE UNDERSIGNED OWNERS OF MEREST RESTRICTIONS FOR DHDTVE AREA TRACTS AND SENSITIVE AREA SETBACK AREAS AN EASEMENT IS HEREBY RESERVED FOR AND CURVETED ID PYAGET SOUND POWEN ARO UGE N TIE LAND HEREBY SWIMDED.HEREBY DEAAR(INS PLAT TO BE THE MAPIC 1 DEDICATION M A S MMME AREA TRACT/5ENSIM£AREA SETBACK AREA CORMS ro RE RIDE COMPARE WADOIOION NAMRAL CAS COMPANY u.S WEST l 13110E COMPARE TEL TEIEWDON REPRESENTATION M THE SUBOWION MADE HEREBY,AND DO HEREBY DEDICATE TO TIE Q 'CABLE COMPANY AND THOR RESPECTIVE SUCCESSORS AND ASSIGNS UNDER AND UM lilt PRIVATE LS£OF TIE FDBUC MEW?ALL STREETS AND AVENUES NOr SHOWN AS PRIVATE HEREON A BEIVERORL TONCDIVEST N THE LAND WHEN TIE ALL PURPOSES AREA FITS IE INTEREST DELUDES SRREET(SA i AM:AND RE EXTERIOR TEN(10)FEET M ALL LOIS TRACTS AID MEN SPACES AND DEDICATE DE USE THEREOF FOR ALL RIME PURPOSES NOT NONBSIENT MTH DE RE PRESERVATION M NAME VECCUnON FOR PURPOSES AND ERBENEFITCE TIE PUBLIC IECF WAN TIE RAT LAIC PARALLEL WM AND ADJOINING ALL STREETS)N NNW TO CONSTRUCT USE THWEM FM PUBLIC HIMWAY PURPOSES AND ALSO ME now TO MAX ALL SAFETY 'M RE L AND AURALU CEWTRGE RI SURFACE P WATER AND ERLANT AND ANIMAL M OPERATE MANUN REPAIR REPLACE AND EMARGE UHOEROROUND RIDES ONYXES CABLES AND NECESSARY SLOPES FAR a/5 AND PROS OPON THE LOTS SHOWY THEREON N THE ORRSYAL SLOPE SIA ME SWORE ARE ADIBUFFNITIK AND PROTECTION M PANT PRIES • WVES MIH ALL NECESSARY ON COMMENT UNDERCRCUND CR WORD-PONIED APPURTENANCES REASOHABIE GRACING OP SW SIREEA AND AVEM2S AND PVRMER DEDICATE ro RE USE _ FUTUREenn THE ANDOC AREA OF THE AREA T I THE TRACTS AC AU AREA THE MD THERETO FOR RE PURPOSE M WOW ROSE SU&YMXM AND OTHER PROPERTY WM ELECTRIC M RE REDO ALL ME EASEMENTS AND TRACTS SNOW ON MS RAT FOR ALL PUBLIC f 404 COL IDFERS AND OL'a/PIRS OF TIE LAND RELIC B RENTER.NE ID LEETBA N IUITDf CAL I.EPHO'E AND OFIER UIIUTY SERWLL nENLR MTH TIE RIGHT ID ENTER UPON DE PURPOSES AS T2YCAIED T EM%NIDDOVC BUT NOT ONTO ro PARKS MEN SPACE OR 15 AND EDEARLEABOE ON BRI Y TI TIE PUBIC BY LIRETO LEAVE UNDISTURBED ALL STREETS LOIS TRACTS AND SPACES AT AU IDES FOR THE PURPOSES HEREIN STATED. UIL1ES AND DRAINAGE UNLESS SUCH EASFNENIS OR TRACTS ARE 9'ETD7EALLT TREES ARID OTHER AREA MAYNO RIMY OE RASED.CO RE BY III.RE REMOVED RE NO IDES OR RIDES PAR ME TRANSMISSION M ELECTRIC OAPR.IT.OR PAR EUEPHCNE USE . MOLD ON MS PLAT AS BONG DEDICATED OR CMVEVED TO A PERSON CR ENTITY 1RAceir APPROVAL nor NOr BE OMEN PRUNED. ERMRID BY PRO. DAMON OR ITS CABLE TELEVISION FRE OR POLICE SOUALS OR FAR OTHER PURPOSES ROLL BE RACED UPON OTHER THAN TIE PUBLIC.N TRIM CASE WE DO HEREBY DEDICATE S/HE SHIMS 3IEO AFRO LC N WW7S FROM RENEW DED BY EH.SERVICES DIN9ON OR ITS ANY LOT MESS DE SAME SOIL BE UNDERGROUND OR N CONDUIT ATTAOED TO A BUILDING EASEMENTS OR TRACTS ro nor PERSON OR EMMTY OM RVCD AND FOP THE PURPOSE SULYESSLAP AGENCY.IIMESS MEWS(PRODDED BY . • STATER 1O RE OMEN BOUNDARY BETWEEN THE TRACU/SEBAO!AREA AND TIE AREA M DEVELOPMENT AMMO'moor BE MARKED 0R OINAMSE FGOEB TO THE SARSFACTION M RENTON PRIOR TO ANY RRTNLR.ME UNDERSIGNED O WETS M RE LAND HEREBY ADDIVIDELL WANE EAR CLEARNE.CRAMM BLOOM CONSTRUCTION OR 011E37 DEVELOPMENT AC/MIY ON A LOT S IHENSLVES TER HEWS AND ASSIGNS AND ANY PERSON OR DIRTY DOMING TIEE • LIKECT TO THE SENSITIVE AREA TRACT/SRN9nV£AREA SETBACK AREA. TIE REQUIRED MARKING FROM IRE LEND RSONO ANY AND ALL CLAWS FIN DAMAGES ACANST RE CITY M OR!IACONC SOIL REMAIN DI PLACE MM.ALL DDELOPMENT PROPOSAL ACIDITIES N RE RENT N In SUCCESSORS AND ASSIGNS MIDI MAY BE OCCASIONED BY THE mown- IfaillrY OP TIE SNMME AREA ARE COMPLETED. FINANCE DIRECTOR (CITY OF RENTON) WENT.CLNSlNUCIO'L ON MANIENANGE OF ROADS AND/OR DRAINAGE SISTENS MOOT O NO BLYDING FOUNDATIONS NE ALLOWED BMW RE REWIRED REDID STBAOC LN{MESS • M5 SUBO DEN OTHER MAN CLAIMS RESLAINO FROM INADEQUATE MAINTENANCE Br OIN RISE PRODDED BY LAN I HEREBY CERTIFY DGT THINE ARE NO oFLO'afN1 SPECIAL ASSESSMENTS AND Our ALL SPECIAL CITY M RWTON. O ALL BALDRIC DOWISPOV)$FDOT9N0 DONS ND MANS FROM AU TNRRNOUS SURFACES ASDESSIEI/S CERTIFIED ID ME CITY TREASURER FOR NLLLCTION ON ANY PROPERTY HEREIN S/a RAPPER THE UNDEN90NED OWNERS M RE LAND HEREBY SUBLTM1tDER AGREE FOR H AS PATIOS AND DRIVEWAYS SHALL BE COOECIED TOE R PERMANENT STORY GRAN CONTANLD DEDICATED FOR SIRIE/S AU£ES OR OPEN PUBLIC USE ARE PAID II RAC. ' THEMSELVES PEER LIENS AND ASSDYS ro ED)EIOIFY AD HOD OTT OP RENTOL IRS 045 ON ASMTSHORN CAVD RE APPROVED CUBLIC WOW WARMS T 11 S PLL NOTIALL'BEE9A00 MAW AND APPROVED MS DAY M /9_ SUU SSORS AND ASSIGNS HARMLESS FROM ANY DAMAGE HOMING ANT COSTS M SLOWED ON W NR/E APFIITON CATTOTFLAME /PONY ILDRLS 01207. LL WETS RAN S F COWS&ONYED BY PERSONS BMW OR'armour MS S.NRM9ON TO HATE BEEN USTBE WIN THE CONSTRUCTED AND APF OV ANr BLYDNc PFMOr. ALL CCNOEC ECR V P R DRAMS CAUSED BY ALTERATIONS M THE GROND SURFALE VEGETATION ORARNE OR SRiALE MUST HO EOSIHA AND APPROVED onion TO RE IDEAL WRONG T5PECTON SYSTEMS FIANCE DIRECTOR OR SUB-SURFACE WATER ROWS VITEN MS SUBLHDSM OR BY ESTABLINNENT. FOR THOSE LOSS RUT ARE OE9MA RD FOR PORIDUAL.TOOTDITILT A ON ILL COMPLY 7HE SKTEYS CCNSIAVCRON OR MAINTENANCE M RE ROADS WWI R/S S/BL7IN9ON PROVIDED WALL GE CONSTRUCTED AT FIE TIME M DE SNOW MODE AND SHALL COMPLY MM RE PLANKS ON FIE R/S WAIVER AND POODIF7CAMN SHALL NOT BE CONSTRUED AS RELEASING RE CITY • M RENro'L ITS SUCCESSORS M ASSIGNS FROM UNARY MR DAMAGES DELUDING FIE SO RE FTIDH ROOK ELEVATED FOR RESIDENCES ON LOIS 1 THROUGH 5 WALL LE AT A UMBN COST M DEFENSE RESA/NG N MOLE M N PART FROM ME ACCIDENCE M TIE air M O.E/PDT'HECK or too TEAR ow000l YY. ADMINISTRATOR OF PLAIN/NG/BUILDING/ M REITLN ITS SUCCESSORSM ASSIGNS ©sl=Au REnal �Be P Tr CODE n.4a KINGawvTY ROAD LEncLmw PABENr AID PUBLIC WORKS DEPARTMENT (CITY OF RENTON) ' • ' MS S RIMPOWE DEDICAOCN WADER M CLAWS AND ACEDENT 10 HOD HARMLESS O7 LOIS 52 AND 53 SHALL HOVE WIDOWED OMER9p M TRACT E AND WALL BE RESPM9ME FOR MIMED AND APPROVED TENS O1r or I9_ IS DE RIM ITC REF CONSENT AND-AN ACCORDANCE MM THE CODES M SAID US MAINTENANCE OWNERS O TRACT C SNAIL PROVIDE FAR PEDESTRIAN USE AND DERCENCY DOME ACLLm TRACT C SHALL f BE DEDICATED TO DE CITY OFRENTM. a •n4i /0♦ ./ 9 AU MEW PARK YRCAlIE FEES HAVE BEEN PAD {PRESIDD I / i�D M£AVOOI7 M MOIHWM SA THREE Homo DOLARS($2J00)SNAIL BE PAD TO OE • 'O .r COTE ORATOR /SSAQUAH SHOO AURAE AT DE ME THE MEMO PERIOT FOR EACH O117375VC WE N RE PRAECT TS ISSUED.• MAYOR (CITY OF RENTON) 0IRAcr A.seam-AREA TRACT.WAIL BE OWED AND MAOITABED Br TEE SIMEGATF HOMEONERS ASSOCIATION COMPEL;AND APPROVED IHlS DAr or IN_ OEr BHA'M WASstiTEN ©MALT to muDRAINAGE TRACE WAIL BE OWNED AID YANTAINED BY ME CITYM RENTON RESIDENTIAL C , CONSTRUCTION LOAN DEPI. LADSCAPN'O WHEN TRACT B SHALL BE MAINTAINED BY THE STONEGAIE HOMEOWNERS . ASSOCIARM • WY Y CLERK ©moor c IS SU&ECr ro AN EAAS.EJIT FM NOP[SS gnusAND UTTURES ID HIE TWO ABETTED PROPEREES ID THE WEST. TRACT C IS MEN SPAE AND SHALL BE OWNED AND MAINTAINED Pr ACKNOWLEDGEMENTS: TIE STONECATE HMEOMERS ASSOCIATION ©TRACT a sTOOl MANAGE TRACT.MAIL BE OWED AND MANTA/NW BY WE OTr M seam • Spry MWA90'4TONG EXCEPT THAT RE SRANECAIE NOEOWNERS ASSOCIATION DOLL BE RESPONSIBLE FOR ff11�IlFJN e(J L/ABDEcwCELANDSCAPINGE LANDSCAPING G LOCATED B TRACT D. SEATTLE/KING COUNTY.HEALTH DEPARTMENT I CERIBY OUT EMMY AR HAVE SATIS"ACILR EVB Y OIGE THAT N• CFAfF ' 3 ©MACr F.SEIDME AREA IRAC7..DULL B£OWED AND MANTANED or THE STONE-GATE ENVIRONMENTAL'HEALTH DIVISION SIZED MS MIRUYENT.ON OATH STATED HOWEOMRRS ASSOCIATED TRACT F.IS WBECT ro AN EASNENT FOR STORM DAMAGE nor lE WAS AUTHORIZED ID DELVE ENE NSTRUMWT AND ACKNOWLEDGED IT IS AS II FAVOR M CRY M RENTER. DINNED AND APPROVED MS DAY M ID_ THE PRFVOFNT OF CHANTY CORPORATION A WASHINGTON CORPORATION ®TRACT.1 seism AREA mocr sow.LE OWED AND MANTAED or or STEIECAIE TO LE OE TREE AND ILELNTARY ACT SUCH PARTY FOR THE USES AND PURPOSES MEO ° HOMEOWNERS ASSOCIATION. N JIVE.NSTRUIEEl7. . ©'TRACT L ACCESS TRACr TN FAX O PROPERTIES TO THE SUM M TRACT(DULL BE DEDICATED • ' DATED✓PITON!) 5 N 199G BY SEPARATE DEED FROM DE OWREY CORPORATION TO ME ABUTTING REFEREE ONUS '�/ .Air ®TRACT IL MEN SPACE'AND FAR SANS AND IIMOD WALL BE OWNED AND MANTA/NED BY SGu1URC. l^) //�WL/�DSIONCCATE HOEOMIEBS ASSOCIATION AND IS SU&ECY IS AN fASDENT F04 SANTART SEER M NOTARY PUBLIC 4. ' `T F^��-• coi../ END STORY ORANYGf IN FAVOR M CITY OF RINTM.M�1dBh1 PVfIIL Il' r...-;1'hc �rM1co'F W/ Q TIE PRIVATE[RAVAGE EAM ERT ACROSS LOTS IS N FAVOR M THE ADAVGNC PRO'ERTT OWNER KING COUNTY DEPARTMENT OF ASSESSMENTS: Ml AFPONTIEHT DRIES 10'.i0'�1/D EXAMINED AND APPROVED MS DAY Or 19_ • 1W��IM r l . KING CORKY ASSESSOR DORM KM COINTr ASSESSOR LO1NP'M j I M ACCOUNT NUMBER SIAI.MW LAND SURVEYOR'S CERTIFICATE !wary MAyT E BWW OR HATE SATISFACTORY EVIDENCE ow I HEREBY[.TRIP THAT MS FLAT M SIOKGTE R BASEB UPON AN ACNAG SURVEY non TEA S AUTHORIZED.Y ZD 9QED MS NSIRWINI.r OATH srorro µD SB0D90N M SECnM.5 roWN9FP 7J NORTH RANGE 5 EAST M W.Y MAT DIEIF PAS TIT.ro EIEaEE•'?NKI'BANE AND AS0NGILW ./l6 A5 TH£COURSES AD DISTANCES ARE SHOWN CORRECTLY THREGS THAT RE MO UMENT PILL - TE %•E E AN WILL TART(Av AC S/F A BATIK M WAWNAND BE SET AND RE LOT NIP BLOOC DORMERS RILL BE STAKED CORRECTLY ON RE GRAM AS TO BE TIE FR¢AND LaVNURY ACE SUCH PARTY FOR TIE USES AND PrltPIIOAs MENTIONED CONSTRUCTION IS COMPLETED AND MAT I NAY£FULLY COMPLIED NM ME PROD5ONS OF RECORDING CERTIFICATE: N ION NSTRIIY£NT. RE PLATENS REOMnONS • FRED FOR RECORD or RE REVUES,'M RE 01Y M RENTON MS DAY M DATED�C✓)IVIN"T'1 S,I�`l� O' • /9_..AT-minims PAST-JL AND RECORDED N J 1 V 1 DUDE M RATS PACES-THROUGH-NOUSVE SIONATURE /I A,/ ... y.' - �� - V G.lt)C RECORDS M IONS aMTY.WA9mvGMX1 or Noun.PUBLIC J,i i LC'Y^ if• O/ 4EA'7 PROFESSIONAL LAND SURVEYOR ;V:°t n� tE. E,� /' E� /� 4 .�R,E". aD9M OF RECORDS AND EECMNS TIRE IWWj PMhIiC In ({M 'I L S•ILLAL. DF 11, ± '. CERT7CATE NO 17672 TIN. J w fi a• N Mr ARMAMENT EN ES 1(/-�rj9 U 0 NOR MN DEWS M/E£ I/TES INC: K.I .. • MANAGER SiERNRNOCNT BE RECORDS •• JIB SECOND AVENUES KIRKLAND.WA MN P FROND(206)8II-I575 }Jj fQq}DD� C King County File NoA . S90P0068 • ORAL LLNa . .y7q�.......• SHEET 1 of 7 .STONEGATE . PORTION GOV'T LOT 1 AND THE S.E.1/4, N.E.1/4, SEC.3,' TWP:23N., RGE.5E., W.M. CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON S CO No.2097(NAD 1983/91) ASSUMED UMED COOR'D N 191.108.6532(FT) N 9,999.5414(FT) L'"L'y �r.t1 E 1,316,760.4500(FT)\ / E 10,022.8266(FT) •- N 66772Y W 624.77' 34 35 34 34 JS I ___ N 58'3Y2Y W_2645.54' 594.77 -1322.77' ::: ••2�\• NhTRACTA nSHEET2 r; LOT 1� m 1 30F7 W� \�,, s- • / \ F.t4 -i z r SCALE l n • o \1•w600'/ . • �� \ Fe7 N 8801'50'W Gj n SCALE: 1'-200' _ ^'Ir A 1322.66' w r o' •cai ,i 200 100 0 200 400 600 _. n 1 _ TRACT B OI. W , . r_ Ih • O SCALE IN FEET `/t zjn r n h0 eiz iaA m MERIDIAN: K.C.A.S. 4 3 2 1 J W o °' BASIS OF BEARING N 15E1'00'E4 Z z ..S BETWEEN KING COUNTY MONUMENT B-180 AND '" NE 26TH ST. THE NORTHEAST CORNER OF SECTION 3-23-5• .W.M. ^) 323.00' H� 1}22.68' \ ^ SHEET o �s9 N savour w a O -- \ 1 4 OF 7 01I'S Vy41P00 N 87'26'28"W 2645.37' , 0 H Y r W6 CO II W N a L'N LATTtD1 0 51 04 r att='' I o GOV'T LOT 1 AND THE S W z n 1+ ?•. IQ F+ 1 �' NE 1/4, SEC.3, T.23N., R.5E., W.M. s r =s N 8801'S0•W_548.03' S0 �1r N 880f50'W 425.00' w z TN,.CTI o1ry. (SCALE 1'-600') 20 N 8801.50'W 499.02' w i v 9 111001 B 7 6 10 NOIE 7HE BOUNDARY SURVEY ANO SUBDINSION BREAKDOWN AND BOUNDARY �"T4 Iz CALCULATIONS WERE PERFORMED BY DATED EVANS&ASSOC..INC. '" . SHEET "tie 4B A% ADDITIONALLY..BOUNDARY AND SURVEY CONTROL INFORMATION HAS BEEN N r 1 W'�u, 9 E 24TH CT !N[ 53 - a _ I RECORDED IN BOOK 103 OF SURVEYS,PAGE 156,REC.N0.9505039001, 5 i 5 OF 7 r • t4T y' RECORDS OF KING COUNTY.WASHINGTON. �'z re , N crJ \V1 11 T.?A:7 A• o% r �� • 2 • I STONEG9 No.1845(WAD 1983/91) (�ASSUMED COO'D SE 102ND ST. - N 186,170.7234(FT) • N 5,061.4194 16 111111 VII . .. LEGAL DESCRIPTION E 1,316,637.8320(FT)\ , E 9.900.5372(FT) • 12 15 rC 1 Z,�®y® l 2 !? NE N c'~ 16 HwD 1W THAT PORTON OF GOVERNMENT LOT NO.1,SECTION 3.TOWNSHIP 23 NORDL RANGE 5 EAST. SHEET fB 9H4, �� n 1 . VI W.M..IN KING COUNT/,WASHINGTON.DESCRIBED AS FGLLGwS: 10 n i� BEGINNING AT A PUNT ON THE NORTH LINE OF SAID GOVERNMENT LOT.NORTH 66yY1Y WEST 6 OF 7 ®Z !T 1..;1 I.S.,• W FEET 111FT10418 THE NORTHEAST, CORNER THEREOF; es 43 Z THENCE NORTH 'WEST.ALONG SAID NORTH UNE,594.65 FEET,MORE OR LESS,TO A POINT ..6. ! ® •w f5 Y .1` ,::'2H Z W WHICH IS 698 FEET FROM THE NORTHWEST CORNER OF SAID GOVERNMENT LOT; 23 • THENCE SOUTH 1702'S WEST 556.69 FEET.MORE OR TO A POINT WHICH IS FEET 42 > SOUTH OF THE NORTH LINE OF SAID GOVERNMENT LOT AND 348 FEET EAST OF THE WEST UNE OF ri 1—,v 7 Q SAW GOVERNMENT LOT; �NET.'. �— 19 I ' ..TI.al [ THENCE SOUTH 125'o7 WEST•PARALLEL WITH SAID WEST LINE OF GOVERNMENT LOT.595.79 y 6 z 26 2N0 CT. I� rN L FEET,MORE OR LESS.TO THE SOUTH LINE OF SAID GOVERNMENT LOT; _� Y' 41 00 THENCE SOUTH 8801'27'EAST.ALONG SAID SOUTH UNE.744.61 FEET.MORE OR LESS.TO A POINT 5 )z 2D 19 !V 'I Y 30 FEET WESTERLY OF THE SOUTHEAST CORNER OF SAID GOVERNMENT Lp7 ANO ON THE WEST J2 33 O. b l0 Qi 5 E OF WESTERLY AVENUE SOUTHEAST; 7;-N • THENCE NORTH 0125'2Y EAST. 25.00 SAID MARGIN,30.00 FEET; 'h aIIIIIIIP Pilliii 21.4' v. I THENCE NORTH 0801'22'VEST 425.00 FEET; _ THENCE NORTH 65BO00 EAST 113.3369 FEET; SHEET 3 7. 9 I s THENCE NORTH esmoo•EAST 113.59 FEET; At 2152 Cl. 22 81001E SOUTH 6501'27'EAST 323.00 FEET TO SAID WEST ROAD MARGIN,TO A POINT FROM - • 7 OF 7 : %NHCH THE POINT OF BEGINNING BEARS NORTH THE 2'EAST; ! THENCE NORTH 012522'EAST,PARALLEL WITH THE EAST LINE OF SAID GOVERNMENT LOT AND 29 30 J5 36 8 7 ALONG THE WEST MARGIN OF SAID 148TH AVENUE SOUTHEAST.735.55 FEET•MORE OR LESS,TO """""' """"" NE 2f�ST. 37 23 THE POINT OF BEGINNING :NI.-0.'b kir i. 01.4.14.L . • N 8726'28'W PARCEL 1) � ',. 793.5Y ) THE SOUTHEAST QUARTER.,01OF THE NORTHEAST QUARTER OF SECTION 3,TOWNSHIP 23 NORTH t< it I ) RANGE 5 EAST.W.M..IN KING COUNTY.WASHINGTON: 14 ' IIMPLA:T'T EXCEPT THE EAST 529 FEET THEREOF; /- A (ALSO KNOW AS LOT A.KING COUNTY LOT UNE ADJUSTMENT NUMBER S-90MO248,RECORDED „ UNDER RECORDING NUMBER 9009210554.) '•s..,C6T1 :•, • „ �1244L LLWO S• SHEET INDEX . j HORTON DENNIS&ASSOCIATES,INC: • King County CONSULTING ENGINEERS HDR 320 S6c0nd Ave.South File No. S90P0068 K 1andt2WA 96223iszs SHEET 2 of 7 • STONEGATE • • PORTION GOV'T LOT 1 AND THE S.E.1/4, N.E.1/4, SEC.3, TWP.23N., RGE.5E., W.M. CITY OF RENTON, COUNTY OF KING,- STATE OF WASHINGTON N 88'37'27'W 594.77' _ _35 SCALE: 1-n 50' • 3 2 50 25, 0 50 • 100 200 SCALE IN FEET / . • MERIDIAN: K.C.A.S. I T I . 1 1 J0' 7 \ �Q. 1 LEGEND _ I -. � `- �,F..4- TRACT A 1 EASING SECTION 1n G� 1 CORNER MONUMENT wr y \ SENSITIVE AREA TRACT SEEANOOTES • �.P' 334,287..4.1L SHEET, \ ''\ 7.67 ea.. O CONCRETE MONUMENT • WITH BRASS CAP . �� m IN CASE TO BE SET p^a ��` �� `� \ n N.O.P.A. NAME GROWTH \� �, PROlEC710N AREA = �` ��` .... �{/�r • e' \ POKER EASEMENT TO P.S.P.B L Co. w Q / \ UNDER REC.N0.2607789 yj H • `N��� =•,y, V�� THE DOCUMENT DOES NOT DISCLOSE a m`r • ` A YA01H FOR THIS EASEMENT. F. {`I _ J67S• ` „e OJ 700 ``` HOWEVER 1HE RECORDED SURVEY 7604391, ` pE. '4R \\� IN BOOK 103,PC./56A,REC. W I Z 7 R F R' \ \ NO,9505039001,MENTIONS MAPS `� Eitfr CM,q OD CU ` ��THAT SHOW A 100'ESM'T/R.O.W. n fy ��� •'T70�DYTOVR,/"\ �• � -1\/ Sr W ` 1 �� d -" TRACT B A'69+3j, �,� i Jo' DRAINAGE TRACT SEE NOTE 12 ?924, 'TO'W mrillill''9..1,1.1.9-1tUga4i 57,959.q.R. SHEET 1 t94.63, ` S I �� mayy:4:A 1.JJ.0:1 \\ W ia; •y w- 3 `NB9V4;J6'E NBJ•45'oD. t.• \` (n i ` t a.°a . xI 4.36, B5.94'` 90.69' Wpq * N) 'I SSE/ w. to • • ~ �? ` Po1�10a 64g Z*'W tj60A090 h La 704 i•Cie.' NBBT)1'S0-W J z i NBB'01'S0'W 200.00'\�� =A7.93 AAj-O 4'40' �`� Z 110.00' • N •ySg/1. 100.00' ,00.00' e W W • 1 :,, 1 Q DRAINAGE `� HORTON DENNIS i ASSOCIATES,INC. m EASEMENT 10'DRAINAGE `��� $ (H� CONSULTING ENGINEERS �' StiE \\ 12'DRAINAGE o 3 w �� w • EASEMENT F— TRACT H CO H D,/ ►9 EASEMENT i� 0 0 0 0 `I" OPEN SPACE TRACT J20 Second Ave. South n o 2 P� b� \ 4 'o i m e 10 0 o T '-o J6.fe5.a fE Kirtland,WA 98033-6687 ‘,' \ FI h N,� p N • o w `206)822-2525 Z t.\ _ o in w r n SEE NOTE 16 1.11. 5 ,. \ _ _— i ' SHEET 1 in i m q W O N\ F: , aa. 1\ S lV King County A oY 2 . File No. S90P0068 ~_ SEE SHEET 4 a r - SHEET 3 of 7 • STON EGATE 34 35 3I 2 PORTION GOV'T LOT 1 AND THE S.E.1/4, N.E.1/4, SEC.3, TWP.23N., RGE.5E., W.M. CITY OF RENTON, COUNTY OF KING, .STATE OF WASHINGTON 30PoST/N f. iq SCALE: 1.•-50' N6g3 `��— Ef 4 t'qO' m - 50 25 0 50 100 200 SEE SHEET 3 I•TD•w - 'T a . n fv 31, 'g4 63. ` w to m T. TRACT B •..._ W3• ``N89'04'J6'E NBJ'45'OTW:W ....... iv to SCALE IN FEET DRAQUGE TRACT ,�n°j oil�•36' 85.94'•�� 98.69' o. •66C-� 12 y. N),. Ni v1 SEE NOTE 12 ro n 91.r I ` 3 g'IOI N-W 4671'W l�6pAp96 L r MERIDIAN: K.C.AS. SHEET 1 =n b �-` vOi 64. N88'01'S0'W o I N88V1.50.W 200.00'` z,�1ol�;0 4°. w0 0 N,rj3gT.E 110.00' z 100.00. 100.00` o liz • 1Ap•0� �,�=SEE NOTE 5 DRAINAGE ' I m \ - SHEET 1 EASEMENT 1 ``` IRAQI.H = 30' !„ \ SEE NOTE 5 IR 3 w �� w SEE HEET 5 SEE NOTE 5 I. w OPEN SPACe1RACT • +�•L \ SHEET 1 c w SHEET 1 w .1mo 38.155.a R-.- LEGEND N9`► \ 4 E.v�i 15.575.•a R .0 .0 2 0 0 1 17 olmi. SEE NOTE I6 W` .., __ 1 ��5• \ Inn ® n N YI n - 15,000.44.R c m of P¢w SHEET 1 \ .6 15.312.ry.R c^ Nn 13.000..aR CIEIII n o o N• I 1 N. z i^ 2 (5602) o �I , n �\ ® 2 1 126 r^ 1` EXISNG SECTION . n _ SHEET 1SEE NOTE' °` \ •+ �1 0^ ,4 CORNER MONUMENT z n • N. 4\ 12'DRAINAGE I NSSnt'S0•W A� o� 5 �EASEYENT 0 CONCRETE MONUMENT \ ro 15.136.sq.R \\ A9. D 10R8'42' 1]f.Js' he o� 7�= t 1. BRASSTO CAP 27.42 \ z \ .j5.1Ag1, L 50.11' 60.17• S0.00' - 100.00' 100.00' ��?'P//'• to; C / IN CASE TO BE SET NO1R4'Sl•E \ 7.11' \DL is 99.62' z �� HOUSE ADDRESS r i-1 \NJB 77 6e NE 26TH ST. a H ,' 20'ACCESS \ .TO,7. ,AR��p El - _ N88'01'S0.W of ` B.S.B.L. BUILDING SET-BACK UNE EASEMENT rJ , D..,6A n 480.26' - O yS\f\. F 6 en N.G.P.A. NATIVE GROWTH ,'.'. ;syv 70• �C 43.18' NOI5B'10'E n PROTECTION AREA Tni ',T,. \ / 84.45' 15.00' 1'+ NI �•\� b\\ 4 66 N•/ M __ 321.00' •iOo G.B, .... O..,.. q►A1;p, ,;T\'(•q. 64y y Qr 69 i. N 88'01'50-W —— w^' C'�II'.A' w `D po • /T1 E.41? p00 UFT STATION/R I-. 4 - >».� ryyo•.� D p7/�.01. N 66 SANITARY SEWER • •� .y _ EASEMENT TO . I `V v p~ ?, ``1`Ri�• DRAINAGETINACY h - I I OTT OF RENTON • �� 1 • 30` p .y .`�k 21.037..a R byn HIGH WATER UNE I z SIIEEIE/] �i' `Nf'Pj SEEHNOTE EET 14=ry h •yRP OF DITCH(DP) 3•,:4 73• / NOTE: 03241.4.E NATIVE GROWTH I I 22.SS' (N.C.P.A.)BUFFER • .......... 1 30.170PROTECTION AREA ' Z4. 24• • N Tv 2 g 1 IS SROM HAICMUM -- W G 311E•... 1N8875'09-w o S93i• "' /\ E I N ``�c�'�*ak/i w EASEMENT 1s,, Sr, m m • \m \ W a:N rb�- — 1-- • \ r I I Z l.n C `'i • �v 51 / r.....i .1 . I... ..•.. 1I •Tj�•DlSTLF r ��8� 15.448.•a R. 1]• I,, I\N81D7'42'W Q • �OP10 LIWa I.1 1 n 4.s5 R1 wII'a8 Z a F 25' . _LI F7 CTFla 1 n •w + 1=,'°1 SENSITIVE: in -- 03 III c h e> N8BT71.50•W F I es�.aNlffI o '� ��G In ,_HN Q 150.00' 1 ) 1.17 eu J 12 IX IE/30'ROADWAY EASEMENTS ' HORTON DENNIS&ASSOCIATES,INC. Ivlog c ,J1 I _ 1 TORE ABANDONED PER DOCUMENT •NOTES 1 AND Is/ ON F ,ATM NOG COUNTY. I HUH'CONSULTING ENGINEERSSouth 1 z fn 50 yI ^, / SH t I I • 320 Second Ave. Z y 1;915• R •14 • m1• ^/ CrQ~ / • Kirkland.WA 98033-6687 o n a _I ,.I.ten ?]' �' // M FO]o'EASEVEHT 1 (206)822-2525 } 1 +p/ ';*• FDR wGREss,ElitE55 a ununEs vi ETOST.WATER TI'T 'J L w 0174'44' 1 0 /�. REC.NO.8570465 D 7610290096 `F/'/- TO KIND COUNTY _-r. --. L w 7.00' 1 1=�1-� 1 / WATER DISL N0.90 J. - REC.NO.9507060574. __ — j __ N 6B%1'sD'W 1 1 ---- N7B54',D•w--- 1- /-- / 1 o SEE NOTE 17 SHEET 1 425.00' w 1 N 88ro1'S0'W 548.03' -Q--_}- TRACT' I- N 110.00' - 15°47 r 'Y- - _ ACCESS TRACT— • I-16B.03'---� Z4• 74.02' n 12.749.4%R , -- 11 0• L 24. 425.00' o r EASEMEN5'PPoVAIE DRwA1fE • a•�' ENT J n T } N 88V1'S0 W 499.02' ' �o SEE NNOIET 19 SHEET 1. • nwe REC NO.7907050905 Z0j'^`..-.16�/ n J 2 7 Ei Ary • 49 a TS/p-i ?`,1n'``T+ Y �.t• FOR CC 1WOREEASSE%ECRTE55 •�o v • \ - ?° 4R,. REC.N0.6034212 _ I JO' p p J 4' r IX 30'EASEMENT ..... ..-.. . King County / TO P&P.NO.. 90 CO. A . Q• REC. At L CO. __ File No. S90P0068 • SEE SHEET 5 LOT I CURVE'RADIUS 1 DELTA J LENGTH SHEET 4 of 7 TRACT H C1 25.00' 90174E 39.57 STON EGATE . . PORTION GOV'T LOT 1 AND THE S.E.1/4, N.E.1/4, SEC.3, TWP.23N., RGE.5E., W.M. CITY OF RENTON, COUNTY OF KING, .STATE OF WASHINGTON • SCALE: I._50' 50 25 0 50 100 200 ES.IS'ROADWAY EASEMENTS TO BE ABANDONED PER DOCUMENT ftllift ON RE 06TN KING COUNTY. SCALE IN FEET h�2a_ •"' MERIDIAN: K.C.A.S. SEE SHEET 4 `rqJ• I , A_01'34'44• 50 -L=7.00' 1 o P N°•OJ•2;Nj I ) N78 y. - N 88'O1'50*W 548.03' + __ 'Lo3 9. �: -- - 15=,a W-----(- _ 110.00' - -166.03'---� --- __ • 74.02' g ` 1.1 5'PRIVATE DRAINAGE - -- _.z „ _tO_ • CASEMENT. p .. •'� SEE NOTE 19 SHEET 1. h'o0 .y5^'V J L 49 \• ..•1,y.'Lb 4 2:7 .. rye. r. ♦ ^h 13.579.p.N. >• `... 9 O y- A e By. ? 70. .= ^j 12.1 B' 19,579.a R 't$ 6 ,♦ ►♦v ♦N (MD,�s 05'' EAST.10' 6 1.1 vv ♦ O ♦ 48] f ', fib .S o g yr 21.053..a fL o �v °. \fi p 1 ESM'T / \ M 10,437..a R n m 7 v1,3 O' p. 6]1 \\4 6 - ' \\\ Al e Z o g 17.359..a R. o m CUED Qf9' �'SS5]'. p, .40'1 /// \ ) \\/t*g?S'., iIMED _iii �a A. ® 1,• Ns?J. r?Hu�9'rsr EET f �•T' : ( . / / A A\ `�s N N• ;4 y b S�, '''..b.., b DUE ]1 �4. < :: \\ p9 j\ ♦ •,) m w ? .'�; ♦ :7 AR TRACT N6] 0, V :•' EASEMENT \\ •♦•A3 Jy,J�,2•• h n \e�y U.♦ Z 50,857.aR 6 0s,+9 'a C3 4J L-90.00. 56'48• oN /b qe.�` 044 48 ~ W ' :_: I•) a 10 �Im ^ $. o ♦• Vv♦ `!_. 4�'r` 12.e72.aR ,W p Y 0.N I� a '11 1 M 10,957 FR R 'g o 1i tt. 11 275.00' L20 v� C2/ ; ' ♦\O iV.,G :. a.' o r. r I•. 4J o�. ){n CT, °'423Dss�oe• h /oUe v 11211, H.ry' g 53 r I.. 4T 4 NE Z -J- - _ h Nes*2• ,= air -a 25' 29.305.9R / �i b ID' I Pl 4��• /IC4 .7 fOJ{8,.,, *4B*?W v Q' 175.0$• i W Ali DRAINAGE 6\ / '7•,�, - BO • r. II]I" 2J73.00. ,..„to. E, 087j N>/)4. i 23• :: •n 4/; EASEMENT S / J6'. -�4'i. o L CS �'ca. 4 W I LEGEND ,� b\b6°15 /;bo-°d *?• 5+'"1' a S'PRIVATE DRAINAGE M J Nf r i N \55. / D J E EASEMENT.SEE NOTE 4 Oq S/ 77/q�7//C 6 I I .W 4 3 SHEET 1. v Nliy..�„G ARC erli r 21 ="r I I po n X• IJ 4J•W L44,.OO[ 278O. o'er • 0 CONCRETE MONUMENT 12 h+ �' _ ••De• a7D RLM1 .:4 7�TSEE,,NNo "'5. j. N1111 BRASS CAP • / . UTILITY EASIIENT M 7. 0• I .1Nj m mn��^tee y7-•.e7,7 �2 IN CASE TO BE SET r /d 4 i0R WATER AND • .. lc=AG R 14 m..a R nn Ion ybin f0'SAE.SEW4T J/ 21;,9 I -- 5/,(A STORM DRAINAGE N, (5311) 2- ®, h^1 o♦ -ON EASEMENT aaill ! ti .8,• ` N797J•31•W HOUSE ADDRESS ^ N011.5S1'E 17 N ♦1 o'v 1♦ 47 �1 N o 1 W 20,.,..,Mu iJ9.12• B.S.B.L BUILDING SET-BACK LINE ` ��21.SY 22994.a R. o V'' ''Q 13•�'p'R' 15, -1 n P.0 1 1 o n _ !I 88 : . ,at wi. 1 o' N.G.P.A. NATIVE GROWTH o 12.00' ® o^ / i I?^n 1 h•4 PROTECTION AREA I N6675'09'w N89'37'32'E 1rN j rn• 23 . Z 11 I = ( I� - 12631. Y NBI'2i•57•W / N ry 2S' I 1,017'00•E 24,11' 100.00' 1 1 126.71' y e'Y SEE OTE 1 .4.' 15'B.S.B.L 52 1....... 95.00' 4J D16 a, / / W . : / 27.775.aR ....... •• ......, ........ N8117 0 E•160.00' D. f N/'o+.yh �',p`A/�'•/�j• J=•4 41.f. (ssos) o m b TRACT y 14 m m'g 46 / a 50.850 aR -Zr�• S i A -.ill- ( y 1.17 arns h o \ d ........................... n N G 14243..i.R tN 21 2• '4.52 .p.R \ • \b f8 '7' �` 'ov �\,G:8{c4-ii r _ 16 15 ..1, (x3D2) e ., •To°S's 4. \ 'i• \ r•.�.6e'0 0.31f♦t;• EgsT.s.� \ 10.307.W R . 4 1e.95a..a R ,E 5� ‘\07,'�.;�\ 4• /I• ':J•° , S....'...? 1 WATER ES/'T \ • m,¢ (s3t2) C6 t S4. 1 1 • 1 .n 'C ... • I \\ 4:2 .14 .^1 05.1iv ,I,\p;E. ,(\6E \ .o. ��\ `,y 7•• � / 1iV s; �.• TT . °a.lp4/3TE•':,. la'WATER_1'\ 7• • 009 0 { ab+h 9 ... JieN;i 61654. N EASEMENT \`Oo�1� VI.g.! D1', O. ►• \ A� v o sj1 u1 \\o .` YJ*S 4. Jg3y.°o' I� :' o \�\\Nj t,,�' ; DI Di o'9 ,j��p+GS• �o �Q@yB(`2,��7),t1\• \ N ..........,i \ o \ '(r/i C J C7 L^ Nf4 D 6' 4$ . \ W .. .. HORTON DENNIS L ASSOCIATES,INC. (v „:12:1,f CONSULTING ENGINEERS 21 \ fr MDR' \ `ems o ... .__ 320 Second Ave.South ORDINARY \ Z Kirklond O6 9822 2587 Z 1206)822-2525 • NCH WATER 11NE \ 15 OF DITCH(TYW) LOT I CURVE)RADIUS 1 DELTA J LENGTH SEE SHEET 6 NOTE: CRO WD( 6 • C2 25.00' e1'39'29 35.63' PROTECTION AREA 8 C3 25.00' 64'03'20• 27.95' (N.OP.A.)BUifER .. King County 12 C4 25.00' 3418'04 14.97 THOU 25'MINIMUM • 13 C5 25.00' B353'15• 36.60' OY DITCH. File No. S90P0068 14 C6 25.00' 62'59'28• 36.21' 15 C7 25.00' 31'24'49- 13.71' SHEET 5 of 7 , J • STON EGATE . PORTION GOV'T LOT 1 AND THE S.E.1/4, N.E.1/4, SEC.3, TWP.23N., RGE.5E., W.M. CITY OF RENTON, COUNTY OF KING, .STATE OF WASHINGTON SCALE: 1-.50• 50 25 0 50 100 • 200 ORDwARW -= NIGH wATER uNE SCALE IMIIIIMIMMIM N FEET SEE SHEET 5 80 DITCH(Ty' • NOTE • NA71vE GROWTH MERIDIAN: K.C.A.S. PROTECTION AREA (N.GP.A.)BUTTER IY ± �` tp, yTOd.SO,,\\\ ITAOY DITCH UY o -- N3 O O 1444.2 \�JJ. S►J. \\ 52 N r • �0 15 Nul a, ��\ J9 ?J.9. N h• EMT.s••--1 \ 16 ' f \\oi. J•.4 ti" '�. .73. WATER ESY'T \\ O•£ C6 \• \ ti'�'•. •( •�B,`0` \ m $ JJ \ •t Ni„..........„y • ... 10•wATER is\HJ`Jz• 06~p9 ,5'/\6 F" h{\5t. \�o0. \\ ~ ,ys.7�i8��`� , 1�• \ GSEYENT \? 1t. Ma DLL 6*0 N6A 6.S.i •y'• \\6A\\09 )• , b� \\ - ............ 9Sg O• LEGEND io •'`'ue_ a! D�'�i�.0s Z3R�,��� No 1+ a5 ``'�;: \ qP J C7 lA t c9 \w ` \ ` \ ` .• \\ IV' O. .\5.O 1� 15.026..a R 17D 9e \ 0 CONCRETE MONUMENT 1aee4..a ft. \\ = R•j50'Od No `.43 < J . •fi`. \\ \\;\ WITH BRASS CAP (5300) 4•421 \ p• •L Om \ \ IN CASE TO BE SET l. ej' ut'c• • rD 21 `'J TC' Z.��A $ •h•1•\4�'' \�\ Zr\ • �� \ •T . ® HOUSE ADDRESS wq• ,,, CB 1 13.113..a R �• .'J��T N6`,I0.00 \\ '�a i\\��tp• �1y^\ ... �.: B.S.BA. BUILDING SET-BACK LINE N63'09•SO�E(R) £ "ad., i 14 (s o ) ��'Ir. $••`4p,\��.\� \\ " C •\ • 159.31' �A"I' 00• 1.,,,....",... .c @ Oo ` f�L ,�,� �\ 4 1 N.G.P.A. NATIVE GROWTH I jroh 3: or?,va + o. 15,eeJ R '1•\ i •PROTECTION AREA ,,, D 1 6'1 .3 g' E. us �\ \ • 18 `, 4••43.63. •v 6 N66607• 0 1 ii ® \ .o.1 7R� J s�+4 i jn,e3z.a R 32TB'se• D 20 S \So E \\ I A5R0,850.oft. ®' = 1e.992.a R Op . ,J•.j\ 6110 p1• \ 1.17 ac.. 22 0. �01� N 0U0 1 .4 I 1 t- ilt J ® Z 14.169..a R D \S. \7 o d .. • .. N$ A,a 10.111..a ft $f �£ GEEM .. D 1a4923.4 R m u o E:NoMO He 1 W •I• •-. ••• - m '' .t ® R,1p6E E r1 (2208) '� EET1 N L� - W N10 A0$1 • 'Pa�Ta .5111 1JI n n \ :J N61 j dt. 3: in rw NSA ';r Dr- a.% NBO.26'21'E I o I o _ - GI '6'SO•E 37387 123p5• N r+ U' 157.28' mi h c I= I.S. - z N79 24 23 u v �I '1 z I - 110,62 • • ?, 113A25.q.R z feA06..4 R �L4 N o H L r D 42 m1 25' m .. L.• J. 0L 3400 • O c. 1 hI - J,r', 0 1 C. 14,e77..a R I 1�� 0 25 m . m Li i •00.k E '�.S o f ® i U • 11 u '7j le,e61..a R A 19'53'33• •". �; �: 1 1+ ,J \ I _ �• 11' L 102.42' CIO • 1 '•6 -_ J,q, (S]20) I\67�0 r.. NB539'S1-W 1 f - • 'y.Jy, p1... •95 L••21262• n iu I6J.96' ... ,..- :5'......4 G.............. Y 26.112G.a R 9 D'L4.2d1BA NE 22ND CT.n N77p72••W ;313 41 11 _ 4•''9T;49;1f' 9006 1 L 99.51' ts.e44..y.R j 1 1I+}1 �` ? �"_�� I ® Dv.♦ �, A05 A 2211'JO- 713 S. 'V Is&DRAINAGEHI m ^H 1 IS'Z. o ?JOJ. 1 \60•{0‹ ASEMENT ns ^r �': },i'•!`c/5T14? '` $ s•JJ• h' ' Y`F' .. - N72• _I i1 Jopit••'o s�' r �'''//zer.............„.........4:. ? •1• D. o --r / /75.48'W 1 1 ... • - 27IV 1 ••• --/ i , \ m : \ 32 E / / 1 ' ` , _ HORTON DENNIS&ASSOCIATES,INC. 40 / 39 1 `I CONSULTING ENGINEERS ' HDR320 Second Ave.South 1 KirNand,WA 98033-6687 SEE SHEET 7 • (206) 822-2525 LOT I CURVE I RADIUS I DELTA J LENGTH 14 C6 25.00' 82'59'26 36.21' • 15 ' C7 25.00' 3114'49" 13.71' • • L 20 CB 25.00' 6757'34- 29.65' • • • King County 23 CIO 25.00 0019'41- 43.78' • File No. S90P0068 33 C13 25.00'CENTERLINE C14 300.00' 11o0}y01- 55.24' SHEET •6 of 7 STONEGATE • • PORTION GOV'T LOT 1 AND THE S.E.1/4, N.E.1/4, SEC.3, TWP.23N., RGE.5E., W.M. • CITY OF RENTON, COUNTY OF KING, •STATE OF WASHINGTON SCALE: 1'-50' 50 25 0 50 100 200 11111111111 SEE SHEET 6 ORDINARY OF I SCg WATER LINE LE IN FEET OF (1711 NOTE: ... MERIDIAN: K.C.A.S. NATIVE GROWTH PROTECTION AREA p O v (N.C.P.A.)BUTMER IS 25'MINIMUM ti IC) u; oo D` r 1 FROM DITCH. I .i .+J.+ ;e_ 23j0. F I .n o : m u 15' z • n 24 t o 42 I o SEE NOTES 1 H ZJ 25 A 1953.33• N a s( l!''U AND SHEET61 `P• 31 L.102.42'-_ <0��'J. G•,0 p0 o i.ul N85S9.54'W 1 4 w ems• '�• W L 212.62' II 163.96' 25 ' C Tv 8- N7g 1 26 as n 4Ay0 E z2ND CT. n _ 7��So'w s,g 15 I 1 N .. rI ,,cp. �,y2564 N L 99.51' 7 2 •ten 15.e44•T�4 R Jj 1 -- ZI N VV•♦ �QO° 1 A 2221'30' 865 C1J 4 -•4 EASENENTAGE €1111 oil lAt T._F t az .Iw SS AC c m1 t, a v •e. k• .d tP ,•D. z 7240 I = J'pry°° -0 3324' �7-- f00. 1730p1 W i Y \Lf,.., z ��°• ,t5°o o N 17.13a..a n. 7r a; Z °p' 1 TRAy1T J 1 2: J y10yE -- 27 v.,* •t°v-'ry 32 m ° °4gi5°9. ``7 74° 1 AREA 1pAcr 19.726.p.R 13,932..4 R F 01p'V :'• 2 °• l 1 zs'I, • a` . . d' +h 40 y I--- (•°7J9! h°•� ® + h7m EV h 15.2ee Kit /W. .f\ JJ. 1 \ •- • p. ti 20.v.'" 11'Pe• 4:00. 2x+Q orni /7�o e\•,I.°. I I 4,66�,9. ♦Je• R. A ''' a,. 459 916 Jf. ® 4e- 39 'gym\ � _-_ I ,f�494 k, �b�• Cll r v O• b 00 9j•77J'ly 2 1EASEMENT�/; 11,97d.0.R NB�C\ `1f•.2. • C12 6° J 0 ./o1 / CAM 0•e. fp 31 o 3.j ',6.5\� V P' \•2! • • •' .. _ oo .j 14.19.•a ft. e �11 I'1.'6, C• •s,, £ \�1\+ \ 28 n$ 'OS ® .4• ( 1°.. m4 T,s' n 10.070.a8 n A�\yC , auto r^ 34 '. o g G`B .r° $c.$. 4g'41 E(R) -- I. Co4 J N°t jod 'ao °. a'Jo' 16.32d a R a n .24.7J• NE• 21ST CT. % W N82 l5s.00• 47 Q7. A•601f• • R.?^7'1' �) ++ N7 590o'C21 . 49.03' "on , 11 .. • r. h41.( °�.° 7Q0 JO7Y •1 -ry �5iS3' 0 83.31' •^�• 9i ..I•.; v.-,,, ,60M4 °S• Q.• • c w a N68.34.36'W i v'ti /'; •• ( 4, p�Y/ C.4 ft J8.74• v', .J G,6 .IL..._flair , 4 38 /: I _- o4jry II(' N •N. V N72 •7 ^ 01.nr C . 15.096..a N. °'I' '!�( ?° 4JJ'K. m°• 53.56'• (5511) ) `'�`��� // z 30 74p0p to 3g :''ry o.6r22'j1 I EqN%� ‘ 10'WATER 4 4 o • • 'I - Gd✓/�°'1• yq. EASEMENT _ G f6,OSd.R.R. h 14.527..4 R ).o , ^o '�ti (5505) 'Oe�Jfo .... ',.IV • ��2r5.5Y -_ CJ . L o, 9000' iJ5.00' 4800' 85.00' 'a'•�4Ol77t1�' N 87.26.28•�I(R)793.57• - 22D.00' J,Or4E LA1°5 EXIST.Ni DRAINAGE do REC.NO.6706120185 MST.30'DRAINAGEL "•"'� •M/47 INCL DING NG 10'WATER • I LOT I CURVE)RADIUS I DELTA LENGTH LEGEND HORTON DENNIS&ASSOCIATES,INC. 23 CIO 25.00' 10019'41 43.78' Ul'll'il.. ..... r----- . HonCONSULTING ENGINEERS 27 ctt 25.00' 41'32'45' 20.75' 320 Second Ave.South 31 C12 25.00' 6017'I4' 26.31' 0 CONCRETE MONUMENT Kirkland,WA 98033-6687 33 C13 25.00' 10019'41' 43.78' WITH BRASS CAP • `206)822-2525 CENTERLINE C14 300.00' 10'33'01' 55.24' IN CASE TO BE SET CENTERLINE C15 700.00' 04'21'06" 53.17' 36 C16 25.00' 8851'22" 38.77' ® HOUSE ADDRESS 36 - C17 25.00' 4227.33' 18.53' . 40 C18 25.00' 6618'42 2&93' B.S.B.L BUILDING SET-BACK LINE King County 40 C19 230.00' 02'49'55" 11.37' .• 40 C20 27.23' 10223'45. 48.67' N.G.P.& NAIVE GROWTH File No. S90P0068 CENTERLINE C21 250.00' 15'36'44' 68.12' PROTECTION AREA SHEET 7 of 7 ;y f,- =• CIT z• OF RENTON Office of the City Attorney Jesse Tanner,Mayor Lawrence J.Warren MEMORANDUM crrY OF RENTON RECEP/FT • MAY 0 3 1996 To: Kayren K Kittrick DEVELOPmEN1 btnv,�ts From: Lawrence J. Warren, City Attorney DIVISION Date:. May 2, 1996. Subject: Stonegate Final Plat Agenda Bill and Resolution • Covenants, Conditions and Restrictions • • The,CC&R's are approved as to legal form. Since there was no: specific City requirement to be satisfied by these covenants, or at least none was pointed out to me, my review is to form only. The original of the Resolution approving the final plat has been sent to the City Clerk and a copy is attached for your records. Lawrence J. W rren • LJW:as. . Encs. cc: Jay Covington Marilyn J. Petersen A8:122. • • • • Post Office Box 626 - 100 S. 2nd Street - Renton, Washington 98057 = (206)255-8678 4 • CITY OF RENTON, WASHINGTON RESOLUTION NO. A RESOLUTION OF THE CITY OF RENTON, WASHINGTON, APPROVING FINAL PLAT (STONEGATE/CHAFFEY CORPORM ION; FILE NO. 96- 043) . WHEREAS, a petition for the approval of a final... plat for the subdivision of a certain tract of land as hereinafter more particularly described, located within the City of Renton., has heretofore been duly approved by the Planning/Building/Public Works, Department; and ` WHEREAS, after due investigation the Administrator of the Planning/Building/Public Works Department has considered and recommended the approval of said final plat, and such approval being deemed proper and advisable and in the public interest; and WHEREAS, the City Council has determined that appropriate provisions are made for the public health, safety, and general welfare and for such open spaces, drainage ways, streets or roads, alleys, other public ways, transit stops, potable water supplies, sanitary wastes, parks and recreation, playgrounds, schools and schoolgrounds and all other relevant facts, including sidewalks and other planning features that assure safe walking conditions for students who only walk to and from school ; and 1 RESOLUTION NO. WHEREAS, the City Council has determined that the public use and interest will be served by the platting, of such subdivision and dedication; NOW, THEREFORE THE CITY COUNCIL OF THE CITY OF RENTON, • WASHINGTON, DO ORDAIN AS FOLLOWS : SECTION I . The final plat heretofore submitted 'and approved by the Planning/Building/Public Works Department pertaining to the following described real estate, to wit : See Exhibit "A" attached hereto and made a part hereof as if fully set forth (Property, 38 .4 acres, is located in the vicinity of Orcas Avenue N.E . at N.E . 26th Street) be and the same is hereby approved as such plat, subject to the laws and ordinances of the City of Renton, and subject to the findings, conclusions, and decision of the Planning/Building/Public Works Department dated PASSED BY THE CITY COUNCIL this 20th day of''May, 1996 . Marilyn J. Petersen, City Clerk APPROVED BY THE MAYOR this 20th day of May, 1996 . Jesse Tanner, Mayor Approved as to form: Lawrence J. Warren, City Attorney RES . 515 : 5/02/96 :as . 2 CONCURRENCE DATE NAME INITIAL/DATE CITY OF RENTON COUNCIL AGENDA BILL P v0 Z 6- g 5 f 3o , Al #: K sisoi% Submitting Data: Planning/Building/Public Works For Agenda of: Dept/Div/Board. Development Services Division ° 6 .� Staff Contact.... Kayren Kittrick (x4499) Agenda Status Consent X Subject: Stonegate Final Plat Public Hearing... File No.: LUA - 96 -043, FP Correspondence.. 53 single family lots on a 38.4 acre site in the vicinity of Ordinance Orcas Avenue NE at NE 26th Street Resolution X Old Business Exhibits: New Business 1 . Resolution and legal description Study Sessions.... 2. Staff Report and Recommendation, dated 6/10/96 Information Recommended Action: Approvals: Council concur with staff recommendation and adopt the Legal Dept X resolution. Finance Dept Other Fiscal Impact: N/A Expenditure Required... Transfer/Amendment Amount Budgeted Revenue Generated Summary of Action: The recommendation for approval of the referenced final plat is submitted for Council action. This plat divides 38.4 acres into 53 single family homesites. Design and construction of utilities, lighting, and pavement has been approved, accepted or guaranteed as appropriate through the Board of Public Works. As part of the decision approving the project, the applicant is required to comply with all conditions and restrictions determined by the Board of Public Works. All conditions placed on the preliminary plat by the Zoning and Subdivision Examiner of King County and the agreement between the City of Renton, King County, and the developer upon annexation have been met. STAFF RECOMMENDATION: Approve the Stonegate Final Plat (LUA-96-043, FP) with conditions and adopt the resolution. AGNBILL.DOT/Beth A. Haglund CITY OF RENTON COUNCIL AGENDA BILL Al #: Submitting Data: Planning/Building/Public Works For Agenda of: Dept/Div/Board. Development Services Division June 10, 1996 Staff Contact.... Kayren Kittrick (x4499) Agenda Status Consent X Subject: Stonegate Final Plat Public Hearing... File No.: LUA - 96 -043, FP Correspondence.. 53 single family lots on a 38.4 acre site in the vicinity of Ordinance Orcas Avenue NE at NE 26th Street Resolution X Old Business Exhibits: New Business 1 . Resolution and legal description Study Sessions.... 2. Staff Report and Recommendation, dated 6/10/96 Information Recommended Action: Approvals: Council concur with staff recommendation and adopt the Legal Dept X resolution. Finance Dept Other Fiscal Impact: N/A Expenditure Required... Transfer/Amendment Amount Budgeted Revenue Generated Summary of Action: The recommendation for approval of the referenced final plat is submitted for Council action. This plat divides 38.4 acres into 53 single family homesites. Design and construction of utilities, lighting, and pavement has been approved, accepted or guaranteed as appropriate through the Board of Public Works. As part of the decision approving the project, the applicant is required to comply with all conditions and restrictions determined by the Board of Public Works. All conditions placed on the preliminary plat by the Zoning and Subdivision Examiner of King County and the agreement between the City of Renton, King County, and the developer upon annexation have been met. STAFF RECOMMENDATION: Approve the Stonegate Final Plat (LUA-96-043, FP) with conditions and adopt the resolution. AGNBILL.DOT/Beth A. Haglund DEVELOPMENT SERVICES DIVISION BUILDING/PLANNING/PUBLIC WORKS CITY OF RENTON STAFF REPORT AND RECOMMENDATIONS APPLICANT: Chaffey Corporation FILE NAME AND NUMBER: Stonegate Final Plat LUA-96-043,FP LOCATION: Orcas Av NE/NE 26th St. SUMMARY OF REQUEST: Final Plat consisting of 53 single family lots with utilities, streets, paving and lighting. SUMMARY OF ACTION: Approval with conditions FINDINGS, CONCLUSIONS &RECOMMENDATION Having reviewed the record documents in this matter, staff now makes and enters the following: FINDINGS: 1. The applicant, Chaffey Corporation, filed a request for approval of a 53-lot Final Plat. 2. The yellow file containing all staff reports; confirmation of compliance with the conditions of preliminary plat approval; the development agreement between the City of Renton, King County and the property owner; and other pertinent materials is entered as Exhibit 1. 3. The environmental determinations and preliminary plat approvals with conditions were by the Office of the Zoning and Subdivision Examiner, King County, Washington and are included in the yellow file. 4. The subject proposal was reviewed by all departments with an interest in the matter. 5. The subject site is located generally in the vicinity of Orcas Avenue NE at NE 26th-Street. In King County documents the location is listed as between 148th Avenue SE and 143rd Place SE extended and between SE 104th Street and SE 96th Street, both extended. 6. The subject site is located within the City of Renton. Annexed with the Stonegate Annexation, effective May 3, 1995. 7. The site is zoned using King County zoning standards for SR 15000 and SC-P. City of Renton zoning is expected to be R-5, although the plat is required to conform with King County setbacks as agreed in the preliminary plat. 8. The Final Plat includes the 53 lots originally intended as part of the plat. 9. The Final Plat complies with both the Zoning Code and the Comprehensive Plan. 10. The preliminary plat was subject to a number of conditions as a result of both environmental review and plat review. Stonegate Final Plat LUA-96-043,FP 11. There were 35 main conditions imposed on the approval of the Preliminary Plat with standards of compliance as agreed between the City of Renton and King County officials. CONDITIONS: 1. The Final Plat generally appears to satisfy the conditions imposed by the preliminary plat process. Any remaining improvements seem certain and are appropriately secured through the Board of Public Works. 2. The applicant shall be required to demonstrate complete compliance with the following conditions prior to signing of the final mylar: 1. Compliance with all platting provisions of Title 19 of the King County Code. Renton Requirement: Complete plat required street, utility and drainage improvements per approved plans. Comply with requirements of Renton Subdivision Ordinance for Final Plat approval procedures. Plat improvements have been installed with exception of those items bonded through the Board of Public Works under the appropriate process. 2. All persons having an ownership interest in the subject property shall sign on the face of the final plat a dedication which includes the language set forth in King County Council Motion No. 5952. Renton Requirement: Comply with condition as written. Applicant to provide copy of Motion No. 52 with final plat application. Chaffey Corporation and Key Bank have signed the final plat. Motion 5952 has been supplied. 3. Proposed Lots 1 through 5, and 50 and 51 are zoned SC-P. The area and dimensions of these lots shall meet the minimum requirements of the SC Zone classification or shall be as shown on the face of the approved preliminary plat, whichever is larger. Minor revisions to the plat which do not result in substantial changes may be approved at the discretion of the Land Use Services Division (LUSD). Renton Requirement: Comply with condition as written. Applicant to provide copy of SC-P Development Standards with final plat application. Applicant has complied. 4. Proposed Lots 6 through 49, and 52 and 53 are zoned SR-15000. The area and dimensions of these lots shall meet the minimum requirements of the SR-15000 zone classification or shall be as shown on the face of the approved preliminary plat, whichever is larger. Minor revisions to the plat which do not result in substantial changes may be approved at the discretion of the LUSD. Renton Requirement: Comply with condition as written. Applicant to provide copy of SC-P Development Standards with final plat application. Applicant has complied. 5. The applicant must obtain final approval from the King County Health Department. If the applicant proposes to serve the final plat with sewers, in lieu of septic tanks, approval of a Page 2 of 10 Stonegate Final Plat LUA-96-043,FP Local Service Area (LSA) extension must first be secured from King County or the subject property must be annexed to the City of Renton. (Note: an LSA extension would require the convening of a public hearing before the Hearing Examiner, and the passage of an ordinance by the County Council.) Renton Requirement: Construct sanitary sewer main system per approved plans prior to approval of final plat. Applicant has complied. 6. All construction and upgrading of public and private roads shall be done in accordance with the King County Road Standards established and adopted by Ordinance No. 8041, subject to variances granted by the King County Road Engineer. Renton Requirement: Construct street improvements per the approved plans for the preliminary plat. Any modification to these approved plans must be approved by the City of Renton Development Services Division. Applicant has complied. Any remaining improvements seem certain and are appropriately secured through the Board of Public Works. 7. The Applicant must obtain the approval of the King County Fire Protection Engineer and demonstrate compliance with the fire hydrant, water main, and fire flow standards of Chapter 17.08 of the King County Code. Renton Requirement: The applicant must obtain the approval of the Renton Fire Department of the fire hydrants and water main system for the preliminary plat. The approved water system plans demonstrate compliance with this condition, provided that the water mains and hydrants are installed per the approved plan prior to approval of the final plat. Applicant has complied. 8. Final plat approval shall require full compliance with the drainage provisions set forth in King County Code 9.04, and the storm drainage requirements and guidelines as established by the Surface Water Management Division. Compliance may result in reducing the number and/or location of lots as shown on the preliminary approved plat. The following conditions represent portions of the Code and apply to all plats. a. Drainage plans and analysis shall comply with the 1990 King County Surface Water Design Manual (except as modified by Condition 9 below). LUSD approval of the drainage and roadway plans is required prior to any construction. b. Current standard plan notes and ESC notes, as established by LUSD Engineering Review, shall be shown on the engineering plans. c. The following note shall be shown on the final recorded plat: "All building downspouts, footing drains, and drains from all impervious surfaces such as patios and driveways shall be connected to the permanent storm drain outlet as shown on the approved construction drawings on file with LUSD and/or the Department of Public Works. This plan shall be submitted with the application of any building permit. All connections of the drains must be constructed and approved prior to the final building inspection approval. For those lots that are designated for individual lot infiltration systems, the systems shall be constructed at the time of the building permit and shall comply with the plans on file." Page 3 of 10 Stonegate Final Plat LUA-96-043,FP Renton Requirement: Comply with condition as written. The note on the final plat shall refer to the Renton Planning/Building/Public Works Department instead of the King County agencies. Applicant has complied. 9. The following conditions specifically address drainage issues for this particular plat: a. Stormwater detention shall be computed using an SCS-based hydrograph method (or other method as approved by King County). The performance of the proposed detention facilities shall be such that discharge from the developed area shall be no more than: • One-half of the pre-developed, 2-year/24-hour release rate for design storm events up to and including the 2-year/24-hour design storm; • The pre-developed, 2-year/24-hour release rate for design storm events greater than the 2-year/24-hour design storm event and up to and including the 10-year/24-hour storm event; • The pre-developed, 10-year/24-hour release rate for design storm events greater than the 10-year/24-hour event and up to and including the 100-year/24-hour design storm event. All other aspects of the storm water system design shall conform to the 1990 King County Surface Water Management Design Manual, including wetpond and biofiltration. b. Offsite water from the Summerwind Division 2 Tract X detention pond and Newcastle Terrace shall be conveyed through the site. This offsite water shall receive biofiltration per the 1990 SWMDM prior to discharge. c. Offsite drainage currently enters the southwest corner of the proposed subdivision via a pipe from NE 20th Street. The final engineering plans approved by King County shall incorporate this system into the final design of the drainage plans. d. The cross culvert which will ultimately convey the Tract A and Tract E stream beneath Road A shall be designed to accommodate the 100-year design storm. Renton Requirement: Comply with condition as written. All items are addressed in the approved construction plans for the project. Applicant has complied. 10. A note shall be shown on the final plat and engineering plans which states that the finish floor elevation for residences on Lots 1-5 shall be at a minimum of one foot above the 100 year floodplain. Renton Requirement: Comply with condition as written. Applicant has complied. 11. All clearing and grading for roads, drainage facilities and utilities shall be performed between April 1st and September 30th. LUSD may allow clearing and grading activities beyond these seasonal limits, at its discretion. In determining whether to allow clearing and grading beyond the seasonal restriction, LUSD shall consider the Applicant's construction practices and actual weather conditions. A note implementing the preceding clearing and grading requirements shall appear on the final engineering plans. Page 4 of 10 Stonegate Final Plat LUA-96-043,FP Renton Requirement: Comply with condition as written, with the exception that any extension can be granted only by the Renton Development Services Division. Applicant has complied. 12. All utilities within proposed rights-of-way must be included within a franchise approved by the King County Council prior to final plat recording. Renton Requirement: All proposed utilities to be City owned, or operated by existing approved franchise utilities. Condition will be met as written, with no additional approvals required. Applicant has complied. 13. The Applicant or subsequent owner shall comply with King County Code 27.40, King County Road Mitigation Payment System (MPS), by paying the required MPS fee as determined by King County Public Works, plus an administrative fee. The Applicant has an option to either: 1) Pay the MPS fee and MPS administrative fee at final plat application, or 2) pay the MPS fee and MPS administrative fee at the time of building permit application. If the first option is chosen, a note shall be placed on the face of the plat that reads, "All fees required by King County Code 27.40, King County Road Mitigation Payment System (MPS), have been paid." If the second option is chosen, the fee paid shall be the amount in effect as of the date of building permit application. Renton Requirement: The applicant shall provide documentation that the MPS fee has been paid to King County prior to approval of the final plat. Applicant has complied. Payment in full acknowledged by King County receipt dated December 28, 1995. 14. The following are required road improvements for the subdivision: a. Streets A and B shall be designed to the urban subcollector standard. b. Streets C, D, E and F shall be designed to the urban minor access standard. c. Frontage improvements to 148th Avenue Southeast are required as follows: • The frontage along the west margin of 148th Avenue Southeast shall be improved in accordance with approved Road Variance S92V0182. • A bus pullout area shall be designed, and constructed near the intersection of 148th Avenue, in accordance with KCRS 5.05. • Plans for the above-noted improvements to 148th Avenue Southeast shall be submitted to the Department of Public Works for review by the Traffic and Planning Section and the Bridge Engineer at the time of engineering plan submittal for the subdivision. d. 148th Avenue Southeast shall be regraded and lowered to achieve adequate entering sight distance at the Street A intersection, per the King County Road Standards. Plans shall be submitted for this improvement with the engineering plan submittal. e. Any pavement failures in the west lane of 148th Avenue Southeast between the Street A intersection and the above road lowering section shall be repaired. Page 5 of 10 Stonegate Final Plat LUA-96-043,FP f. Modifications to the above road conditions may be considered by King County pursuant to the variance procedures in KCRS 1.08. Renton Requirement: Comply with condition as written. Condition will be satisfied by constructing street improvements per approved construction plans. Those portions of the street improvements within the Renton City Limits shall be permitted and inspected by the City. Those portions within King County, such as 148th Avenue Northeast, shall be permitted and inspected by King County. Applicant has complied. Any remaining improvements seem certain and are appropriately secured. 15. A geotechnical report, prepared by a licensed geotechnical engineer, shall be submitted with the engineering plans to address any structural fill needed for development of the plat. In this regard, it has been noted that structural fill may be needed on Lot 1. Renton Requirement: Applicant shall submit the required geotechnical report to the City prior to approval of the final plat. The applicant shall also provide copies of any compaction test information for any new fill or graded areas to the City prior to approval of the final plat. Applicant has complied. 16. The planter islands (if any) within the cul-de-sacs shall be maintained by the abutting lot owners. This shall be stated on the face of the final plat. Renton Requirement: No planter islands were included on the approved plans for street improvements for this project. Modification of the plans to include planter islands requires approval from the Renton Development Services Division and the Renton Fire Department. Approval of such a modification request is unlikely. No planter islands were installed. 17. The on-site portion of May Creek Wetland #5, a Class I wetland, shall have a minimum 100 foot buffer of undisturbed native vegetation, except to the extent that disturbance is allowed as provided in condition 24 below (May Creek Wetland #5 lies in Tract E on the preliminary plat map). Renton Requirement: Comply with condition as written. Applicant has complied. 18. May Creek, a Class II stream used by salmonids, shall have a minimum 100 foot buffer of undisturbed native vegetation. Renton Requirement: Comply with condition as written. Applicant has complied. 19. The Class III stream (lying within Tracts A, B, D and E) shall have a minimum 25 foot buffer of undisturbed native vegetation. Renton Requirement: Comply with condition as written. Applicant has complied. Page 6 of 10 Stonegate Final Plat LUA-96-043,FP 20. Wetlands, streams and their buffers shall be placed in a separate sensitive area tract. A minimum building setback line of 15 feet shall be required from the edge of a sensitive areas buffer. Renton Requirement: Comply with condition as written. Applicant has complied. 21. The approved filling of the 0.07 acre Class 3 wetland shall be mitigated by setting aside 0.1 acres of existing forest adjacent to the Class III stream buffer. (The proposed mitigation area shown on the May 10, 1994 preliminary plat map is acceptable.) Renton Requirement: Comply with condition as written. Applicant has complied. 22. All approved alterations of streams shall insure that there will be no net loss of stream functions on the site, and no impact on stream functions above or below the site due to the alterations. Renton Requirement: Comply with condition as written. Applicant has complied. 23. All stream crossings by roads or driveways shall use bottomless, arched culverts or other construction techniques which do not disturb the stream bed or bank. All crossings shall be constructed during summer low flow. Crossings shall not diminish the flood-carrying capacity of the stream. Crossings shall be minimized and serve multiple purposes whenever possible. (The location of the crossings for Street A and Tract E are acceptable.) Renton Requirement: Comply with condition as written. Applicant has complied. 24. A Stream Mitigation Plan for the relocation of the stream shall be submitted for review and approval by LUSD. The mitigation plan shall be submitted as part of the subdivision engineering plans. The Stream Mitigation Plan shall include proposed final grades and hydrology; outlet to May Creek Wetland #5; a detailed planting plan showing plant species, sizes and locations; and construction notes. Renton Requirement: Comply with condition as written. Applicant has complied. 25. Required stream mitigation must be completed prior to King County's granting of final approval to the subdivision. However, if the applicant demonstrates that seasonal requirements or other circumstances beyond their control prevent completion of the mitigation prior to final approval, the applicant may post a performance bond or other security instrument as approved, which guarantees that all required mitigation measures will be completed no later than the time established by LUSD. Upon satisfactory completion of the performance inspection, LUSD wetlands staff shall recommend release of the performance bond and its replacement with a maintenance bond. A maintenance bond shall be required, in a form and amount sufficient to guarantee satisfactory workmanship, allowed or required, for a period of up to five years. Upon satisfactory completion of the final monitoring inspection of the site, King County LUSD wetlands staff Page 7 of 10 Stonegate Final Plat LUA-96-043,FP shall release the maintenance bond. If the project has not met its performance standards at the end of the monitoring period, the Applicant is responsible for preparation and implementation of a contingency plan to remedy the situation. Renton Requirement: Comply with condition as written. Applicant has complied. 26. Prior to recording of the final plat,the owner of the property shall submit proof that a Notice on Title has been filed for record with the Records and Elections Division, to run with the land containing sensitive areas. The Notice shall be approved by LUSD and inform the public record of the presence of a sensitive area or buffer, the application of KCC 21.54 to the property, and that limitations on actions in or affecting such areas or buffer may exist. Renton Requirement: Comply with condition as written, except to be approved by the Renton Development Services Division instead of LUSD. Applicant has complied. 27. Prior to commencing construction activities on the site, the applicant shall mark wetland and stream sensitive areas in a highly visible manner, and these areas must remain so marked until all development proposal activities in the vicinity of the sensitive area are completed. Renton Requirement: Comply with condition as written. Applicant has complied. 28. Prior to commencing construction activities on the site, permanent survey stakes using iron or cement markers as established by current survey standards shall be set delineating the boundary between adjoining property and the sensitive areas tracts. Renton Requirement: Comply with condition as written. Applicant has complied. 29. Prior to final approval of construction activities on the site, the boundary between a sensitive area tract and adjacent land shall be identified using permanent signs. Sign specifications shall be supplied by LUSD and shown on the subdivision engineering plans. Renton Requirement: Comply with condition as written. Signs have been purchased and scheduled for installation. A photocopy of the sign copy was provided. 30. Prior to final approval of construction activities on the site, the boundary between a sensitive area tract and adjacent land shall be permanently fenced. Fencing details shall be shown on the subdivision engineering plans. Renton Requirement: Comply with condition as written. Fence to be installed prior to recording of plat. Page 8 of 10 Stonegate Final Plat LUA-96-043,FP 31. The following note shall be shown on the final engineering plans and recorded plat: RESTRICTIONS FOR SENSITIVE AREA TRACTS AND SENSITIVE AREA SETBACK AREAS Dedication of a Sensitive Area Tract/Sensitive Area Setback area conveys to the public a beneficial interest in the land within the tract/setback area. This interest includes the preservation of native vegetation for all purposes that benefit the public health, safety and welfare, including control of surface water and erosion, maintenance of slope stability, visual and aural buffering, and protection of plant and animal habitat. The Sensitive Area Tract/Sensitive Area Setback Area imposes upon all present and future owners and occupiers of the land subject to the tract/setback area the obligation, enforceable on behalf of the public by King County, to leave undisturbed all trees and other vegetation within the easement. The vegetation within the tract/setback area may not be cut, pruned, covered by fill, removed or damaged without approval in writing from King County LUSD or its successor agency, unless otherwise provided by law. The common boundary between the tract/setback area and the area of development activity must be marked or otherwise flagged to the satisfaction of King County prior to any clearing, grading, building construction or other development activity on a lot subject to the Sensitive Area Tract/Sensitive Area Setback Area. The required marking or flagging shall remain in place until all development proposal activities in the vicinity of the sensitive area are completed. No building foundations are allowed beyond the required building setback line, unless otherwise provided by law. Renton Requirement: Comply with condition as written, except reference Renton Development Services Division in place of King County LUSD and Renton in place of King County. Applicant has complied. • 32. The subject plat shall comply with KCC 19.38 by providing a fee-in-lieu of open space. The amount of the fee shall be determined by DDES and the King County Parks Division, consistent with the provisions of KCC 19.38. The fee shall be paid to King County prior to recording of the final plat. Renton Requirement: Mitigation for impacts to the parks system will need to be paid to the City of Renton to mitigate impacts on the Renton Park system from the additional City residents. The Renton Parks Department is planning on improvements to the parks system in this area to respond to the need of additional parks in this portion of Renton. Parks Mitigation fees are to be paid per the City of Renton Parks Mitigation Ordinance prior to recording of the final plat. Applicant has complied. The Parks Mitigation fee was paid on January 18, 1996. 33. A homeowners association or other workable organization shall be established to the satisfaction of LUSD which provides for the ownership and continued maintenance of the open space areas and sensitive areas tracts. Renton Requirement: Comply with condition as written, except to be reviewed and approved by the Renton Development Services Division instead of LUSD. Page 9 of 10 Stonegate Final Plat LUA-96-043,FP Applicant has complied. Covenants, Conditions and Restrictions (CC&R's) for Stonegate Subdivision have been supplied and approved for form by the City Attorney. 34. The final engineering plans for the proposed subdivision shall limit the clearing and grading to the minimum necessary to install roadways and utilities including the grading associated with the relocation of the unnamed tributary. All trees and understory shall be retained on the proposed lots until recording of the final subdivision. Due to the grading necessary to relocate the unnamed tributary, Lot 1 shall be exempt from this requirement. Renton Requirement: Comply with condition as written. Applicant has complied. 35. Per Exhibit No. 18, the engineering plans for this project shall identify the location of any wells on the site and provide notes which address the requirements for the contractor to abandon such wells pursuant to requirements outlined in the Washington Administrative Code. Renton Requirement: Comply with condition as written. Applicant has complied. A well was abandoned in accordance with DOE regulations. RECOMMENDATION: The City Council should approve the Final Plat subject to the following conditions: 1. Applicant shall comply with any conditions as set by the Board of Public Works on securing any improvements not completed by recording of the plat. 2. Sensitive areas fencing shall be installed prior to recording of the plat. SUBMITTED THIS 10th day of June, 1996 KA 1 N K. KITTRICK DEVELOPMENT SERVICES DIVISION TRANSMITTED THIS 10th day of June, 1996 to the following: Mayor Jesse Tanner Councilman Members, Renton Planning Commission Gregg Zimmerman, P/B/PW Administrator Art Larson, Fire Marshal Jim Hanson, Development Services Director Lawrence J. Warren, City Attorney Mike Katterman, Technical Services Director Transportation Systems Division James Chandler, Building Official Utilities System Division Jay Covington, Mayor's Executive Assistant Page 10 of 10 l pt4, ¢ ,sr 8 r� �y I �� sF F �ra S SF ¢,�h9p5\- r I A CO 4 10 N I ,gar J�a • �� — eo I SE 91st I • Cr) > I w cc i co 'o M cc 15th Way SE. _ I co 0 M°y volley Rd o/ g I I CrP z 11:111•1 E 26ta v) R—i co E 00hIii1ili. dAl. •11111113E11� SE 100th PI t.ei;yiut MEM _ gums seusicuji � 3E 102nd dtn i iv 111HHIp1 iAokiiguivia mt.,mpel/Rom I .op, �, i 11• ♦■ihs n.,fittii me Fa Epleitrw i 1� 1104 ,1s=♦ 4. o rirAllim ie....7 ..rit n;4 ,„„„,� .i ...11 ._„ u.... i SE 104th St, �o i ,_• 1t ME 8 I �1V� ■■■ •A■ a. ,;. ;� w. .7 ♦ SE 104t is galliAlillail gm 14 LIJ ql raittls* *AinS Rom 7: t..„ PA11 via,. ibings1 107th PI ,; 1 _� evi lv -- tips ,Im _C...4 lss°QU°h Rd. 900 Ii a. 4--8 �a RM- 1g �� .1�r L I�j,I SJ�Se��\ F S��S Q �� Q —7 rN t _ I 1 • ti' o tY � Technical Services ��.r� Plat of Stonegate ♦ Plamin�/Buildirp/Pubhc Works o soo 1000 :s F0.: 0 1996 `` R. MacOnie, D. Visneski —i:iz,000 ''� Zoning �` 1" 26 March 1996 UEVELU►'�v t`7 N PLANNING CITY OF R� TON • STONEGATE • PORTION GOV'T LOT 1 AND THE S.E.1/4, N.E.1/4, SEC.3, TWP.23N., RGE.5E., W.M. CITY OF RENTON, COUNTY OF KING, ,.STATE OF WASHINGTON DEDICATION: NOTES AND RESTRICTIONS: EASEMENT PROVISIONS KNOW ALL PEOPLE BY MESE PRESENTS THAT WE ME UNDER9LNED OWNERS OF INTEREST RESTRICTIONS FOR SENSITIVE AREA TRACTS AND SENSITIVE AREA SETBACK AREAS AN EASEMENT IS HEREBY RESERVED FOR AND CONVEYED ID PUGET SOUND POWER AND UGRT IN ME LAND HEREBY SUBDIWDID,HEREBY DECLARE MS PLAT TO BE DIE GRARMC 0 DEDICATION OF A SENSITIVE AREA TRACT/SENSITIVE AREA SETBACK AREA CONVEYS ID ME PUBLIC COMPANY,WASIINGTON NATURAL GAS COMPANY,U.S WEST TELEPHONE COMPANY,T.OL TELEVISION REPRESEN OF TATION ION OF ME PUB FOREVER ALL MADE AND AVENUES AND DO HEREBY DEDS ICATE THE EON A BENEFICIAL INTEREST IN ME LAND WHIN ME TRACT/SETBACK AREA THIN WRYEST INCLUDES SALE COMPANY Y AND.MDR RESPECTIVE TERIOR SUCCESSORS(I FEET AND ASSIGNS LOTS UNDER AND AND OPEN ME SPACES ATE UAND DEDICATE DIE USE THEREOF FOR ALL PUBLIC PURPOSES NOT INCCWBSTENT WIN ME SAFETY PRESERVATIONIEEE E NATIVE D VEGETATION FOR ALL PURPOSES THAT BENEFIT DIE MA PUBLIC HEOF WTION THE PLAT LYING PARALLEL WIN AND ADORNING ALL SIAEDT(S)W WHICH TO CONSTRUCT USE MEREOC FOR PUBLIC HIGHWAY PURPOSES AND ALSO ME RIGHT TO MAKE AU SLOPES AND NELFARE INCLUDING CONTROL OF SURFACED OATEN AND EROSION AND d= OPERATE MAINTAIN REPAIR REPLACE AND ENLARGE UNDERGROUND PIPES CONDUITS CABLES AND NECESSARY SLOPES FOR CUTS AND FILLS UPON ME LOTS SHOWN THEREON IN ME OMNAL HASLOPE STADIUM S VISUAL AND AURAL/SEFERINE AND P SETBACK O"PLANT ANA PRE WIPES WAIN ALL NECESSARY OR COMMENT UNDERGROUND OR GROUND-MOUNTED APPURTENANCES REASONABLE GRADING OF SAID STREETS AND AVENUE$AND FIRMER DEDICATE N ME USE FUTURE ME SE ND OC AREA TRACT/SENSITIVE ME LAND AREAAT TO ME IYPoSES IBA AU PRESENT AND THERETO FOR ME PURPOSE OF SERVING MIS SUBDIVISION AND OMEN PROPERTY WM ELECTRIC Cr THE PUBLIC ALL ME EASEMENTS AND TRACTS SHOW CW MIS PUT FOR AU PUBLIC °MOA OWNERS AND OCCUPIERS AL O LAND SUBA:Cl TO THE 112 LEAVE U AREA TINE GAS IEIEPHCWE AND OTHER URUTY SERVICE TIGETHER WM ME RIGHT N ENTER UPON ME PURPOSES AS INDICATED MOWN{WWUDWG BUT NOT LIMITED TO PARKS OPEN BRAD TREES AND THEN VEGETATION META ON BERME O' EASEMENT.PT Br E VEGENTON TO LEAVE NNDI5NRBID ALL STREETS LOTS 1ACTS AND WA(SS AT ALL TIRES FOP DIE PURPOSES Nf:RUN STATED. UTILITIES AND DRAINAGE UNLESS SUCH EASEMENTS OR TRACTS ARE SPECIFICALLY TREES AND OMEN EA MA WRON TIEUD,CO RED VEGETATION RE WITHIN RE NO LINES OR WRES FOR ME TRANSMISSION OF ELECTRIC CURRENT OR FOR TELEPHONE USE IOENTIFIID ON TIES PUT AS BONG DEDICATED OR CONVEYED TO A PERSON GR ENTRY TRACT/SETBACK AREA MAY NOT FROME CRT,PRUNED DEVELOPMENT OVERD SY FILL,RfYOVD aR ITS GED CABLE TELE1190{FIRE OR POLICE SIGNALS OR FOR OTHER PURPOSES 9ULL BE PLACID UPON OMER THAN RN£PUBLIC IN WDCN CASE NE DO HEREBY DEDICATE SUCH STREETS WMOUT I AG NCAL W WANING SE RO EDBYSEANCES IXVI9CW OR ITS ANY LOT UNLESS ME SAME SHALL BE UNDERGROUND OR IN CONDUIT ATTACHED N A BUILDING EASEMENTS CN TRACTS TO THE PERSON OR ENTITY MOWED AND FOR ME PURPOSE SUOUSSGM AGENCY,UNLESS OMERMSE PROVIDED BY LAW , STAID. 0 ME COMMON BOUNDARY BETWEEN ME TRACT/SETBACK AREA AND ME AREA OF DEVELOPMENT ACTIVITY MUST BE MARKED OR OTHERWISE FLAGGED TO ME SATISFACTION OF RENTON PRIOR TO ANY FURTHER,ME UNDERSIGNED OWNERS OF THE LAND HEREBY SUBDIVIDED WAIVE FOR CLEARING GRADING BUILDING CONSTRUCTION OR OTHER DEVELOPMENT ACTIVITY ON A LOT THEMSELVES THEIR HEIRS AND ASSIGNS AND ANY PERSON OR ENTITY DERIVING MILE SUB.ECT TO ME SENSITIVE AREA TRACT/SENSTIVE AREA SETBACK AREA THE REQUIRED WORM ' FROM DIE UNDERSIGNED,ANY AND ALL CLAWS FOR DAMAGES AGAINST DIE CITY OF OR FLAGGING SHALL REMAIN IN PLACE UNTIL AU DEVELOPMENT PROPOSAL ACTIVITIES IN TINE RENTON.ITS SVOcUOIAHS AND ASSIGNS WHICH MAY BE OCCASIONED BY DIE ESTABLISH- MCVOTY OF ME SENSITIVE AREA ARE COMPLETED. MOT,CONSTRUCTION,OR MAINTENANCE OF ROADS AND/OR DRAINAGE SYSTEMS WMW OJ NO BUILDING FOUNDATIONS ARE ALLOWED BEYOND ME REWIRED BUILDING SETBACK UNE UNLESS FINANCE DIRECTOR (CITY OF RENTON) • MIS SUBDIVISION OMER RAN CLAIWS RESULTING FROM INADEQUATE AAINTENANCE BY OTHERWISE PROVIDED BY LAW ,WINDY CERTIFY THAT THERE ARE NO DELINQUENT SPECIAL ASSESSMENTS AND MAT All SPECIAL M£an'a,RENTON. 0ALL BALDING DONN9'd11S FOOTING DRAINS AND DRAINS FROM ALL IMPERVIOUS SURFACES ASSESSMENTS'CERTIFIED 70 DE on TREASURER FOR COLLECTION ON ANY PROPERTY HEREIN FURTHER,THE UNDERSIGNED 0MNER5 OF ME LAND HEREBY SUBDIVIDED,AGREE FOR SUCH AS PATIOS AND DRIVEWAYS SHALL BE CONNECTED TO THE PERMANENT STORM DRAW CONTAINEDDEDICATEDFOR STREETS ALLEYS OR OMER PUBLIC USE ARE PAID IN FULL THEMSELVES MDR HEIRS AND ASSIGNS N INDEMNIFY AND HOLD CITY OF ROOM ITS 9 5 AS SHOWN E ME APPROVED CONSTRUCTION KIRKS DRAWINGS T IN/S PLAN ACTIVITY BE EXAWIND AND APPROVED THIS DAY OF _.19_ SUCCESSORS AND ASSIGNS HARMLESS FROM ANY DAMAGE INCLUDING ANY COSTS O SAS ON FILE INN RENEW CAPTON OF ANY ILDING DEPARTMENT ROE SHALL BE DEFENSE CLAIMED BY PERSONS WITHIN OR MMWT MIS SUBDIVISION TO HAVE BEEN MUS NS UC D APPLICATION OF ANY PRIORBUI TV T PERMITFINAL BALL CONNECTIONS OF ME DRAINS APPROVALS CAUSED BY ALTERATIONS OF ME GROUND SURFACE VEGETATIO/,DRAINAGE OR SURFACE MUST BE MAT AND APPROVED N THE TRADING INSPECTION E SYSTE LS FINANCE DIRECTOR OR SUB-SURFACE WATER ROWS WINN MIS SUBDIVISION OR BY ESTABLISHMENT, 91P MOSS LOTS UC E ARE DESIGNATED FOR INDIVIDUAL PERMIT BOLTERS ME IMSRTE CONSTRUCTION OR MAINTENARCE OF ME ROADS WTH1N THIS SUBDIVISION. PROVIDED, SHALL BE CONSTRUCTED AT ME TIME OF THE BUILDING PfRYIi AND 9/All COMPLY MM THE PLANS CAN FILETIES WAIVER AND INDEMNIFICATION SHALL NOT BE CONSTRUED AS RELEASING ME CITY OF RENTON,ITT SUCCESSORS OR ASSIGNS FROM LIABILITY FOR DAMAGES INCLINING ME Q THE FIM91 FLOOR ELEVATION FOR RESIDENCES ON LOTS 1 THROUGH 5 SHALL BE AT A MINIMUM COST OF DEFENSE RESULTING IN WHOLE OR W PART RCM DIE NEGLIGENCE OF ME ar) OF ONE FOOT ABOVE ME 100 YEAR F10WPEAW. ADMINISTRATOR OF PLANNING/BUILDING/ OF RENTER ITS SUCCESSORS OR ASSIGNS ©ALL (MPS) REQUIRED BMI PAIID7f/NTY CODE 17.A0,KING COUNTY ROAD WE/CATION PAYIMENi D. PUBLIC WORKS DEPARTMENT (CITY OF RENTON) THIS SUBDIVISION,DEDICATION WAIVER Or CLAWS AND AGREEMENT TV HOD HARMLESS O7 LOTS 52 AND 53 WAIL HAVE UNDIVIDED OWNERSHIP OF TRACT E AND SAIL BE RESPONSIBLE FOR IS MADE WM ME FREE CONSENT AND IN ACCORDANCE WITH THE DESIRES OF SAID ITS MAINTENANCEEXAMINEDAND APPROVED ROS DAY OF 19_ OWNERS OB TRACT G SHALL PROVIDE FOR PEDESTRIAN USE AND EMERGENCY VDOCLE ACCESS TACT G SHALL bile / BE DEDICATED TO ME CITY OF RENTON LAS/ L Q• 1 O9 ALL RENTON PARK MITIGATION FEES HAVE BEEN PAID. PRESIDENT 10 ME AMOUNT OF 7110 MOUSAAD THREE HUNDRED DOLLARS($5300)SHALL BE PAID TO ME CHAFFY CORPORATION / ISSAQUAH SCHOOL DISTRICT AT ME IIAE ME BUILDING PERMIT FOR EACH DWELLING UNIT IN ME PROECT Is RWALL.ISSUED. MAYOR (CITY OF RENTON) _..../ 0TRACT IS SIT9TIVE AREA TRACT, BE OWNED AND MAINTAINED BY E 57YYNEGIE HOMEOWNERS ASSOCIATION. EXAM/ARD AND APPROVED TIES DAY OF 19_ KEY BANK OF WASNNOIEM I1 TRACE G STORM ORAWAG£TRACT WAIL BE OWNED AND MAINTAINED BY ME CITY OF RENTON RESIDENTIAL CONSTRUCTION LOAN DEPT.. LANDSCAPING WITHIN TRACT B SHALL BE MAINTAINED BY TIE STWECATE HOIEOMIERS ASSOOATICW. MATER CITY OEME 0 TRACT CIS SUB.FCT ID AN EASEMENT MR NC RESS EGRESS AND DRUMS TO ME ND ABUTTING ACKNOWLEDGEMENTS: PROPERTIES STTONEEGATE HWEOOVAY RMESE S ASSSOCT CCI IS w WAX AND SHALL BE OWNED AND MAINTAINED Br ON STATE OF WASHINGTON II TRACT D.STORM DRAINAGE TRACT SHALL BE OWED AND MAINTAINED BY DIE CITY OF RENTON. • COUNTY or I1IN!& EXCEPT RUT ME STONEGIE HOMEOWNERS ASSOCIATION SHALL BE RESPONSIBLE FOR /VFAfFe(/ MAINTENANCE OF ME LANDSCAPING LOCATED WIN TRACT D. SEATTLE/KING COUNTY HEALTH DEPARTMENT I CERTIFY MAT I KNOW OP HAVE SATISFACTORY EVIDENCE MAT P• ` J Q TRACT F.SENSITIVE AREA ITACT,SIAU.BE OWNm AND MAINTAINED Br ME VINEGAR- ENVIRONMENTAL HEALTH DIVISION SOND THIS INSTRUMENT ON OATH STATED HOMEOWNERS ASSOCIATION TRACT F,IS SUB.ECT TO AN EASEMENT FOR STORM DRAINAGE RUT HE WAS AUTHORIZED TO E]EC UE THE INSTRUMENT AND AOMOW/1DGED IT IS AS W FAVOR OF 07Y O RENTON. OWNED AND APPROVED MS DAY OF 19_ MEPRESIDENT OF OHAFPEY CORPORATION A WASHINGTON CORPORATION @ TRACT.V SENSITIVE AREA TRACE SHALE BE OWED AND MAINTAINED BY ME STONEGATE N BE ME FREE AND NALUNTARY ACT SUCH PARTY FOP ME USES AND PURPOSES MOWED HOMEOWNERS ASSOCIATION. IN ME INSTRUMENT. 1 - 'MAGI L ACCESS MART IN PRO R TO TIE SOUTH TRACT 4 STALL BE DEDICATEDDEDICATED DATED �jah ✓ 5 F 1 99/ FROM BY SEPARATE DEED MEE 01 CHM7EY CORPORATION TO DIE ABUTTING PROPERTY OWNERS 1 18 TRACT IL OPEN SLICE AND FOR SOS AND LIGHTING SHALL BE OWNED AND MAINTAINED BY SIGNATURE kiln /e Lam,J rL.���/�,./k STCWEGTE NLWfOMNERS ASSOCIATION,AND IS SUB.ECI 10 AN EASEMENT FOR SANITARY SERER OF NOTARY PUBLIC •ki V • L�f/f• t la V (i/rosi ANO STORM ORA/N/RE IN FAVOR O'CITY OF RENION. M1E dOId yPM1IIL Fl+' (+-I+-h �hlko•F WA• r9 ME PRIVATE DRAINAGE EASEMENT ACROSS LOT 6/SIN FAVOR OF DIE ADAINING PROPERTY OWNER KING COUNTY DEPARTMENT OF ASSESSMENTS: MY APPOINTMENT DYNES 10'.;o'9W EXAM/ND AND APPROVED MIS DAY OF ro_ 1 • ASSESSOR COUNTY AESSO7 DEPUTY KING COUNTY ASSESSOR STATE OFWA9HWD7ON/ i ,I ACCOUNT NUMBER COUNTY OF ICE HAIR l LAND SURVEYOR'S CERTIFICATE Ijapp TIFr Mug I I(ypW C HAVE SATISFACTORY EVIDENCE MAT (1 0111GO DC. YIPIS SIGNED MIS INSTRUMENT,W OATH STATED I HEREBY CERTIFY MAT MIS PUT OF SRNEGATE IS BASED UPON AN ACTUAL SURVEY THATSHE W S AUTHORIZED TO EVEWTE,THE INSTRUMENT AND ACKNOWLEDGED IT IS AS AND SUBDIVISION OF SECTION.4 TOWNSHIP 23 NORM RANGE 5 EAST OF W.M,THAT ME %•Y. Ai0Q4li4 TFASMANI"Ar KEY BANK OF WASHINGTON ME COURSES AND DISTANCES ARE SHOWN CORRECTLY THEREOF MAT ME MONUMENTS WILL BE SET AND ME LOT AND BLOCK CORNERS WILL BE STAKED CORRECTLY ON ME GROUND AS TO BE INS TREE AND VOLUNTARY ACT SUCH PARTY FOR DIE USES AND PURPOSES MENTIONED CONSTRUCTION IS COMPLETED AND THAT/HAVE FULLY COMPLIED WM ME PROVISO'S OFRECORDING CERTIFICATE: IN ME INSTRUMENT DATED`-4..alturil S I q1G �. / ME PLATING REGULATIONS J NEED FOR RECORD AT ME REQUEST. DIE 01Y OF RENEW MIS__DAY OF . �'-� , • I9�AT_MINUTES PAST_Jl.AND RECORDED IN _ • 1 VOLUME O-PUTS PAGES THROUGH_WCLUSIW SIGNATURE M•( TEN/w.u/ SY ,, ..G• t4 o RECORDS OF KING COUNTY,WASHINGTON. OF NOTARY PUBLIC J'1 L LGY/`'ill-he /91 c�itziF ��..,,.�R� PROFESSIONAL(AND 9/RVEYO{ kke ffE NF+wj PMbII G fn (Tl -T'G M/AAC 6F �4 Pvpfr CRIRTGIE NO 17672% ti W,'�fin DIVISION OF R£OAP05 AND ELECTIONS ur ARPaNWERr£/PIKES 1( 3O 6It ~•�•' y fN HORTON DE"N/S @ASSOCIATES LNG MANAGER SUPERINTENDENT O'RECORDS County � y 4 320 SECOND AVENUES KIRKLAND.WA 98031 .., ' King C o U n 1 y PHONE(206)822-2525 4.:'VS7x ,P,O...lS78R,. • File No. S9OPOO68 VIAL LLNo °� VIS/C' SHEET 1 of 7 STONEGATE PORTION GOV'T LOT 1 AND THE S.E.1/4, N.E.1/4, SEC.3, TWP.23N., RGE.5E., W.M. • CITY OF RENTON, COUNTY OF KING, ,•STATE OF WASHINGTON • SUMEDCTE N.2097(NAD 1983/91) ASSUMED COOR'D a Tr^:1 N 191,108.6532(FT) N 9,999.5414(FT) i74k--- _ E 1,316,760.4500(FT)\ / E 10,022.8266(FT) N RU'3727•W 624.77' 34 35 34 J4 35• • 594.77' ___ N B.S. Y W 2645.54' 3 2 -1322.77' 69B.OD' o \ `J TRACT A SHEET \ `.11_ GOUT LOT 2 -r GOVJ LOT 1� 3OF7 Oar s ki • 7 SIP ,' z ^ SCALE Pk,' \„ r r t =600' v?Nn N Be_ors_0•w c SCALE: 1•=200' 2 Al' �' 1322.66' -- • • c = W , 200 100 0 200 400 600 -- A. i O ry a - - TRACT B F, Sh SCALE IN FEET1.�. zip a J0� 10. to MERIDIAN: K.C.A.S. 4 3 2 1 4 W c- 43 gIz <F. BASIS OF BEARING: N 158'00•E n Z z o BETWEEN KING COUNTY MONUMENT 8-180 AND NE 26TH ST. THE NORTHEAST CORNER OF SECTION 3-23-5.W.M. IL'i' Q ©• \ ' m SHEET Ali, c o o v N ero1 so w > iJ22.68' 4 OF 7 WIC 1]q'p00 N 87'26'28•W 2645.37' n rt, WgS Q 11 W 1 UNPI.4TTE`% a 51 In S GOV'T LOT 1 AND THE W z r n ...<'1"' O N N 50 0� NE 1/4, SEC.3, T.23N., R.5E., W.M. =s N 88'01'50•W-•548.03' N e813Y50•W 425.00' W 7° ,� N O C1' 799.02' ..1.1 (SCALE 1•=600') I • z lu o • 9 81 7 nr� NOTE: 0 b t.. I Iz THE BOUNDARY SURVEY AND SUBDIVISION BREAKDOWN AND BOUNDARY r x 0�;` CALCULATIONS WERE PERFORMED BY DAVID EVANS&ASSOC.,INC. SHEET 3 ,- 48 - ADDITIONALLY,BOUNDARY AND SURVEY CONTROL INFORMATION HAS BEEN N TI • 5 OF 7 VI NE 24TN CT FNE 53 •L�- RECORDED IN BOOK 103 OF SURVEYS,PAGE 158,REC.NO.9505039001, 5 !_ 4�H Cr7 ` RECORDS OF KING COUNTY,WASHINGTON. NIz 13 11 ja r.=.a:r al -. STONECATE ® No.1845(NAD 1983/91) ,' ASSUMED COOR'D ______ _l/14 52 I.. SE 102ND ST. N 186.170.7234(FT) ' N 5.061.4194(FT) 79v.i 16 Gt <� 75 ,< LEGAL DESCRIPTION E 1,316,637.8320(FT)\ . E 9,900.5372(FT) HE 23Rp yN ~ .c I MI —�.� I PARCEL A 3 r2 f, rA044016. ® �< �� NWTHAT PORTION OF GOVERNMENT LOT NO.1,SECTION 3.TOWNSHIP 23 NORTH,RANGE 5 EAST, SHEET •� I.i !7 I 1 VJ W.M.,IN KING COUNN,WASMINCTON,DESCRIBED AS FOLLOWS: 1D 11 BEGINNING AT A POINT ON THE NORTH UNE OF SAID GOVERNMENT LOT,NORTH 88'37'17•WEST 6 OF 7n yn 77 G- ? THEN O FROM THE NORTHEAST CORNER THEREOF; _®® THENCE NORTH T WEST,ALONGTHSAID NORTH S,594.6E FEET,E MORE OR LESS,TO A POINT .11 v 8 19 a !.•' �• 3 Li WHICH IS OUT FEET 1' FROM TEEN 56.69 FEET, CORNER OF SAD GOVERNMENT A POINT LOT; THENCE SOUTH NORTH WEST 558.89 FEET,MORE OR LESS,TO A POINT WHICH IS 536 FEET SOUTH OF THE NORTH LINE OF SAID GOVERNMENT LOT AND 548 FEET EAST OF THE WEST LINE OF Si 5 : }i ® SAID GOVERNMENT LOT: 13 ;S'lt.2�i THENCE SOUTH LESS. WEST,PARALLEL WITH SAD WEST UNE OF GOVERNMENT LOT,595.79 n 6 zl 26 2,LNp CT. !yam" FEET.MORE OR LESS,TO THE SOUTH UNE OF SAID GOVERNMENT LOT; 8: -- _s, 00 THENCE SOUTH BB9OF EAST,ALONG SAID SOUTH UNE. OV R FEET,MORE OR LESS,TO A POINT •.', 5 ® 33 (z --^ .r4` V 30 FEET WESTERLY OF THE SOUTHEAST CORNER OF SAID GOVERNMENT LPT AND ON THE WEST j: 32 : _ TO g .- MARGIN OF 1481H AVENUE SOUTHEAST; ];d < I THENCE NORTH 0125'22•EAST,ALONG SAD MARGIN,30.00 FEET; ..•• ••; THENCE NORTH 889127•WEST 425.00 FEET; H_ 39 21-i SHEET ; .e 9 I THENCE NORTH 0125'22•EAST 262.33 FEET; 3 THENCE NORTH fi590'00'EAST 113.89 FEET; 4i NF 21ST Cl. , 6 THENCE SOUTH 889117"EAST 323.00 FEET TO SAID WEST ROAD MARGIN.TO A POINT FROM 7 OF 7 ! 0,L0 ® 38 WHICH THE POINT OF BEGINNING BEARS NORTH 0125'22•EAST; THENCE NORTH 0125'22•EAST,PARALLEL WITH THE EAST UNE OF SAID GOVERNMENT LOT AND 35 36 37 v2 8 7 ALONG THE WEST MARGIN OF SAID 148TH AVENUE SOUTHEAST,735.55 FEET.MORE OR LESS,TO • NE 20TH ST. THE POINT OF BEGINNING. G.yI1C N 872628•W PARCEL B ��ppSLOT�4sy'fci' 79J.57 I J THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 3,TOWNSHIP 23 NORTH, tir46 *a �C;r" I RANGE 5 EAST,W.M.,1N KING COUNTY,WASHINGTON; td v/ • 11010Lr.:�[:' EXCEPT THE EAST 529 FEET THEREOF; /: .] :. (ALSO KNOW AS LOT A,KING COUNTY LOT UNE ADJUSTMENT NUMBER S-90M0248,RECORDED =', ..1.' UNDER RECORDING NUMBER 9009210864.) 'Ji.!7pC19T 's4°' 44L LAND.' SHEET INDEX •• %...° t.al • HORTON DENNIS&ASSOCIATES,INC.' King County • 3posse oNtl EANOINSo.Rth File No. S90P0068 iHDI I Kirkland,WA 98033-6687 ' (206) 822-2525 SHEET 2 of 7 STONEGATE• PORTION GOV'T LOT 1 AND THE S.E.1/4, N.E.1/4, SEC.3, TWP.23N., RGE.5E., W.M. CITY OF RENTON, COUNTY OF KING,- STATE OF WASHINGTON/ 0.__._. __ __N 88'37'27.W 594.77' __ ""' '_, -35 i non SCALE: 1' 50' 3-4-2 50 25 0 50 100 200 SCALE IN FEET MERIDIAN: K.C.A.0. / I I 30' LEGEND / `\ ,gi- DOSING SECTION \ G(� I 0:4-� \ TRACT A 1 ` h \ SENSITIVE AREA TRACT SEE NOTES CORNER MONUMENT y \\ �•p' 334,287.eq.ft. 1SHEET II `�� \ 7.67 acres CONCRETE MONUMENT ' WITH BRASS CAP v �� IN CASE TO BE SE Ary �". `� N.G.P.A. NATIVE GROWTH \ N.N. �\ n I PROTECTION AREA 2 '.� Q� �� POWER EASEMENT TO P.S.P.&L Co. N w UNDER REC.NO.2607789 2,4, ��� ` THE DOCUMENT DOES NOT DISCLOSE m tO `V \'T'S \\ 4` A IMDTH FOR THIS EASEMENT. \ {v B7S• ` „ii'.r 7p0 �` \` HOWEVER THE RECORDED SURVEY 76ot S9'y. \ PqR \ IN BOOK 103,PG.150A,REC. w I i 7 F FE.F(Op\ \` NO.9505039001,MENTIONS MAPS N <PI. M.,T 3 p0N\ THAT SHOW A 100'ESM'T/R.O.W. c1 i i Nss z m� L�, \ z Qg9. H' Qoa � I yQ a..` I .......................... 30. TRACT B NSgs �� \ V G.D1/CV- DRAINAGE TRACT SEE NOTE 12 r?974•r-,3 `� ILof• �E'. 57.959.sq.It. SHEET 1 194 • c m Se:* *y1�Hf, 1.33 acre. 6J \ • 1 • c ..^a, 4 13q.36' `NB9ro 946'E N63'45'0TW ` 1/I 4'8 �fS6R� yn' v I 98.69• _co- _ ,r N7t 48 OI,'I 69 W /O/a 24�W d6 pb9 L 7pWIL LANe N66T11'S• 2 o I NBB'01'S0'W 200.00' 2 '/�/�;o eq'4O' ``es" Z 110.00' z "................._,.....,.........: H��'3351�E 100.00' 100.00' a •W W ,40 UO - 1�= to 1 • DRAINAGE o b 1 HORTON DENNIS A ASSOCIATES,INC. Im \ EAARN�ENT 10'ON/MACE \\\�, Jr HDRE CONSULTING ENGINEERS ry4. 12'DRAINAGE "+ 3 W W EASEMENT If- TRACT h- I 1 �' EASEMENT in '•' 320 Second Ave. South bw9 A G 2 o OPEN SPACE TRACT Kirkland,WA 98033-6687 �5>>53 \ 4 n N To c o T c 38.165.a n. ,� (206) 822-2525 Z\ N'^ \ 5 NW\\ z _ - i' t2 ...5 n SEE NOTEt 18 :Ito m 111 W iT s\ r•_ ,.I �N. \ zm King County -• ^ L'" - - - - File No. S90P0068 SEE SHEET 4 r --- SHEET 3 of 7 STONEGATE 34 35 3 1 2 PORTION GOV'T LOT 1 AND THE S.E.1/4, N.E.1/4, SEC.3, TWP.23N., RGE.5E., W.M. CITY OF RENTON, COUNTY OF KING, .STATE OF WASHINGTON OPoSTNIf "li SCALE: 1'=50' Ne `�•• SFf fR f lOp• ,� 50 25 0 50 100 200 SEE SHEET 3 9 'JD.W SNFFT•r w \ 3 -�-� 3/.p39t 83' tM e N TRACT B • `N89'04'36'E \\ SCALE IN FEET DRAINAGE TRACT ay ne• ''0W,g1 3g36• 85.94'�� N83'45.07'W'W ��.N 1 z 98.69' 0. ,,, N71* 4'.5 h MERIDIAN: K.C.AS. SEE NOTE 12 N '' mo1 vg'/pl/phla m 8 8•24.W sA0A690 /ry SNEET I try y e Q N08b1'S0'W o I N8B'01.50'W 200.00'\�� g'?/;/ 0 4.40• ,`49'-o 110.00' z 100.00' 1 o Z .33.51.S r 100.00' I i. o N I • �,\= h m SEE NOTE 5 DRAINAGE I \ ....0.a 30' \ SHEET 1 EASEMENT \lRA(�`T H z SEE NOTE 5 (, \ SEE NOTES y, 3 AREA 41�T 1 SEE NOTE 5 I. OPEN 180SPACE'TRACJIt. 9 51 \ SHEET 1 c e w SHEET 1 •I m f 38,185 sq.N. 6' ♦� \ 4 q, 16,575.eq.fL m g m 2 0 Imz SEE NOTE 1e LEGEND I ����5' �\\ 15.312.49.1L - (55,2) 5�" o n 15,00a.sq.Ft 2 15.D00.sq.FL S.o1'0t4 SHEET 1I \ i.1\ (5.6) i z (5,02) _ - (Soot) o -I • •W • EXISING SECTION W E NOTE SHEET 15 Tr�'•\ z I r'� m CORNER MONUMENT °i .,?,.7.-.\ 12'DRAINAGE �1 2:m N o v 5 4 EASEMENT 1 NBBTIt'S0•W 0 CONCRETE MONUMENT v'r 15.136.sq.ft \\ q9 p .10'8'42' 31.35' 0,/O 23.7f;+ _ 1 b -moo I 81. N CASE TO BE SET BRASS CAP 27.f2 A\N ND17'S1'E(5500) \\D.L'j291. L 50.11' 60.17' 50.00' Y 100.00' 100.00' ,),A. , a11- 21 . (XXXx) HOUSE ADDRESS 1 \3B 7 0 NE 26TH ST. `•' n 9962• 20'ACCESS \r �056.•*77• s�A 0�0 - _ jzN B.S.B.L BUILDING SET-BACK LINE EASEMENT N88.01'S0'W - \„: ,,,,� yJ\`Ip 7`76' C.,o 6 'H 480.26' N.G.P.A. NATIVE GROWTH }J\s• 70• N015B'10'E n PROTECTION AREA °1 ,. . �\\ •� 43.18' 84.45' ,,, 15.00' .1 q\ \ �6 960 4' yd, .4,2 __ 323.00' J n Io A.0.4\•\ 00 14N.Z}O\ ��NSo 60.¢0/Gq'• • 04 N 88'01'SO'W __ / a I 0.1 .J m •-v'..o 4?o ..)/`/. D', Y1•id''6g6'E 2 65p00 SANITARY SEWER F" /5 'A 4' .0. fry ' N .4. /N2 N EASEMENT TO g a, 4 4- \i. TRACT D 2, I CITY OF RENTON • • N 0.. ..✓j, DRAINAGE TRACT tip ••`` ARY I I 30' 0 y ��� 21.037.4m.N. h" ORDINHIGH WATER UNE I z SEE N0TE113 o. ``Epp SEE SH ET 14 Hs'' N0 23 / OF DITCH(TYP) NOTE: N52'41'44'E 3 NATIVE GROWTH I 2256' • PROTECTION AREA / / (N.G.P.A.)BUFFER Z4• :. / I IS 25'MINIMUM LV 130.p0' 24• . rya a m I FROM DITCH. -_ G MIC IN8t3'35'09'W c \ 934 `Y ` I N � ...:•.../ff b DRAINAGE 73 5', Irmi Ot CIS*,. .;' - N EASEMENT Y.00. 8' m c \ Lai j a:cT t I--� FF- ..a / ` n I : 4 � Q C) I _ I LAI yy��a5 51 I r N Ios�:P.CISTER ,� i.1,pl. T5.H8.sq.ft i W / N81b1'42'W ...,. ,_,., Q/ohlL LAND' guu W 'e _ (2508) Ip� Z � 5• Wm5*.... .. ....• )mX c 25' TRACT FI N n�I f SI u,eN ^ P m j ~ Nesb1'so'w 11= ESA 1R CTtt'1��1 o n m C IF. �I .Q 150.00' 1 ) a :1.17 0AI. Iz EX.15'/30'ROADWAY EASEMENTS - . HORTON DENNIS&ASSOCIATES,INC. �jo6 -41 / TO BE ABANDONED PER DOCUMENT HDR CONSULTING ENGINEERS I z 50 N) W / NOTES AND 15) ON FILE WITH KING COUNTY. 320 Second Ave.South Z 'm° ml ,2/ / q!' I u.91s.q.n. I a i I Kirkland,WA 98033-6687 0 /�_ d ,j (206)822-2525 >- (2502-) -I v"' •'J. / Ex.30'EASEMENT P/ /� FOR INO.657EGRE55D UTILITIES .I I m /"/-// SIN EXIST WATER ESM'T A m 01'34'44'� 10 NEC.N0.65701BB D 76102B0096 L 7.00' 1�1 I TO NING COUNTY - -- �-I- J / WATER DISL N0. 5 / N 88'Ol'S0r W REC N0.950706057f. 1 -- N785'4D'W--- 1 O TRACT I -- - W I, N 88'01'S0' W 548,03' 0 SEE NOTE 17 SHEET 1 425.00' 1- '10.00' - I 150.21• r 0 ACCESS TRACT- h. i 168.03'---�\ 24. 74.02• n 12,7{9.sq.FL -I _L 1 o c' L 5'PRIVATE DRAINAGE 24• EX.30'EASEMENT-J /, _ 425.00' - o c0i EASEMENT. • 70 TO P.S.P.h L CO. ..6� q./ n T N 88'01'S0�W 499.02' - n z SEE NOTE 19 SHEET 1. •y7 nn' NEC.NO.7907050905 y0j ,T\•,16 n J _ 7 6 p v 49 "'• IS% ,,P+5'e, `d. FOR ec IINGREES EASEMENT ,. B O \.' �J • Oqr REC.NO.6034212 • 30' 0 2 • 70 v ; EX.30'EASEMENT ...., .._.. King County ce? / TO P.S.P.hL CO. REC.NO.7907050905 • • File No. S90P0068 • SEE SHEET 5 LOT 1 CURVE'RADIUS 1 DELTA , TM LENG TRACT H C1 25.00' 90'32'48� 39.51' SHEET 4 of 7 STONEGATE PORTION GOV'T LOT 1 AND THE S.E.1/4, N.E.1/4, SEC.3, TWP.23N., RGE.5E., W.M. CITY OF RENTON, COUNTY OF KING, .STATE OF WASHINGTON SCALE: 1•-50' 50 25 0 50 100 200 Ex.15'ROADWAY EASEMENTS -�= TO „I•• ON FILE N11111 KING COUNTYBANDONED PER . SCALE IN FEET 4'>20 n MERIDIAN: K.C.A.S. SEE SHEET 4 la 4•g 9S N• I I .0...71•34'44" 50 j '•• L- 4bJ. /qJ I 1 ".n 0 -_ __ __ N 88'01'S0•W 548.03' J5;5.7 eA, � -- _--- 15oi4o'K.----1- z 160.00' 110.00' 110.00' - =-- -�---168.OJ'---� y 21 �- -- 74.02' m A -- � n 5'PRIVATE DRAINAGE �S• m SEE NOTEEASEMENT 19 SHEET 1. J'00 y q. ;,,I, 49 s, i/ 43 ^ 9 .3.., Try b. k 4 N0 13.579.q.R .V'.' .. .J. ' - 12.18' 0 0 a�'v p'v (2406) •0`'0' ••.- :TT 19,979 sq.k. O 6 4 I �%' EXIST.10' 8 w V., O 0. 1 h H ESM'T---\ /'{\ �SJ10) a g 16.437.sq.k. h_epI 7 W 21)85].eq.tL Q 00 0 s• 3116 Gp•�;1. __ /Y // \\\ 4,S o z (5316) 0 0 17.389.sq.k. .q (5410) �ol,'� \.'•'',SS'5O \-' d• - . +w`(`9;56 /� 1 3 9� i (5404) n m l ® HS l\9 '5 1b 15 GQ / L \\ �PJ p93\ d w 6J7 of N• ,at"1�9'�4�, 4. oy1 5 .SJ •.�Oj!°y AR TRACT N6�5�'S\ NJ 10'DRAINAGE \ • q-b w SS Jz S•of • N . 0• r O �' 857• k. 60 0yi 1 EASEMENT \ .,a /7 4• mo a ,• ^O •0 2 50, q1.17 s. e9. ,pn ,..1 Ili 'r CO -1728'48• o„ bw�6'• / , m 10 1 m °o. a L a 90.00 •• //+'o, el, '4, 48 ~ ,4, ' Dr J FT'":.:-512.672•q.k. ' d o.voo.f' _ )-. "� 18,957 sq.k. �',�vOi e�i ? H R-275.00' C2/ / Q' o,�eo •V• •: a' .` , )- 5704 J1N0. - La20f.0g' O ry'a ",Y (2400) Ji JV ti �'^ , {-_ ( ) �b t b -42-30'56• •v 4, D .. ' _ ' " £ %At -cr.- - - - _ N 6542 j 0 m' 2 m 1 25• 29.305.q.k. I a�1 �C4 nn =�10J.41�` 4�8*?•w ~ 7ZS.DS. W �' DRAINAGE (5502) 1 I s,\Pl /"60,Z7), -�790 :1 2315'00• L'• i V 1.4:oa , N7174. 25, w -4'1 EASEMENT 1 4° 5' • /p60 J52. 1. q•4611 \C5 "�40.09. 43•W NF Ma LEGEND a6\ �� to a.e 5'PPoVAT.SEE ROGE 24 6 Ii \ // J EASEMENT.SEE NOTE 4 Oq S)y 7R4 (: '•6.• s) 11 • a 3 SHEET 1. A'7/7i.5`4G814t 4o'f T 21 =•v 211 ; // m nn /34 43•,,--L4HO LLSS - ,• 27,69• yr • 0 CONCRETE MONUMENT 12 5'• o - • 88' 8J..a OL7r •4 7 $E•NO ry UTUTY EASEMENT m EA /6 _ �-J•� WITH BRASS CAP / /1A FOR WATER AND 18,38].sq.k. o v 13 O. 1 10'SAN.SEWER eft 2jMEN7tF71 7,..,/2 IN CASE TO BE SET /id STORM DRAINAGE W. 14,B97.p.ft. ^m ,_ o ry EASEMENT m I BOs, ` /6t .^, o^ (5311) z (5405) 0 6 ^L, (xxxx) HOUSE ADDRESS ^ (`' 11 q, n I o a •FY , 47 m)h n •4.8,. ��1 N7973'34-W N021.52 E ofl Y W 'I /3 B.S.B.L BUILDING SET-BACK LINE 21.52' 22.995..q.fL _ a-, rc '1 13,048.q.k. I] �r t1 h a' d•2p i0'o n 8.12- 2 N.G.P.A. NAIVE GROWTH (5]OS) - ( !r 2 i cni p 1 ip PROTECTION AREA l0 135'0' EON / ,0 1 rvm N8875'09"VI N89'37'32•E m / „. 25• Z m I = 1 .. 129.11' r'r N8121'S7•W /,•V N I 1' NB1'1700'E 24.11' too.00' 35' 1A1, ......,. 0 9 125.71' / m SEE OTE 1 . )`15'B.S.B.L 52 .. 95.00. a' D 16 150.0d �/ ,4, EET ,SF' s 27,775 aq•k. NBt'17'00• .. 1 TOAD ry ham' / (5503) VOL. ;:.::, .,,... ,.!.-!. p �2 Y N 0/ h SEN TYE 2 �♦ C EA TR qCT ` ? 14 �j m$ 46 % -- 50.850 .k. �J• \ .......................... n z i sK 24 in C y 1.17 aeraa 4'y O,p.\ :"... 15,24].N.k. 11 • 14.452.p.k. \ \1(7. a3' `♦ v ci G.Mlp - 7- 16 15 H m. (s4oz) (2302) ;�\ J.P'oJ's 4• Ji/. \ r d°T� C J 19a97..q.k. 'A - 1e.95a..q.k. ": £ \ o•' s.\\ 4, y. \`5. EXIST.S' \ 3V \ \G- .! . ,Bs, :.- riP"----"1.. ' 4 • ". WATER ESu'T \\ (5306) S.£ (5]12) C6 \\ \ qyy 5 `�47 \ I-- • \ 4'S • \, p• E \ 1 •`�s't4Vis°.04• a'' ... m110'WATER\ •J•9. n 09�09 y5.1'\9 4,5•j\6 �`'o• OL\ 4'Ss/4tB0.`� 1� ... J7a'YIL LAND O� ci EASEMENT \\00�4•h, p 1�m \ \\ /D..• �1 .� a9 \O9 H,,• N Ss. N O. O ui L •NO. 45 \\ /S'\ 4`TS• r�A N• o... •n•/41 - \�\''y e4 ;n p5.4$J9 R� C BS\///7j4• J` o cay , 0. ,LS,9.{ o \ W D N In 17 \\\ Re150.00 N ''� 4 `.�\` \\ in .. .. HORTON DENNIS 8 ASSOCIATES,INC. p'1; \ '' 21 J \ \ ; HDHCONSULTING ENGINEERS s \ 15 320 Second Ave. South Z ORDINARY \ C 1 Z Kirkland,WA 98033-6687 HIGH WATER UNE \ i5 \ (206)822-2525 OF DITCH(TIP) :;..... SEE SHEET 6 NOTE LOT I CURVE I RADIUS I DELTA J LENGTH NATIVE GROWTH ` 6 C2 25.00' 81'39'29` 35.63' PROTECTION AREA q; ' 8 C3 25.00' 64'03'20• 27.95' (N.G.P.A.)BUFFER ;E: King County 12 C4 25.00' 3418'04" 14.97' IS 25'MINIMUM 13 C5 25.00' 83'53'15" 36.60' FROM DITCH. File N o• S 9 0130 0 68 14 C6 25.00' 82'59'28" 36.21' 15 C7 25.00' 3114'49" 13.71' SHEET 5 of 7 STONEGATE PORTION GOV'T LOT 1 AND THE S.E.1/4, N.E.1/4, SEC.3, TWP.23N., RGE.5E., W.M. CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON SCALE: 1•_50• 50 25 0 50 100 200 ORDINARY HIGH WATER LINE SEE SHEET 5 OF DITCH(TIP) SCALE IN FEET NOTE: NATIVE GROWTH PROTECTION AREA MERIDIAN: K.C.A.S. (N.G.P.A.)BUFFER m46 1 ky >S•\ IS 25'YINIMU4 . 1 ( \'I, d'3,•OS•\ FROY DITCH. 16 N . 15 Nu,m• 14 y�\ 9\�0';,. °'ry)y \\\ 52 WATER5'� \ m V 1` \•O7' �4.by 1'< 73• WATER EGRET \\ oo_£ \ k .1 �'aS C6 \ C: B` T ... 'ELMe7- \''''%' 1�m Das 90p9 �61,'S7•�6j',E.• j N6.514C.Oy \i20 \\\\\_ ~.. k59s 4ep•\\\ ... \Op �/' '7 L N A5. \\\. SB\ \ \ 9 to \\\\RJ CO�3 9 D>074030• rl'1jR��Cj• ol'' % So<k\45S•�J•\\ \\ `\I LEGEND to ,,m,. a-. Cl NE C\9 45, C9 2 45 17 \ 0. c j5.O 1A 15,028.sa fL /\\ . 0 CONCRETE MONUMENT 16.694.eq.ft \\\ R 750.00 , ' D o L 4 06;5Q3g 1 (2218) , y�\\ \\ (\ WITH BRASS CAP (5300) 4 e 4 , c o_ c 0 - <i4'o \ \.\!.c \ IN CASE TO BE SET L 277'46• �,o'' C. \m 0 o f \ m \ 36.97. r D 21 Ns t' T.A o. ,5�\6 \� Z'\ c s \ • (xxxx) HOUSE ADDRESS �,o., R ce �o 13.713..q.ft �''- Nw�d N6A�opO \\ \\... •\ ... B.S.B.L BUILDING SET-BACK LINE NB3'09 50•E(R) `_ °.5b Wr J•2 (5403) �•.� \ \\•om.,im\J 15 \ 159.31' 47• O• 4 w m,0 4 L. 8'\ 4` ,.5 \ .. N.G.P.A. NATIVE GROWTH 7.08 4',, y '0 1 m\ 1 PROTECTION AREA •, D r 32' O'\00\O '1'�o' 15.883.eq.ft 'nm\ p\ 1 18 \' aa5456J y At. N6050p0f. \ 1,„, (2212) V\\ -�o_l TRACTIJ 1 1 17.832.eq.tL 2y659• 20 0 \j0 0 % E \\p i MD.,TR CT 1 (5301) z 18,992 eq.ft. O- m0 15\ 7�007 \ - 51017 acres m 22 0. 01 N6 �OOO ) a n 1` • }_ j (SJ1J) j 14,189.eq.ft D \3' \ _r '" ���� 19 N N (2211) N q 10''00 18,111.eq.fL o f % 43 - s= "' O ' (5307) £ V 15.492 sa tt. O S ANDOl65 1 '" --- �� ti `A' 1\-10 40�2E N 67s'3j3 E p�U (2208) 15_N n 3 �_ytIIIIIEET 1 in :t N 4 N 43\3 Y m 1 I ¢r V r- o~• N8026.21•E o S ¢ . Z I N7g56.30•E 233.87 123.05 23 U1 N N y 157.28' m 1.21 .z I Z 1 24 vy 1 - ZO 18,908_• ft "o Na F -- 110.82• y 18,525.sq.ft q' O U IPa?1,t,, D 42 'n 25' �s�. s3zs I. s400 b 9 ••0 14,877.eq ft. N d 'a a `. •f. 25 .m 'D• a' (2202) zr O. IA J1'L 1 Uu 4Ji8,B61.eq.tt. A=19'SJ'J3• 1 I-- �9'�. (5320) 6.j0o'1- L 102.42' C10 N• L19.65' N85'S9'S4•W 1,9•S D 85 0L•.21282' !ilw 163.96' £G.Mr �1s 44'T- 6d E 22ND CT. "79 50.W no I1 . ��ppti`.,...* c,�r .. zs.n1.•a rt •IP° n j\,425. N 71.72' A41 i1 0 ,••,•C'b0YL���lF5314 \90- O• L 99.51' T n 15.BN.eq.fL I 1Dom. Q00 80A0 A-•2221.30' ¢ (2106) JI W1 1 26 c' c O kSS?,. \N�D♦ 00 C13 U d ID'DRAINAGE m1 m'I 15' �.$t ns �g 'W ?1s•B 07 N' 70 ---. a `j�O\ EASEMENT 1.1 -n a•.4. C1Si¢i',..:a g / V 3 \ N72' ^I7a'k4L L\HD 'S• o' �� 775p46•H, I = I um 29' 00.00' Op IV I 1l::0 33 24• T���� --I-- 27y32 £ j I 1 1 HOHTON DENNIS 8 ASSOCIATES,INC. 40 39 I .I HDRCONSULTING ENGINEERS I 320 Second Ave.South 1 Kirkland.WA 98033-6687 SEE SHEET 7 (206) 822-2525 LOT I CURVE I RADIUS I DELTA)LENGTH 14 C6 25.00' 82'59'28 36.21' • 15 . C7 25.00' 3124'49" 13.71' . 20 C8 25.00' 67'57'34" 29.65' . King County 21 C9 25.00' 89'44'05" 39.15' 23 C10 25.00' 10019'41• 43.78' File No. S90P0068 . 33 C13 25.00' 10019'41• 43.78' CENTERLINE C14 300.00' 10'33'01• 55.24' SHEET 6- of 7 STONEGATE • PORTION GOV'T LOT 1 AND THE S.E..1/4, N.E.1/4, SEC.3, TWP.23N., RGE.5E., W.M. CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON . SCALE: 1'=50' 50 25 0 50 100 200 s IN FE SEE SHEET 6 ORDINARY W WATER LINE Of DITCH OW) MERIDIAN: K.C.A.S. NOTE ,•, NATIVE GROWTH PROTECTION AREA Zo Y (N.G.P.A.)BUFFER p IS 25'MINIMUM yJ?. i o D r 1 FROM DITCH. m J N ... �s 24 0s. 23 0: 9 42 11� z • N �O. 4 o N J 4 1 SEE NOTES 1 isi kJ9. 25 A=19'53'33' !M; c's • It N w 1. ANDSHE 161 -_ w <9i4S• p 90 s50 2 L=102.42' T-''' J 5., N8559.54'W 1 m 4 .�• 'f' 1• L n 21282' ^1 163.96' 15' 1 :r •., in 26 A0 n�,2028 NJ9D9.5p.K, - .. ,�g p n NE 22ND CT. 71.> 15 \'1 Od p256 2• n w 41 -'I _L 1 O L=99.51' n .s o O 9 1V 18, 15,844.eq.R I w Z I p�o OG A=22'27.30' 65 0 10'DRAINAGE JI w) c '1'SS l*Q pp56 C13 u "'1 EASEMENT (2106) ail n I zo :1 W ,. ae ood{ .0 ml m. p 1,4 v �26 4,.k, a .cp ,r S5�'10 o I Aryz, ='1 ^" II J'L-,in .. :5^'00 p' 33 2 1740�. I z 4,0a 4,9 G wqv. 17,133.sq.N. ?V d a 2 oo 00• l I TRA4T 3 IZ .. VE 27 °� `6.*- 32 (s4o1) �. (V 0417J s9• `1 / JQ0 I SEN AREA TRACT I 19,726.sq.IL M1 13,952 s0.N. ON .0, 0 I I 25' . • (5308) d e O27 "/ O.( (5321) 0 -4.--b- 40 �4 \ 1' I�.�, -?• - _ 39 9'4• 70. M NT� b 15,268 sq.n. /W- . \f\ ;JiA I 1 N4 04 4) , ?O•v,. 'UY)�4, C a°O q7, / /o vi (5504) fi.'o' �m\\J� O II I ..-- I 7q.J974 K, ,J>sL•y C11 M ° 9?0. 4. o N4g7O2J 9/4 Jq• 10'DRAINAGE �_ 39 N \\ 4`I 49' 'SP.es. O 99,)J, R' 2 EASEMENT�y 14.978.sq.n. od,'o \ I _ A C12 e0' �O �1.02 / (5s10) .'a. ° r° 31 00 V e o661\6 V a,� /] ., PI' e 1 14.192.eq.n. S. • pL < • e 6`,),. £ \S 1 \' 28 �n m o (s3 5) .4' °a q P4 �s� \- 16.870 sq.n. n \9 4y •iP 34 o a s `e•••To. -- �5302) 0.., N6�-000 R�SO • ooM1~ 16,328.eq.fL n 24 + oo. w N82'45.41'E(R) ri .in 5 00• N40S. 00='Sry (2009) o^ro 'S' NE r 21ST CT. r 115.00' .. ,542�'( 000�0 7p0 SOW I I . N'�5j55•R, 87.3149.03' o1V 'yh r O•/� '5 0• , '60 V-, n "� NB874'JB•W 2 /h? I F, p°\.#/4. A a=38.74• ' ry le G"`6 L=48.17. 38 /: j :- --- dory `,%. 44'23'44• V N) s- A=1013'21'C. . J 0 15,096.sq.R. _- +4 G 0 25q•3• _ V a3-\.0, /#6a 740.03 W ro 1 • f°,'.1• L>53.2', ( 1 -- C.V Z 0' p o a. 61'2 11 I RT/t,¢ , 10'WATER 30 0 36 ti y. A= _ G `0j1 ,a. EASEMENT _ 0 16.058.sq.ft w ::Y:::14. 14,130.sq.R. 0 0 , 6 / •Off' 29 (5309) n rye (5501) °v` 37 i .s*,�$`e, ,\ 16.503 sq•/L N1£ 35 N,o n rJ v ui No 0 O 1),SBB.eq.H. 0. . (5303) 1a,527.eq.ft i O v B J. G L17 /5' 3 Z ^ p O a o (5505) 9 .... 1...:....c,(. L./- (2003) a 6 8 7 .p/Y'oT1LS4.1 fc4iy., r/ o V °' ^ �'PJti ~� t► e �� nJI0 J' 2 •i.•a AEi,♦ 215.57. dJ ' y• 1 ;os: - _ 90.00• __ 135.00' 48 00' ass:�`°0isiiav°'g N 87'26'28' MI(R)793.57' 85.00' 220.00' �4''4 LAN9 9 A6S T.30'DRAINAGE d REC.N0.8708120165 �ST.30'DRAINAGE OWES s/xs/Q7INCLUDING 10'WATER • EASEMENT I LOT I CURVE IRADIUS I OLlTA I LENGTH LEGEND HORTON DENNIS&ASSOCIATES,INC. z3 ao zs.00' 1001911' 4J.78' F---__ . HDRCONSULTING ENGINEERS 27 Ctt 25.00' 4717'45' 20.75' .-..: 320 Second Ave. South 37 _ C12 25.00' 6017'14• 26.31' 0 CONCRETE MONUMENT KGkland,WA 98033-6687 33 C13 25.00' 10019'41' 43.78` WITH BRASS CAP (206) 822-2525 CENTERLINE C14 300.00' 10'33'01' 55.24' IN CASE TO BE SET CENTERLINE C15 700.00• 04'21'06' 53.17• 36 C17 25.00' 8851'22' 8.77' (%%X%) HOUSE ADDRESS 36 C17 25.00' 42'27'33' 18.53' 40 C18 25.00' 6618'42' 28.93' B.S.B.L BUILDING SET-BACK UNE ' -- King County _ 40 _ C19 _230.00' 02'49'55' 11.37' 40 C20 27.23' 102'23'45' 48.67' N.G.P.A. NATIVE GROWTH File No. S90P0068 CENTERUNE C21 250.00' 1516'44' 68.12' PROTECTION AREA • SHEET 7 of 7 to CITY OF RENTON Office of the City Attorney Jesse Tanner,Mayor Lawrence J.Warren MEMORANDUM CrrY OF RENTON RECEIVED MAY 0 3 1996 To: Kayren K Kittrick DEVELOFMENI Sc,;v From: Lawrence J. Warren, City Attorney DIVISION Date: May 2, 1996 Subject: Stonegate Final Plat Agenda Bill and Resolution Covenants, Conditions and Restrictions The CC&R's are approved as to legal form. Since there was no: specific City requirement to be satisfied by these covenants, or at least none was pointed out to me, my review is to form only. The original of the Resolution approving the final plat has been sent to the City Clerk and a copy is attached for your records. 411, Lawrence J. W rren LJW:as. Encs. cc: Jay Covington Marilyn J. Petersen - A8:122. • • • Post Office Box 626 - 100 S. 2nd Street- Renton, Washington 98057 = (206)255-8678 .ca CITY OF RENTON, WASHINGTON RESOLUTION NO. A RESOLUTION OF THE CITY OF RENTON, WASHINGTON, APPROVING FINAL PLAT (STONEGATE/CHAFFEY CORPORATION; FILE NO. 96- 043) . WHEREAS, a petition for the approval of a final . plat for the subdivision of a certain tract of land as hereinafter more particularly described, located within the City of Renton, has heretofore been duly approved by the Planning/Building/Public Works Department; and WHEREAS, after due investigation the Administrator of the Planning/Building/Public Works Department has considered and recommended the approval of said final plat, and such approval being deemed proper and advisable and in the public interest; and WHEREAS, the City Council has determined that appropriate provisions are made for the public health, safety, and general welfare and for such open spaces, drainage ways; streets or roads, ' alleys, other public ways, transit stops, potable water supplies, sanitary wastes, parks and recreation, playgrounds, schools and schoolgrounds and all other relevant facts, including sidewalks and other planning features that assure safe walking conditions for students who only walk to and from school; and 1 RESOLUTION NO. WHEREAS, the City Council has determined that the public use and interest will be served by the platting of such subdivision and dedication; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DO ORDAIN AS FOLLOWS: SECTION I. The final plat heretofore submitted and approved by the Planning/Building/Public Works Department pertaining to the following described real estate, to wit : See Exhibit "A" attached hereto and made a part hereof as if fully set forth (Property, 38 .4 acres, is located in the vicinity of Orcas Avenue N.E. at N.E . 26th Street) be and the same is hereby approved as such plat, subject to the laws and ordinances of the City of Renton, and subject to the findings, conclusions, and decision of the Planning/Building/Public Works Department dated PASSED BY THE CITY COUNCIL this 20th day of 'May, 1996 . Marilyn J. Petersen, City Clerk APPROVED BY THE MAYOR this 20th day of May, 1996 . Jesse Tanner, Mayor Approved as to form: Lawrence J. Warren, City Attorney RES . 515 :5/02/96 :as . 2 ; CITY : iF RENTON .al. , Office of the City Attorney ' . Jesse Tanner,Mayor , "Lawrence J.Warren ' MEMORANDUM , c I:rY OF RENTON RECEIVED • MAY 0 .3iciG , To: KayrenK.•Kittrick , From: Lawrence J. Warren,,City Attorney DIVISION Date: . May 2, 1996 , . - Subject , Stonegate Final Plat ', , Agenda Biltand Resolution, , - Covenants, Conditions and Restrictions ' The CC&R's are approved as to,legal form. Since there was no- specific City requirement to be ' - ' satisfied'by these covenants, or:at least none was pointed out to me, my review is to form only. . The original of the Resolution,approving the final plat has been sent to the City Clerk and a copy is attached for your.records. ' r r .., , . , . . , , . , . . .. . , , . . ', , , . ,,. : , . ' ': VLa ' rren - " LJW:as. -. , Encs. ' cc: Jay Covington • , Marilyn J. Petersen ' , •, . A8:122. , � 1 � ' Post Office Box 620-100 S. 2nd Street--Renton,' Washington 98057,- (206)255-8678 l • CITY OF RENTON, WASHINGTON RESOLUTION NO. A RESOLUTION OF THE CITY OF RENTON, WASHINGTON, APPROVING FINAL PLAT (STONEGATE/CHAFFEY CORPORATION; FILE NO. 96- 043) . WHEREAS, a petition for the approval of a final plat for the subdivision of a certain tract of land as hereinafter more particularly described, located within the City of Renton, has heretofore been duly approved by the Planning/Building/Public Works Department; and WHEREAS, after due investigation the Administrator of the Planning/Building/Public Works Department has considered and recommended the approval of said final plat, and such approval being deemed proper and advisable and in the public interest; and WHEREAS, the City Council has determined that appropriate provisions are made for the public health, safety, and general welfare and for such open spaces, drainage ways, streets or roads, alleys, other public ways, transit stops, potable water supplies, sanitary wastes, parks and recreation, playgrounds, schools and schoolgrounds and all other relevant facts, including sidewalks and other planning features that assure safe walking conditions for students who only walk to and from school; and 1 r RESOLUTION NO. WHEREAS, the City Council has determined that the public use and interest will be served by the platting of such subdivision and dedication; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DO ORDAIN AS FOLLOWS : SECTION I . The final plat heretofore submitted 'and approved by the Planning/Building/Public Works Department pertaining to the following described real estate, to wit : See Exhibit "A" attached hereto and made a part hereof as if fully set forth (Property, 38 .4 acres, is located in the vicinity of Orcas Avenue N.E . at N.E . 26th Street) be and the same is hereby approved as such plat, subject to the laws and ordinances of the City of Renton, and subject to the findings, conclusions, and decision of the Planning/Building/Public Works Department dated PASSED BY THE CITY COUNCIL this 20th day of May, 1996 . Marilyn J. Petersen, City Clerk APPROVED BY THE MAYOR this 20th day of May, 1996 . Jesse Tanner, Mayor Approved as to form: Lawrence J. Warren, City Attorney RES . 515 :5/02/96 : as . 2 jaw BOARD OF PUBLIC WORKS 8:00 a.m. Renton Municipal Building Wednesday, April 17, 1996 5th Floor Conference Room IN ATTENDANCE: Jim Hanson, Chairman Jim Chandler, Building Official Dave Christensen, Utilities Systems Jim Gray, Fire Prevention Kevin Milosevich,Police Department Arneta Henninger, Plan Review Margaret Pullar for Cindy Kartes, Recording Secretary VISITORS: Tom Brown, Stonegate Plat MINUTES 1. CALL TO ORDER: The meeting was called to order at 8:05 a.m.by Chairman Jim Hanson. 2. APPROVAL OF MINUTES: Moved by Jim Chandler, seconded by Dave Christensen to approve the meeting minutes dated April 10, 1996. MOTION CARRIED. 3. REQUESTED ACTION: • OFF-SITE DEFERRAL,Meeker Short Plat,617 South 15th Street,applicant requests a waiver for curb,gutters, sidewalks, and street lighting. Discussion:; Chairman Hanson explained that the applicant had originally applied for a waiver but that staff is instead recommending a deferral for the off-site improvements subject to the execution of a restrictive covenant running with the land wherein the owner agrees to participate in any future LID. Arneta Henninger,project manager, stated that the owner is not in attendance today but has been informed of the staff recommendation. Chairman Hanson noted that there may be other options besides an LID available to the City for future development. Action: Moved by Dave Christensen, seconded by Jim Chandler,to grant the deferral for the off-site improvements with a modification to the restrictive covenant that the applicant agrees to participate in any future LID or other City initiated action. MOTION CARRIED. • OFF-SITE DEFERRAL, Stonegate Plat, Orcas Avenue N.E. and N.E. 26th Street, applicant requests a deferral for curb,gutters, sidewalks,paving,watermains, roof and footing drains. BOARD OF PUBLIC WORKS April 17, 1996 Meeting 'mutes Page 2 iscussion: Chairman Hanson stated that the issue in this deferral application is the el xtent of items to be deferred. The project representative,Tom Brown, explained the delays in obtaining the appropriate water main permits from King County and Water District No. 90, and the HPA permits from King County. Both permits have now been fissued. He indicated that the water line will be usable by mid-May,the sewer main will be useable once inspected and approved by the City,the storm drain has been ccepted, and the curb and gutter will be completed by the end of May. He also indicated that the wetland mitigations imposed by King County are completed and there were no street tree requirements imposed by King County. He expects that all of the improvements, other than the sidewalks and final asphalt lift,will be completed by e end of June. Arneta Henninger stated that the final plat approval process usually es two to three weeks. Action: Moved by Dave Christensen, seconded by Jim Chandler,to grant a deferral Per applicant request with the sidewalk and final asphalt lift improvements to be nstalled by October 1, 1996 subject to an acceptable security device being submitted end approved. MOTION CARRIED 4. COMMENTS AND ANNOUNCEMENTS: ADJ I URNMENT: The meeting was adjourned at 8:40 a.m I I \`� �� u�� Vet �y _ / �p <%§\ 7,� sFB,jro 9�SF s�jfh sF S 9 �, Gc°s j ., , ,0E cbb"` r- 0. 4 in 0 . gtr t — '9 A SE 91st w c, > I w c, 5th Way ._ co Sc Mal volley Rd °, )- cp ° CP: i milk n% 14111641114 u, R-1 FilIPM.Pais ma 03 E 100th iiitli '.itaiJIIU �1lL11Sil11• SE 100th PI , IPA - r :: :: molor■■■■I 11L'seaui71 GI )E 102nd .. 444:131. 47_, 111-1171,14 mit;artar: 461.14,11° ii; av, a. nth* _ ■fsit , 4' [ 4thSt y R 'w. r., _________pp uJMall SE , �a WAf■l MO ti uisLE130 _ ►1 0 '�' ■Ail�r w 8 ► �ii►� ai SE 104th h9tii qtl l 44147i . ♦ ��i .. — �cI; ' : i ^. ■1�balIFFEI �� '1 11 *j��%! i w111 v AIR �■■�' •R' , 107th PI III „ ! II_IAr 0° IL j II - a- iNal u !4 ui is 4uah g \�a S0 Rd. 900 RM s� ` '� CN �I S\c\s'' � S��r az � ¢ Q , �F C , 1 ti1 0 Technical Services ��� ���fs. Plat of Stonegate APR a 1996 ♦ ♦ Plaming/Buildinp/Public Works o soo 1000 a `` R. MacOnie, D. Visneski —i:iz,000 Zoning -t: ' - 26 March 1996 t)EVELOI-i PLANNING OF R CITY OF ENTON CITY OF RENTON PLANNINGBUILDING/PUBLIC WORKS MEMORANDUM DATE: April 16, 1996 TO: Kayren Kittrick ike FROM: Sonja J. FesserJr? ' 7 SUBJECT: Stonegate Final Plat,LUA-96-043-FP 06•1„. /99b° Format and Legal Description Review ciry F o��/�� iv Bob Mac Onie and I have reviewed the above referenced final plat submittal and have the following comments: The City of Renton's land use action number(LUA-96-043-FP)and the land record number(LND- 10-0304) should be noted on all drawing sheets,preferably in the upper right-hand corner. The type size for the land record number should be smaller than that used for the land use action number. Indicate what is to be set at the corners of the proposed lots. Note the date the existing monuments were visited,per WAC 332-130-050 1.f.iv. Note the recording number(s)of the 15' and 30' ingress, egress easements (roadway)which are to be abandoned per document(s)on file with King County(as shown on sheets 4 of 7 and 5 of 7). If these easements are now released(abandoned),they can be omitted from the drawing sheets. Note all existing easements of record on the drawings(include name of grantee and recording number). Note that if there are restrictive covenant(s)as part of this subdivision,they can be recorded concurrently with the plat. The plat drawings and the associated document(s)are to be given to the City Clerk's office as a package. The plat shall have the first recording number. The recording number(s)for the associated document(s)will be referenced on the plat drawings in the appropriate location. See Attachment"A"for a highlighted bearing given in the legal description(on sheet 2 of 7),which differs from that shown on the plat drawing(same sheet)and also from that noted in the plat certificate legal description. See Attachment"B"for a spelling error. Complete the City of Renton Monument Cards,with reference points,for new right of way monuments. April 11, 1996 Page 2 Provide an updated plat certificate(dated within 45 days of Council action on the subject plat). The most recent plat certificate reviewed by this office was dated December 15, 1995. Fee Review Comments: The Fee Review Sheet for the fmal review is attached for your information and use. MEMO.DOT/ ra N 87•26'28" 4� ri7' W 26 ,4T��. 4 I If>• t= • GOV'T LOT 1 AND THE NE • 1 /4, SEC.3, T. 23N . R • . SE. , (SCALE: 1" = 600') NOTE: THE BOUNDARY SURVEY AND SUBDIVISION BREAKDOWN AND BOUNDAF &° CALCULATIONS WERE PERFORMED BY DAVID EVANS & ASSOC., INC. ADDITIONALLY, BOUNDARY AND SURVEY CONTROL INFORMATION HAS E RECORDED IN BOOK 103 OF SURVEYS, PAGE 158, REC. N O. 9505039C ' RECORDS OF KING COUNTY, WASHINGTON. LEGAL DESCRIPTION " 1845,1707 1 N186170.723 E 1,316,637.832 PAR-DEL A THAT PORTION OF GOVERNMENT LOT NO. 1, SECTION 3, TOWNSHIP 23 NORTH RANGE 5 EAST, • W.M., IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: AT A POINT ON THE NORTH LINE OF SAID GOVERNMENT LOT, NORTH 88'37'17 30.00 FEET e t■ •ORTHEAST CORNER THEREOF; '('� THENCE NORTH 88'3 ,,a WEST sY' a°� WHICH IS�6 8 FEET WEST, ALONG SAID NORTH LINE, 594.68 FEET, MORE OR LESS, THE NORTHWEST CORNER OF SAID GOVERNMENT LOT TO A POINT THENCE SOUTH 17'02'52" WEST 556.69 FEET, MORE OR LESS, TO A POINT WHICH IS 536 • i SOUTH OF THE NORTH UNE OF SAID GOVERNMENT LOT AND 548 FEET EAST SAID GOVERNMENT LOT; FEET _ THENCE SOUTH 125'07" OF THE WEST LINE OF WEST, PARALLEL WITH SAID WEST UNE OF GOVERNMENT LOT, 595.79 FEET, MORE OR LESS, TO THE SOUTH LINE OF SAID GOVERNMENT LOT; • THENCE SOUTH 88'01'27" EAST, ALONG SAID SOUTH LINE, 744.61 FEET, MORE OR 30 FEET WESTERLY OF THE SOUTHEAST CORNER OF SAID GOVERNMENT LOT MARGIN. OF 148TH AVENUE: SOUTHEAST LESS, TO A POINT THENCE" NORTH 01'25'22" EAST, ALONG SAID MARGIN, 30.00 FEET; AND ON THE WEST THENCE NORTH 88'01'27 WEST 425.00 FEET, ''THENCE NORTH 01'25'22" EAST 262.33 FEET; • -'THENCE NORTH:65'00'00" EAST 113.89 FEET;,THENCE SOUTH 88.01'27" EAST 323.00 FEET TO SAID WEST ROAD MARGIN, TO WHICH THE POINT OF BEGINNING BEARS NORTH 01'25'22" EAST; THENCE NORTH 01'25'22" EAST, PARALLEL WITH THE EAST UNE OF SAID GOVERNMENT LOT AND POINT FROM ND ALONG THE WEST MARGIN OF SAID 148TH AVENUE SOUTHEAST 735.55 FEET, THE POINT OF BEGINNING. MORE- OR LESS, TO PARCEL B THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 3, TOWNS RANGE 5 EAST, W.M., IN KING COUNTY, WASHINGTON; HIP 23 NORTH, EXCEPT THE EAST 529 FEET THEREOF; (ALSO KNOW AS LOT A, KING COUNTY LOT UNE ADJUSTMENT NUMBER S-90M0248, RECORDED UNDER RECORDING NUMBER 9009210864.) Ric II HORTON DENNIS & ASSOCIATES, IN HD11CONSULTING ENGINEW, 320 Second Ave. Sdti "'n-:Nam, Kirkland, WA 98033-6687 `RFNtp, (206) 822=2525 ,..r .. - ------ • EGATE N . E . 1 /4 , SEC . 3 , TWP . 23N . , RGE . 5E . , W. M . KING , STATE OF WASHINGTON EASEMENT PROVISIONS ENS/11VE AREA SETBACK AREAS AN EASEMENT IS HEREBY RESERVED FOR AND CONVEYED TO PUGET SOUND POWER AND LIGHT AREA SETBACK AREA CONVEYS TO THE PUBLIC COMPANY, WASHINGTON NATURAL GAS COMPANY, U.S WEST TELEPHONE COMPANY, T.C.I. TELEVISION RACT/SETBACK AREA. THIS INTEREST INCLUDES CABLE COMPANY AND THEIR RESPECTIVE SUCCESSORS AND ASSIGNS UNDER AND UPON THE PRIVATE L PURPOSES THAT BENEFIT THE PUBLIC HEALTH, STREET(S), IF ANY, AND THE EXTERIOR TEN (10) FEET OF ALL LOTS, TRACTS AND OPEN SPACES ?FACE WATER AND EROSION, MAINTENANCE OF WITHIN THE PLAT LYING PARALLEL WITH AND ADJOINING ALL STREET(S) IN WHICH TO CONSTRUCT, 4ND PROTECTION OF PLANT AND ANIMAL OPERATE, MAINTAIN, REPAIR REPLACE AND ENLARGE UNDERGROUND PIPES, CONDUITS, CABLES AND IREA SETBACK IMPOSES UPON ALL PRESENT AND WIRES WIN ALL NECESSARY OR CONVENIENT UNDERGROUND OR GROUND—MOUNTED APPURTENANCES 'B✓ECT TO THE TRACT/SETBACK AREA THE THERETO FOR THE PURPOSE OF SERVING THIS a 0 ' ION AND OTHER PROPERTY WITH ELECTRIC, ?LIC BY RENTON, TO LEAVE UNDISTURBED ALL GAS, TELEPHONE AND OTHER UTILITY SERVICE TmETHER W1TH THE RIGHT TO ENTER UPON THE ENT. THE VEGETATION WITHIN THE STREETSS, LOTS, TRACTS AND SPACES AT ALL •- THE PURPOSES HEREIN STATED. COVERED BY FILL, REMOVED OR DAMAGED NO LINES OR WIRES FOR THE TRANSMISSION OF ELECTRIC CURRENT, OR FOR TELEPHONE USE, 10PMENT SERVICES DIVISION OR ITS CABLE TELEVISION, FIRE OR POLICE SIGNALS, OR FOR OTHER PURPOSES, SHALL BE PLACED UPON BY LAW. ANY LOT UNLESS THE SAME SHALL BE UNDERGROUND OR IN CONDUIT ATTACHED TO A BUILDING. SACK AREA AND THE AREA OF DEVELOPMENT TO THE SATISFACTION OF RENTON PRIOR TO ANY • THER DEVELOPMENT ACTIVITY ON A LOT AREA SETBACK AREA. THE REQUIRED MARKING )EVELOPMENT PROPOSAL ACTIVITIES IN THE THE REQUIRED BUILDING SETBACK LINE, UNLESS FINANCE DIRECTOR (CITY OF RENTON) DRAINS FROM ALL IMPERVIOUS SURFACES I HEREBY.CERTIFY THAT THERE ARE NO DELINQUENT SPECIAL ASSESSMENTS AND THAT ALL SPECIAL -CIAO TO THE ALLPER IMPE VT STORM E ASSESSMENTS CERTIFTET) TO THE CITY TREASURER FOR COLLECTION ON ANY PROPERTY HEREIN 'ON DRAWINGS S90P00N6 8, ACTIVITY,fH DRAIN CONTAINED DEDICATED FOR STREETS, ALLEYS OR OTHER PUBLIC USE ARE PAID IN FULL. 'S DEPARTRENT. THIS PLAN SHALL BE EXAMINED AND APPROVED THIS DAY OF 19_ G PERMIT. ALL CONNECTIONS OF THE DRAINS THE FINAL BUILDING INSPECTION APPROVALS. FlNANCE DIRECTOR 1DUAL INFILTRATION SYSTEMS, THE SYSTEMS DING PERMIT AND SHALL COMPLY WITH THE LOTS 1 THROUGH 5 SHALL BE AT A MINIMUM KING COUNTY ROAD MITIGA7ION PAYMENT ADMINISTRATOR OF PLANNING/BUILDING/ PROF . Y SERVICES FEE REVIEW FOR SUBDIVI; 5S No.95- 0 Z-3 APPLICANT: TON I-i S3 £ r sip,cJ/S/O lam( RECEIVED FROM Rce/L. (date) JOB ADDRESS: SE /Da cam. /s48� sG WO# NATURE OF WORK: ,e)?Wr VIJS./p/'/ LND# PRELIMINARY REVIEW OF SUBDIVISION BY LONG PLAT, NEED MORE INFORMATION: ❑ LEGAL DESCRIPTION SHORT PLAT,BINDING SITE PLAN,ETC. 0 ND#'s ❑ VICINITY MAP FINAL REVIEW OF SUBDIVISION,THIS REVIEW REPLACES ❑ SQUARE FOOTAGE 0 OTHER PRELIMINARY FEE REVIEW DATED 5/1 5/cl 5 0 FRONT FOOTAGE B� SUBJECT PROPERTY PARENT PID# 03Z30CI y2/J. NEW KING CO.TAX ACCT.#(s)are required when 9 23 2 assigned by King County. It is the intent of this development fee analysis to put the developer/owner on notice,that the fees quoted below may be applicable to the subject site upon development of the property. All quoted fees are potential charges that may be due and payable at the time the construction permit is issued to install the on-site and off-site improvements(i.e.underground utilities,street improvements,etc.) Triggering mechanisms for the SDC fees will be based on current City ordinances and determined by the applicable Utility Section. Please note that these fees are subject to change without notice. Final fees will be based on rates in effect at time of Building Permit/Construction Permit application. 0 The existing house on SP Lot# ,addressed as has not previously paid SDC fees,due to connection to City utilities prior to existance of SDC fee Ord. SP Lot# will be subject to future SDC fees if triggering mechanisms are touched within current City Ordinances. ❑ We understand that this subdivision is in the preliminary stage and that we will have the opportunity to review it again before recordation. The following quoted fees do NOT include inspection fees,side sewer permits,r/w permit fees or the cost of water meters. SPECIAL ASSESSMENT DISTRICT PARCEL METHOD OF ASSESSMENT ASSESSMENT i DISTRICTS , NO. NO. ASSESSMENT • UNITS OR FEE Latecomer Agreement(pvt)WATER Latecomer Agreement(pvt)WASTEWATER Latecomer Agreement(pvt)OTHER — Special Assessment District/WATER -- p Special Assessment District/WASTEWATER g62// 25"0.do ,% 14thi7 3--3 PAID/;,2S b v o Joint Use Agreement(METRO) , Local Improvement District Traffic Benefit Zones $75.00 PER TRIP,CALCULATED BY TRANSPORTATION yb SE/7E7 r24t I FUTURE OBLIGATIONS SYSTEM DEVELOPMENT CHARGE-WATER 0 Estimated #OF UNITS/ SDC FEE 0 Pd Prey. 0 Partially Pd(Ltd Exemption) ® Never Pd SQ.FTG. Single family residential&mobile home dwelling unit$850/unit x 53 '12r' ". o Commercial/Industrial,Apartment,Condo$0.113/sq.ft.of property x (not less than$850.00) Boeing,by Special Agreement/Footprint of Bldg plus 15 ft perimeter - (2,800 GPM threshold) SYSTEM DEVELOPMENT CHARGE-WASTEWATER 0 Estimated 0 Pd Prey. 0 Partially Pd(Ltd Exemption) Er Never Pd Single family residential and mobile home dwelling unit$585/unit x 5-3 / ODS,Oo Commercial/Industrial,Apartment,Condo$0.078/sq.ft.of property x (not less than$585.00) - SYSTEM DEVELOPMENT CHARGE-SURFACEWATER 0 Estimated ❑ Pd Prey. 0 Partially Pd(Ltd Exemption) IR Never Pd Sin:le famil• residential and mobile home dwellin: unit$385/unit x 57.1 • ?Nu;0, yQc,c)d All other properties$0.129sq ft of new impervious area of property x (not less than$385.00) TOTAL $ /09� 710.00 Signature of Reviewing Au ority DATE 4841-4/1-v9a, ❑ *If subject property is within an LID,it is developers responsibility to check with the Finance Dept. for paid/un-paid status. ❑ Square footage figures are.taken from the King County Assessor's map and are subject to change. U ❑ Current City SDC fee charges apply to • In City of iton Department of Planning/Building/Pub Vorks ENVIRONMENTAL & DEVELOPMENT APPLICA f iON REVIEW SHEET REVIEWING DEPARTMENT: F'V Pre utAk m COMMENTS DUE: APPLICATION NO: LUA-96-043,FP DATE CIRCULATED: APRIL 9, 1996 APPLICANT: Chaffey Corporation/Aileen Oppelaar PROJECT MANAGER: Kayren Kittrick htl'l I UN I-IM•it Litr I. PROJECT TITLE: Stonegate Final Plat WORK ORDER NO: 78081 FIRE PREVENTION BUREAU LOCATION: Orcas Avenue NE at NE 26th Street AFR — 9 itJJ'() SITE AREA 38.4 ACRES BUILDING AREA(gross): SUMMARY OF PROPOSAL: 53 Lot single-family plat. RECLgv ED A. ENVIRONMENTAL IMPACT(e.g.Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major information Environment Minor Major information Impacts Impacts Necessary Impacts impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land'Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation A 1/114dv r -rvi s 1(i rei B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS ®®�-- � Q �eC 'Iliac-��CX Ca114lyeritS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional in rmation is needi properly assess this proposal. Ii (d Signature of Dr or or Authorized Repr--e,tative Date DEVAPP.DOC( Rev.10/93 C.D' • CITY OF RENTON mil FIRE PREVENTION BUREAU MEMORANDUM DATE: April 10, 1996 TO: Kayren Kittrick - Engineering Specialist FROM:FROM: Jim Gray - Assistant Fire Marsha Al • SUBJECT: Stonegate Final Plat, Northeast 26 h Street at Orcas Street The following are Fire Department comments associated with the above- subject: 1. All required fire access roadways shall be a minimum of 20-feet wide, and fully paved. 2. A fire hydrant with 1,000 gpm is required within 300-feet of all new single family structures. If structures are over 3,600 sq. ft, the fire flow will increase to 1500 gpm, and two hydrants are required within 300-feet of all structures. 3. A fire mitigation fee of$488 is required for all new single family structures. This fee is payable at the time the building permit is issued. Please contact me if you have any further questions. r:771'Op WArr APR ® CITY OF RENTON `��r,�.,•.. 1996 PLANNINGBUILDING/PUBLIC WORKS D'f oN less MEMORANDUM DATE: April 11, 1996 TO: Jim Hanson FROM: Gregg Zimmerman 6 E SUBJECT: Setbacks and other Standards for the Stonegate Plat I have received your attached memo. The Memorandum of Understanding(CAG-94-111)is a formal pre-annexation agreement between the City of Renton and the plat developer and their heirs and assigns. It was approved by the Mayor and Council,and established, or rather vested,the developer into the existing King County Standards extant at the time of plat approval. The developer was concerned that the City would impose differing development standards than the project was designed under while the plat was still in King County. The developer was not interested in redesigning the plat to conform to current or future City of Renton standards (except for the utilities), and his condition for annexing was that he would not be forced to do that. The City found • this condition acceptable considering the benefits both parties would receive upon annexation. It was also recognized that the current King County development standards are far more similar to the current City of Renton standards than are the standards used for most of the existing developed areas that the City annexes. You note that the memorandum of understanding does not specifically address development standards applicable to individual lots (setbacks,height limits,lot coverage,parking);other than to state"the City's review of the Final Plat is governed by the terms and conditions of King County's Preliminary Plat Approval." The City's letter of July 11, 1995 (attached) states"it is my recollection and understanding that the intent of this section. . .was that the county standards relating to such items as lot size, setbacks, and density in effect at the time of the Preliminary Plat approval would govern the development and the issuance of building permits from the City of Renton." The intent of the interpretation presented in this letter is that the City would try not to impose any changes in the development standards that would force alterations of the plat. Would the use of the City standards on setbacks,height limits,lot coverage,parking, etc. result in changes to the Final Plat? If not,I do not believe that it would violate the letter of the agreement to impose these City of Renton residential development standards. I admit that the clarification letter of July 11, 1995 clouds the issue by expanding this intent to include setback standards and the issuance of building permits. My thoughts on your questions are these: April 11, 1996 Page 2 • If use of a given City residential development standard would create a problem with the review or approval of the Final Plat, or create the need to revise the Plat,then it would be a violation of the agreement to impose that standard on a staff level. • Imposition of City of Renton residential development standards subsequent to recording of the Final Plat would not appear to violate the letter of the agreement,although it might be contrary to what was stated in the clarification letter of July 11, 1995. I am not interested in revising the clarification letter because we need to have,credibility and stand by what we tell people. Therefore,I think we should as a minimum allow the King County standards to be used on setbacks,lot size and density,as stated in the letter. Lot size and density should be no problem, since they are part of the Final Plat. • We have not by agreement or clarification letter specifically committed ourselves to use King County standards for height limits,lot coverage,parking, etc. And yet,the developer could easily assume that it was the intent of the July 11, 1995 letter to do that. Do we have a real or merely speculative problem here? Would the builder be willing to use City of Renton standards? If so, we should impose them. If not,we need to be sensitive to the previous direction we had given the developer, at least in so far as set backs go. • I do not share your concerns about this issue being a problem after initial buildout. Since the agreement clearly is tied to conditions of final plat approval, City of Renton standards would be used for any redevelopment,or even for initial development not done as part of this current project. The farther we get from the time of final plat recording,the less our agreement binds us to use of King County development standards. In this respect, Stonegate would be treated like any other annexation: redevelopment would be in conformance with City standards. I think a discussion with the developer on the use of the subject City standards is a must. There may not even be a problem. Please give me a call if you would like to discuss these issues. MEMO.DOT/ \ID CITY OF RENTON D 1� PLANNING/BUILDING/PUBLIC WORK MEMORANDUM CITY OF1IC APR 111996 ON PUBLIC WORKS A MIN. DATE: April 11, 1996 TO: Gregg Zimmerman, P/B/PW Administrator FROM: Jim Hanson, Development Services Division Director SUBJECT: Setbacks and other Single Family Residential Develop en Standards Applicable to the Newly Annexed Stonegate Plat Permit staff has requested clarification of your July 11, 1995 letter to the Leavitt Companies (attached)which makes reference to provisions contained within the "Memorandum of Agreement" signed by Leavitt Companies and the City of Renton prior to annexation of the Stonegate property. The memorandum, however, does not specifically address development standards applicable to individual lots (setbacks, height limits, lot coverage, parking, etc:). In your letter to Leavitt, you stated that it was your recollection that the intent of Section 10 of the Memorandum of Agreement was that"county standards relating to such items as lot size, setbacks, and density . . . would govern the development and issuance of building permits from the City of Renton". There are several issues raised due to the mention of setbacks in your letter. As you know, the City Zoning for the site is now R-1, Residential. The R-1 Zone has different development standards than the three pre-existing King County Zones. Therefore, in order to answer zoning questions or perform plan review for lots in this area, staff will first need to: 1) identify that these lots have unique development requirements by checking a special map (modified City zoning map?); 2) refer to a second map (the old King County Zoning); 3) determine which of three County zones was previously existing; and 4) refer to both the County and City Zoning Codes for applicable requirements. While this may be possible during the initial buildout of the lots, we have concerns about our long term ability to consistently and equitably apply these County requirements. We are also unsure how this could be mapped or otherwise conveyed to the staff and the public in order to explain how differing standards are being applied in the same zone. Was your intent also to require compliance with other County requirements such as lot coverage and height, or only setbacks? If the City regulations change in the future, becoming less strict than the current County regulations, would these lots still be subject to the County standards? In absence of any clear legal authority to impose requirements other than those of the R-1 Zone, my staff has requested some type of backup/written authorization allowing them to deviate from the Zoning regulations established upon annexation. As an alternate, we could send a revised letter to Leavitt stating that, while the County density and lot size requirements will apply, all future buildings will need to comply with City development standards. We would appreciate further guidance. Thank you. :7 T h,..z) Q. r-. ;tom: CITY OF RENTON ••al Planning/Building/Public Works Department Earl Clymer,Mayor Gregg Zimmerman P.E.;Administrator REVISED July 11, 1995 oicpv • 11I Mr.Eric Evans `' 11 1995 Leavitt Companies • x 301 116th Avenue S.E., Suite 570 £ J V Bellevue, WA 98004 Dear Mr.Evans: You recently spoke with Mike Kattermann of my staff about the Stonegate project and problems that have arisen due to differences between King County and City of Renton development standards. As you know,when the Stonegate project was annexed it had preliminary plat approval from King County. When it was annexed to Renton, the City applied R 1 zoning to the property because it most closely fit the proposed project and the City's adopted Comprehensive Plan at that time. When the zoning was applied, we were aware that there would be some differences between what the R-1 zone allows and requires and the county standards that applied at the time the preliminary plat was approved. • In researching our previous discussions and agreements, I believe our Memorandum of Understanding, dated September 2, 1994 addresses this question. Page 4, Section 8 states: "The City of Renton agrees that approval and recording of the final plat of Stonegate will be performed by the City of Renton, provided the subdivision property is annexed to the City. The Leavitt Companies will be responsible for payment of final plat fees. It is further agreed that with the exception of paragraph 7A, the City's review of the Final Plat is governed by the terms and conditions of King County's Preliminary Plat Approval, however, it is recognized by both parties of this memorandum of understanding that final plat approval is subject to City Council approval." [emphasis added] It is my recollection and understanding that the intent of this section, and in particular the highlighted clause, was that the county standards relating to such items as lot size, setbacks, and • density in effect at the time of the Preliminary Plat Approval would govern the development and the issuance of building permits from the City of Renton. In addition, I would call your attention to page 4, Section 10, of the Memorandum of Understanding, which states: i I I _ t • . • • Mr.-Eric Evans July.11, 1995 . Page Two "This Memorandum of Understanding shall run with the land and'be binding upon and inured to the benefit of the respective parties, and their legal representatives, successors, assigns and heirs." I hope this-addresses your concerns. Please contact me if you have any further questions or i concerns regar ing this project. Sincerely, _ Zitelt 3/Nif&teWx-- Gregg A. Zimmerman,P.E. Administrator,P/B/PW Department • cc: Mayor CIymer Larry Warren j Jim Hanson Mike Kattermann/ • hf divisionslp&tslplanninglannexxstongate.doc I ' I � ' I i I r CAG-94-111 ' MEMORANDUM OF UNDERSTANDING • THIS MEMORANDUM OF UNDERSTANDING, dated this AN'p day of 40- ec , 1994, is by and between the Leavitt Companies, a sole proprietorship, its successors and/or assigns (collectively the "Leavitt Companies") and the City of Renton, a Washington municipal corporation and is intended to be a binding agreement. PREAMBLE A. The Leavitt Companies owns a 38 acre parcel of unimproved real property located on 148th Avenue S.E. , King County, Washington, commonly known as Stonegate. B. The King County Hearing Examiner has granted preliminary plat approval to the 53 lot Stonegate subdivision. C. The Mayor of the City of Renton has indicated in a letter to the King County Council dated April 19, 1994, that the City Administration would support a request for annexation, or in lieu of annexation, a request for extension of sewer and water services to Stonegate under the execution of a covenant agreeing not to protest future annexations. D. It is the preference of the City of Renton and the Leavitt Companies . to annex the Stonegate property. With a clear understanding of certain conditions, the Leavitt Companies is willing to pursue annexation. E. Any annexation approval from the Boundary Review Board must be accomplished by April 1, 1995, the beginning of the construction season. NOW, THEREFORE, the parties wish to embody their understanding as follows: UNDERSTANDING 1. Nature of the Relationship. This is a binding agreement between the Leavitt Companies and the executive branch of the City of Renton. The Leavitt Companies and the Mayor of the City of Renton understand there is not meant to be, nor can there be, any guarantee respecting the decision of the City Council as to annexation approval. The parties understand that each party pledges a good faith effort to accomplish the intent of the agreement described below. 2 . Annexation. The Leavitt Companies agree to initiate an annexation petition with the City of Renton to annex its -1- 5-178414.1 • /I Stonegate property. The Leavitt Companies further agree to cooperate and support the annexation effort. 2 .1 The City of Renton agrees that the annexation petition will be limited to the Stonegate property. 2.2 The City of Renton agrees that the City's annexation process must be completed by December 31, 1995. 2. 3 The City of Renton agrees that it shall vigorously support the. annexation petition before the King County boundary review board. 2 . 4 The City of Renton acknowledges and agrees that it shall be bound by the terms and 'conditions of King County preliminary plat approval for the Stonegate Subdivision and further agrees that the City of Renton shall impose no additional conditions, other than those listed in this memorandum of agreement) on the plat. 2.5 The City of Renton agrees that the Leavitt Companies shall not be required to conduct any public information meetings regarding the annexation petition. However, the Leavitt Companies agree to provide a representative at any hearings that may be required before the boundary review board. • 2. 6 The City of Renton agrees that the City shall be solely responsible for supplemental environmental documentation, if any, deemed necessary for the annexation petition. 3 . Sanitary Sewer Service. The City of Renton agrees to provide 'sanitary sewer services !to- the Stonegate subdivision, either upon the successful annexation to -the: City or. after approval by King County to allow extension of the sewer...line;:via amendment to the Local Service Area Boundary. 4 . Water Service. The City of Renton agrees to provide water service to the Stonegate subdivision, either upon the - successful completion of annexation and service boundary adjustment and/or after completion of an agreement with King County Water District No. 90. 5. No Protest Agreement. Upon completion of filing the petition for annexation and the City of Renton's notice of intent hearing, the City of Renton Administration agrees to support a petition made to the Renton City Council by the Leavitt Companies to execute an agreement not to protest future annexation in exchange for the provision of water and sanitary sewer service. This No Protest Agreement shall be worded as a fall-back agreement that would go into effect only in the event that the current annexation effort shall fail. Any action by the Leavitt -2- S-178414.1 • Companies to invalidate the current annexation effort would also invalidate the No Protest Agreement. 5. 1 The City of Renton agrees that in the event the annexation petition for Stonegate is not approved by the City Council, but a No Protest Agreement to provide sewer service to the Stonegate Plat has been approved by the City Council, it will vigorously pursue modification of the Local Service Area Boundary for sewers to enable the City to provide sanitary sewer service to the Stonegate subdivision. 5.2 The City of Renton agrees that in the event the- annexation petition for Stonegate is not approved by the City Council, but a No Protest Agreement to provide water service to the Stonegate Plat has been approved by the City Council, it will vigorously pursue modification of King County Water District No. 90's service area boundary to enable the City to provide water service to the Stonegate subdivision. 5. 3 The Leavitt Companies agree to cooperate and support the efforts of the City to amend the Local Service Area Boundary for sewers and King County Water District No. 90's service area boundary. - 6. Permit Fees. The Leavitt Companies agrees to pay. all applicable City of Renton permit and inspection fees and system development charges (SUCC and SAD fees) associated with the extension of water and sanitary sewer facilities to the Stonegate subdivision. All other permit and inspection fees for the subdivision shall be paid to King County. 7 . Development and Design Review Standards. In accordance with paragraphs 2. 4, 3 and 4 above, the City of Renton and the Leavitt Companies agree that development of the Stonegate subdivision shall be in accordance with the following standards: a. The Leavitt Companies agree to construct the water and sanitary sewer facilities to the design specifications of the City of Renton. b. The Leavitt Companies agrees to submit the water and sanitary sewer construction plans upon completion of the Boundary Review Board Hearing for the Stonegate Annexation, or by January 31, 1995, whichever is sooner. c. The City of Renton and the Leavitt Companies agree and acknowledge that the Leavitt Companies shall construct the road and stormwater facilities to the design specifications of King County and the King County Preliminary Plat approval of the Stonegate subdivision. -3- S-178414.1 8. Final Plat Recording. The City of Renton agrees that approval and recording of the final plat of Stonegate will be performed by the City of Renton, provided the subdivision property is annexed to the City. The Leavitt Companies will be responsible for payment of final plat fees. It is further agreed that with the exception of paragraph 7A, the City's review of the Final Plat is governed by the terms and conditions of King County's Preliminary Plat Approval, however, it is recognized by both parties of this memorandum of understanding that final plat approval is subject to City Council approval. i 9 . Condemnation. If prior to annexation, all or a substantial part of the Stonegate property is sold to a government, condemned via a government's power of eminent domain or is threatened to be condemned by a government, this Memorandum of Understanding shall terminate and the parties shall be relieved of and released from any other obligation. 10. Binding Effect. This Memorandum of Understanding shall run with the land and be binding upon and inured to the benefit of the respective parties, and their legal representatives, successors, assigns and heirs. 11. Entire Agreement. This Memorandum of Understanding contains the entire agreement and understanding of the parties with respect to the entire subject matter hereof, and there are no representations, inducements, promises or agreements, oral or otherwise, not embodied herein. Any and all prior discussions, negotiations, commitments, and understandings relating thereto are merged herein. There are no conditions precedent to the effectiveness of this Agreement other than as stated herein, and there are no related collateral agreements existing between the parties that are not referenced herein. IN WITNESS WHEREOF, the undersigned parties execute and agree to this Memorandum of Understanding as of the date first written above. THE LEAVITT COMPANIES B _ - its THE ITY OF RENTON By a`*. \ L.� ,\0 k yor, Earl(1\C1ymec -4- S-178414.1 ATTEST( 2) Marilyn . etersen, City Clerk CITY' ,IF RENTON fs, Planning/Building/Public Works Department Jesse Tanner,Mayor — Gregg Zimmerman P.E.,Administrator • April 8, 1996 V Ms.Aileen Oppelaar . PO Box 560 . Kirkland,WA 98083 . SUBJECT: Stonegate Final Plat Project No. LUA-96-043,FP Dear Ms. Oppelaar. _ The Development Planning Section of the City of Renton has determined that the V subject application is complete according to submittal 'requirements and, therefore, is . . accepted for review. . . You will be notified if any additional information is required to continue processing your application. V " Please contact me, at 277-4499, if you have any questions. . Sincerely, 00.110 0447 e Kayren Kittrick 0 Project Manager ACCPTUR.DOC 200 Mill Avenue South -Renton, Washington 98055 alThis oaner contains 50%recycled material.25%nest consumer STONEGATE FINAL PLAT CONFIRMATION OF COMPLIANCE WITH CONDITIONS OF PRELIMINARY PLAT APPROVAL 1. Compliance with all platting provisions of Title 19 of the King County Code. Renton Requirement: Complete plat required street, utility and drainage improvements per attached approved plans. Comply with requirements of Renton Subdivision Ordinance for Final Plat approval procedures. Plat improvements have been installed with the exception of curb, gutter, sidewalks and asphalt which will be bonded 2. All persons having an ownership interest into the subject property shall sign on the face of the final plat dedication which includes the language set forth in King County Motion No. 5952. Renton Requirement: Comply with condition as written. Applicant to provide copy of Motion No. 5952 with final plat application. Chaffey Corporation and Key Bank have signed the final plat Motion 5952 is attached 3. Proposed lots 1 through 5, and 50 and 51 are zoned SC-P. The area and dimensions of these lots shall meet the minimum requirements of the SC Zone classification or shall be as shown on the face of the approved preliminary plat, whichever is larger. Minor revisions to the plat which do not result in substantial changes may be approved at the discretion of the Land Use Services Division. �® Renton Requirement: Comply with condition as written. Applica to 40, N$� �� provide a copy SC-P Development Standards with final plat application. e�, �4.0� Attached o�a�oof( 4. Proposed lots 6 through 49, and 52 and 53 are zoned SR-15000. The area dimensions of these lots shall meet the minimum requirements of the SR-15000 zone classification or shall be shown on the face of the approved preliminary plat, whichever is larger. Minor revisions to the plat which do not result in substantial changes may be approved at the discretion of the Land Use Services Division. Renton Requirement: Comply with condition as written. Applicant,to provide a copy SC-P Development Standards with final plat application. } Attached 5. The applicant must obtain final approval from the King County Health Department. If the applicant proposes to serve the final plat with sewers, in lieu of septic tanks, approval of a Local Services Area (LSA) extension must first be secured from KingCountyor the property must be subjectP p Y 's> annexed to the City of Renton. (Note: an LSA extension would require the convening of a public hearing before the Hearing Examiner, and the passage of an ordinance by the County Council.) r:. Renton Requirement: Construct sanitary sewer main system per approved plans prior to approval of final plat. r: 1 Done 6. All construction and upgrading of public and private roads shall be done in accordance with the King County Road Standards established and adopted by Ordinance No. 8041, subject to variances granted by the King County Road Engineer. Renton Requirement: Construct street improvements per the approved plans for the preliminary plat. Any modification to these approved plans must be approved by the City of Renton Development Services Division. Done and/or bonded. See response to #1. 7. The Applicant must obtain the approval of King County Fire Protection Engineer and demonstrate compliance with the fire hydrant, water main, and fire flow standards of chapter 17.08 of the King County Code. Renton Requirement: The applicant must obtain the approval of the Renton Fire Department of the fire hydrants and water main system for the preliminary plat. The approved water system plans demonstrate compliance with this condition, provided that the water mains and hydrants are installed per the approved plan prior to approval of the final plat. Done 8. Final plat approval shall require full compliance with the drainage provisions set forth in the King County Code 9.04, and the storm drainage requirements and guidelines as established by the Surface Water Management Division. Compliance may result in reducing the number and/or location of lots as shown on the preliminary approved plat. The following conditions represent portions of the Code and apply to all plats. a. Drainage plans and analysis shall comply with the 1990 King County Surface Water Design Manual (except as modified by Condition 9 below). LUSD approval of the drainage and roadway plans is required prior to any construction. b. Current standard plan notes and ESC notes, as established by LUSD Engineering Review, shall be shown on the engineering plans. c. The following note shall be shown on the final recorded plat: "All building downspouts, footing drains, and drains from all impervious surfaces such as patios and driveways shall be connected to the permanent storm drain outlet as shown on the approved construction drawings # on file with LUSD and/or the Department of Public Works. This plan shall be submitted with the application of any building permit. All connections of the drains must be constructed and approved prior to the final building inspection approval. For those lots that are designated for individual lot infiltration systems, the systems shall be constructed at the time of the building permit and shall comply with the plans on file." Renton Requirement: Comply with the condition as written. The note on the final plat shall refer to the Renton Planning/Building/Public Works Department instead of the King County agencies. 2 See note 4 on sheet 1 of final plat 9. The following conditions specifically address drainage issues for this particular plat: a. Stormwater detention shall be computed using an SCS-based hydrograph.method (or other method as approved by King County). The performance of the proposed detention facilities shall be such that discharge from the developed area shall be no more than: • One-half of the pre-developed, 2-year/24-hour release rate for design storm events up to and including the 2-year/24-hour design storm; • The pre-developed, 2-year/24-hour release rate for design storm events greater than the 2-year/24-hour design storm event and up to and including the 10-year/24-hour design storm; • The pre-developed, 10-year/24-hour release rate for design storm events greater than 10-year/24-hour event and up to and including the 100- year/24-hour design storm event; All other aspects of the storm water system design shall conform to the 1990 King County Surface Water Management Design Manual including wetpond and biofiltration. b. Offsite water from the Summerwind Division 2 Tract X detention pond and Newcastle Terrace shall be conveyed through the site. This offsite water shall receive biofiltration per the 1990 SWMDM prior to discharge. c. Offsite drainage currently enters the southwest corner of the proposed subdivision via a pipe from NE 20th street. The final engineering plans approved by King County shall incorporate this system into the final design of the drainage plans. d. The cross culvert which will ultimately convey the Tract A and Tract E stream beneath Road A shall be designed to accommodate the 100-year design storm. Renton Requirement: Comply with condition as written. All items are addressed in the approved construction plans for the project. Done, with engineering plan approval - plat construction 10. A note shall be shown on the final plat and engineering plans which states that the finish floor elevation for the residences on Lots 1-5 shall be a minimum of one foot above the 100 year floodplain. Renton Requirement: Comply with condition as written. See note 5 on sheet 1 of final plat 11. All clearing and grading for roads, drainage facilities and utilities shall be performed between April 1st and September 30th. LUSD may allow clearing and grading activities beyond these seasonal limits, at its discretion. In determining whether to allow clearing and grading beyond the seasonal restriction, LUSD shall consider the Applicant's construction practices and actual weather conditions. A note implementing the preceding clearing and grading requirements shall appear on the final engineering plans. 3 ` 1 Renton Requirement: Comply with the conditions as written, with the exception that any extension can be granted only by the Renton Development Services Division. Complied with through construction plans 12. All utilities within proposed right-of-way must be included within a franchise approved by the King County Council prior to final plat recording. Renton Requirement: All proposed utilities to be city owned, or operated by existing approved franchise utilities. Condition will be met as written, with no additional approvals required. 13. The Applicant or subsequent owner shall comply with King County code 27.40, King County Road Mitigation Payment System. MPS fee as determined by King County Public Works plus an administrative fee. The applicant has the option to either 1) Pay the MPS fee and MPS administrative fee at final plat application, or 2) pay the MPS fee and MPS administrative fee at the time of building permit application. If the first option is chosen, a note shall be placed on the face of the plat that reads, "All fees required by King County Code 27.40, King County Road Mitigation Payment System (MPS), have been paid." If the second option is chosen, the fee paid shall be the amount in effect as of the date of building permit application. Renton Requirement: The applicant shall provide documentation that the MPS fee has been paid to King County prior to approval of the final plat. See enclosed letter from King County's Sue Osterhoudt, dated December 28, in which King County acknowledges payment of MPS fee. 14. The following are required road improvements for the subdivision: a. Streets A and B shall be designed to the urban subcollector standard. b. Streets C, D, E and F shall be designed to the urban minor access standard. c. Frontage Improvements to 148th Avenue Southeast are required as follows: • The frontage along the west margin of 148th Avenue Southeast shall be improved in accordance with approved Road Variance S92V0182. • Plans for the above-noted improvements to 148th Avenue Southeast shall be submitted to the Department of Public Works for review by the Traffic and Planning Section of the Bridge Engineer at the time of engineering plan submittal. d. 148th Avenue Southeast shall be regraded and lowered to achieve €; adequate entering sight distance at the Street A intersection, per the King County Road Standards. Plans shall be submitted for this improvement with the engineering plan submittal. 4 e. Any pavement failures in the west lane of 148th Avenue Southeast between the Street A intersection and the above lowering section shall be repaired. f. Modifications to the above road conditions may be considered by King County pursuant to the variance procedures in KCRS 1.08. g. Lots 52 and 53 shall have undivided ownership of Tract E and be responsible for its maintenance. Tract E shall be a minimum of 20 feet in width and be improved with an 18 foot wide paved surface. The paving shall have a cross slope in one direction, with curb or thickened edge on one side. See note 7 on sheet 1 of final plat h. Tract G shall provide for pedestrian use and emergency vehicle access. The tract shall be a minimum of 30 feet in width, and shall have a 20 foot wide, paved surface. The 20 foot wide, paved access road shall have a cross slope in one direction, with curb or thickened edge on one side. The access road shall have bollards placed at both ends of the tract, consistent with requirements of the King County Road Standards. Tract F shall be dedicated to King County. Renton Requirement: Comply with condition as written. Condition will be satisfied by constructing street improvements per approved. construction plans. Those portions of the street improvements within the Renton City Limits shall be permitted and inspected by the City. Those portions within King County, such as 148th Avenue Northeast shall be permitted and inspected by King County. Done. See note 8 on sheet 1 of final plat 15. A geotechnical report, prepared by a licensed geotechnical engineer, shall be submitted with the engineering plans to address any structural fill needed for development of the final plat. In this regard, it has been noted that structural fill may be needed on Lot 1. Renton Requirement: Applicant shall submit the required geotechnical report to the City prior to approval of the final plat. The applicant shall also provide copies of any compaction test information for any new fill or graded areas to the City prior to approval of the final plat. See enclosed reports from Terra Associates, Inc. dated October 13, 1994: "Supplemental Geotechnical Engineering Recommendations And Plan Review." And the February 3, 1995 report: "Lot Infiltration Systems." Also enclosed are all compaction tests completed to date. Final compaction testing will not be undertaken until paving is scheduled. 16. The planter islands (if any) within the cul-de-sac shall be maintained by the abutting lot owners, this shall be stated on the face of the final plat. Renton Requirement: No planter islands were included on the approved plans for street improvements for this project. Modifications of the plans to include planter islands requires approval from the Renton Development Services Division and the Renton Fire Department. Approval of such a modification request is unlikely. 5 There are no planter islands 17. The on-site portion of May Creek Wetland #5, a Class I wetland, shall have a minimum 100 foot buffer of undisturbed native vegetation, except to the extent that disturbance is allowed as provided in condition 24 below (May Creek Wetland #5 lies in Tract E on the preliminary plat map). Renton Requirement: Comply with condition as written. Done- see final plat map 18. May Creek, a Class II stream used by salmonids, shall have a minimum 100 foot buffer of undisturbed native vegetation. Renton Requirement: Comply with condition as written. Done- see final plat map 19. The Class III stream (lying within Tracts A, B, D and E) shall have a minimum 25 foot buffer of undisturbed native vegetation. Renton Requirement: Comply with condition as written. Done- see final plat map 20. Wetlands, streams and their buffers shall be placed in a separate sensitive area tract. A minimum Building setback line of 15 feet shall be required from the edge of a sensitive areas buffer. Renton Requirement: Comply with condition as written. Done- see final plat map 21. The approved filing of the 0.07 acre Class 3 wetland shall be mitigated by setting aside 0.1 acres of existing forest adjacent to the Class III stream buffer. (The proposed mitigation area shown on the May 10, 1994 preliminary plat map is acceptable.) Renton Requirement: Comply with condition as written. Done- see Tract F 22. All approved alterations of streams shall insure that there will be no net loss of stream functions on that site, and no impact on stream functions above or below the site due to the alterations. Renton Requirement: Comply with condition as written. Done 23. All stream crossings by roads or driveways shall use bottomless, arched culverts or other construction techniques which do not disturb the stream bed or bank. All crossings shall be constructed during summer low flow. Crossings shall not diminish the flood-carrying capacity of the stream. Crossings shall be minimized and serve multiple purposes whenever 6 possible. (The location of the crossings for Street A and Tract E are acceptable.) Renton Requirement: Comply with condition as written See approved engineering plans 24. A Stream Mitigation Plan for the relocation of the stream shall be submitted for review and approval by LUSD. The mitigation plan shall be submitted as part of the subdivision engineering plans. The Stream Mitigation Plan shall include proposed final grades and hydrology; outlet to May Creek Wetland #5; a detailed planting plan showing plant species, sizes and locations; and construction notes. Renton Requirement: Comply with condition as written See approved engineering plans 25. Required stream mitigation must be completed prior to 'King County's granting of final approval to the subdivision. However, if the applicant demonstrates that seasonal requirements or other circumstances beyond their control prevent completion of the mitigation prior to final approval, the applicant may post a performance bond or any other security instrument as approved, which guarantees that all required mitigation measures will be completed no later than the time established by LUSD. Upon satisfactory completion of the performance inspection, LUSD wetlands staff shall recommend release of the performance bond and its replacement with a maintenance bond. A maintenance bond shall be required, in a term and amount sufficient to guarantee satisfactory workmanship, allowed or required, for a period of up to five years. Upon satisfactory completion of the final monitoring inspection of the site, King County LUSD wetlands staff shall release the maintenance bond. If this project has not met its performance standards at the end of the monitoring period, the Applicant is responsible for preparation and implementation of a contingency plan to remedy the situation. Renton Requirement: Comply with condition as written See approved construction plans 26. Prior to recording final plat, the owner of the property shall submit proof that a Notice on Title has been filed for record with the Records and Elections Division, to run with the land containing sensitive areas. The Notice shall be approved by LUSD and inform the public record of the presence of a sensitive area or buffer, the application of KCC 21.54 to the property, and that limitations on actions in or affecting such areas or buffer may exist. ;. Renton Requirement: Comply with condition as written, except to be approved by the Renton Development Services Division instead of LUSD. is r.< These conditions are shown in notes and on map sheets of final plat 27. Prior to commencing construction activities on the site, the applicant shall mark wetland and stream sensitive areas in a highly visible manner, and these areas must remain so marked until all development proposal activities in the vicinity of the sensitive area are completed. 7 is Renton Requirement: Comply with condition as written. Done, by use of orange NGPE fencing on-site 28. Prior to commencing construction on the site, permanent survey stakes using iron or cement markers as established by current survey standards shall be set delineating the boundary between adjoining property and the sensitive areas tracts. Renton Requirement: Comply with condition as written. Done 29. Prior to final approval of construction activities on the site, the boundary between a sensitive area tract and adjacent land shall be identified using permanent signs. Sign specifications shall be supplied by LUSD and shown on the subdivision engineering plans. Renton Requirement: Comply with condition as written. Signs have been purchased and scheduled for installation. See enclosed photocopy of sign. 30. Prior to final approval of construction activities on site, the boundary between a sensitive area tract and adjacent land shall be permanently fenced. Fencing details shall be shown on the subdivision engineering plans. Renton Requirement: Comply with condition as written. Fence to be installed in the Spring of 1996 RESTRICTIONS FOR SENSITIVE AREA TRACT'S AND SENSITIVE AREA SETBACK AREAS Dedication of a Sensitive Area Tract/Sensitive Area Setback area conveys to the public a beneficial interest in the land within the tract/setback area. This interest includes the preservation of native vegetation for all purposes that benefit the public health, safety and welfare, including control of surface water and erosion, maintenance of slope stability, visual and aural buffering, and protection of plant and animal habitat. The Sensitive Area Tract/Sensitive Area Setback Area imposes upon all present and future owners and occupiers of the land subject to the tract/setback area the obligation, enforceable on behalf of the public by King County, to leave undisturbed all trees and other vegetation within the easement. The vegetation within the tract/setback area may not be cut, pruned, covered by fill, removed or damaged without prior approval in writing from King County Land Use Services Division or its successor agency, unless otherwise posted by law. r. P., The common boundary between the tract/setback area and of development activity must be marked or otherwise flagged tot he satisfaction of King County prior to any clearing, grading, building construction or other development activity ►: on a lot subject to the Sensitive Area Tract/Sensitive Area Setback Area. The required marking or flagging shall remain in place until all development proposal activities in the vicinity of the sensitive area are completed. No building or foundation are allowed beyond the required building setback line, unless otherwise provided by law. 8 • Renton Requirement: Comply with condition as written, except raterence Renton Development Services Division in place of King County Land Use Services Division and Renton in place of King County. See note on final plat, note 1 on sheet 1 32. The subject plat shall comply with KCC 19.38 by providing a fee-in-lieu of open space. The amount of the fee shall be determined by DDES and the King County Parks Division, consistent with the provisions of KCC 19.38. The fee shall be paid to King County prior to recording of the final plat. Renton Requirement: Mitigation for impacts to the parks system will need to be paid to the city of Renton to mitigate impacts on the Renton Park system from the additional city residents. The Renton Parks Department is planning on improvements to the parks system in this area to respond to the need of additional parks in this portion of Renton. Parks mitigation fees are to be paid per the City of Renton Parks Mitigation Ordinance prior to recording of the final plat. Paid - See enclosed fee receipt from Renton 33. A homeowners association or other workable organization shall be established to the satisfaction LUSD which provides for the ownership and continued maintenance of the open space areas and sensitive area tracts. Renton Requirement: Comply with condition as written. See enclosed copy of the CC & R's for Stonegate 34. The final engineering plans for the proposed subdivision shall limit the clearing and grading to the minimum necessary to install roadways and utilities including the grading associated with the relocation of the unnamed tributary. All trees and understory shall be retained on the proposed lots until recording of the final subdivision. Due to the grading necessary to relocated the unnamed tributary, Lot 1 shall be exempt from this requirement. Renton Requirement: Comply with condition as written. 35. Per Exhibit 18, the engineering plans for this project shall identify the location of any wells on the site and provide notes which address the requirements for the contractor to abandon such wells pursuant to requirements outlined in the Washington Administrative Code. Renton Requirement: Comply with condition as written. Well was abandoned in accordance with DOE regulations- see attached The construction plans have been approved for permit for the required street, drainage and utility improvements for the preliminary plat. All work within the • City of Renton will require a permit from the City, and will be inspected by a Renton Inspector. Permit fees will be per the City of Renton ? and include System Development Charges for sewer, water and drainage for the new plat. s: No work will be allowed until a permit is obtained, and a reconstruction meeting is held with the contractor and the City. • fr 9 s; 4;• As-built drawings, cost date inventory sheets and bills-of-sale for all the public improvements must be submitted to the City for review and approval prior to recording of the final plat. The plat map itself must also be reviewed and approved by the City prior to recording. The plat map can be submitted for preliminary review at any time to expedite the final plat approval process. Submittal of an itemized list explaining how each of the Hearing Examiner conditions have been met will also help expedite the final plat approval process. • • .. r p , • ' March 15 , 1984 INTRODUCED -BY: BRUCE LAING 3730/HK/hz PROPOSED BY: 83-212 1 MOTION NO. 5952 2 A MOTION relating to standard conditions for the approval of subdivisions and • 3 short subdivisions regarding dedications and • indemnification . 4 5 WHEREAS, RCW 58 . 17 . 165 , the State Subdivision Act , requires 6 the certification that all public roads , easements, and tracts 7 have been dedicated to King County ; 8 WHEREAS, RCW 58 . 17 . 165 requires a waiver of . claims for all 9 damages against King County due to the establishment , 10 construction, and maintenance of said roads; 11 WHEREAS, the State Subdivision Act is silent as to 12 requirements for waivers and hold harmless agreements for other 13 aspects of subdivision approval ; 14 WHEREAS, the Home Rule charter gives King County the 15 authority to remedy this ambiguity ; 16 WHEREAS, there has been a lack of standards for waivers , 17 dedications, and indemnifications ; 18 NOW, THEREFORE BE IT MOVED by the Council of King County: 19 A. It is the policy of the King County Council that the 20 following shall be included as a standard condition of approval 21 on all subdivisions and on those short subdivisions which 22 require dedication of public road rights-of-way, co1.: Lr: uction of �3 public roads and/or installation of surface water. 24 retention/detention facilities : 25 All persons having an , ownership interest in the subject 26 property shall sign on the face of the final plat/short plat the 27 following language : 28 • 29 30 31 32 • 33 � nk1171TION Z .fry,;::t . �irt'p I n v . . v�5Z 1 KNOW ALL PEOPLE BY THESE PRESENTS' that we, .the undersigned 'owners of interest in the land hereby subdivided/short 2 subdivided, . hereby declare this plat/short plat to be the ' 3 graphic representation of the subdivision/short subdivision . made hereby, and do hereby ' dedicate . to the use of the public 4 • forever all streets and avenues not shown as private hereon and dedicate the use thereof for all public - purposes not 5 inconsistent with the use thereof for public highway purposes, and also the right to •make 'all necessary slopes . 6 for cuts and fills upon the lots shown thereon in the original reasonable grading of said streets and avenues, and ' 7 further dedicate to the use of the public all the easements and tracts shown on this plat/short .plat for - all public 8 purposes as. indicated thereon, including but not limited to parks, open space, utilities and drainage Unless such 9 easements or tracts are specifically identified on this plat/short plat as being dedicated or conveyed to, a. 1 10 or entity other. than the public . s 11 Further the undersigned owners of the land hereby subdivided/short subdivided waive for themselves , their A 12 heirs and assigns and any person or entity deriving title from the undersigned, any and all claims for damages • Kin Count g against •13 9 y► its successors and assigns which may be �� occasioned by the establishment, construction, or 14 maintenance of roads and/or drainage systems within this . , subdivision/ 15 short subdivision other than 'claims resulting fromPI inadequate maintenance by King County. • . . 4,, 16 L'e Further , the undersigned owners of the• land hereby 17 subdivided/short subdivided agree for themselves, their• P. heirs and assigns to indemnify and hold 'King ' Codint.y, its F 18 , successors and assigns, harmless f_rom . any damage, including p%* any costs of defense, claimed by' persons within or without ff 19 this subdivision/short subdivision to, have been caused by r;. alterations of the ground surface, vegetation,, drainage, or kE;, 20 ' surface or sub-surface water flows within this subdivision short °liE / subdivision or by establishment, 21 construction' or maintenance of the roads within . this subdivision/short: subdivision . Provided, this waiver and ��" 22 indemnification shall not be construed as releasing King County, its successors or assigns, from liability for 23 • damages, including the cost of defense, resulting in whole or in part from the negligence of King County, its ''`y'''`'' 24 successors, or assigns. , f'`" S;-' 25 PASSED this t'o D day of '� S:i,; 1984 F<< ;i. 26 • - KING COUNTY COUNCIL Y''=s • KING COUNTY,' WASHINGTON :;':% !!(:).111 �9 Chatrm, 30 I ATTEST. ,; 31 c..-5),c,e0-e / . -4e,,,;___' .. . 32 . rk of the Councilgie 33 J; CHAFFEY 205 Lake Street South, Suite 101, POBox 560 CORPORATION Kirkland, Washington 98083, (206) 822-5981, Facsimile (206) 822-1508 April 3, 1996 ■■ The Board Of Public Works ■■■■ City of Renton �" '■■■■ 200 Mill Avenue South Renton, Washington 98055 RE: Final Plat of Stonegate Request for Plat Improvement Deferral Dear Board Members: Chaffey Corporation is the owner and developer of the plat of Stonegate, a 53 lot, single-family subdivision located at Orcas Avenue N.E. (formerly 148th Avenue N.E. ) and N.E. 26th Street. We will be making a final plat application to the City in the next few days. We wish to receive final approval and recording, prior to completion of all the plat improvements. We respectfully request the Board of Public Works grant us approval to defer certain improvements and allow us to post a security device (performance bond) to coincide with final plat approval and recording. Enclosed for your consideration is the "Bond Cost Analysis" , prepared by Thomas G. Brown, P.E. , of our office, and dated March 13, 1996. The majority of items left to complete are the off-site water and 148th Avenue N.E. road improvements, both County improvements. The on-site items left to complete include individual- lot roof and footing drains, the curb, gutter, sidewalks and paving. We anticipate making substantial progress between now and final staff recommendation for approval, which will be in four to six weeks. By late April to middle of May of this year, we should be finished with curb and gutter. The construction progress was slowed, substantially, by the unanticipated amount of rainfall. We believe our request for plat improvement deferral is reasonable, given the circumstances of the inclement weather. We anticipate total completion of this project within nine months.. The Board of Public Works City of Renton April 3 , 1996 Page two If there are any questions, or if additional information is needed, please call us at 822-5981 . Thank you for your consideration. Sincerely, CHAFFEY CORPORATION AILEEN D. OPPELAAR Vice President Land Development AO:ao Enclosures cc: Thomas G. Brown, P.E. , Chaffey Corporation Kayren Kittrick, Engineering Specialist, City of Renton :.t: • No 1545 (NAD 14 FT)1)' / N 91900 5372`�FT) j �.,... 723 ( E • 6 Or :-i:: 1 • al T m 0 F a 3 2 3 7. 6 1:}I 1 6 1�• " 13 , - �:U'yy- • 'ter',' ;s.x.,r,, t. • _ 3 _.B'' . ,--r *-.! 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S 2' c _ N t � 'C •r .1.: 1 i�'rrr,er .iY.l-: v- i c 7r� '•z< A. b r• .e r•t,r • • ,,.Y t.�� o }t Y� :P • • 80 h. � :,w k , '�-4 t' „,..::....)......:::•:.,.....,..: • 'r ,...„....s..r,i..,. ,... "..... _-'T K h 5. • e.r,..,,c...„,i..... ..„.,,, .,...,,, .5.. ,.,„ . . ......„..... „..,,,t. f •i Y 1 'F 6. a_ ��{' a• .. •M �r {t�♦ 4 �n. i h iJ.•z • h' •- T 00 +� .i1r:.r r�3+ 5� •• v. ^Y L^ :r-ZrM, • <� cqy �} i..a= `4:a ,81 !tea .J� c�ra, r-. y t.b,e 4. T•7�=r.. • i.,a• • _yYt' .. r� " 't .tc �'�'Y •• y' .,. s. y jss "•t. {,p 5 h itt _ I` - 1,tt tr ' J.- 't-r �'v}, - "' '':- - 'tt. ••i tip .S� 4_, r. • il`• A'',` U S - ! a :.F ;y. :fir.^ S%!?:" � n A•_ S' r7•.. j ▪ r ?*^ s APPLICATION FOR CITY OF RENTON BOARD OF PUBLIC WORKS 200 Mill Avenue South,Renton,WA 98055 (206)235-2569 OWNER CHAFFEY CORPORATION 206-822-5981 Telephone ADDRESS OF PROPERTY: Orcas Ave. N. E. /N. E. 26th St. 98055 Zip Code 032305-9216-06 LEGAL DESCRIPTION OF PROPERTY include KC Assessors#: 0 3 2 3 0 5—9 2 3 2—0 6 (attach separate sheet of paper if necessary) • See Attached NAME OF PROJECT: Stonegate APPLICANT: CHAFFEY CORPORATION Telephone BUSINESS ADDRESS: P. O. Box 560 , Kirkland, WA. 98083 206-822-5981 Zip Code Telephone Attach a separate letter stating in detail: 1. The request 2. Applicable City Code 3. Items and quantities involved 4. Justification for request 5. Time allotment required for request. Attach a 1"= 100'drawing of your site and mail the completed application and map to: CITY OF RENTON Coordinator-Board of Public Works 200 Mill Ave. S. Renton,WA 98055 You will be contacted if application is incomplete or if additional information is required. COMPLETED applications received by noon Wednesday will be placed on the agenda 2 weeks from that date. Cr-r-1-1 aI. Applicant's Signature [Office Use Only] DATE OF FILING: DATE OF HEARING: DEFERRAL ( ) New ( )Extension VARIANCE ( ) New ( )Extension Offsite ( ) UNDERGROUNDING ( ) DRIVEWAY Onsite ( ) SLOPE GRADES ( ) NOISE EXCESS R/W ( ) DF,F-AP.DOT/ E•..:>,<>;>'>'>:.:>::•s;DI I toN. `` .... ..... .... ........... ............. ........ .......... ......:DEUELd:PIVIENT..S. RVICES.. .UI.S. . ........ .... ..::..:::::::..:::..:.........::..::......::: :: ' WN E R(:::.>< PR E:: .:.> .. ..OJ.. CT..INF.ORMATIO.N... co.n. .. ...................... ::;:; s .i:::o:ae,,•>s::n ona`;i:;:;a1:iow`"er! "lease: :::.:...: .D:.;:>:. USE(S): notarize aster:%A 1oatori'foreach .wrier_:::':'::'..':'.' '< :;:>: ::::.>: ::: : 3:: EXISTINGLAND E d.M ...pp.................:.:.........:..............:: .::::.. :::. ::::: ....: .:. .. .. ( ). Single family residential, detached NAME: CHAFFEY CORPORATION lots ADDRESS: P. 0. Box 560 PROPOSED LAND USES: Single family • residential, detached lots for construction CITY: • Kirkland ZIP: 98083 of 53 homes EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: Residential-Rural (RR) TELEPHONE NUMBER: 206-822-5981 PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION: Res idential-Rural-tia 1 Rur al (R R) CHAFFEY CORPORATION NAME: Aileen Oppelaar EXISTING ZONING: SR 15 , 000 and SC-P ADDRESS: P. O. Box 560 . PROPOSED ZONING: SR 15 , 000 and SC-P CITY: Kirkland ZIP: 98083 SITE AREA (SQ. FT. OR ACREAGE): TELEPHONE NUMBER: • 206-822-5981 38 . 4 acres OJ C V UE•PR E T AL Roar o 0 PROJECT OR DEVELOPMENT NAME: •.F.�'G445t�aa�,n, Stonegate - Final Plat IS THE SITE LOCATED IN THE AQUIFER PROTECTION AREA? - PROPERTY/PROJECT ADDRESS(S)/LOCATION: Orcas Avenue N. E. (a.k.a. 148th - Avenue S.J E. ) at N. E. 2 6 th St IS THE SITE LOCATED IN ANY OTHER TYPE OF ENVIRONMENTALLY S ENS ITI E;AR KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): 032305=9216-06 &a Sege May Creek Drainage Basin 032505-9232-06 ` D[Vctv9EFh1T NNttJG • C1LOPl Y OF R�tdTOPLA : h neaess »>:.»:::::::»::>::»»:<:::::>::::::::::>:::€::LEGAE>: .E SCRIIr_�,,.;7.11t:.:.OF:::PROP.ERTY:::; Attah::>se .a.,' _,..s...e.et..�f.. ). ................................. • See attached legal description , .. TI. IV<::&<FEES <><> <<; »:< :>; < >>> ><«»<<»> »>>�>:>:>�<:�>><;><::>;. ..;:.;:.; >� <:<:TYP:E . .FApP.LI A .ii...... . . . rn:::: . : h t :::. .i I:€:: r:min ....ees . . :;>:>:::>:>::::»:>«<::>:::»:_:>:::«::Ch° .:ck :..1,:a. .: i' at.o.. :t . es..t..a.t.`a C.... ..s.ta................ ...te............ ..... . . . ........................................... j _ANNEXATION $ SUBDIVISION: COMP. PLAN AMENDMENT $ _,;REZONE $ LOT LINE ADJUSTMENT $ ('SPECIAL PERMIT $ : SHORT PLAT $ TEMPORARY PERMIT $ TENTATIVE PLAT $ CONDITIONAL USE PERMIT $ ' PRELIMINARY PLAT $ — SITE PLAN APPROVAL' $ 1 FINAL PLAT $ i 000 y- - GRADE & FILL PERMIT, $ (NO. CU. YDS: ! 1 .PLANNED UNIT DEVELOPMENT: $ . VARIANCE $ (FROM SECTION: I ) PRELIMINARY _WAIVER ! $ FINAL _WETLAND PERMIT $ ROUTINE VEGETATION MOBILE HOME PARKS: $ MANAGEMENT PERMIT $ _ BINDING SITE PLAN , $ SHORELINE REVIEWS: :I _ SUBSTANTIAL DEVELOPMENT $ CONDITIONAL USE $ ! _ ' VARIANCE $ EXEMPTION $No Charge _ ENVIRONMENTAL REVIEW $ _ REVISION $ I : ::::::AF.FIDAVITOF'O1N.N S.. ( , Aileen D. 0 .... ............................. Print Name) ppel , declare that I am (please check I, � one)_V the owner of the property involved in this application,_the '/ authorized representative to act!for the property owner (please attach proof of authorization), and that the foregoing statements and answers herein contained and the information herewith submitted are in all respects true and correct to the best of my knowledge and belief. CHAFFEY CORPORATION Aileen D-.. .Oppelaar ATTEST: Subscribed and sworn to before me, a NotaiiiiiPiilijisand for the State of Wad iding at ,�# NON ,.#i (Na of Owner/Representative) � `� , on the j 7 day- ► S .... L f1-1 (L9-ND 0()/26faA uto,,,.....,926v ��- .:��1SSIpH•0����, 1 l/ At t+,o 73 ( ignature of Owner/Representative) /�(������1 V �f-. .,o� 'c_ *. mt ! ignature of Notary Publicc)�� 1'►',2 `''9C'O �' ..........:..v:.....:�:w::::::::•:::::::::::::::: ::::::v::•:::.......:........................... .................................................:::v:�:�:�:�:��:: i:::::v:w : ::::w:::::::. : ::TJ!�!:vim::::AItOI.I�.h:f.:::� �:.1�.• 'S:.: :ii}i ::tiff::: ::.:':•:i:•:::i}:•�:..'�i ti4: i: +ii;;:}iii}ii:ii::>.iijii::•::�:}i::.i:i::.iiX'ii}i::tiii{: i::i::i::ii iii;;i::ii:}jy:::iii:ti^:i is iiii':is�iiiii:!i:>:i:�:::::•.i:v:::'.:i :%i`ii>:v:i:iss�i:�ii:�:i:iii+�i}ii::ii::i:::iY:iiiiiiiiii :ii::ti ti:ii:•:::::•:•:4i:iii:•::4':•ii:C• i:, �y, :::::. .:.: :.:: :::::: ::::: :::: :: : ::::::::....:.......... ........... . ... :::>::::<::::>:>::::>>: :>:«<::::;::<:<::::::>«:<:r�»»» :<:::»:<>:<::>::::>::::>::>::<:::»::>:<::::<::T e i :. o::: a>: om e.ed :b fa f..) .. .............. ............. ....�. .......�:.: :.::::. :::.::.::::.::::..:............................................................:...:....::{..:h.is:s:.:cf:o.n::�...:b..::G........pl:.:t..:..:::..X .....�y...........:... .....:.............................. ......r $.....::..::..:.... ...................C.lt ..�de:Nurnber... ;>::>::;:;';..;.::;:. . .;:.::.:�::_ ' . <;<:;::.:::>;:::;. .. pL::>::>::.:'.U':::::LLA:':>::>::P: <<:>:: f'.:>: TP'><Sid<>>I4V(Vfh................. .. . . ;:.;:. .;::.;; :. :.;:.; .;;:.:.::..;.'. :ti. ..A':::.::.:.. ::::::..:.UD ::.:SM.;:.;;:.S.ME:.;:.;::MHP::.....s. P.....A...... .P........................ . ...... .... ;: . G•:E''Pati.VIDED >$ <s`:< `s > i >>>> > <<[i< ' '> »>::>::::>:<<;:::::<:: : >:<::;: >:>::>:: ::>::»:< »::<::>»:: >:>.. <.:>: :..:. i . >::>:::::;';: >';>•::;�.:>>;::>::>::::::>:::<::::<:>::>:::.»::>T.O.TALP:O STAG ..pRO... . . ............... .......................... .................................................................... ......... ............... .... REVISED 2/95 . :::.,:::. . ...,,...::,:•:,...:•;.••• ...... • . :.:i•:: ' •:•:•:. • . . • . ..„....„... :•:.•:.: ••••••••1•:.H.:••:;•..:•• ..• • .,,.i..;:. .. • ... ..... ..... . , ....., ,..., .. . . .....„.„ ., . .. ,. , •:.• '.••-.• ...•- • . _ . .........,._. • ••••••• • •• -..-- , , . ...,,.. .... ....,.....• -• . .. .. . '.•'. • ..,. •., ... .... . .. •.. .•••'.'...:•:.•;. ••.".- • . .., . . .' :, ....‘„ .. . . , ..,...,,• -, , „ , .. ..., . .. .. . .... .— .... . ' .....'',. .... . . . .. . .. .. .... ..••...'....•.'• •.- •. . .., ... . .......... • •'.- • , .., . . ... . . . ... •: „ .. ,_ . .„ ,• .. • ... .... • • .. '.'.'•'..,.'.: .. :'' :".: -. ' • . . '• ''' , . ' •:.'.', '.....•':.:...'...' ''':.„:.'::...:-.. .._:.' .••... ...- .. ...- - ' .- ' ' %. ...:,'•..",' ...'s'' . '.. ' - : . , •• .• ,.'... :, ......r...t ...••. i'' •... •• , '. • ' . . ' ' . - • - • • •• - - • -- . -- . - ..- '•' ' - •• •' • • • - •••• ••• "••••:••: :'s • - . .•: ;";•:,:••'•:• -•:•.•• . .. . . '•---.•. ",' .• .. . ': .2..,''....:,.;...:. .....'.::.;:.....:—. 2.'..,,..:..:'•..-.• . . :.. .. . . . . . , .• . • . ...„. , . • - • LEGAL' -••:.DESCRIPTIOWi'...--,•:..-''' ':::::....'.':-..---;: '... ... : . • .. ..- . . ... .. . .„.... ...... ., . ... ... . .. .. . ..,.. ... .. .... . ..... . , . , • • • •• • ••••••• ••• •• • ••.. :. . :. •.„. - ..• • • •••• • _ • . . .• .. ..•. . . . •••.• •.,.••..: ,....• •• .,. .. ..: • .• • .•...,..:.....- . ...:. . . , . . .. . . . PARCEL A . .,. . ,.. , ....... ....,.. ..,,,..„... .: :..,,,, ..„......,. .„.............:......„ : •::.... .,.. . •• . ..-• THAT PORTION•D.F.',,GOVERNMENT 1 , LOT ':'.3P...',.'1.0WNSHIP 23 NORTH, RANGE 5 EAST, . . • ..,•. • ,..,. ., . • ..• • • . . . .. • _, ... , ,. ,..,.. . . . . . '.:• .:.....Vii4A•0 IR. KIN.G.••COV4M-;,.WASHINGTON,•••PE$,CR;0p AS FOLLOWS ,•:: .• . • • . , ..., .._,,. . •• ." . . . ,.,.. • .;,.., „. . ..,„...„ . •. . ....,...... . .. .. .• BEGINNING ,AT:k.•POINT ON -.THE:NoRTH::::LiflEior. so!..:00yE.RNKKT..1,971,• NORTH 88'37'1-7". WEST • .::• • •.: •:.::•,..',:•.. :-- -.•:::••••--.2-;:1-'30.00 FEET FROM :'THE •NORTHEAST CORNER THEREQF;,.. ..••::::.--.• ....• ••, :7 ' , • : •-:::••,:.•.-..•ITHENCE NORTH:::88.!37%0.1". WEST:,-•?.•ALONG.'-',SAID-:'N•ORTH,:;LI.NE,'.•::564: 6., FEET;. MORE OR LESS, TO A. POINT. :,..• . . • :•::;;:,•::::••: ::-.... :-.::••••'••::',.L.T..::•.,.WHI.CH THESAI •GOVERNMENT LOT; .. ;.;•,•,•:•:).-:.',,,•'.F...THENICE •SOQT,H: 11.02•152"•:••WEST:•:556:59; fEET,:;:::AORt..QR:TLE8S.;:..To ..k.PONT WHICH IS 536 FEET. .. .,:_•., ./.•• • ,,-.•.',..•!•3•.5.;,•••:: SOUTH:OF THE NORTH .LINIff.. OF SAID :GO.YERNMEN1:017...'AND-.548: FEET EAST OF THE WEST LINE OF :'. :,• ::•:::.:l.••,:: :: • •;::',,:.:--;$::::;;;'-:-..1..tAID:.,GOVERNMENT LOT; .••' ' •:: .... - ', .. ' •.• '--...•-••. •-:•••• : • •• ••-•-••.:.:: • • :•:-: •••• - '1' '• : • . • . .. . . ::.:•-•; : •'••THENCE so,vm. -125'o7w. WEST, -PARALLEL. WITH•:: SAID :WEST LINE• OF GOVERNMENT LOT, 595.79 . . . . „., _. .. .: •... :.FEET; MORE OR :.LESS,.. TO THE•.:.S61:111-1....LINE:.OF SAID GOVERNMENT ,LOT; • , ,. , . . , . .• THENCE SOUTH :88'011.27" .EAST,• ALONG SAID SOUTH LINE,;744..61 FEET, MORE OR LESS, .TO A POINT ... .'•-4.-:','4.;,:.:,.. ,3.0•••FEET: .WESTERLY- OF. THE SOUTHEAST CORNER :OF SAID GOVERNMENT LOT AND ON THE WEST : :::::•,::.,.: :.'-'1J,;•::','::::.'....:MARGIN...OF 1.48.TH -AVENUE,SOUTHEAST, ,.....: .:.. •••••••:' .. •.:• .• • . • • • •• • - .'.=•,-...:•;.-"- ••.'THENCE ::No.R38...-ol"25'22"'• •EAST,•-ALONG -SAID...MARGIN, .30..00: FEET;._ - • • . . . , . ,,. ...,.. THENCE NORTH 8801127"•• WEST •425.00 FEET; -,-••••• : ...:.•-- : s .'• - . .1 . , . _ .,... ..„. -:•:.,•-•- THENCE NORTH 01.'2.5'22".:EAST•252;33••'.FEET, ..•-.. • : ••• • , • • ..,..„.....„, THENCE ..NORTH: :65'.00'00" .EAST 11.3.::89 :-FEET;• .• . .... . . • .. -., ••,•.•• •. , ,. • ..,: ...,., -.,..,• • . • • • • • .. . .. .. . . • . . . . . . ,.,:-.--,---THENCE:-SOUTH' 88'01,27-,„•. EAST 323..O0':FEET:•TO SAID •WEST ROAD MAR.GI.N, •TO. A PONT FROM . r:.-.. ..;f•:.-• ..'WHICH !THE: POINT OF •8EGINNING. BEARS.'',NORTH-:01'25'22" 'EAST; ' • • - •/-• .. - •. ..-.,••,-.-..,•,-.., • •,.•-.,, ..,...,..... - ':•:•".••-...... THENCE•NORTH .P.1'25'2211..EAST,.:.PARALLEL :WITH ••THE :EAST •LINE• or..SAID-. GOVERNMENT LOT AND .,•,.,:,,,....,. . . •• ••:•:-:•:::•>:•:•::::.,.••••••:, '•','"•-•:••'•:•••' •':',ALONG 11-fE WEST• MARGIN OF SAIO- 148TH AVENUE' SOUTHEAST, .735.55 FEET, MORE OR LESS, TO ?..,"-;:tra:•:"•;i:.'q;:THE POINT Of-.BEGINNING.. .. • - - ...:•. .•.•• .. • . . . . - . .........„...,,, „ • •• . . ...••..,..•.•.,„•..,,, . . •:;''''',1:1,i21;;:i'•--:':::!;:l. A:f.RCEt.::-.bi s'..::: :.;::''''' .:..:.: . ..22'. •.'•'..:.:.••*.:...:::•:..: :.::::;.':...-•.;.-.'".::.;:l'i:J.::.;-..' ' .... . • •.: .:‘ ....:::.• . ..•••,-,• ...—,..,.. . .. . .......„..„,...„ - • •....„.........,..,...— . 4i7LE,::...$6.t.sti4EA8r.QVAOTE.k.•OF THE NORTHEAST QUARTER OF • EctioNi .. ., .TOWNSHIP •23 :NORTH, • :,....,-...„..„..,...•,...• *-•,•-4f., ',11:RAN'OE'•--....5--r.EAST,....,W.M:•,1iNf....KING •COUNTY;:WASH.INGTOV ••• ' •:;-:•• • ••• -: . - • - . .,• ••,• -.:. . • ...• . •.....„.•,.. ..-, ..... "..: '-'''' '''':' : . -'— • . '•' •• • ' EXCEPT .' - " ' — ''''' ': .. .•••• ' •. . ..... :: .; . . ..•:. •..• . • '. ' : . ::TH E,-,.EAST..529'.2-:•FE,g7r -1"9f3c9F:;'::i.:......:......'.----...:.-. . -...... . . :. -. ...::.• -,•,_: .-. . • • , ..-• • • . , ........„....„. .... , ....,..„....... ,., , ......, .....,.,..,..„,...,.. • • . . . ,..... ...,..,...,...... . . . (AL$t>i.Ko,c.1)W.,.;-.A -..:L*21-.e--ki'...KiNG. •CO,U,14.-.P.C:LOT:LINE ADJUSTMENT::• :NUMBER .s-90m0248,. RECORDED'••:••::.•-•.', '•••?•!..4.1•;•:•;....:::: .:::',:. •,...,"•:,;,••;:: •- i'•:,:::•,-:•:-.:: •z.'.:•-::::'-',....;UND.ERREC-(...5RDING: NUMBER...90.09210864•:)• •••':,-.: '••1••• .•::•••••.•:•::•• '•'f••••'''..-•-• -.: :•• •• •'• • . • . •'. • .. •• ••:- ;:•f....,'.;..••••••:::;'•-•. :'.....,,e::::-:•• •:•:•1• •:-.'•';'.::,•::::;:•::1:•:'•;••••';',;::•.:.• -: • . . „. .. ..-.:. .. • • - • •._ - . . • . . • - ::-• •••• •.,.!-:...•-•:.?.:•.....:-...:::.:_::•.::•..::::•;,, ,31/•:•:.:::::.::,.:. .......: . ..... ... . ,, . . CHAFFEY 205 Lake Street South, Suite 101, POBox 560 CORPORATION Kirkland, Washington 98083, (206) 822-5981, Facsimile (206) 822-1508 April 3, 1996 ■■ ■■ ■■■■ Kayren K. Kittrick ■■■■ Engineering Specialist 2 ■■in■■■ Planning/Building/Public Works •••■■■ City of Renton 200 Mill Avenue South Renton, Washington 98055 Re: Application for Final Plat Review and Approval, STONEGATE Dear Ms. Kittrick: Chaffey Corporation submits the following items and respectfully requests the City of Renton to review it for final plat approval for Stonegate: • Check in the amount of$1,000. • 5 copies of Master Application • 3 copies of Articles of Incorporation, Stonegate Homeowners Association • 3 copies of CC and R's • 3 copies of plat calculations • 5 copies of neighborhood detail map • 5 copies of Final Plat Map • 3 copies of"Confirmation of Compliance with Conditions of Preliminary Plat Approval" and associated attachments/documents. • 1 PMT reduction • 1 photocopy PMT • 3 Plat Certificates Under separate letter(copy enclosed),we have made application to the City of Renton Board of Public Works for deferred improvements. If you have any questions or require additional information, please call me at 822-5981. Sincerely, CHAFFEY CORPORATION leo-, AILEEN D. OPPELAAR Vice President RECEIVED Land Development cc: Mike Mickiewicz, HDA APR 3 1996 Tom Brown, Chaffey Corp. DEVELOPMENT PLANNING CITY OF RENTON AM If , AN First AmericanTitle Insurance Company SUBDIVISION GUARANTEE ORDER NO. 301069-5 LIABILITY: $1,000.00 FEE: $200.00 TAX: $16.40 FIRST AMERICAN TITLE INSURANCE COMPANY, a California corporation, herein called-the Company, SUBJECT TO THE LIABILITY EXCLUSIONS AND LIMITATIONS SET FORTH BELOW AND IN SCHEDULE A GUARANTEES CHAFFEY CORPORATION herein called the Assured, against actual loss not exceeding the liability amount stated above which the Assured shall sustain by reason of any incorrectness in the assurances set forth in Schedule A. LIABILITY EXCLUSIONS AND LIMITATIONS 1. No guarantee is given nor liability assumed with respect to the validity, legal effect or priority of any matter shown herein. 2. The Company's liability hereunder shall be limited to the amount of actual loss sustained by the Assured because of reliance upon the assurance herein set forth, but in no event shall the Company's-liability exceed the liability amount set forth above. 3. This guarantee is restricted to the use of the Assured for the purpose of providing title evidence as may be required when subdividing land pursuant to the provisions of Chapter 58.17, R.C.W., and the local regulations and ordinances adopted pursuant to said statute. It is not to be used as a basis for closing any transaction affecting title to said property. elt0 of op cam o PAGE 1 OF 9 WA-97 (5/95) • SUBDIVISION GUARANTEE ORDER NO. 301069-5 SCHEDULE A The assurances referred to on the face page are: A. Title is vested in: CHAFFEY CORPORATION, A WASHINGTON CORPORATION B. That according to the Company's title plant records relative to the following described real property (including those records maintained and indexed by name), there-are no other documents affecting title to said real property-or any portion thereof, other than those shown below under record matters. • The following matters are excluded from the coverage of this guarantee: 1. Unpatented mining claims, reservations or exceptions in patents or in acts authorizing the issuance thereof. 2. Water rights, claims or title to water. 3. Tax Deeds to the State of Washington. 4. Documents pertaining to mineral estates. Description: PARCEL A: THAT PORTION OF GOVERNMENT LOT 1, SECTION 3, TOWNSHIP 23 NORTH, RANGE 5 EAST, WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT A POINT ON THE NORTH LINE OF SAID GOVERNMENT LOT, NORTH 88°37'17" WEST 30. 00 FEET FROM THE NORTHEAST CORNER OF THEREOF; THENCE NORTH 88°37'17" WEST, ALONG SAID NORTH LINE, 594.68 FEET, MORE OR LESS, TO A POINT WHICH IS 698 FEET FROM THE NORTHWEST CORNER OF SAID GOVERNMENT LOT; THENCE SOUTH 17°02'52" WEST 556. 69 FEET, MORE OR LESS, TO A POINT WHICH IS 536 FEET SOUTH OF THE NORTH LINE OF SAID GOVERNMENT LOT AND 548 FEET EAST OF THE WEST LINE OF SAID GOVERNMENT LOT; PAGE 2 OF 9 WA-97 (5/95) ORDER NO. 301069-5 THENCE SOUTH 1°25'07" WEST, PARALLEL WITH SAID WEST LINE OF GOVERNMENT LOT, 595.79 FEET, MORE OR LESS, TO THE SOUTH LINE OF SAID GOVERNMENT LOT; THENCE SOUTH 88°01'27" EAST, ALONG SAID SOUTH LINE, 744. 61 FEET, MORE OR LESS, TO A POINT 30 FEET WESTERLY OF THE SOUTHEAST CORNER OF SAID GOVERNMENT LOT AND ON THE WEST MARGIN OF 148TH AVENUE SOUTHEAST; THENCE NORTH 1°25'22" EAST, ALONG SAID MARGIN, 30.00 FEET; THENCE NORTH 88°01'27" WEST 425. 00 FEET; THENCE NORTH 1°25'22" EAST 262.33 FEET; THENCE NORTH 65°00'00" EAST 113.89 FEET; THENCE SOUTH 88°01'27" EAST 323.00 FEET TO SAID WEST ROAD MARGIN, TO A POINT FROM WHICH THE POINT OF BEGINNING BEARS NORTH 1°25'22" EAST; THENCE NORTH 1°25'2.2" EAST, PARALLEL WITH- THE. EAST LINE OF SAID GOVERNMENT LOT AND ALONG THE WEST MARGIN OF SAID 148TH AVENUE SOUTHEAST, 735.55 FEET, MORE OR LESS, TO THE POINT OF BEGINNING. PARCEL B: THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 3, TOWNSHIP 23 NORTH, RANGE 5 EAST, WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON; EXCEPT THE EAST 529 FEET THEREOF; (ALSO KNOWN AS LOT A, KING COUNTY LOT LINE ADJUSTMENT NUMBER S- 90M0248, RECORDED UNDER RECORDING NO. 9009210864. ) Record Matters: 1. FACILITY CHARGES, IF ANY, INCLUDING BUT NOT LIMITED TO HOOK- UP, OR CONNECTION CHARGES AND LATECOMER CHARGES FOR WATER OR SEWER FACILITIES-OF CITY OF RENTON AS DISCLOSED BY INSTRUMENT RECORDED DECEMBER 3, 1986 UNDER RECORDING NO. 8612031455. 2. CITY OF RENTON, WASHINGTON ORDINANCE NO. 4510; BEING AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON ANNEXING CERTAIN TERRITORY OF THE CITY OF RENTON (STONEGATE ANNEXATION; FILE NO. A-94-002) , UNDER RECORDING NO. 9505030203 . 3 . DEED OF TRUST AND THE TERMS AND CONDITIONS THEREOF: GRANTOR: CHAFFEY CORPORATION, A WASHINGTON CORPORATION TRUSTEE: PSM FINANCIAL MANAGEMENT CORP. , A WASHINGTON CORPORATION BENEFICIARY: KEY BANK OF WASHINGTON, RESIDENTIAL CONSTRUCTION LOAN DEPT. ORIGINAL AMOUNT: $3,375,000.00 DATED: AUGUST 11, 1995 PAGE 3 OF 9 WA-97 (5/95) ORDER NO. 301069-5 RECORDED: AUGUST 16, 1995 RECORDING NO. : 9508160701 4. RESERVATIONS AND EXCEPTIONS CONTAINED IN DEED FROM NORTHERN PACIFIC RAILROAD COMPANY: RECORDED: JULY 31, 1900 RECORDING NO. : 193931 AS FOLLOWS: RESERVING AND EXCEPTING FROM SAID LANDS SO MUCH OR SUCH PORTIONS THEREOF AS ARE OR MAY BE MINERAL LANDS OR CONTAIN COAL OR IRON, AND ALSO THE USE AND THE RIGHT AND TITLE TO THE USE OF SUCH SURFACE GROUND AS MAY BE NECESSARY FOR MI-NING OPERATIONS AND THE RIGHT OF ACCESS TO SUCH RESERVED AND EXCEPTED MINERAL LANDS, INCLUDING LANDS CONTAINING COAL OR IRON, FOR THE PURPOSE OF EXPLORING, DEVELOPING AND WORKING THE SAME. (AFFECTS PARCEL A) 5. RESERVATIONS AND EXCEPTIONS CONTAINED IN DEED FROM NORTHERN PACIFIC RAILROAD COMPANY: RECORDED: JUNE 26, 1905 RECORDING NO. : 343309 AS FOLLOWS: RESERVING AND EXCEPTING FROM SAID LANDS SO MUCH OR SUCH PORTIONS THEREOF AS ARE OR MAY BE MINERAL LANDS OR CONTAIN COAL OR IRON, AND ALSO THE USE AND THE RIGHT AND TITLE TO THE USE OF SUCH SURFACE GROUND AS MAY BE NECESSARY FOR MINING OPERATIONS AND THE RIGHT OF ACCESS TO SUCH RESERVED AND EXCEPTED MINERAL LANDS, INCLUDING LANDS CONTAINING COAL OR IRON, FOR THE PURPOSE OF EXPLORING, DEVELOPING AND WORKING THE SAME. (AFFECTS PARCEL B) 6. COVENANTS, CONDITIONS, RESTRICTIONS AND/OR EASEMENTS IN DECLARATION: RECORDED: JUNE 25, 1957 RECORDING NO(S) . : 4809190 A COPY OF WHICH IS HERETO ATTACHED. AMENDMENT AND/OR MODIFICATION OF SAID COVENANTS RECORDED: FEBRUARY 20, 1959, MAY 31, 1961, MARCH 18, 1975 RECORDING NO(S) . : 5000030; 5289450 AND 7503180352 A COPY OF WHICH IS HERETO ATTACHED. (AFFECTS PARCEL B AND OTHER PROPERTY) PAGE 4 OF 9 WA-97 (5/95) ORDER NO. 301069-5 7. ANY TAX, FEE, ASSESSMENTS OR CHARGES AS MAY BE LEVIED BY MAY VALLEY COOPERATIVE ASSOCIATION. (AFFECTS PARCEL B AND OTHER PROPERTY) 8. COVENANTS, CONDITIONS, RESTRICTIONS AND/OR EASEMENTS IN. DECLARATION: . RECORDED: MAY 2, 1977 RECORDING NO(S) . : 7705020802 A COPY OF WHICH IS HERETO ATTACHED. (AFFECTS PARCEL B AND OTHER PROPERTY) 9. COVENANTS, CONDITIONS, RESTRICTIONS .AND/OR EASEMENTS IN DECLARATION: RECORDED: FEBRUARY 21, 1995 RECORDING NO(S) . : 9502210643 A COPY OF WHICH IS HERETO ATTACHED. (AFFECTS PARCELS A AND B) 10. EASEMENT AND CONDITIONS CONTAINED IN DOCUMENT: RECORDED: FEBRUARY 13, 1930 RECORDING NO. : 2586933 IN FAVOR OF: POSTAL TELEGRAPH-CABLE COMPANY OF WASHINGTON FOR: COMMUNICATION SYSTEM AFFECTS: PORTION OF PARCEL B 11. EASEMENT AND CONDITIONS CONTAINED IN DOCUMENT: RECORDED: FEBRUARY 13, 1930 :RECORDING NO. : 2586934 IN. FAVOR OF POSTAL TELEGRAPH-CABLE COMPANY OF WASHINGTON FOR: COMMUNICATION SYSTEM AFFECTS: PORTION OF PARCEL B 12. EASEMENT AND CONDITIONS CONTAINED IN DOCUMENT: RECORDED: MAY 28, 1930 RECORDING NO. : 2607789 IN FAVOR OF: PUGET SOUND POWER AND LIGHT COMPANY, A MASSACHUSETTS CORPORATION FOR: ELECTRIC POWER LINE AFFECTS: A PORTION OF PARCEL A AS DESCRIBED IN SAID INSTRUMENT 13. EASEMENT AND CONDITIONS CONTAINED IN DOCUMENT: RECORDED: JUNE 13, 1930 RECORDING NO.. : 2611302 IN FAVOR OF: POSTAL TELEGRAPH-CABLE COMPANY OF WASHINGTON PAGE 5 OF 9 WA-97 (5/95) ORDER NO. 301069-5 FOR: JUNE 13, 1930 AFFECTS: 2611302 14. EASEMENT AND CONDITIONS CONTAINED IN DOCUMENT: RECORDED: MARCH 17, 1967 RECORDING NO. : 6151206 FOR: INGRESS, EGRESS AND UTILITIES AFFECTS: THE EAST 277.49 FEET OF THE SOUTH 30 FEET OF PARCEL A 15. EASEMENT AND CONDITIONS CONTAINED IN DOCUMENT: RECORDED: SEPTEMBER 29, 1969 RECORDING NO. : 6570487 FOR: INGRESS, EGRESS AND UTILITIES AFFECTS: THE EAST 323 FEET OF THE NORTH 60 FEET OF THE SOUTH 404 FEET OF PARCEL A 16. EASEMENT AND CONDITIONS CONTAINED IN DOCUMENT: RECORDED: JULY 5, 1979 RECORDING NO. : 7907050905 IN FAVOR OF: PUGET SOUND POWER AND LIGHT COMPANY, A WASHINGTON CORPORATION FOR: DISTRIBUTION SYSTEM AFFECTS: THE SOUTH 30 FEET OF PARCEL A 17. EASEMENT AND CONDITIONS CONTAINED IN DOCUMENT: RECORDED: JUNE 11, 1990 RECORDING NO. : 9006111702 FOR: INGRESS, EGRESS AND UTILITIES AFFECTS PORTION OF PARCEL A 18. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF BETWEEN: MAY VALLEY COOPERATIVE COMMUNITY, INC. AND: HENDERSON HOMES, INC. DATED: JULY 30, 1987 RECORDED: AUGUST 12, 1987 RECORDING NO. : 8708120165 PURPOSE: AGREEMENT TO GRANT EASEMENT 19. AGREEMENT AND•THE TERMS AND CONDITIONS THEREOF BETWEEN: MR. AND MRS. ROBERT A. FISHER, HUSBAND AND WIFE AND: THE LEAVITT COMPANIES, A WASHINGTON CORPORATION RECORDED: JUNE 11, 1990 PAGE 6 OF 9 WA-97 (5/95) ORDER NO. 301069-5 RECORDING NO. : 9006111702 PURPOSE: AGREEMENT TO BUILD FENCE, PAY FEES FOR WATER INSTALLATION AND HOOKUP, AND PAVE A DRIVEWAY AND AN EASEMENT, ALL IN CONSIDERATION OF RELINQUISHMENT OF EXISTING EASEMENTS 20. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF BETWEEN: MIKE AND CINDY MERRITT AND: STONEGATE LIMITED RECORDED: MARCH 1, 1995 RECORDING NO. : 9503011180 PURPOSE: AGREEMENT TO PAVE DRIVEWAY, AND TO PROVIDE TEMPORARY ACCESS VIA EXISTING DRIVEWAY UNTIL ACCESS IS PROVIDED VIA PUBLIC RIGHT OF WAY OVER SAID PREMISES, ALL IN CONSIDERATION OF RELINQUISHMENT OF EXISTING EASEMENTS 21. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF BETWEEN: ISSAQUAH SCHOOL DISTRICT NO. 411 AND: STONEGATE LIMITED RECORDED: MARCH 23, 1995 RECORDING NO. : 9503230685 PURPOSE: MITIGATION OF IMPACTS ON SCHOOL DISTRICT AND CHANGES THEREFOR 22. A RECORD OF SURVEY RECORDED ON MAY 3, 1995 UNDER RECORDING NO. 9505039001. SAID SURVEY DISCLOSES THE FOLLOWING MATTERS: WIRE FENCES ARE NOT ON THE PROPERTY BOUNDARIES IN NUMEROUS LOCATIONS OF BOTH PARCELS; WIRE FENCES ENCROACH INTO EASEMENTS RECORDED UNDER RECORDING NOS. 9006111702, -6570487, AND 6570488 IN SOUTHEASTERLY PORTIONS OF PARCEL A; GRAVEL DRIVE ENCROACHES .SOUTHERLY OF THE SOUTH LINE AND EASTERLY OF THE WEST LINE OF PARCEL A. 23 . EASEMENT AND CONDITIONS CONTAINED IN DOCUMENT: RECORDED: JULY 6, 1995 RECORDING NO. : 9507060574 IN FAVOR OF: KING COUNTY WATER DISTRICT NO. 90, A MUNICIPAL CORPORATION FOR: PERPETUAL EASEMENT FOR WATER MAINS AND APPURTENANCES AFFECTS: EAST 285 FEET OF THE SOUTH 15 FEET AND THE WEST 10 FEET OF THE EAST 128 FEET OF THE NORTH 15 FEET OF THE SOUTH 30 FEET OF PARCEL A PAGE 7 OF 9 WA-97 (5/95) ORDER NO. 301069-5 24. EASEMENT AND CONDITIONS CONTAINED IN DOCUMENT: RECORDED: JULY 6, 1995 RECORDING NO. : 9507060574 IN FAVOR OF: KING COUNTY WATER DISTRICT NO. 90, A MUNICIPAL CORPORATION FOR: TEMPORARY CONSTRUCTION EASEMENT AFFECTS: EAST 285 FEET OF THE SOUTH 30 FEET OF PARCEL A 25. ANY ADVERSE RIGHTS CREATED BY THE USE OF THE SOUTH 30 FEET OF PARCEL A AS ACCESS TO THE PROPERTY LOCATED SOUTH OF PARCEL A AND EAST OF PARCEL B. WE FIND NO EASEMENT GRANTED TO SAID PROPERTY. 26. ANY QUESTION THAT MAY ARISE DUE TO THE SHIFTING AND CHANGING IN THE COURSE OF "MAY CREEK" ON PARCEL A. . 27. ANY QUESTION THAT MAY ARISE DUE TO THE SHIFTING AND CHANGING IN THE COURSE OF "INTERMITTENT RAINY SEASON CREEK" ON EAST BOUNDARY OF PARCEL B. NOTE A: GENERAL TAXES FOR THE YEAR 1995, WHICH HAVE BEEN PAID IN FULL. AMOUNT: $4,238.48 ASSESSED VALUE OF LAND: $288,000.00 ASSESSED VALUE OF IMPROVEMENTS: $1, 000. 00 TAX ACCOUNT NO. : 032305-9216-06 1995 CONSERVATION ASSESSMENT CHARGE OF $1.25, WHICH HAS BEEN PAID IN FULL. KING COUNTY TAX ROLLS DISCLOSE SURFACE WATER MANAGEMENT SERVICE CHARGES LEVIED IN THE AMOUNT OF $42.51 FOR 1995, WHICH HAVE BEEN PAID IN FULL. (AFFECTS PARCEL A) NOTE B: GENERAL TAXES FOR THE YEAR 1995, WHICH HAVE BEEN PAID IN FULL. AMOUNT: $18,332.54 ASSESSED VALUE OF LAND: $1,250,000. 00 ASSESSED VALUE OF IMPROVEMENTS: NONE TAX ACCOUNT NO. : 032305-9232-06 PAGE 8 OF 9 WA-97 (5/95) ORDER NO. 301069-5 1995 CONSERVATION ASSESSMENT CHARGE OF $1.25, WHICH HAS BEEN PAID IN FULL. (AFFECTS PARCEL B) DATED: DECEMBER 15, 1995 AT 8:00 A.M. TITLE OFFICER PAGE 9 OF 9 WA-97 (5/95) **************************************************************** City of Renton WA Receipt **************************************************************** Receipt Number: R9600296 Amount : 28 , 130 . 28 01/18/96 15 :11 Payment Method: FIN Notation: CHAFFEY/STONEGAT Init : K3 Permit : C950061 Type: ENG ENG Construction Per Site Address : 5600 NE 26TH ST Total Fees : 166, 101 .45 This Payment 28, 130 . 28 Total ALL Pmts : 166, 101.45 Balance: . 00 ***************************************.************************* Account Code Description Amount .105 . 400 . 00 .318 . 70 Park Mitigation Fee 28 130 . 28 1 • • • CHAFFEY 205 Lake Street South, Suite 101, POBox 560 CORPORATION Kirkland, Washington 98083, (206) 822-5981, Facsimile (206) 822-1508 • Ili . ■ I January 15, 1996 ■IMI • mill Laureen Nicolay. •••••l Planning Department I!•••Il City' of Renton Third Floor • 200 Mill Avenue South Renton, Washington 98055 RE: Final Plat of "Stonegate" Dear Ms. Nicolay: Chaffey Corporation is the owner and developer of 'the 53- lot project known as "Stonegate" . We are preparing the final plat submittal package and hope to have it :turned in to the City of Renton within the next couple of weeks. This plat was annexed to Renton after receiving preliminary approval in King County. Neil Watts', P.E. , Development Services' Division, has outlined in a May 16,.- 1995 letter, the conditions of approval for this project. Item 32 of his letter calls for mitigation of impacts to parks. Per Renton Parks Mitigation Ordinance, the impact fee has been established . as $530 .76 per unit. Chaffey Corporation's check in the amount of $28,130. 28 is enclosed, to satisfy the condition of approval. We would appreciate confirmation and receipt from the City; also, please notify' the appropriate staff members of satisfaction of this condition. If you have any questions, please call me at 822-5981. Sincerely, CHAFFEY CORPORATION 4ie. , ..,, ,, , c,.,),I,„„Ly.(::rzi,L,., ,.,.. ,:.,.,, AILEEN D. OPPELAAR ..;., ,,., • Vice President Land Development AO:ao , • i. I • i. ANK: _.,......_...,_,.._..._........... BELI:EWEBRANCH'.,,.,„. vv :'/y' .w.BEL E—vu .- �C F?EY:, OR�.�_ a on- ATI OIV�: ■ oo: 2.05•Lak t•S r et: .auth��S ue i t 1�� O,.. p .p B,. 1 8 +T9: 10- 2'.: .�W :,Kir" - kla rrdM:'Wa"shin 9�80`8�3= ■r■ w'�Ob 22=5.�'8:r �rrzso• .. E,I_GHT�iT.HD.US.AND::.GIVE::-.HU. �- '- �' '• `ND.RED HTRS_: :: - Y�:.D.(3LLA RS.;r A ND;'� SCE IVT �w �� - ( .• ...�.CHECIC�' , . . NTH^ v , TH_E......._,_.... .-......._,._.-...:.,. . A. , . .. . ...;.GI;TY': QFW:::RENT7N= _ • cI.LLA E� •._..._ ....,._..RENT N_,.e: .:. . . _.. . . 98 . ••• FEY CO 0 AT { CITY OF RENTON CITY TREASURER REG/RCPT : 02-30624 C:01-18-1996 CASHIER ID : G 81:51 pm A:81-18-1996 8800 MISCELLANEOUS REV $28,130.28 PARK MITIGATION-STONEGATE PLAT � . 105.400.00.318.70.00.000800 TOTAL DUE $28,138.28 RECEIVED FROM: CHAFFEY CORP-SPECIAL DEPOSIT CHECK $28,130.28 TOTAL TENDERED $28,130.28 CHANGE DUE $0.00 CAG-94-111 MEMORANDUM OF UNDERSTANDING THIS MEMORANDUM OF UNDERSTANDING, dated this el,yp day of 4,0ertweec , 1994, is by and between the Leavitt Companies, a sole proprietorship, its successors and/or assigns (collectively the "Leavitt Companies") and the City of Renton, a Washington municipal corporation and is intended to be a binding agreement. PREAMBLE A. The Leavitt Companies owns a 38 acre parcel of unimproved real property located on 148th Avenue S.E. , King County, Washington, commonly known as Stonegate. B. The King County Hearing Examiner has granted preliminary plat approval to the 53 lot Stonegate subdivision. C. The Mayor of the City of Renton has indicated in a ' letter to the King County Council dated April 19, 1994, that the City, Administration would support a request for annexation, or in lieu of annexation, a request for extension of sewer and water services to Stonegate under the execution of a covenant agreeing not "to protest future annexations. D. It is the preference of the City of Renton and the. Leavitt Companies to annex the Stonegate property. . With a clear understanding of certain conditions, the Leavitt Companies is willing to pursue annexation. E. Any annexation approval from the Boundary Review Board must be accomplished by April 1, 1995, the beginning of the construction season. NOW, THEREFORE, the parties .wish to embody their understanding as follows: UNDERSTANDING - 1. Nature of the Relationship. This is a binding agreement between the Leavitt Companies and the executive branph of the City of Renton. The Leavitt Companies and the Mayor of the City of Renton understand there is not meant to be, nor can there be, any guarantee respecting the decision of the City Council as to annexation approval. The parties understand that each party pledges a good faith effort to accomplish the intent of the agreement described below. 2 . Annexation. The Leavitt Companies agree to initiate an annexation petition with the City of Renton to annex its -1- ' S-178414.1 P 4 A S• I Stonegate property. The Leavitt Companies further agree to cooperate and support the annexation effort. 2 . 1 The City of Renton agrees that the annexation petition will be limited to the Stonegate property. i 2.2 The City of Renton agrees that the City's annexation process must be completed by December 31, 1995. 2 . 3 The City of Renton agrees that it shall vigorously support the annexation petition before the King County boundary review board. - 2 .4 The City of Renton acknowledges and agrees that it shall be bound by the terms and conditions of King County preliminary plat approval for the Stonegate Subdivision and further agrees that the City of Renton shgll tmpos -no=aeld .ti-_onal Conditions_, other than those listed in this memorandum of agreement, on the plat. , I ' 2 .5 The City of Renton agrees that the Leavitt Companies shall not be required to conduct any public information meetings ' regarding the annexation petition. However, the Leavitt Companies agree to provide a representative at any hearings that may be required before the boundary review board. 2 . 6 The City of Renton agrees that the City shall be solely ' responsible for supplemental environmental documentation, if any, deemed necessary for the annexation petition. 3 . Sanitary Sewer Service. The City of Renton agrees to provide sanitary sewer services to the Stonegate subdivision, either upon the successful annexation to the City or after approval by King County to allow extension of the sewer line via amendment to the Local Service A ,ea Boundary. 4. Water Service. The Cityof Renton 'a rees to provide 5 water service to the Stonegate subdivision, either upon the successful completion of annexation and service boundary adjustment and/or after completion of an agreement with King County Water District No. 90. 5. No Protest Agreement. Upon completion of filing the petition for annexation and the City of Renton's notice of intent hearing, the City o.f Renton Administration agrees to support a petition made to the Renton City Council by the Leavitt Companies to execute an agreement not to protest future annexation in - exchange for the provision of water and sanitary sewer service. This No Protest Agreement shall be worded as a ' fall-back agreement that would go into effect only in the event that the current annexation effort shall fail. Any action by the Leavitt -2- S-178414.1 - ' F { Companies to invalidate the current annexation effort would also invalidate the No Protest Agreement. 5. 1 The City of Renton agrees that in the event the annexation petition for Stonegate is not approved by the City Council, but a No Protest Agreement to provide sewer service to the Stonegate Plat has been approved by the City Council, it will vigorously pursue modification of the Local Service Area Boundary for sewers to enable the City to provide sanitary sewer service to the Stonegate subdivision. - 5.2 The City of Renton agrees that in the event the annexation petition for Stonegate is not approved by the City Council, but a No Protest Agreement to provide water service to the Stonegate Plat has been approved by the City Council, it will vigorously pursue modification of King County Water District No. 90's service area boundary to enable the City to provide water service to the Stonegate subdivision. 5.3 The Leavitt Companies agree to cooperate and support the efforts of the City to amend the Local Service Area Boundary for sewers and King County Water District No. 90's service area boundary. 6. Permit Fees. The Leavitt Companies agrees to pay all applicable City of Renton permit and inspection fees and system development charges (SUCC and SAD fees) associated with the extension of water and sanitary sewer facilities to the Stonegate subdivision. All other permit and inspection fees for the subdivision shall be paid to King County. 7. Development and Design Review Standards. In accordance with paragraphs 2.4, 3 and 4 above, the City of Renton and the Leavitt Companies agree that development of the Stonegate subdivision shall be in accordance with the following standards: a. The Leavitt Companies agree to construct the water and sanitary sewer facilities to the design specifications of the City of Renton. b. The Leavitt Companies agrees to submit the water and sanitary sewer construction plans upon completion of the Boundary Review Board Hearing for the Stonegate Annexation, or by January 31, 1995, whichever is sooner. c. The City of Renton and the Leavitt Companies agree and acknowledge that the Leavitt Companies shall construct the road and stormwater facilities to the design specifications of King County and the King County Preliminary Plat approval of the Stonegate subdivision. -3- S-178414:1 1 • • 8. Final Plat Recording. The City of Renton agrees that approval and recording of the final plat of Stonegate will be performed by the City of Renton, provided the subdivision property is annexed to the City.' The Leavitt Companies will be responsible for payment of final. plat fees. It is further agreed that with the exception of paragraph 7A, the City's review of the Final Plat is governed by the terms and conditions of King County's Preliminary Plat Approval, however, it is recognized by both parties of this memorandum of understanding that final plat approval is subject to City Council approval. 9 . Condemnation. If prior to annexation, all or a substantial part of the Stonegatle property is sold to a government, condemned via a goveiirnment's power of eminent domain or is threatened to be condemned by a government, this Memorandum of Understanding shall terminate and the parties shall be relieved of and released from an, other obligation. I , 10. Binding Effect. This Memorandum of Understanding shall run with the land and be binding upon and inured to the benefit of the respective parties, and their legal representatives, successors, assigns and heirs. 11. Entire Agreement. This Memorandum of Understanding contains the entire agreement and understanding of the parties with respect to the entire subject matter hereof, and there are no representations, inducements, promises or agreements, oral or otherwise, not embodied herein. 1 Any and all prior discussions, negotiations, commitments, and understandings relating thereto are merged herein. There are no conditions precedent to the effectiveness of this Agreement other than as stated herein, and there are no related collateral agreements existing between the parties that are not referenced herein. the undersigned parties execute and IN WITNESS WHEREOF, agree to this Memorandum of Understanding as of the date first written above. THE LEAVITT COMPANIES •B - � , its THE ITY OF RENTON 'Cl By, Q& &VA, ti yor, Earl Clyme 1, S-178414.1 .. ATTEST Marilyn . etersen, City Clerk • June 10, 1994 OFFICE OF THE ZONING AND SUBDIVISION EXAMINER KING COUNTY WASHINGTON 700 Central Building 810 Third Avenue Seattle, Washington 98104 REPORT AND RECOMMENDATION TO THE KING COUNTY COUNCIL. SUBJECT: Department of Development and Environmental Services File No. S90P0068 Proposed Ordinance No. 91-762 Proposed Plat of STONEGATE Generally between 148th Avenue southeast andb143rdn Place Southeast (if extended) and generally Southeast 104th Street eand Southeast 96th Street (if both roads were SUMMARY OF RECOMMENDATIONS: Division' s Preliminary: Approved, subject toconditions Division' s Final: Approved, subject to conditions (modified) Examiner: Approved, subject to conditions (modified) PRELIMINARY REPORT: The Land Use Services Division' s Preliminary Report on Item No. S90P0068 was received by the Examiner on May 12 , 1994 . PUBLIC HEARING After reviewing the Land Use Services Division' s Report and examining available information on file with the application, the Examiner lsite hearihonsthe subjectite and rasnding area and conducted a publichearing follows: The hearing on Item No. S90P0068 was opened by t e Examiner oat 9 : 20 a.m. , May 26, 1994 , in Hearing Room No. 2 , Depart Development and Environmental Services, 3600losed at -12116th,Place S.E. , Suite A, Bellevue, Washington, Participants at the public hearing and the exhibits offered and entered are listed in the attached the officeminutes of the. A eZoning and recording of the hearing is available i Subdivision Examiner. FINDINGS CONCLUSIONS &theCExamNDerIONoW makesHavinandeenters the ewed the record in this matter, following: FINDINGS : . 1 . General Information: The Leavitt Company, 301 116th Developer: Avenue SE, Suite #570 , Bellevue, WA 98004/ (206) 455-4224 Stonegate S90P0068 Page 2 Engineer: David Evans & Associates, 301 116th Avenue SE, Suite #170, Bellevue, WA 98004/ (206) 455-3571 Owner: The Levitt Company, 301 116th Avenue SE, Suite #570, Bellevue, WA 98004/ (206) 455-4224 STR: 3-23-5 Location: Generally between 148th Avenue southeast and 143rd Place Southeast (if extended) and generally between Southeast 104th Street and Southeast 96th Street (if both roads were extended) Zoning: SR 15, 000, SC-P & G-5-P Acreage: 38.4 Number of Lots: 53 Typical Lot Size: Ranges from approximately 15, 000 to 28, 000 square feet Proposed Use: Detached single family residences Sewage Disposal: ty oic.€6vTpiv-,E)c76S/oN) Water Supply: King County Water District #90 Fire District: #10 - Issaquah School District: #411 - Issaquah Date of Application: August 9, 1990 2 . Except as modified below, the facts set forth in the King County Land Use Services Division's Preliminary Report to the Zoning and Subdivision Examiner for the May 26, 1994 public hearing are found to be correct and are incorporated herein by this reference. Copies of the said report will be attached to the copies of this report submitted to the County Council . 3 . Urban residential subdivisions exist adjacent to and west of the southern portion of the site. Those plats (Summerwind and Newcastle Terrace) drain onto the subject property. Lots in the Summerwind development are approximately 7000-8000 square feet in area; those in Newcastle Terrace are approximately 13, 000 square feet. The Applicant has agreed to provide biofiltration for untreated surface water run-off from those developments. 4 . The extended environmental review process for this proposal has resulted in project modifications and mitigating measures which will eliminate significant adverse impact of the development upon the environment. These modifications and mitigating measures have generally been agreed to by the Applicant, and have won support for the development from many adjacent property owners. 5. The Applicant has been willing to develop the proposed plat with either public sanitary sewers or individual septic systems and drainfields. In 1989 and 1991 the applicant made formal requests to Renton for annexation, which would enable sewer service to be provided by the city; these requests were denied. 6 . The subject property is above an extensive aquifer used by the City of Renton for its potable water supply. The nearest city well which draws from the aquifer is approximately two miles west; the next closest well is approximately four miles from the site. The preliminary design for sewage disposal by septic tanks and drainfields Stonegate S90P0068 Page 3 has received preliminary approval from the King County Department of Public Health. The subject property is underlain by glacial till, an impermeable soil, below the sands and gravels which exist near the surface. The testimony of the DDES geologist is that there would be essentially no impact on the aquifer from septic drainfields on the site. This testimony is consistent with virtually all other evidence and information contained in the environmental documents. There is no substantial evidence in the record to support the City of Renton's concern for aquifer contamination, and no evidence was presented at the public hearing to indicate that the information contained in the Environmental Impact Statement is inadequate. CONCLUSIONS: 1. If approved subject to the conditions recommended below, the proposed subdivision will comply with the goals and objectives of the King County Comprehensive Plan, Newcastle Community Plan, Subdivision and Zoning Codes, and other official land use controls and policies of King County. 2 . If approved subject to the conditions recommended below, this proposed subdivision will make appropriate provision for the public health, safety and general welfare and for open spaces, for drainage ways, streets, other public ways, transit stops, potable water supply, sanitary wastes, parks and recreations, playgrounds, schools and school grounds, and safe walking conditions for students who only walk to school ; and it will serve the public use and interest. 3 . The conditions for final plat approval recommended below are in the public interest and are reasonable requirements to mitigate the impacts of this development upon the environment. 4 . The dedications of land or easements within and adjacent to the proposed plat, as recommended by the conditions for final plat approval or as shown on the proposed preliminary plat submitted by the applicant, are reasonably necessary as a direct result of the development of this proposed plat. 5. The Environmental Impact Statement prepared for this action provides adequate information and reasonable discussion of the proposal , its impacts, alternatives and the impacts of the alternative proposals. There is no evidence that the factual information contained in the Environmental Impact Statement or the discussion of impacts upon the environment is inadequate. RECOMMENDATION: APPROVE the proposed preliminary plat of Stonegate as revised and received May 10, 1994 subject to the following conditions of final plat approval : 1. Compliance with all platting provisions of title 19 of the King County Code. 2 . All persons having an ownership interest in the subject property shall sign on the face of the final plat a dedication which includes the language set forth in King County Council Motion No. 5952 . Stonegate S90P0068 Page 4 3 . Proposed Lots 1 through 5, and 50 and 51 are zoned SC-P. The area and dimensions of these lots shall meet the minimum requirements of the SC zone classification or shall be as shown on the face of the approved preliminary plat, whichever is larger. Minor revisions to the plat which do not result in substantial changes may be approved at the discretion of the Land Use Services Division. 4 . Proposed Lots 6 through 49, and 52 and 53 are zoned SR 15000. The area and dimensions of these lots shall meet the minimum requirements of the SR 15000 zone classification or shall be as shown on the face of the approved preliminary plat, whichever is larger. Minor revisions to the plat which do not result in substantial changes may be approved at the discretion of the Land Use Services Division. 5. The applicant must obtain final approval from the King County Health Department. If the applicant proposes to serve the final plat with sewers, in lieu of septic tanks, approval of a Local Service Area (LSA) extension must first be secured from King County or the subject property must be annexed to the City of Renton. (Note: an LSA extension would require the convening of a public hearing before the Hearing Examiner, and the passage of an ordinance by the County Council. ) 6. All construction and upgrading of public and private roads shall be done in accordance with the King County road Standards established and adopted by Ordinance No. 8041, subject to variances granted by the King County Road Engineer. 7 . The Applicant must obtain the approval of the King county fire Protection Engineer and demonstrate compliance with the fire hydrant, water main, and fire flow standards of chapter 17 .08 of the King County Code. 8 . Final plat approval shall require full compliance with the drainage provisions set forth in King County code 9 . 04, and the storm drainage requirements and guidelines as established by the Surface Water Management Division. Compliance may result in reducing the number and/or location of lots as shown on the preliminary approved plat. The following conditions represent portions of the Code and apply to all plats. a. Drainage plans and analysis shall comply with the 1990 King County Surface Water Design Manual (except as modified by Condition 9 below) . LUSD approval of the drainage and roadway plans is required prior to any construction. b. Current standard plan notes and ESC notes, as established by LUSD Engineering Review, shall be shown on the engineering plans. c. The following note shall be shown on the final recorded plat: "All building downspouts, footing drains, and drains from all impervious surfaces such as patios and driveways shall be connected to the permanent storm drain outlet as shown on the approved construction drawings # on file with LUSD and/or the Department of Public Works. this plan shall be submitted with the application of any building permit. All connections of the drains must be constructed and approved prior to the final building inspection • Stonegate S90P0068 Page 5 approval. For those lots that are designated for individual lot infiltration systems, the systems shall be constructed at the time of the building permit and shall comply with the plans on file. " 9. The following conditions specifically address drainage issues for this particular plat: a. Stormwater detention shall be computed using an SCS- based hydrograph method (or other method as approved by King County) . The performance of the proposed detention facilities shall be such that discharge from the developed area shall be no more than: * One-half of the pre-developed, 2-year/24-hour release rate for design storm events up to and including the 2-year/24-hour design storm; * The pre-developed, 2-year/24-hour release rate for design storm events greater than the 2-year/24- hour design storm event and up to and including the 10-year/24-hour storm event; * The pre-developed, 10-year/24-hour release rate for design storm events greater than the 10- year/24-hour storm event and up to and including the 100-year/24-hour design storm event. All other aspects of the storm water system design shall conform to the 1990 King County Surface Water Management Design Manual, including wetpond and biofiltration. b. Offsite water from the Summerwind Division 2 Tract X detention pond and Newcastle Terrace shall be conveyed through the site. This offsite water shall receive biofiltration per the 1990 SWMDM prior to discharge. c. Offsite drainage currently enters the southwest corner of the proposed subdivision via a pipe from NE 20th Street. The final engineering plans approved by King County shall incorporate this system into the final design of the drainage plans. d. The cross culvert which will ultimately convey the Tract A and Tract E stream beneath Road A shall be designed to accommodate the 100-year design storm. 10. A note shall be shown on the final plat and engineering plans which states that the finish floor elevation for residences on Lots 1-5 shall be at a minimum of one foot above the 100 year floodplain. 11. All clearing and grading for roads, drainage facilities and utilities shall be performed between April 1st and September 30th. LUSD may allow clearing and grading activities beyond these seasonal limits, at its discretion. In determining whether to allow clearing and grading beyond the seasonal restriction, LUSD shall consider the Applicant' s construction practices and actual weather conditions. A note implementing the preceding clearing and grading requirements shall appear on the final engineering plans. 12 . All utilities within proposed rights-of-way must be included within a franchise approved by the King county Council prior to final plat recording. li ) '1 Stonegate S90P0068 Page 6 I I 13 . The Applicant or subsequent owner shall comply. with King County Code 27 . 40, King County road Mitigation Payment system (MPS) , by paying the required MPS fee as determined by King County Public Works, plus an administrative fee. Il, The Applicant has an option to either: 1) Pay the MPS fee and MPS administrative fee at final plat application, or 2) pay the MPS fee and MPS administrative fee at the time of building permit application. If the first option is chosen, a note shall be placed on the face of the plat that reads, "All fees required by King Cckunty Code 27 .40, King County 1 Road Mitigation Payment System (MPS) , have been paid. " If the second option is chosen, the fee paid shall be the amount in effect as of the date of building permit application. , 14 . The following are required road improvements for this subdivision: . a. Streets A and B shall be designed to the urban subcollector standard. b. Streets C, D, E and F shall be designed to the urban minor access standard. C. Frontage improvements to 148th Avenue Southeast are required as follows: * I The frontage along the west margin of 148th Avenue Southeast shall be improved in accordance with approved Road Variance S92V0182 . * 1 A bus pullout area shall be designed, and constructed near the intersection of 148th Avenue Southeast and Street A. * Street illumination shall be provided at the intersection of Street A and 148th Avenue, in accordance with KC1S 5.05. * ' Plans for the above-noted improvements to 148th Avenue Southeast shall be submitted to the Department of Public Works for review by the Traffic and Planning Section and the Bridge Engineer at the tide of engineering plan submittal for the subdivisio i. d. 148th Avenue Southeast shall beregraded and lowered to achieve adequate entering sight distance at the Street A intersection, per the King County road Standards. Plans shall be submitted for this improvement with the engineering plan submittal. e. Any pavement failures in the west lane of 148th Avenue Southeast between the Street A intersection and the above road lowering section shall be repaired. f. Modifications to the above road conditions may be considered by King County pursuant to the variance procedures in KCRS 1. 08. g. Lots 52 and 53 shall halve undivided ownership of Tract E and be responsible for its maintenance. Tract E shall be a minimum of 20 feet in width and be improved with an 18 fool wide paved surface. The paving shall have a cross slope in one direction, with curb or thickened edge on one side. i . Stonegate S90P0068 Page 7 h. Tract F shall provide for pedestrian use and emergency vehicle access. The tract shall be a minimum of 30 feet in width, and shall have a 20-foot-wide, paved surface. The 20-foot-wide, paved access road shall have a cross slope in one direction, with curb or thickened edge on one side. the access road shall have bollards placed at both ends of the tract, consistent with the requirements of the King County Road Standards. Tract F shall be dedicated to King County. 15. A geotechnical report, prepared by a licensed geotechnical engineer, shall be submitted with the engineering plans to address any structural fill needed for development of the plat. In this regard, it has been noted that structural fill may be needed on Lot 1. 16. The planter islands (if any) within the cul-de-sacs shall be maintained by the abutting lot owners. This shall be stated on the face of the final plat. 17 . the on-site portion of May Creek Wetland #5, a Class I wetland, shall have a minimum 100 foot buffer of undisturbed native vegetation, except to the extent that disturbance is allowed as provided in condition 24 below (May Creek Wetland #5 lies in Tract E on the preliminary plat map. ) 18 . May Creek, a Class II stream used by salmonids, shall have a minimum 100 foot buffer of undisturbed native vegetation. 19 . The Class III stream (lying within Tracts A, B, D and E) shall have a minimum 25 foot buffer of .undisturbed native • vegetation. 20. Wetlands, streams and their buffers shall be placed in a separate sensitive area tract. A minimum building setback line of 15 feet shall be required from the edge of a sensitive areas buffer. 21. The approved filling of the 0.07 acre Class 3 wetland shall be mitigated by setting aside 0. 1 acres of existing forest adjacent to the Class 3 stream buffer. (The proposed mitigation area shown on the May 10, 1994 preliminary plat map is acceptable. ) 22 . All approved alterations of streams shall insure that there will be no net loss of stream functions on the site, and no impact on stream functions above or below the site due to the alterations. • 23 . All stream crossings by roads or driveways shall use bottomless, arched culverts or other construction techniques which do not disturb the stream bed or bank. All crossings shall be constructed during summer low flow. Crossings shall not diminish the flood-carrying capacity of the stream. Crossings shall be minimized and serve multiple purposes whenever possible. (The location of the crossings for Street A and Tract E are acceptable. ) 24 . A Stream Mitigation Plan for the relocation of the stream shall be submitted for review and approval by LUSD. The mitigation plan shall be submitted as part of the subdivision engineering plans. The Stream Mitigation Plan shall include proposed final grades and hydrology; outlet 'to May Creek Wetland #5 ; a detailed planting plan showing plant species, sizes and locations; and construction notes. 25 . Required stream mitigation must be completed prior to King County ' s granting of final approval to the subdivision. Stonegate S90P0068 Page 8 However, if the applicant demonstrates that seasonal requirements or other circumstances beyond their control prevent, completion of the mitigation prior to final approval, the applicant may post a performance bond or other security instrument as approved, which guarantees that all required mitigation measures will be completed no later than the time established by LUSD. Upon satisfactory completion of the performance inspection, LUSD wetlands staff shall recommend release of the performance bond and its replacement with a maintenance bond. A maintenance bond shall be required, in a form and amount 'sufficient to guarantele satisfactory .workmanship, materials, and performance of structures and improvements allowed or required, for a period of up to five years. Upon satisfactory completion of the final monitoring inspection of the Isite, King County LUSD wetlands staff shall release the maintenance bond. If the project has not met its performance standards at the end of the monitoring period, the Applicant is responsible for preparation and implementation of a contingency plan to remedy the situation. 26. Prior to recording of the final plat, the owner of the property shall submit proof that a Notice on Title has been filed for record with the Records and Elections Division, to run with the land containing sensitive areas. The Notice shall be approved by LUSD and inform the public record of • the presence of a sensitive area or buffer, the application of KCC .•21.54 to the property and that limitations on actions in or affecting such areas or buffer may exist. 27 . Prior to commencing construction activities on the site, the applicant shall mark wetland and stream sensitive areas in a highly ,visible manner, and these areas must remain so marked until all development proposal activities in the vicinity of • the sensitive area are completed. 28. Prior to commencing construction activities on the site, permanent survey stakes usin4 iron or cement markers as established by current survey standards shall be set delineating the boundary bet*een adjoining property and the sensitive areas tracts. 29. Prior to final approval of construction activities on the site, the boundary between . a sensitive area tract and adjacent land shall be identified using permanent signs. Sign specifications shall be supplied by LUSD and shown on the subdivision engineering plans. 1 30. Prior to final approval of construction activities on the site, the boundary between a sensitive area tract and adjacent land shall be permanently fenced. Fencing details shall be shown on the subdivision engineering plans. ' hl 31. The following note shall be shown on the final engineering plans and recorded plat: RESTRICTIONS FOR SENSITIVE AREA TRACTS AND SENSITIVE AREA SETBACK AREAS Dedication of a Sensitive Area Tract/Sensitive Area Setback area conveys to the public a beneficial interest in the land within the tract/setback area. This interest includes the preservation of native vegetation for all purposes that benefit the public health, slafety and welfare, including control of surface water and erosion, maintenance of slope stability, visual and aural buffering, and protection of I � Stonegate S90P0068 Page 9 plant and animal habitat. The Sensitive Area Tract/ . Sensitive Area Setback Area imposes upon all present and future owners and occupiers of the land subject to the tract/setback area the obligation,, enforceable on behalf of the public by King County, to leave undisturbed all trees and other vegetation within the easement. The vegetation within the tract/setback area may not be cut, pruned, covered by fill, removed or damaged without approval in writing from King County Land Use Services Division or its successor agency, unless otherwise provided by law. , The common boundary between the tract/setback area and the area of development activity must be marked or otherwise flagged to the satisfaction of King County prior to any clearing, grading, building construction or other development activity on a lot subject to the Sensitive Area Tract/Sensitive Area Setback Area. The required marking or flagging shall remain in place until all development proposal activities in the vicinity of the sensitive area are completed. No building foundations are allowed beyond the required building. setback line, unless otherwise provided by law. 32. The subject plat shall comply with KCC 19. 38 by providing a fee-in-lieu of open space. The amount of the fee shall be determined by DDES and the King County Parks Division, consistent with the provisions of KCC 19. 38. The fee shall be paid to King County prior to recording of the final plat. 33 . A homeowners' association or other workable organization shall be established to the satisfaction of LUSD which provides for the ownership and continued maintenance of the open space areas and sensitive areas tracts. 34 . The final engineering plans for the proposed subdivision shall limit the clearing and grading to the minimum necessary to install roadways and utilities including the grading associated with the relocation of the unnamed tributary. All trees and understory shall be retained on the . proposed lots until recording of the final subdivision. Due to the grading necessary to relocate the unnamed tributary, Lot 1 shall be exempt from this requirement. 35. Per Exhibit No. 18, the engineering plans for this project shall identify the location of any wells on the site and provide notes which address the requirements for the contractor to abandon such wells pursuant to requirements outlined in the Washington Administrative Code (WAC 173-160) ; ORDERED this 10th day of June, 1994 . Jam N. O'Connor ' Zo ng and Subdivision Examiner TRANSMITTED this 10th day of June, 1994 to the following parties of record: John Affolter Julie Bonwell Eric Evans/Donald Leavitt Chaffey Corp. DMI Michael Donnelly George Dorselt Peter Gonzales/Ron Kranz Halinen & Associates George Mathewson • i I I ; Stonegate S90P0068 Page 10 g M.C. McLeod Cindy Meritt Dave Miller Denriis . Noland David & Vickie Olson M.A. Stemwell A.R. Tabacek Ani4 Butail Henry Vonjouanne R. can Yourkowski TRANSMITTED ,this 10th day of June 1994 to the following: Lanny Henoch, Land Use Services Division , Joe Miles, Land Use Services Divi ion Bruce Whittaker, Land Use Service Division Rich Hudson, Engineering Division Larry West, ;Land Use Services Div sion Vaughan Norris, King County Counc 1 ' Paul Reitenbach, Community Develo ment Section Tammy Johnson, Land Use Services bivision Paulette Norman, Public Works Dep.rtment King Conservation District Roger Dorstad Larry Ratte%Dept. Fisheries Gayle Kreitman/Dept. Fisheries Ellen Gullholm Tom Kellogg Diana Kinared Harbour Homes Don Erickson New Construction Services Janine De Tracy NOTICE OF RIGHT TO APPEAL AND ADDITIONAL ACTION REQUIRED In order tolappeal the recommendation of the Examiner, written notice of appeal must be filed with the Clerk of the King County Council with a fee of $125.00 (ch ck payable to King County Office of Finance) on or before J ne 24, 1994 . If a notice of appeal is filed, the original and 6 copies of a written appeal ' statement specifying the basis -for the appeal and argument in support of the appeal must be fil d with the Clerk of the King County Council on or before July , 1994. Appeal statements may refer only to facts contained in he hearing record; new facts may not be presented on appeal. Filing requires actual delivery t the Office of the Clerk of the Council, Room 403, King County Courthouse, prior to the close of business (4;30 p.m. ) on the date ue. Prior mailing is not sufficient if actual receipt by t e Clerk does not occur within the applicable time period. The xaminer does not have authority to extend the time period unless he Office of the Clerk is not open on the specified closing dat , in which event delivery prior to the close of business on the next business day is sufficient to meet thelfiling requirement. If a written notice of appeal and filing fee are not filed within 14 days calendar days of the date of this report, or if a written appeal statement and argument are not filed within 21 calendar days of theljdate of this report, he Clerk of the Council shall place a proposed ordinance which implements the Examiner's recommended ' action on the agenda of the next available Council meeting. At that meeting, the Council may adopt the Examiner's recommendation, may defer action, may refer the matter to a Council comn4ittee, or may remand o the Examiner for further hearing or further' consideration. Action of the Council Final . The action of the Council approving or adopting a recommendation of the Examiner shall be final and conclusive unless within thirty (30) days from the date of the Stonegate S90P0068 Page 11 action an aggrieved party or person applies for a writ of certiorari from the Superior Court in and for the County of King, State. of Washington, for the purpose of review of the action taken. MINUTES OF THE MAY 26, 1994 PUBLIC HEARING ON LAND USE SERVICES DIVISION FILE NO. S90P0068 - STONEGATE James N. O'Connor was the Hearing Examiner in this matter. Participating in the hearing were Lanny Henoch, Larry West, Eric Evans, Curt Smelser, Donald Leavitt, Everett Wilcock, Mary Keech, Andrew Duffus, Dennis Noland, Ed Horn, Don Erickson, Mike Merritt, Julie Bonwell, Peter Gonzales, Ron Kranz, Anil Butail, Lyn Keenan, Don Tubbs, Mark Jacobs. The following exhibits were offered and entered into the record: Exhibit No. 1 LUSD File No. S90P0068 Exhibit No. 2 Staff Report 5-26-94 public hearing Exhibit No. 3 Application, received 8-9-90 Exhibit No. 4 DEIS, date of issuance 4-13-93 Exhibit No. 5 FEIS, date of issuance 11-30-93 Exhibit No. 6 DS - effective date 10-8-91 Exhibit No. 7 Affidavit of Posting - date of posting 4-26-94 received affidavit 4-26-94 Exhibit No. 8 Revised preliminary plat map (3 sheets) which includes a conceptual drainage plan - received 5-10-94 Exhibit No. 9 Land Use Map - Kroll Maps 800E, 801W, 460E, 464W, portion of 800W Exhibit No. 10 Assessor Map NE 3-23-5 Exhibit No. 11 LUSD File for Road Variance S92V0182 5 • Exhibit No. 12 Modification of Condition 9 and additional condition #34 Exhibit No. 13 ' Applicant's hearing presentation notebook at tabs 2-9 Exhibit No.. 14 Letter dated May 26, 1994 to DDES/LUSD from Jean Rollens Exhibit No. 15 Statement prepared by and read into record by Andrew Duffus \plats\s90p\s90p0068 JNOC:jc/ckp • S l STONEGATE TABLE OF CONTENTS Page ARTICLE I Interpre-tation 2 • Section 1 : Liberal Construction 2 Section 2 : Definitions 2 Section 2 . 1 Association 2 Section 2 . 2 Common Area 2 Section 2 .3 Declarant 2 Section 2 .4 Development Period 2 Section 2 ..5 Development Plan 3 Section 2 . 6 Lot 3 Section 2 . 7 Owner 3 Section 2 . 8 Subdivision 3 Section 2 . 9 Native Growth Protective Easement . . . 3 ARTICLE II Property Rights 4 Section 1 : Owner' s Easement of Enjoyment 4 Section 2 : Delegation of Use 4 ARTICLE III Membership and Voting Rights 5 Section 1 : Membership 5 Section 2 : Voting Rights 5 ARTICLE IV Association Regulations and Assessments . . . . . . . . . 5 Section 1 : Creation of the Lien and Personal Obligation. os Assessments 5 Section 2 : Purpose of assessment 6 Section 3 : Maximum Assessment 6 Section 4 : Special Assessments 6 Section 5 : Reserves for Repair of Replacement 7 Section 6 : Common Areas Exempt 7 Section 7 : Exception to Maximum Assessment Limitation 7 Section 8 : Notice of Quorum for Establishing a Budget 7 - 1 - r t Section 9 : Uniform Rate of Assessment; Lots Owned by Declarant Exempt 7 Section 10 : Date of Commencement of Assessments; Due Dates 7 Section 11 : Effect of Nonpayment of Assessments; Remedies of the Association 8 Section 12 : Subordination of the Lien to Mortgages 8 Section 13 : Real Property Taxes 9 Section 14 : Common Area Maintenance Responsibility; Private Street Lighting System 9 Section 15 : Rules and Regulations 9 Section 16 : Indemnification of Board Members and Officers 10 ARTICLE V Acceptance of Covenants 11 Section 1 : Occupancy and Use 11 Section 2 : Residential Site 11 Section 3 : Construction of Improvements 12 Section 4 : Architectural Control 12 Section 5 : Minimum Size Requirements 14 Section 6 : Landscaping ' 14 Section 7 : Construction 15 Section 8 : Plantings and Fences 15 Section 9 : Antennas 15 Section 10 : Changing Lot Contours 16 Section 11 : Maintenance by Owners 16 Section 12 : Garbage Disposal 16 Section 13 : Clothesline 17 Section 14 : Roofing Materials and Siding 17 Section 15 : Underground- Utilities 17 Section 16 : Nuisance 17 Section 17 : Trash and Accumulations 17 Section 18 : Non-permitted Parking 18 Section 19 : Signs 18 Section 20 : Woodpiles 18 Section 21 : Restriction Against Wells 18 Section 22 : Assessments for Lighting, Water and Utilities 18 Section 23 : Deviation 19 Section 24 : Additional Restrictions 19 Section 25 : Easements and Restrictions on Final Plat 19 Section 26 : Sales and Construction Facilities 19 - 2 - � I ARTICLE VI General Provisions 19 Section 1 : Covenants to Run with Land 19 Section 2 : Breach of Covenants 20 Section 3 : Failure to Enforce 21 Section 4 : Right to Assign by Declarant 21 Section 5 : Annexation 21 Section 6 : Amendment of this Declaration 22 Section 7 : Severability 22 - 3 - • • DECLARATION OF • COVENANTS , CONDITIONS AND RESTRICTIONS OF STONEGATE THIS DECLARATION is made on the date hereinafter set forth by Chaffey Corporation, a Washington Corporation, hereinafter referred to as "Declarant, " WITNESSETH • WHEREAS, Declarant is the Owner of certain property in the City of Renton, County of King, State of Washington, which is more particularly described as follows and hereinafter referred to as the "Subdivision" : Lots 1 through 53 and Tracts A, C, E, F, H and J of the Plat of "Stonegate" as recorded in Volume , Pages _ , records of King County, Washington, under Auditor' s File No. NOW, THEREFORE, Declarant hereby declares that all of the properties described above shall be held, sold and conveyed subject to the following easements, restrictions, covenants and conditions, which are for the purpose of protecting the value and desirability of, and which shall run with the real property and be binding on all parties having any right, title or interest in the described properties or any part thereof, their heirs, successors and assigns, and shall inure to the benefit of each Owner thereof . • • - 1 - ARTICLE I. Interpretation. Section 1. Liberal Construction. The provisions of this Declaration shall be liberally construed to effectuate its purpose of creating a uniform plan for the operation, maintenance, construction, appearance and harmony of the Project . Section 2 . Definitiona: Section 2 . 1 "Association" shall mean and refer to STONEGATE HOMEOWNERS ASSOCIATION, a Washington nonprofit corporation, its successors and assigns . Section 2 . 2 "Common Area" or "Open Space" (hereinafter referred to as "Common Area" ) shall mean all real property owned, used and/or maintained by the Association or designated as such on the final plat . The Common Area includes ownership and/or maintenance obligations on or related to Tracts A, B (landscaping, signage and lighting maintenance) , C, D (landscaping, signage and lighting maintenance) , F, H and J. Included in the definition of Common Area for purposes of maintenance obligations is the maintenance and payment for repair and/or operation expenses for the private lighting system throughout the plat and maintaining landscaping, signage and/or lighting in Tracts B, D and H. Section 2 . 3 "Declarant" shall mean and refer to Chaffey Corporation, a Washington corporation, their successors, heirs and/or assigns if such successors, heirs and/or assigns should acquire all of the .undeveloped lots from the Declarant for the purpose of development . Section 2 .4 "Development Period" shall mean and refer to that period of time beginning on the date of this Declaration and ending at the earlier of : (i) 10 years from the date hereof; (ii) sale to individual residential owners of eighty-five percent (850) of the Lots; or (iii) written notice from the Declarant to the Association in which the Declarant elects to terminate the Development Period. - 2 - Section 2 . 9. "Development Plan" shall mean the Declarant ' s intended use and development of the property, including and subject to any and all regulations imposed by state, federal and local law or as otherwise set forth in the final plat map, this Declaration, or conditions imposed as a part of the approval of the Subdivision. .Section 2 . 6 "Lot" shall mean and refer to all parcels of land shown upon the recorded final plat map of the Subdivision, with the exception of the Common Area, easements and any land conveyed or dedicated to King County, the City of Renton or local municipal corporations . ,Section 2 . 7 "Owner" shall mean and refer to the record owner, whether one or more persons or entities of a fee simple title to any Lot which is a part of the Subdivision, including contract purchasers, but excluding those having such interest merely as security for the -performance of an obligation. Section 2 . 8 "Subdivision" shall mean a-nd refer to that certain real property hereinabove described. Section 2 . 9 "Native Growth Protective Easement" or "NGPE" shall mean the real property designated a "Native Growth Protective Easement" , "NGPE" or "Sensitive Area Tract" on the face of the Plat . Dedication of an NGPE conveys to the public a beneficial interest in the land within the NGPE . This interest includes the preservation of the native vegetation for all purposes that benefit the public health, safety, and welfare, including control of surface water and erosion, maintenance of slope stability, visual and aural buffering, and protection of plant and animal habitat . The NGPE imposes upon all present and future owners and occupiers of the land subject to the easement the obligation, enforceable on behalf of the public by the City of Renton, to leave undisturbed all trees and other vegetation within the easement . The vegetation within the easement may not be cut, pruned, covered by fill, removed or damaged without the express written approval from the City of Renton Development Services Division or its successor agency, unless otherwise provided by law. No building foundations are allowed beyond the required building setback line, unless otherwise provided by law. The common boundary between the NGPE and the area of development activity must be marked or otherwise flagged to the satisfaction of Renton prior to any clearing, grading, building - 3 - construction or other activity on a lot subject to the NGPE setback area. The required marking or flagging shall remain in place until all development proposal activities in the vicinity of the sensitive area/NGPE are completed. . ARTICLE II. Property Rights Section_.. Owners' Easement of Enjoyment. Every Owner shall have a right and easement of enjoyment, subject to restrictions set forth herein or in the final Plat, in and to the Common Area which shall be appurtenant to and shall pass with the title to every lot, subject to the following provisions : (i) the right of the Association to charge reasonable assessments of fees for use, maintenance, preservation, insurance and other costs related to the Common Area. (ii) the right of the Association to dedicate or transfer all or any part of the Common Area to any public agency, authority, or utility for such purposes and subject to such conditions as may be agreed to by the members . No such dedication or transfer shall be effective unless an instrument signed by two-thirds (2/3) of the total membership agreeing to such dedication or transfer has been recorded. (iii) the right of the Declarant to make use of or occupation of, or utilize for purposes of ingress, egress, utilities and other similar purposes, in the Common Area for the duration of the Development Period. Section 2 . Delegation of Use. Any Owner may delegate, in accordance with the Bylaws, his right of enjoyment to the Common Area and facilities to the members of his family, his tenants, or contract purchasers who reside on the property. The easement in favor of the owners for the Common Area shall be appurtenant to and shall not be separated from the ownership of any Lot and shall not be assigned or conveyed in any way except upon the transfer of title to such Lot and then only to the transferee of such title . The easement shall be deemed so transferred and conveyed whether or not it shall be so expressed in the deed or other instrument conveying title . - 4 - ARTICLE III . Membership_and Voting_ Rig is Section 1. Membership. Every Owner of a Lot which is subject to assessment and all Lots within the Subdivision held for sale by Declarant shall be a member of the Association. Membership shall be appurtenant to and may not be separate from Ownership of any Lot which is subject to assessment . Section 2 . Voting Rights. The Association shall have two (2) classes of voting membership: Class 8: Class A members shall be all Owners with the exception of the Declarant and shall be entitled to one (1) vote for each Lot owned. When more than one person holds an interest in any Lot, all -such persons shall be members . The vote for such Lot shall be exercised as they among themselves determine, but in no event shall more than one (1) vote be cast with respect to any Lot . bass B: Class B members shall be the Declarant and shall be entitled to three (3) votes for each lot owned. The Class B membership shall cease and be converted to Class A membership upon the expiration of the Development Period. ARTICLE IV. • Associa on ReQLlations an Assessments Section 1. Creation of the Lien_and Personal Obligation of Assessment.e. The Declarant, .for each improved Lot owned within the Subdivision, hereby covenants, and each Owner of any Lot by acceptance of a deed therefore, whether or not it shall be so expressed in such deed, is deemed to covenant and agrees to pay to the Association: (a) annually, semi-annually, quarterly or monthly assessments or charges; and (b) special assessments to be established and collected as hereinafter provided. - 5 The assessments, together with interest, costs and reasonable attorney fees, shall be a charge on the land and shall be a continuing lien upon and shall attach to the property against which each such assessment is made. Each such assessment, together with interest, costs and reasonable attorney fees incurred in collecting the same, shall also be the personal obligation of the person who was the Owner of such property at the time when the assessment fell due, irrespective of the ownership of the Lot at the date of collection. Section 2 . Purpose of Assessment. The assessment levied by the Association shall be used to promote the recreation, health, safety and welfare of the residents in the Subdivision and for the improvement, construction, repair, maintenance, insurance and other expenses (e .g. , taxes, utility and street lighting charges, gardening, landscaping and fencing) , related to or arising from Common Area or land for which the Association has such responsibilities or obligations (e.g. , street lighting, landscaping maintenance in Tracts B and H excluding the drainage course, entry landscaping, fencing. and monuments) or other items deemed necessary and proper by the Association to keep the Subdivision in a good, clean, attractive and safe condition in compliance with all applicable codes, laws, rules and regulations . Assessments may also be levied to pay for any professional services or consultation incurred by the Association in carrying out its duties, including but not limited to biologists, certified public accountants and legal counsel . Section 3 . Maximum Assess -nt. Until January 1st of the year immediately following the conveyance of the first Lot to an Owner, the maximum assessment shall not exceed two hundred dollars and no/100 ($200) per year. The assessments shall be established, reviewed, and/or adjusted by the Board of Directors, subject to member ratification, as provided in the bylaws of the Association. Section 4 . Special Assessment.. In addition to the assessments authorized above, the Association may, in accordance with and to the provisions of the bylaws and any applicable laws, levy special assessments through the use of a special budget as authorized in the bylaws of the Association. The special assessments may be used to cover unanticipated financial shortfalls, and/or for the purpose of defraying, in whole or in part, extraordinary expenses such as the cost of any construction, reconstruction, repair or replacement of a capital improvement of the Common Area, property, street lighting maintenance and - 6 - liability expenses, fixtures or improvements of the Association, including repairs or renovation. Section 5 . Reserves for Repair or Replacement. As a common expense and as a part of the Association budget, the Association may establish and maintain a reserve fund for repair or replacement of improvements1and community facilities thereon by the allocation and payment monthly to such reserve fund of an amount to be designated from time to time by the Association. The reserve fund shall be expended only for the purpose of repair, replacement or improvement to the Common Areas and any improvements and community facilities for which the Association is responsible, and for start-up expenses and operating contingencies of a nonrecurring nature . The proportional interest of any Owner in any such reserve shall be considered an appurtenance of such Owner' s Lot or Living Unit and shall not be separately withdrawn, assigned, or transferred, or otherwise separated from the Lot or Living Unit to which it appertains and shall be deemed to be transferred with such Lot in the event of a transfer or sale . Section 6 . .Common Areas Exempt. The Common Areas and all portions of the Property dedicated to and accepted by a government or public authority shall be exempt from assessments by the Association. Sotion 7 . Exception—to Maximum_ Asseasment_L.imitation. The limitations of maximum assessments shall not apply with respect to fines for other charges against a member by the Board pursuant to this Declaration or bylaws of the Association. Section 8 . Notice_and ouosu_ for Establishing sr;ng a Bridget. Written notice of any meeting called for the purpose establishing a budget from which the assessments are based shall be personally delivered or mailed to all members in a manner consistent with the provisions of the bylaws of the Association. Section 9 . Uniform Rate of Assessment Lots Owned by Declarant Exempt. Except as otherwise authorized herein, all assessments must be fixed at a uniform rate for all Lots, provided, however, that any vacant or unimproved Lot or any unoccupied residence owned by Declarant shall not be subject to any assessment or charge herein. Section 10 . Date of Comma cement o _Assessment;—Dime Dates . The assessments provided for herein shall not commence prior to the first day of the month following the conveyance of the first Lot - 7 - from the Declarant : As to each particular Lot involved, the assessments shall begin on the first day of the calendar month following the date of any deed or contract of sale for the Lot, or on the first day of the calendar month following occupancy of the premises, whichever is earlier. The assessments may be budgeted on an annual basis (referred to herein as "annual assessment" ) subject to adjustments according to the number of months remaining in the calendar year. The due dates shall be established by the Board and shall be payable on a monthly, quarterly, semiannual or annual basis as determined by the Association. The Owner may prepay one (1) or more installments on any assessment without a prepayment penalty. Section 11. Effect of Nonpayment of Assessments• Remedies of the Association. Any assessment not paid within thirty (30) days after the due date shall bear interest from the due date at the rate of twelve percent (12%) per annum. Unpaid assessments, plus interest, costs and attorney fees incurred by the Association in collecting assessments, enforcing the provisions of this Declaration or the bylaws, or defending itself in any litigation shall constitute and create a lien on the property, provided however, before the arrearage actually assessed, the Owner shall be provided an opportunity to be heard by the Board of Directors or such representative as is appointed by the Board of Directors . The failure to provide an opportunity to be heard as provided herein does not eliminate the accumulation of extra fees and charges, provided such opportunity is afforded before the extra fees and charges are actually assessed and collected. The Association may bring an action at law against the Owner personally obligated to pay the same for collection of the assessments or other charges pursuant to this Declaration, and/or foreclose the lien against the property. No Owner may waive or otherwise escape liability for the assessments provided for herein by non-use or abandonment of his Lot . Section 12 . Eubordinatd,cm _f the Lien—to Mortgagee.. The lien of the assessment provided for herein shall be subordinate to the lien of any first -mortgage (and to the lien of any second mortgage given to secure payment of the purchase price) now or hereafter placed on the Lot, only in the event that the lien for delinquent assessments has not been recorded with the King County Auditor at the time of the recording of the mortgage lien. Sale or transfer of any Lot shall not affect the assessment lien. No sale or transfer shall relieve such Lot from liability for any assessments thereafter becoming due or from the lien thereof . - 8 - M Section 13 . Real Property_Taxes. In the event that there are real property taxes On the Common Area, the Association shall pay the same as an expense of the Common Area. If the tax becomes delinquent, the total amount of the delinquent taxes shall be divided equally among all the Owners, and said portion of each Owner' s share of delinquent taxes shall be a lien on said Owner' s Lot to the same extent as if the delinquent tax was on the Owner' s Lot . Section 14 . Common Area Maintenance Responsibility; Private Street Lighting System. Maintenance, repair, replacement, improvements, taxes, insurance and other obligations and expenses or assessments arising from or through this Declaration or the final plat shall be . the responsibility of the Association unless otherwise specified. In addition. to the maintenance of the Common Area, the Association shall maintain the landscaping and signage installed by the Declarant or Association in Tracts B and H, and the obligations relating to the private street lighting. The Association and the individual Owners shall be responsible for all maintenance and liabilities associated with the private street lighting system. The system shall function during the same hours and duration as the public system, and shall meet the lighting levels and uniformity ratios as required by the Codes of the City of Renton. Any required repairs shall be per applicable codes and regulations, and shall be accomplished within one week of observable failure . The Association shall be required to provide (and keep current) to the Renton Transportation Division the name and telephone number of a contact person responsible for maintenance of the lighting system. A bond or other mechanism acceptable to the City shall be in place to refund the city any expenses (including but not limited to attorney fees, billing and administrative costs, telephone charges, copying charges, facsimile charges, labor and overtime, parts, materials and equipment) incurred by the City due to default or failure of the Association to prepare the light system in a timely manner. In the event roadways within the plat are classified as principal, minor or collector arterial, the street lighting on those roads shall be required to follow all City details and standards as a separate system to be turned over to the City upon acceptance . Section 15 . Rules and RPgn at;nns. The Association shall have the power through corporate resolution to adopt and enforce rules and regulations governing the use of the Common Area, so long - 9 - • as such rules and regulations are consistent with law or this Declaration. The Association may prescribe penalties for the violation of such rules and regulations, including but not limited to suspension of the right to use the Common Areas or portions thereof . Any such rules and regulations shall become effective thirty (30) days after promulgation or amendment and shall be mailed to all Owners within thirty (30) days after promulgation or amendment . A copy of the rules and regulations then in force shall be retained by the secretary of the Association and shall be available for inspection by any Owner during reasonable business hours . Such rules shall have the same force and effect as if set forth herein. Section 16 . Indemnification of Board Members and Officers . Directors, Officers and Committee members of this Association shall not be liable to the Association or its members for damages caused by an action taken on behalf of the Association in good faith. This provision may not limit liability for acts involving intentional misconduct such as a knowing violation of the law or a knowing breach of the duty to the Association, or for failure to exercise the degree of care and loyalty required under RCW 24 . 03 . Directors, Officers and Committee members of this Association shall be indemnified and held harmless from and against any damages, liabilities, judgments, penalties, fines, settlements and reasonable expenses (including attorney fees) actually incurred as a result of all actions undertaken by said person in good faith, and (i) in the case of conduct in his or official capacity with the Association, he reasonably believed his conduct to be in the Association' s best interests, or (ii) in all other cases, he reasonably believed his conduct to be at least not opposed to the Association' s best interests, and (iii) in the case of any criminal proceedings, he had no reasonable cause to believe his conduct was unlawful . Said persons shall be indemnified and held harmless to the full extent permissible under Washington law. The foregoing right of indemnification shall not be exclusive of other rights to which such Director, Officer or Committee member may be entitled to as a matter of law. The Board of Directors may obtain insurance on behalf of any person who is or was a Director, Officer, employee, or agent against any liability arising out of his status as such, whether or not the Association would have power to indemnify him against such liability. - 10 - ARTICLE V. Acceptance of Covenant In consideration of the acceptance hereof by the purchasers and grantees of deeds or contracts to the Lots in said Subdivision, their heirs, devisees, personal representatives, successors, and assigns, and all persons or concerns claiming by, through or under such grantees, declare and agree with each and every person who shall be or who shall become an Owner of any of said Lots, that said Lots shall be and hereby are bound by the covenants set forth herein shall be held and enjoyed subject to and with the benefit and advantage of the protective covenants, restrictions, limitations, conditions and agreements set forth herein. Section 1. Occupanc _and Use. No Lot, building or structure thereon, or any part thereof shall be used or occupied for any purpose other than as a single family residence unless specifically authorized by zoning laws and regulations, the Association, and the Declarant during the Development Period. The conduct or carrying on of any manufacturing, trade, business, commerce, industry, profession, or other occupation whatsoever, upon any such Lot or any part thereof, or in any building or structure thereon erected, shall constitute a breach of this restriction. Notwithstanding the forgoing, and subject to this Declaration and all rules promulgated hereunder, the Owners are permitted to (i) lease or rent their Lot and improvements for residential use, or (ii) to operate a home business, provided the home business is legal, complies with zoning and other governmental regulations, creates no additional traffic, involves no advertising or signs, and does not create or result in activities which are a nuisance or annoyance to other members or residents of the Subdivision. Section 2 . Residential Site., No portion of any Lot shall be owned, used or occupied except as a single residential site . A residential site shall consist of : (i) one or more full Lots; (ii) one or more full Lots and portions of a contiguous Lot or Lots; or (iii) contiguous parts of Lots which shall form one plot of land suitable for use as a site for a residence, provided that each residential site shall extend from the fronting street to the existing rear property line of the - 11 - component Lots and shall have front and rear dimensions, neither of which are less than those of the smallest component Lot shown on the plat of the Subdivision as of the date of this Declaration. A component. Lot shall be deemed to be a Lot and any portion of which is included in such residential site . Section 3 . Construction of Improvements . For the purpose of further insuring the development of the lands in this Subdivision as a residential area of high standards, Declarant reserves the right to control the buildings, structures and improvements, including the location, placed on each Lot and the Common Area. The Owner or occupant of each Lot, by acceptance of title thereto or by taking possession thereof, covenants and agrees that the same and any improvements placed or constructed thereon shall conform to this Declaration and the Development Plan. Section 4. Architectur 1 Cont al. For the purpose of further insuring the development of the lands in this Subdivision as a residential area of high standards, Declarant reserves the right to control the buildings, structures and improvements placed on each residential site. The Owner or occupant of each Lot by acceptance of title thereto or by taking possession thereof, covenants and agrees that no building, wall, fence, out building, pet house, masonry, signs, lamp post, swimming pool, or other structure or improvement (hereinafter "structure" or "building") shall be placed upon said premises unless and until the plans, specifications and plot (site) plans have been approved in writing by the Declarant or its nominee as provided, in which case only those plans receiving such approval may be placed, constructed or maintained on the Lot . The Declarant may nominate the Association or an Architectural Control Committee to perform the duties specified in this Section. The Architectural Control Committee shall have three (3) members who each serve three (3) year terms . The Declarant may appoint the numbers until such time as all Lots in the subdivision have been sold and all plans approved, at which time the Declarant may transfer said appointment power to the Board of Directors . Application for approval of plans to the Declarant or Architectural Control Committee shall be accompanied by a fee established by the Architectural Control Committee . The application fee shall not exceed Two Hundred and Fifty dollars and no/100 Dollars ($250) . Refusal or approval of plans and specifications may be based on any ground, including purely aesthetic grounds, which in the sole and uncontrolled discretion of the Architectural Control Committee shall deem sufficient . No - 12 - • alteration of the exterior appearance (including without limitation, the color of any buildings or structures) shall be made without like written approval . All buildings and other structures must be designed by an architect, who is either registered to practice in the state of Washington, or is a designer approved in writing by Declarant or its nominee. As to all construction and alterations within or upon the property, the Declarant or its nominee shall have the right to refuse to approve any design, plan or color for such improvements, construction or alterations, which is not suitable or desirable in the opinion of the Declarant or its nominee for any reason, aesthetic or otherwise, and in so passing upon such design, the Declarant or its nominee shall have the right to take into consideration the suitability of the proposed building or other structure, and the material of which it is to be built and the exterior color scheme to the site upon which it is proposed to erect the same, the harmony thereof with the surrounding Lots and improvements, and the effect or impairment that said structures will have on the view of surrounding building sites, and any and all facts, which, in the opinion of the Declarant or its nominee shall affect the desirability or suitability of such proposed structure, improvements or alterations . Any action or inaction by the Declarant or its nominee shall be solely discretionary and all parties, members and/or potential members shall hold and save Declarant or its nominee provided any such actions or inactions are in good faith. In connection with said approval, complete plans and specifications of all proposed buildings or structures and exterior alterations, together with detailed plans showing the proposed location of the same on the particular building site, shall be submitted to the Declarant, before construction or alteration is started, and such construction or alteration shall not be started until written approval thereof is given by the Architectural Control Committee . All plans and specifications for such approval must be submitted at least sixty (60) days prior to the proposed construction starting date . Should the Declarant or its nominee fail to approve or disapprove the plans and specifications submitted by an Owner of a residential site within the Subdivision within thirty (30) days after written request therefor, then the applicant may request in writing a response within an additional fourteen (14) days . In the - 13 - event there remains no response, the plans shall be deemed approved, provided, however, the plans must still comply with the Declaration in all other respects . No building, wall, fence, sign, swimming pool or other structure shall be erected or be allowed to remain on any residential site which violates any of the covenants or restrictions contained in the Declaration. Any actions or inactions of the Declarant, its agents or nominees, or the Architectural Control Committee shall be solely discretionary and all parties, members, potential members and Lot Owners shall hold and save harmless the Declarant, its agents or nominees, and the Architectural Control Committee and its members, provided such actions or inactions are in good faith. Section 5 . Minimlun�S�7e Re irements . No building shall be allowed on any residential site in the Subdivision except one single-family dwelling house, all for the use and occupancy of one immediate family and attendant bona fide domestic servants only. Any auxiliary building must be so designed and constructed as to be compatible in appearance with the main building and must have Architectural Control Committee approval . Said dwelling house shall have a fully enclosed living area, excluding attached garage or carport, which has a floor area of not less than 2 , 000 square feet in the case of one story houses, and 2, 500 square feet in the case of multi-floored houses . No such auxiliary building, with the exception of garages and carports, shall have a ground coverage in excess of three hundred (300) square feet . No such dwelling house shall exceed two (2) stories . (excluding the basement) or be more than thirty (30) feet in height, without prior written approval of the Declarant, nor shall any such auxiliary building or authorized structure be more than fourteen (14) feet in height without said approval . Height of buildings shall be measured from the highest point at which the natural contour of the ground comes in contact with such building or structure. The above requirements do not supersede any governmental requirements that are more restrictive . Section 6 . L.andssaping. Each lot shall be landscaped in accordance with plans and specifications as now or hereafter adopted by the Declarant . All front yards and landscaping must be completed within six (6) months from the date of completion of the building or structure constructed thereon; in the event of undue hardship due to weather conditions, this provision may be extended for a reasonable length of time upon written approval by the Declarant, or its nominee . - 14 - Section 7 . Construction. All construction of properly authorized improvements on any residential site which have been commenced, shall be diligently pursued to completion thereof in a manner and at a rate reasonably consistent with building standards prevailing in the immediate area relating to high quality construction of a similar type, and in no event shall the period of construction of any improvement exceed nine (9) months from the date of commencement of construction to completion as to external appearance, including finished painting. No structure or vehicle, other than a completed permanent dwelling house as contemplated by these restrictions and limitations, shall be used on any Lot at any time as a residence, either permanently or temporarily. No auxiliary building shall be deemed completed as long as the dwelling house itself is incomplete . Unless written approval is obtained from Declarant or its nominee, no building shall be erected upon any Lot so that any part thereof, including eaves or overhangs, shall be : (i) closer than twenty (20) feet to the boundary line of said Lot which extends along a platted street in the Subdivision; (ii) closer than five (5) feet to the rear boundary line of said Lot; or (iii) closer than five (5) feet to any other boundary line of said Lot . The construction of residences shall also comply with the minimum floor elevations, if any, specified for each Lot on the Final. P1.at_. Section. Plantings and F'enceg. No hedge more than six (6) feet in height, nor any fence, wall or other similar structure more than six (6) feet in height, shall be constructed, erected, placed, planted, set out, maintained or permitted on any residential site . Section 9 . Antennas. No television antennas, including satellite communication dishes, or such similar devices, (other than "mini dishes" with a diameter of less than 24 inches placed in the location approved by the Architectural Control Committee or the Declarant) , radio aerials, ham radio broadcast or receiving apparatus, shall be erected, maintained or placed on any residential site without specific written approval by the - 15 - Association. Rotary beams or other similar devices shall not be constructed on any residential site . Section 111. �hangi�ng Lot Contours . The surface grade or elevation of the various Lots and other residential sites in the Subdivision shall not be substantially altered or changed in any manner which would affect the relationship of such Lot or other residential sites adjoining, or which would result in materially obstructing the view from any other Lot or residential site in the Subdivision, or which would otherwise produce an effect out of harmony with the general development of the immediate area in which said Lot or other residential site is located. Whether or not such alteration or change in the elevation or grade of any Lot or any residential site would be prohibited, shall be determined by the Declarant or the Association in its sole and uncontrolled discretion. Section 11. Maintenance by Owners . Unless otherwise specifically provided herein, the Owner of each Lot shall be responsible for the maintenance and upkeep of the improvements and landscaping located thereon. All such Owners shall likewise maintain their hedges, plants, shrubbery, trees, and lawns in a neat and trim condition at all times . Each Lot Owner agrees to promptly landscape all portions of the Lot facing any street . After notice to an Owner from the Association of such Owner' s failure to maintain said lot, landscaping and/or improvements in accordance herewith, and after approval by a majority vote of the Board of Directors or other Association committee to which such oversight responsibility shall have been delegated, the Association shall have the right, through its agents and employees, to enter upon any Lot or improvement which has been found to violate the foregoing standards :in order to repair, maintain, and/or rectify the same to such standards . Provided that the Board of Directors or its representative has given the Lot Owner notice and an opportunity to be heard, the cost of such work shall be a special assessment on such Owner and such Owner' s lot and improvements, and . the provisions of this Declaration regarding the collection of assessments shall apply thereto. Section 12 . Garbage Disposal. The Owners of the residential sites in said Subdivision shall be responsible to assure that no garbage can or other receptacle will be visible from any place outside the premises except on collection day. - 16 - I , Section 13 . Clothesline. No Owner or occupant of any residential site shall place or permit clotheslines thereon which are visible from any Lot or street in the Subdivision. Section 14. Roofing Materials and Siding. All roofs shall be in accordance with specifications as to type, style, color and other criteria as adopted by the Declarant . Section 15 . Underground Utilities. All utilities, on and in public dedicated areas, private property, or on and in the Common Areas, including water, cable television, natural gas, storm sewer, and power shall be installed underground in compliance with all Governmental regulations for the installation and maintenance of the same. No lines or wires for the transmission of current or for telephone use shall be constructed, placed, or permitted to be placed upon any residential site outside the buildings thereof unless (I) the same shall be underground or in the conduit attached to a building or (ii) is approved by the Declarant or its nominee . Section. Nuisance. Nothing shall be done or maintained on any Lot or other residential site which may be or become an annoyance or nuisance to the neighborhood. No livestock, animals, poultry or fowl shall be kept on any Lot or other residential site other than animals or birds of the type and species generally recognized as common household pets in the immediate area, such as dogs, cats, canaries and parakeets which are kept on said property solely as household pets, provided that no such household pet which is or becomes an annoyance or nuisance to the neighborhood shall thereafter be kept on any Lot or residential site. No dog houses, dog runs or dog kennels may be placed on any Lot or residential site unless they are screened from the view of neighboring properties and the streets and do not create an annoyance or nuisance . All dogs shall be kept in the residence or garage at night so as to eliminate disturbances related to barking dogs while other residents are trying to sleep. Section 17 . Trash and_Accu_mu1ations . No trash, refuse pile, vehicles, underbrush, compost pile, or other unsightly growth or objects shall be allowed to group, accumulate or remain on any Lot so as to be a detriment or unreasonable annoyance to the Subdivision or become a fire hazard. In the event any such condition shall exist upon any Lot, Declarant may enter upon said Lot and remove the same at the expense of the Lot Owner who, on demand, shall reimburse Declarant for the cost thereof, and such entry and removal shall not be deemed a trespass . - 17 - Section 18. Non=l ermitted Parking. No boats, boat trailers, house trailers, automobiles, trucks, campers, motor homes, or other vehicles, or any part thereof, not in actual current use shall be stored or permitted to remain on any residential site or Lot unless the same is stored or placed in a garage or other fully enclosed space, or is entirely screened so as not to be visible from any streets and abutting Lots . All screening is to be approved by the Architectural Control Committee . Section 19 . Signs . No signs of any kind shall be placed on any Lot or residential site in the Subdivision where the same is visible from any Lot or street in the Subdivision, except in accordance with such rules and regulations as may from time to time be adopted by the Declarant or Association. In the absence of such rules and regulations, no signs whatsoever other than conventional house numbers indicating the address of the premises shall be placed on any Lot or residential site . "For Sale" or "For Rent" signs, the maximum size of which shall be two feet by three feet, must be approved by Declarant or Association. During the Development Period, Declarant may require all signage on Lots and homes to be uniform in the dimension and general character regardless of the builder or, Realtor or other person involved in marketing the Lot or home. Uniformity standards may be adopted by the Declarant . Section 20 . Woodpiles . Woodpiles or wood supplies shall not be stored on any front or side yard, or be visible from the streets within the Subdivision. Section 21. Restriction Agains Webs . No Lot or Owner of any Lot may have placed or constructed on, upon, under or within the confines of such Lot or any Common Area any water or irrigation wells for any purpose whatsoever. Section 22 . Asses.s•r.ents for Lighting, Water and Utilities . The budget of the Association shall provide necessary funds to pay the cost for obligations and responsibilities such as the lighting, water and utilities in the Subdivision, including the Common Area, and the reasonable maintenance of such facilities . The proceeds of such assessments shall be used only for the purposes herein provided. The assessments herein provided for may be prorated, assessed and collected in the same manner as set forth hereinabove with respect to any other assessment provided herein, and shall constitute a lien on the respective Lots and plats and an obligation of the Owner thereof, as herein provided. - 18 - , S Section 23 . Deviation. Declarant hereby reserves the right to enter into agreement with the grantee of any Lot or Lots (without the consent of the Owners of any other Lots) to deviate from the conditions, restrictions, limitations or agreements contained in this Declaration. Any deviation shall be manifested in an agreement in writing and shall not constitute a waiver of any such condition, restriction, limitation, or agreement as to the remaining Lots in the Subdivision and the same shall remain fully enforceable as to all other Lots located in the Subdivision. Section 24 . Additional Restrictions. Declarant may from time to time during the Development Period impose or eliminate restrictions on all or any part of the Subdivision, including but not limited to designation of specific height restrictions, • reservation of view corridors, color restrictions and fencing restrictions . Such restrictions shall be enforceable by the Declarant and\or the Association. Section 25 . Easements and Restrictions on Final Plat . Easements and Restrictions set forth in the recorded Plat Map are incorporated herein and hereby reserved on each Lot as shown on the final approved Plat . Section 26 . Sales and Construction_Facilities. Notwithstand- ing any other provision in this Declaration to the contrary, it is expressly permissible during the Development Period for the Declarant and its agents, employees or nominees, to maintain on any portion of the property owned by the Declarant or Association such facilities as the Declarant may reasonably feel are required, convenient, or incidental to the construction and/or sales of lots or improvements thereon. The Declarant may permit, in writing, an individual owner to maintain temporary equipment and construction material on the Owner' s Lot when the Declarant feels the same is reasonably required, convenient or incidental to construction activities for improvement on said Lot . ARTICLE VI . General Provisions Section 1. Covenants to Run with Land. Thi,s Declaration shall constitute a servitude upon all Lots in the Subdivision conveyed by Declarant, its successors or assigns, to any grantee, and shall run with the land and be binding upon all such grantees and all persons claiming by, through or under them. The acceptance of any such conveyance by any such grantee shall constitute an - 19 - agreement on the part of any such grantee, for himself, his heirs, devisees, personal representatives, and assigns to all such covenants, restrictions, limitations, conditions and agreements . This Declaration, as amended or supplemented, shall remain in full force and effect for a period of twenty (20) years from the date recorded, at which time they shall automatically extend for successive periods of ten (10) years each, unless by written agreement of the then Owners of a majority of the Lots in the Subdivision it is agreed to terminate or change this Declaration in whole or in part . In the event this Declaration is extended to include adjoining lands through the annexation procedures herein, this Declaration may only be terminated or changed in conjunction with the adjoining lands, and in such case, the agreement of the then Owners of a majority of all Lots subject to this Declaration, . as amended and extended, shall be required to effect such termination or change . Termination of this Declaration or modifications which materially affect Common Areas or obligations of the Association shall first receive approval from any governmental agency potentially impacted by the termination or modifications . Any termination or change shall become effective upon the recording of such agreement, duly signed and acknowledged by the necessary parties, as above provided, in the offices of the Auditor of King County, Washington. Section 2 . Breach of Covenants. In the event of the violation or breach or attempted violation or breach of any of these covenants, restrictions, limitations, conditions, duly adopted rules and regulations, or agreements by any person or concern claiming by, through or under the Owner, or by virtue of any judicial proceedings, Declarant, the Owner of any Lot, or the Association, or any of them, jointly or severally, shall have the right to institute; defend or intervene in litigation or administrative proceedings to compel compliance with the terms hereof or to prevent such violation or breach. The Association may be involved in its own name on behalf of itself or two or more Owners on matters affecting the Association, but not on behalf of Owners involved in disputes that are not the responsibility of the Association. In the event of such enforcement, the prevailing party shall be entitled to, in addition to other relief, recovery of its attorney fees and costs . In addition to the foregoing, Declarant, or its nominee, or the Association shall have the right, whenever there is a violation of these restrictions, to enter upon the property where such - 20 - r W" . violation exists and summarily abate or remove the same at the expense of the Owner, who, on demand and after notice and opportunity to be heard by the Board of Directors or its representative, shall reimburse the cost thereof including attorney fees and costs incurred. Such entry and abatement or removal shall not be deemed a trespass . Except in the event of an emergency, three (3) days ' written notice must be given to the noncomplying party before summary abatement or removal may occur. Section 3 . Failure to Enforce. The failure to enforce any right, reservation, covenant, restriction, limitation, condition or agreement herein contained, however long thereafter, either as to the breach or violation involved or as to any similar breach or violation occurring prior or subsequent thereto, shall not bar or affect the enforcement of any such right, reservation, covenant, restriction, limitation, condition or agreement as to any such breach or violation thereof, nor shall said failure in any way be construed as or constitute a waiver of said provision. Section 4 . Right to Assign.bys Declarant . The Declarant may assign any and all of its rights, powers, obligations, privileges, and interest under this instrument to any other person or concern, and in any such case any such successor or assignee may exercise and enjoy such rights, powers, privileges and interest and shall be responsible for such obligations to the same extent as Declarant would have been had such assignment not been made . Section 5 . Annexation. Additional real property may become subject to this Declaration in the following manners : (a) Additions by Declarant . The Declarant, its successors and assigns, shall have the right, but shall not be obligated, to include additional real property of Declarant ' s selection, located outside the Property as a part of the Properties subject to and restricted by this Declaration. This right may be exercised without obtaining the consent or approval of the Association or its members . The additions of other real property authorized by this subsection shall be made by incorporating the provisions of this Declaration by reference on the face of any such final plat map of such other real property. In addition, Declarant may file for record a supplementary declaration of covenants, conditions and restrictions containing such complementary additions and modifications of the covenants contained in this Declaration as may be necessary to reflect the different character, if any, of the additional properties . - 21 - (b) Additions by Others. Upon approval in writing of the Declarant during the Development Period and thereafter by the Association, the Owner of such real property who desires to subject such other real property to the provisions of this Declaration and to subject it to the jurisdiction of the Declarant, may file for record a supplementary declaration of covenants, conditions, and restrictions, ' which ,by its terms, expressly extends the covenants contained in this Declaration to such other real property. Section 6 . Amendment of thial eclaration. Unless otherwise specifically addressed elsewhere, an amendment to any term or provision of this Declaration shall require the affirmative vote of seventy-five percent (750) of the voting power of the Association. This Declaration may be amended during the Development Period by an affirmative vote of fifty-one percent (510) of the voting power of the Association. Amendments to any provision of this Declaration which expressly alter the rights, duties, and obligations of Declarant shall contain the affirmative written consent of the Declarant . In the event that the Declarant has the necessary votes and desires to amend the Declaration during the Development Period, the Declarant may waive any requirements to conduct a membership meeting if and to the extent permissible by law. Any amendment to this Declaration must be recorded with the King County Auditor. Section 7 . Sevexability. Should any one of the provisions of this Declaration be declared void, invalid, illegal or unenforceable for any reason, it shall in no way affect the validity of the other provisions hereof, and such other provisions are hereby declared to be severable and shall remain in full force and effect . IN WITNESS WHEREOF, the undersigned Declarant herein has hereunto set its hand and seal the day of 19 . CHAFFEY CORPORATION: By Aileen Oppelaar; Vice President of Land Development - 22 - 11'" r STATE OF WASHINGTON ss . COUNTY OF KING On this day of , 19 before me, a Notary Public in and for the State of Washington, personally appeared Aileen Oppelaar, to me known to be the Vice President of Land Development of Chaffey Corporation, and who acknowledged that she is authorized for and on behalf of said corporation and did so execute the above and foregoing Declaration of Covenants, Conditions and Restrictions of Chaffey Corporation, as the free and voluntary act and deed of said corporation for the uses and purposes therein set forth. GIVEN under my hand and official seal the day and year first above written. Notary Public in and for the State of Washington, residing at My commission expires : c:\wpwin60\cl\chaffey\ccrs96.sto - 23 - ARTICLES OF INCORPORATION OF STONEGATE HOMEOWNERS ASSOCIATION In compliance with the requirements of Title 24 . 03 et seq. , Revised Code of Washington, as amended, the undersigned, all of whom are residents of the state of Washington and citizens of the United States and all of whom are over the age of eighteen (18) years, have this day voluntarily associated themselves together for the purpose of forming a non-profit organization and do hereby make, subscribe, executed, and adopt, in duplicate the following Articles of Incorporation, and certify as follows : ARTICLE I Name The name of the corporation shall be STONEGATE HOMEOWNERS ASSOCIATION. ARTICLE II Registered Office and Address The address of the initial registered office and the name of the corporation' s initial registered agent at such address is : Name. Address Inge Harding 205 Lake Street SouthaVEY Suite 101 Kirkland, WA 98033APR 1996 1 O rCi R EPtOM G ARTICLE III Purposes and Powers of the Corporation This corporation does not contemplate pecuniary gain or profit to the members thereof, and the specific purposes for which it is formed are to provide for maintenance, preservation, landscaping and architectural control of certain of the residence lots and the common properties within that certain tract of property described in the Plat of Stonegate, and to promote the health and welfare of the residents within the above-referenced property and any additions thereto •as may hereafter be brought within the jurisdiction of this Association by annexation, as provided in • Articles VIII herein, and for these purposes : (a) To exercise all of the powers and privileges and to perform all of the duties and obligations of the Association as set forth in that certain Declaration of Covenants, Conditions and Restrictions, hereinafter called the "Declaration, " applicable to the property and recorded or to be recorded in the offices of the King County Auditor and as the same may be amended from time to time as therein provided, said Declaration being incorporated herein as if set forth fully herein; (b) To fix, levy, collect, and enforce payment by any lawful means, all charges and assessments pursuant to the terms of the Declaration; to pay all expenses in connection therewith and all office and other expenses incident to the conduct of the business of the corporation, including all licenses, taxes, or governmental charges levied or proposed against the property of the Association; (c) To acquire (by gift, purchase or otherwise) , own, hold, improve, build upon, operate, maintain, convey, sell, lease, transfer, dedicate for public use, or otherwise dispose of real or personal property in connection with the affairs of the Association; (d) To borrow money, mortgage, pledge, deed in trust, or hypothecate any or all of its real or personal property as security for money borrowed or debts incurred; and 2 (e) To have and to exercise any and all powers, rights, and privileges which a corporation organized under the Non- profit Corporation laws of the state of Washington by law may not or hereafter have or exercise . ARTICLE IV Membership Every person or entity who is the contract purchaser or record owner of a fee interest in any lot of the Plat of Stonegate, records of King County, State of _Washington, shall be a member of the Association; provided, however, that if any lot is held jointly by two (2) or more persons, the several owners of such interest shall designate one (1) of their number as the "member. " The foregoing is not intended to include persons or entities who hold an interest merely as security for the performance of an obligation. Membership shall be appurtenant to and may not be separate from ownership of or the contract purchaser' s interest in any lot which is subject to assessment by the Association, except that the incorporators shall be eligible for membership without regard to ownership of an interest in the properties . Upon transfer of the fee interest to, or upon the execution and delivery of a contract for the sale of (or of an assignment of a contract purchaser' s interest in) any lot, the membership and certificate of membership in the Association shall ipso facto be deemed to be transferred to the grantee, contract purchaser, or new contract purchaser, as the case may be . Ownership of, or a contract purchaser' s interest in, any such lot shall be the sole qualification for membership. • ARTICLE V V g Righter The Association shall have two (2) classes of voting membership : Class A. Class A members shall be all those owners as defined in Article IV, with the exception of the Declarant . 3 Class A members shall be entitled to one (1) vote for each lot in which they hold the interest required for membership by Article IV. When more than one person holds such an interest in any lot, the vote for such lot shall be exercised as they among themselves • determine, but in no event shall more than one (1) vote be cast with respect to any lot . Class R. Class B members shall be the Declarant (as defined in the Declaration) , and three (3) memberships shall exist for each lot in which Declarant holds the interest required for membership by. Article IV, p ovi e that the Class B membership shall cease and be converted to Class A membership on the first of the following events (a) 859.5 of the Lots are sold, (b) on the 1st day of January, 2010, or, (c) the Declarant terminates its involvement in the Plat without having assigned its right to someone else . ARTICLE VI Board of Directors The affairs of this corporation shall be managed by a Board of Directors, who need not be members of the Association. The initial Board of Directors shall consist of three (3) Directors . The names and addresses of the persons who are to act in the capacity of Directors until the first annual meeting are : Name Address Herb Chaffey 205 Lake Street South Suite 101 Kirkland, WA 98033 Robert Chaffey 205 Lake Street South Suite 101 Kirkland, WA 98033 Inge Harding 205 Lake Street South Suite 101 Kirkland, WA 98033 4 1 At the first annual meeting, the members shall elect one (1) Director for a term of one (1) year; one (1) Director for. a term of two (2) years; and one (1) Director for a term of three (3) years; and at each annual meeting thereafter, the members shall elect one (1) Director for a term of three (3) years . ARTICLE VII Liabilities The highest amount of indebtedness or liability, direct or contingent, to which this corporation may be subject at any one time shall not exceed one hundred fifty percent (1500) of its income for the previous fiscal year, provided that additional amounts may be authorized by the assent of two-thirds (2/3) of the voting power of the Association. ARTICLE VIII Annexation of Other properties Section 1 . The Association may, at any time, annex additional residential properties and common areas to the properties described in Article III, and so add to its membership under the provisions of Article IV; provided that annexation of additional properties, other than properties described in Section 2 hereof, shall require the assent of two-thirds (2/3) of the voting power of the Association. Section 2 . If, within fifteen (15) years from the date of recording of the Declaration of Covenants, Conditions and Restrictions applicable to the properties described in Article III, the Declarant should develop additional lands adjoining or within close proximity to the properties, such additional lands may be annexed to the existing property by the Declarant without a vote or consent of this Association. 5 ARTICLE IX Authority to Mortgage Any mortgage by the Association of the common properties defined in the Declaration shall have the assent of two-thirds (2/3) of the voting power of the Association. ARTICLE X Authority to Dedicate The Association and the Declarant shall have power to dedicate or transfer all or any part of the common properties owned by it to any governmental unit or public agency or authority or public utility for such purposes and subject to such conditions as may be agreed to by the Association. No such dedication or transfer by the Association shall be effective unless an instrument signed by two-thirds (2/3) of the voting power of the Association entitled to vote has been recorded, agreeing to such dedication or transfer. ARTICLE XI • Dissolution The Association may be dissolved with the assent given in writing and signed by not less than two-thirds (2/3) of the voting power of the Association. Upon dissolution of the Association, the assets, both real and personal, of the Association shall be dedicated to an appropriate public agency to be devoted to purposes as nearly as practicable to the same as those to which they were required to be devoted by the Association. In the event that such dedication is refused, such assets shall be granted, conveyed, and assigned to any non-profit corporation, association, trust, or other organization to be devoted to purposes and uses that would most nearly reflect the purposes and uses to which they were required to be devoted by the Association. 6 • ARTICLE XII Duration • This corporation shall exist perpetually. ARTICLE XIII Am,Qnsimpn i p Amendment of these Articles by the Association so as to change the name, its purpose, the place where its principal place of business will be, or the duration of its existence, shall be by affirmative vote of a majority of the voting power of the Association, but amendment of any other provision of these Articles shall require the affirmative vote of seventy-five percent (750) of the voting power of the Association. ARTICLE XIV Indemnification of Directors and Officers Directors and Officers of this corporation shall not be liable to the corporation or its members for damages caused by an action or inaction taken by the Directors in good faith for which indemnification is permitted by law. This provision may not limit the liability of a Director or Officer for acts involving intentional misconduct such as a knowing violation of the law, a knowing breach of his or her fiduciary duty to the Corporation, an act that gives. rise to Director or Officer liability under RCW 24 . 03 et. seq. , or an act which the indemnification provisions of bylaws of the Corporation do not afford indemnification. • / 7 IN WITNESS WHEREOF, for the sole purpose of forming this corporation under the laws of the state of Washington, the undersigned, constituting the incorporator of this corporation, has executed these Articles of Incorporation this day of rkartUk.--- , 1996 . By: In Harding, Incorpor or 205 Lake Street South Suite 101 Kirkland, WA 98033 STATE OF WASHINGTON ss . COUNTY OF KING On this 13 day of . ~� , 19L , there appeared before me , fr 1Y 4 '1� , to me known to be the person described in and w10 executed the foregoing Articles of Incorporation of 1J # 'tJ'1iomeowners Association, and acknowledged and declared to me that (s) he executed the same freely and voluntarily and for the uses and purposes therein mentioned. GIVEN under my hand and official seal the day and year first set forth above. - &4 NOTARY PUBLIC in and for the state of SYM Was in ton, residingat : S1fM 111 �dG u/- F '°ii ��'4�6-t My Commission Expires : ( 0 - 3 U� �j (. • nd • , % s ) ivio 't� nr '7 my CONSENT TO SERVE AS REGISTERED AGENT I, Inge Harding hereby consent to serve as Registered Agent, in the state of Washington, for the following corporation: Stonegate Homeowners Association. • I understand that as agent for the corporation it will be my responsibility to receive service of process in the name of the corporation; to forward all mail to the corporation; and to immediately notify the office of the Secretary of State in the event of my resignation, or of any changes in the registered office address of the corporation for which ,//Iammagent . Dated this � day of � �" `i^` , l99 By: In Harding • Address : 205 Lake Street South Suite 101 Kirkland, WA 98033 • _ LOT CLOSURES - MAP CHECK PLAT OF STONEGATE Lot name: PLAT BOUNDARY North: 10000.262 East: 9992.835 Line Course: S 01-25-22 W Length; 795.53 North: 9204.977 East: 9973.082 Line Course: N 88-01-50 W Lengths 323.00 North: 9216.077 East: 9650.273 Line Course: S 65-00-00 W Length: 113.89 North: 9167.945 East: 9547.054 Line Course: S 01-25-22 W Length: 262.33 North: 8905.696 East: 9540.540 Line Course: S 88-01-50 E Length: 425.00 North: 8891.090 East: 9965.289 Line Course: S 01-25-22 W Length: 30.00 North: 8861.100 East: 9964.544 ' Line Course: N 88-01-50 W Length: 499.02 North: 8878.249 East: 9465.819 Line Course: S 01-25-22 W Length: 1261.12 ' North: 7617.518 East: 9434.506 Line Course: N 87-26-28 W Length: 793.57 North: 7652.948 East: 8641.727 Line Course: N 01-24-51 E Length: 1252.96 North: 8905.526 East: 8672.650 Line Course: S 88-01-50 E Length: 548.03 North: 8886.692 East: 9220.356 Line Course: N 01-24-51 E Length: 595.79 North: 9482.301 East: 9205.060 Line Course: N 17-02-44 E Length: 556.69 North: 10014.537 East: 9398.243 Line Course: S 88-37-27 E Length: 594.77 North: 10000.256 East: 9992.842 Perimeter: 8051.70 Area: 1,672,171 sq.ft. 38.39 acres Mapcheck Closure - (Uses listed courses, radii, and deltas) Error Closure: 0.009 Course: S 49-01-24 E Error North: -0.0057 East: 0.0066 Precision 1: 922,833.58 ----------------------------------- ----------------------------------- �� � � �����. . �D Lot name: 1 ° ~~~���P�x» 3 1��� North: 9272.771 East: 9834.874 DEVELOPMENT PLANNING Line Course: N 88-01-50 W Length: 100.00 (jTYOFRENTON North: 9276.208 East: 9734.933 Line Course: N 01-58-10 E Length: 150.00 North: 9426.119 East: 9740.088 Line. Course: S 88-01-50 E Length: 100.00 North: 9422.683 East: 9840.029 Line Course: S 01-58-10 W Length: 150.00 North: 9272.771 East: 9834.874 Perimeter: 500.00 Area: 15,000 sp.ft. 0.34 acres Mapcheck Closure - (Uses listed courses, radii , and deltas) Error Closure: 0.000 Course: S 90-00-00 E Error North: 0.0000 East: 0.0000 Precision 1 : 500,000,000.00 --------------------------------------------------------------------------- Lot name: 2 North: 9276.208 East: 9734.933 Line Course: N 88-01-50 W Length: 100.00 North: 9279.645 East: 9634.992 Line Course: N 01-58-10 E Length: 150.00 North: 9429.556 East: 9640.147 Line Course: S 88-01-50 E Length: 100.00 North: 9426.119 East: 9740.088 Line Course: S 01-5010 W Length: 150.00 North: 9276.208 East: 9734.933 Perimeter: 500.00 Area: 15,000 sq.ft. 0.34 acres Mapcheck Closure - (Uses listed courses, radii, and deltas) Error Closure: 0.000 Course: S 90-00-00 E Error North: 0.0000 East: 0.0000 Precision 1: 500,000,000.00 ----- --------------------- ----------------------------------- Lot name: 3 North: 9281.363 East: 9585.022 Line Course: N 88-01-50 W Length: 60.17 North: 9283.431 East: 9524.887 Curve Length: 50.11 Radius: 274.00 Delta: 10-2042 Tangent: 25.12 Chord: 50.04 Course: S 86-43-49 W Course In: S 01-58-10 W Course Out: N 08-30-32 W RP North: 9009.593 East: 9515.471 End North: 9280. 577 East: 9474.929 Line Course: N 01-58-10 E Length: 154.57 North: 9435.055 East: 9480.241 Line Course: S 88-01-50 E Length: 110.00 North: 9431.275 East: 9590.176 Line Course: S 01-58-10 W Length: 150.00 North: 9281.364 East: 9585.021 Perimeter: 524.85 Area: 16,576 sq.ft. 0.38 acres Mapcheck Closure - (Uses listed courses, radii, and deltas) Error Closure: 0.001 Course: N 40-38-48 W Error North: 0.0007 East: -0.0006 Precision 1: 545,821 .72 ---------------------------------------------------------------- -- Lot name: 4 North: 9260.377 East: 9405.093 ' ^ ` Line Course: N 23-45-21 W Length: 145.02 North: 9393.109 East: 9346.673 Line Course: N 72-33-57 E Length: 140.00 North: 9435.055 East: 9480.242 Line Course: S 01-58-10 W Length: 154.57 North: 9280.576 East: 9474.930 Curve Length: 72.91 Radius: 274.00 Delta: 15-1049 Tangent: 36.67 Chord: 72.70 Course: S 73-52-03 W Course In: S 08-30-32 E Course Out: N 23-45-21 W RP North: 9009.592 East: 9515.472 End North: 9260.376 East: 9405.093 Perimeter: 512.50 Area: 15,313 sq.ft. 0.35 acres Mapcheck Closure - (Uses listed courses, radii , and deltas) Error Closure: 0.001 Course: S 32-22-18 E ' Error North: -0.0008 East: 0.0005 Precision 1: 573,705.57 -------------- ----------------------------------------------------- Lot name: 5 North: 9225.148 East: 9346.321 Line Course: N 58-20-50 W Length: 114.11 North: 9285.029 East: 9249.185 Line Course: N 01-24-51 E Length: 45.09 North: 9330.106 East: 9250.298 Line Course: N 56-49-32 E Length: 115.14 North: 9393.109 East: 9346.671 Line Course: S 23-45-21 E Length: 145.02 North: 9260.377 East: 9405.091 Curve Length: 68.70 Radius: 274.00 Delta: 14-21-58 Tangent: 34.53 Chord: 68.52 Course: S 59-03-40 W Course In: S 2305-21 E Course Out: N 38-07-19 W RP North: 9009.592 East: 9515.469 End North: 9225.148 East: 9346.319 Perimeter: 488.06 Area: 15,136 sq.ft. 0.35 acres Mapcheck Closure - (Uses listed courses, radii, and deltas) Error Closure: 0.002 Course: N 88-41-05 W Error North: 0.0000 East: -0.0019 Precision 1: 252,645.61 -- -------------------- ------------------------- Lot name: 6 North: 8789.996 East: 9155.427 Curve Length: 118.08 Radius: 206.00 Delta: 32-50-31 Tangent: 60.71 Chord: 116.47 Course: N 33-52-33 E Course In: N 39-42-12 W Course Out: S 72-32-43 E RP North: 8948.485 East: 9023.832 End North: 8886.695 East: 9220.346 Line Course: N 88-01-50 W Length: 168.03 North: 8892.470 East: 9052.416 Line Course: S 07-10-47 W Length: 182.95 North: 8710.954 East: 9029.550 Curve Length: 27.79 Radius: 295.00 Delta: 5-23-54 Tangent: 13.91 Chord: 27.78 Course: S 69-20-36 E Course In: S 17-57-27 W Course Out: N 23-21-21 E RP North: 8430.325 East: 8938.598 End North: 8701.153 East: 9055.548 Curve Length: 35.63 Radius: 25.00 Delta: 81-39-29 Tangent: 21.60 Chord: 32.69 Course: N 72-31-37 E Course In: N 23-21-21 E Course Out: S 58-18-08 E RP North: 8724.104 East: 9065.459 End North: 8710.968 East: 9086.730 Curve Length: 105.17 Radius: 324.00 Delta: 18-35-56 Tangent: 53.05 Chord: 104.71 Course: N 40-59-50 E Course In: S 58-18-08 E Course Out: N 39-42-12 W RP North: 8540.726 East: 9362.399 End North: 8790.000 East: 9155.424 Perimeter: 637.66 Area: 21,854 sq.ft. 0.50 acres Mapcheck Closure - (Uses listed courses, radii, and deltas) Error Closure: 0.004 Course: N 44-42-18 W Error North: 0.0031 East: -0.0031 Precision 1: 145,185.56 -------------------------------------------------- ------------ Lot name: 7 North: 8892.470 East: 9052.420 Line Course: N 88-01-50 W Length: 110.00 North: 8896.250 East: 8942.485 Line Course: S 00-28-39 W Length: 170.94 North: 8725.316 East: 8941.060 ' Curve Length: 90.00 Radius: 295.00 Delta: 17-28-48 Tangent: 45.35 Chord: 89.65 Course: S 80-46-57 E Course In: S 00-28-39 W Course Out: N 17-57-27 E RP North: 8430.326 East: 8938.602 End North: 8710.955 East: 9029.554 Line Course: N 07-10-47 E Length: 182.95 North: 8892.471 East: 9052.419 Perimeter: 553.90 Area: 17,390 sq.ft. 0.40 acres Mapcheck Closure - (Uses listed courses, radii, and deltas) Error Closure: 0.001 Course: N 31-46-33 W Error North: 0.0012 East: -0.0007 Precision IN 392,085.01 ------------------------------------------------- --------------------- Lot name: 8 � North: 8725.312 East: 8941.060 Line Course: N 00-28-39 E Length: 170.94 North: 8896.246 East: 8942.485 Line Course: N 88-01-50 W Length: 110.00 North: 8900.026 East: 8832.550 Line Course: S 04-10-16 E Length: 140.00 North: 8760.397 East: 8842.733 Curve Length: 55.17 Radius: 50.00 Delta: 63-13-24 Tangent: 30.77 Chord: 52.42 Course: S 62-33-34 E Course In: S 04-10-16 E Course Out: N 59-03-08 E RP North: 8710.530 East: 8846.369 End North: 8736.243 East: 8889.251 Curve Length: 27.95 Radius: 25.00 Delta: 64-03-20 Tangent: 15.64 Chord: 26.52 Course: S 62-58-32 E ' Course In: N 59-03-08 E Course Out: S 05-00-12 E RP North: 8749.099 East: 8910.692 End North: 8724.194 East: 8912.873 Curve Length: 28.22 Radius: 295.00 Delta: 5-28-51 Tangent: 14.12 Chord: 28.21 Course: N 87-44-13 E Course In: S 05-00-12 E Course Out: N 00-28-39 E RP North: 8430.318 East: 8938.601 End North: 8725.308 East: 8941.059 Perimeter: 532.29 Area: 16,438 sq.ft. 0.38 acres Mapcheck Closure - (Uses listed courses, radii, and deltas) Error Closure: 0.004 Course: S 15-31-24 W Error North: -0.0040 East: -0.0011 Precision In 126,892.91 ----- ----------- - ---------------------- - -- Lot name: 9 North: 8740.064 East: 8806.022 Line Course: N 53-47-57 W Length: 167.32 North: 8838.886 East: 8671.003 Line Course: N 01-24-51 E Length: 66.66 North: 8905.526 East: 8672.648 Line Course: S 88-01-50 E Length: 160.00 North: 8900.028 East: 8832.554 Line Course: S 04-10-16 E Length: 140.00 North: 8760.398 East: 8842.737 Curve Length: 43.31 Radius: 50.00 Delta: 49-37-41 Tangent: 23.12 Chord: 41.97 Course: S 61-00-53 W Course In: S 04-10-16 E Course Out: N 53-47-57 W RP North: 8710.531 East: 8846.373 End North: 8740.062 East: 8806.026 Perimeter: 577.29 Area: 19,979 sq.ft. 0.46 acres Mapcheck Closure - (Uses listed courses, radii , and deltas) Error Closure: 0.004 Course: S 52-48-49 E Error North: -0.0027 East: 0.0036 - \ Precision 1: 128,501.06 --------------------------------------------------------------------------- Lot name: 10 North: 8686.371 East: 8802.596 Line Course: S 61-06-05 W Length: 156.75 North: 8610.619 East: 8665.365 Line Course: N 01-24-51 E Length: 228.34 North: 8838.890 East: 8671.000 Line Course: S 53-47-57 E Length: 167.32 North: 8740.068 East: 8806.020 Curve Length: 56.81 Radius: 50.00 Delta: 65-05-58 Tangent: 31.91 Chord: 53.80 Course: S 03-39-04 W Course In: S 53-47-57 E Course Out: S 61-06-05 W RP North: 8710.537 East: 8846.367 End North: 8686.374 East: 8802.593 ' Perimeter: 609.23 Area: 18,957 sq.ft. 0.44 acres Mapcheck Closure - (Uses listed courses, radii, and deltas) Error Closure: 0.004 Course: N 39-39-45 W Error North: 0.0032 East: -0.0027 Precision 1: 145,089.39 --------------------------------------------------------------------------- Lot name: 11 North: 8686.371 East: 8802.596 Line Course: S 61-06-05 W Length: 156.75 North: 8610.619 East: 8665.365 Line Course: S 01-24-51 W Length: 115.00 North: 8495.654 East: 8662.527 Line Course: N 81-17-00 E Length: 150.00 North: 8518.387 East: 8810.795 Line Course: N 10-29-23 E Length: 145.41 North: 8661.366 East: 8837.268 Curve Length: 44.17 Radius: 50.00 Delta: 50-36-42 Tangent: 23.64 Chord: 42.75 Course: N 54-12-16 W Course In: N 10-29-23 E Course Out: S 61-06-05 W RP North: 8710.531 East: 8846.371 End North: 8686.368 East: 8802.597 Perimeter: 611.33 Area: 22,999 sq.ft. 0.53 acres Mapcheck Closure - (Uses listed courses, radii, and deltas) Error Closure: 0.003 Course: S 16-34-27 E Error North: -0.0027 East: 0.0008 Precision 1: 213,947.84 --------------------------------------------------------------------------- Lot name: 12 - ' / low ' North: 8661 .369 East: 8837.267 Line Course: S 10-29-23 W Length: 145.41 North: 8518.389 East: 8810.794 Line Course: N 81-17-00 E Length: 10.00 North: 8519.905 East: 8820.678 Line Course: N 81-17-00 E Length: 95.00 North: 8534.302 East: 8914.581 Line Course: N 81-17-00 E Length: 24.11 North: 8537.956 East: 8938.413 Line Course: N 00-22-28 W Length: 147.37 North: 8685.323 East: 8937.449 Curve Length: 43.27 Radius: 255.00 Delta: 9-43-21 Tangent: 21.69 Chord: 43.22 Course: S 84-52-47 W Course In: S 00-15-33 E Course Out: N 09-58-54 W RP North: 8430.325 East: 8938.603 ' End North: 8681.465 East: 8894.403 Curve Length: 14.97 Radius: 25.00 Delta: 34-18-04 Tangent: 7.72 Chord: 14.74 Course: S 62-52-04 W Course In: S 09-58-54 E Course Out: N 44-16-58 W RP North: 8656.844 East: 8898.736 End North: 8674.741 East: 8881.281 Curve Length: 47.80 Radius: 50.00 Delta: 54-46-21 Tangent: 25.90 Chord: 46.00 Course: S 73-06-12 W Course In: N 44-16-58 W Course Out: S 10-29-23 W RP North: 8710.536 East: 8846.371 End North: 8661.372 East: 8837.268 Perimeter: 527.93 Area: 16,383 sq.ft. 0.38 acres Mapcheck Closure - (Uses listed courses, radii, and deltas) Error Closure: 0.003 Course: N 24-24-08 E Error North: 0.0029 East: 0.0013 Precision 1: 166,228.72 --------------------------------------------------------------------------- Lot name: 13 North: 8685.320 East: 8937.448 Line Course: S 00-22-28 E Length: 147.37 North: 8537.953 East: 8938.411 Line Course: N 89-37-32 E Length: 100.00 North: 8538.606 East: 9038.409 Curve Length: 97.56 Radius: 324.00 Delta: 17-15-10 Tangent: 49.15 Chord: 97.19 Course: N 08-15-07 E Course In: N 89-37-32 E Course Out: N 73-07-18 W RP North: 8540.724 East: 9362.402 End North: 8634.794 East: 9052.359 Curve Length: 36.60 Radius: 25.00 Delta: 83-53-14 Tangent: 22.47 Chord: 33.42 Course: N 25-03-55 W Course In: N 73-07-18 W Course Out: N 22-59-28 E RP North: 8642.053 East: 9028.436 End North: 8665.067 East: 9038.201 Curve Length: 103.48 Radius: 255.00 Delta: 23-15-01 Tangent: 52.46 Chord: 102.77 Course: N 78-38-03 W Course In: S 22-59-28 W Course Out: N 00-15-33 W RP North: 8430.323 East: 8938.601 End North: 8685.320 East: 8937.447 Perimeter: 485.01 Area: 14,897 sq.ft. 0.34 acres Mapcheck Closure - (Uses listed courses, radii, and deltas) Error Closure: 0.001 Course: N 78-12-55 W Error North: 0.0002 East: -0.0010 Precision IN 478,691.90 --------------------------------------------------------------------------- ' Lot name: 14 North: 8538.606 East: 9038.409 Line Course: S 89-37-32 W Length: 100.00 North: 8537.952 East: 8938.411 Line Course: S 81-17-00 W Length: 24.11 North: 8534.298 East: 8914. 580 Line Course: S 18-41-08 E Length: 160.25 North: 8382.495 East: 8965.920 Curve Length: 80.09 Radius: 730.00 Delta: 6-17-10 Tangent: 40.09 Chord: 80.05 Course: N 68-10-17 E Course In: N 18-41-08 W Course Out: S 24-58-18 E RP North: 9074.017 East: 8732.047 End North: 8412.260 East: 9040.231 Curve Length: 36.21 Radius: 25.00 Delta: 82-59-28 Tangent: 22.11 Chord: 33.13 Course: N 23-51-30 E Course In: N 24-38-46 W Course Out: N 72-21-46 E RP North: 8434.983 East: 9029.806 End North: 8442.557 East: 9053.630 Curve Length: 97.62 Radius: 324.00 Delta: 17-15-46 Tangent: 49.18 Chord: 97.25 Course: N 09-00-21 W Course In: N 72-21-46 E Course Out: S 89-37-32 W RP North: 8540.726 East: 9362.400 End North: 8538.608 East: 9038.407 Perimeter: 498.28 Area: 15,243 sq.ft. 0.35 acres Mapcheck Closure - (Uses listed courses, radii, and deltas) Error Closure: 0.003 Course: N 34-05-53 W Error North: 0.0029 East: -0.0019 Precision 1: 144,494.28 --------------------------------------------------------------------------- Lot name: 15 North: 8382.492 East: 8965.921 Line Course: N 18-41-08 W Length: 160.25 North: 8534.295 East: 8914. 582 ' - ` Line Course: S 81-17-00 W Length: 95.00 North: 8519.898 East: 8820.679 Line Course: S 12-19-13 E Length: 159.09 North: 8364.472 East: 8854.625 Curve Length: 26.93 Radius: 50.00 Delta: 30-51-32 Tangent: 13.80 Chord: 26.61 Course: S 86-53-27 E Course In: S 12-19-13 E Course Out: N 18-32-19 E RP North: 8315.624 East: 8865.294 End North: 8363.029 East: 8881.191 Curve Length: 13.71 Radius: 25.00 Delta: 31-24-48 Tangent: 7.03 Chord: 13.54 Course: S 87-10-05 E Course In: N 18-32-19 E Course Out: S 12-52-29 E RP North: 8386.732 East: 8889.139 End North: 8362.360 East: 8894.710 Curve Length: 74.04 Radius: 730.00 - Delta: 5-48-39 Tangent: 37.05 Chord: 74.00 Course: N 74-13-11 E Course In: N 12-52-29 W Course Out: S 18-41-08 E RP North: 9074.008 East: 8732.051 End North: 8382.485 East: 8965.924 Perimeter: 529.01 Area: 16,954 sq.ft. 0.39 acres Mapcheck Closure - (Uses listed courses, radii, and deltas) Error Closure: 0.007 Course: S 23-45-07 E Error North: -0.0066 East: 0.0029 Precision 1: 73,010.01 --------------------------------------------------------------------------- Lot name: 16 North: 8364.479 East: 8854.623 Line Course: N 12-19-13 W Length: 159.09 North: 8519.905 East: 8820.677 Line Course: S 81-17-00 W Length: 10.00 North: 8518.390 East: 8810.793 Line Course: S 81-17-00 W Length: 150.00 North: 8495.658 East: 8662.525 Line Course: S 01-24-51 W Length: 35.00 North: 8460.668 East: 8661.661 Line Course: S 54-32-24 E Length: 200.00 North: 8344.641 East: 8824.566 Curve Length: 36.84 Radius: 50.00 Delta: 42-13-11 Tangent: 19.30 Chord: 36.02 Course: N 56-34-12 E Course In: S 54-32-24 E Course Out: N 12-19-13 W RP North: 8315.635 East: 8865.292 End North: 8364.483 East: 8854.623 Perimeter: 590.93 Area: 19,398 sq.ft. 0.45 acres Mapcheck Closure - (Uses listed courses, radii, and deltas) Error Closure: 0.004 Course: N 05-37-16 W Error North: 0.0040 East: -0.0004 Precision 1: 147,313.20 RPM --------------------------------------------------------------------------- Lot name: 17 North: 8344.637 East: 8824.566 Line Course: N 54-32-24 W Length: 200.00 North: 8460.664 East: 8661 .662 Line Course: S 01-24-51 W Length: 170.00 North: 8290.716 East: 8657.466 Line Course: N 83-09-50 E Length: 159.31 North: 8309.679 East: 8815.644 Curve Length: 36.91 Radius: 50.00 Delta: 42-17-46 Tangent: 19.34 Chord: 36.08 Course: N 14-18-43 E Course In: N 83-09-50 E Course Out: N 54-32-24 W RP North: 6315.630 East: 8865.288 End North: 8344.637 East: 8824.562 Perimeter: 566.22 Area: 16,685 sq.ft. 0.38 acres Mapcheck Closure - (Uses listed courses, radii, and deltas) Error Closure: 0.004 Course: S 82-33-17 W Error North: -0.0005 East: -0.0037 Precision Is 150,794.08 --------------------------------------------------------------------------- Lot name: 18 North: 8309.679 East: 8815.648 Line Course: S 83-09-50 W Length: 159.31 North: 8290.717 East: 8657.470 Line Course: S 01-24-51 W Length: 180.00 North: 8110.771 East: 8653.028 Line Course: N 46-01-03 E Length: 245.00 North: 8280.909 East: 8829.318 Curve Length: 32.42 Radius: 50.00 Delta: 37-08-47 Tangent: 16.80 Chord: 31.85 Course: N 25-24-33 W Course In: N 46-01-03 E Course Out: S 83-09-50 W RP North: 8315.631 East: 8865.296 End North: 8309.679 East: 8815.651 Perimeter: 616.73 Area: 17,833 sq.ft. 0.41 acres Mapcheck Closure - (Uses listed courses, radii, and deltas) Error Closure: 0.004 Course: N 88-25-04 E Error North: 0.0001 East: 0.0036 Precision 1: 171,833.84 - --------------------------------------------------------------------- Lot name: 19 North: 8280.909 East: 8829.314 Line Course: S 46-01-03 W Length: 245.00 North: 8110.771 East: 8653.024 NNW Line Course: N 79-56-30 E Length: 110.82 North: 8130.126 East: 8762.141 Line Course: N 79-56-30 E Length: 123.05 North: 8151.617 East: 8883.300 Line Course: N 06-15-56 W Length: 115.00 North: 8265.930 East: 8870.749 Curve Length: 45.63 Radius: 50.00 Delta: 52-16-59 Tangent: 24.54 Chord: 44.06 Course: N70-07-27 W Course In: N 06-15-56 W Course Out: S 46-01-03 W RP North: 8315.631 East: 8865.292 End North: 8280.909 East: 8829.315 Perimeter: 639.50 Area: 18,111 sq.ft. 0.42 acres Mapcheck Closure - (Uses listed courses, radii, and deltas) _ Error Closure: 0.001 Course: N 13-14-49 E Error North: 0.0006 East: 0.0001 Precision 1: 1,066,790.45 -------- -------------------------------------------------------------- Lot name: 20 North: 8265.929 East: 8870.749 Line Course: S 06-15-56 E Length: 115.00 North: 8151.616 East: 8883.300 Line Course: N 70-22-06 E Length: 140.22 North: 8198.726 East: 9015.369 Line Course: N 17-56-11 W Length: 40.00 North: 8236.782 East: 9003.050 Line Course: N 17-56-11 W Length: 110.00 North: 8341.436 East: 8969.175 Curve Length: 37.52 Radius; 770.00 Delta: 2-47-30 Tangent: 18.76 Chord: 37.51 Course: S 73-27-34 W Course In: N 17-56-11 W Course Out: S 15-08-41 E RP North: 9074.013 East: 8732.045 End North: 8330.756 East: 8933.214 Curve Length: 29.65 Radius: 25.00 Delta: 67-57-34 Tangent: 16.85 Chord: 27.94 Course: S 40-52-32 W Course In: S 15-08-41 E Course Out: N 83-06-15 W RP North: 8306.624 East: 8939.745 End North: 8309.626 East: 8914.926 Curve Length: 67.05 Radius: 50.00 Delta: 76-50-19 Tangent: 39.66 Chord: 62.14 Course: S 45-18-54 W Course In: N 83-06-15 W Course Out: S 06-15-56 E RP North: 8315.629 East: 8865.288 End North: 8265.928 East: 8870.744 Perimeter: 539.45 Area: 16,993 sq.ft. 0.39 acres Mapcheck Closure - (Uses listed courses, radii, and deltas) Error Closure: 0.005 Course: S 73-49-10 W Error North: -0.0013 East: -0.0045 Precision 1 : 114,493.11 wpm --------------------------------------------------------------------------- Lot name: 21 North: 8341.437 East: 8969.179 Line Course: S 17-56-11 E Length: 110.00 North: 8236.783 East: 9003.054 Line Course: N 66-50-00 E Length: 130.30 North: 8288.044 East: 9122.848 Line Course: N 25-02-44 W Length: 82.52 North: 8362.805 East: 9087.914 Curve Length: 39.15 Radius: 25.00 Delta: 89-44-05 Tangent: 24.88 Chord: 35.27 Course: N 69-54-47 W Course In: S 64-57-16 W Course Out: N 24-46-49 W RP North! 8352.222 East: 9065.264 End North: 8374.920 East: 9054.786 Curve Length: 91 .98 Radius: 770.00 Delta: 6-50-38 Tangent: 46.04 Chord: 91.92 Course: S 68-38-30 W Course In: N 24-46-49 W Course Out: S 17-56-11 E RP North: 9074.020 East: 8732.048 End North: 8341.442 East: 8969.178 Perimeter: 453.94 Area: 13,114 sq.ft. 0.30 acres Mapcheck Closure - (Uses listed courses, radii, and deltas) Error Closure: 0.005 Course: N 04-2048 W Error North: 0.0050 East: -0.0004 Precision 1: 91,344.25 -- ----------------- --------- -------_-------- Lot name: 22 North: 8288.044 East: 9122.846 Line Course: S 25-02-44 E Length: 105.00 North: 8192.917 East: 9167.297 Line Course: S 67-53-33 W Length: 143.13 North: 8139.051 East: 9034.690 Line Course: N 17-56-11 W Length: 62.73 North: 8198.732 East: 9015.371 Line Course: N 17-56-11 W Length: 40.00 North: 8236.788 East: 9003.053 Line Course: N 66-50-00 E Length: 130.30 North: 8288.049 East: 9122.846 Perimeter: 481.15 Area: 14,169 sq.ft. 0.33 acres Mapcheck Closure - (Uses listed courses, radii, and deltas) Error Closure: 0.005 Course: N 00-52-58 W Error North: 0.0048 East: -0.0001 Precision 1: 99,731.75 ' ------------------------------------ ----------------------------- Lot name: 23 North: 8192.917 East: 9167.297 Line Course: S 67-53-33 W Length: 143.13 North: 8139.051 East: 9034.690 Line Course: S 05-49-24 E Length: 85.11 North: 8054.380 East: 9043.325 Curve Length: 102.42 Radius: 295.00 Delta: 19-53-32 Tangent: 51.73 Chord: 101.91 Course: S 89-06-36 E Course In: S 09-03-22 E Course Out: N 10-50-10 E RP North: 7763.057 East: 9089.759 End North: 8052.797 East: 9145.219 Line Course: S 79-09-50 E Length: 18.65 North: 8049.291 East: 9163.536 Curve Length: 43.78 Radius: 25.00 Delta: 100-19-41 Tangent: 29.97 Chord: 38.39 Course: N 50-40-20 E ' Course In: N 10-50-10 E Course Out: S 89-29-31 E RP North: 8073.845 East: 9168.236 End North: 8073.623 East: 9193.235 Curve Length: 123.09 Radius: 276.00 Delta: 25-33-13 Tangent: 62.59 Chord: 122.08 Course: N 12-16-07 W Course In: N 89-29-31 W Course Out: N 64-57-16 E RP North: 8076.071 East: 8917.246 End North: 8192.912 East: 9167.294 Perimeter: 516.18 Area: 16,907 sq.ft. 0.39 acres Mapcheck Closure - (Uses listed courses, radii, and deltas) Error Closure: 0.005 Course: S 27-45-15 W Error North: -0.0049 East: -0.0026 Precision Is 94,094.03 - ---- ----------------- ----- --- Lot name: 24 North: 8198.727 East: 9015.373 Line Course: S 17-56-11 E Length: 62.73 North: 8139.046 East: 9034.691 Line Course: S 05-49-24 E Length: 85.11 North: 8054.375 East: 9043.327 Curve Length: 85.00 Radius: 295.00 Delta: 16-30-33 Tangent: 42.80 Chord: 84.71 Course: S 72-41-22 W Course In: S 09-03-22 E Course Out: N 25-33-55 W RP North: 7763.053 East: 9089.760 End North: 8029.170 East: 8962.456 Line Course: N 32-52-59 W Length: 145.80 North: 8151 .610 East: 8883.297 Line Course: N 70-22-06 E Length: 140.22 North: 8198.721 East: 9015.367 Perimeter: 518.85 Area: 16,526 sq.ft. 0.38 acres Mapcheck Closure - (Uses listed courses, radii, and deltas) Error Closure: 0.009 Course: S 41-21-22 W Error North: -0.0070 East: -0.0061 Precision 1: 55,874.56 --------------------------------------------------------------------------- Lot name: 25 North: 8029.180 East: 8962.456 Line Course: N 32-52-59 W Length: 145.80 North: 8151.620 East: 8883.297 Line Course: S 79-56-30 W Length: 123.05 North: 8130.129 East: 8762.138 Line Course: S 39-48-45 E Length: 197.19 North: 7978.659 East: 8888.394 Curve Length: 90.00 Radius: 295.00 Delta: 17-28-48 Tangent: 45.35 ChoA: 89.65 Course: N 55-41-41 E Course In: S 43202-43 E Course Out: N 25-33-55 W RP North: 7763.069 East: 9089.754 End North: 8029.186 East: 8962.450 Perimeter: 556.04 Area: 16,861 sq.ft. 0.39 acres Mapcheck Closure - (Uses listed courses, radii, and deltas) Error Closure: 0.008 Course: N 39-02-49 W Error North: 0.0064 East: -0.0052 Precision Is 67,056.15 ------------------------------------------------ ---------------------- Lot name: 26 North: 7978.652 East: 8888.399 Line Course: N 39-48-45 W Length: 197.19 North: 8130.123 East: 8762.143 Line Course: S 79-56-30 W Length: 110.82 North: 8110.768 East: 8653.026 Line Course: S 01-24-51 W Length: 65.00 North: 8045.788 East: 8651.422 Line Course: S 55-21-01 E Length: 226.81 North: 7916.833 East: 8838.006 Curve Length: 80.00 Radius: 295.00 Delta: 15-32-16 Tangent: 40.25 Chord: 79.76 Course: N 39-11-09 E Course In: S 58-34-59 E Course Out: N 43-02-43 W RP North: 7763.061 East: 9089.758 End North: 7978.651 East: 8888.398 Perimeter: 679.83 Area: 26,112 sq.ft. 0.60 acres Mapcheck Closure - (Uses listed courses, radii, and deltas) Error Closure: 0.002 Course: S 46-14-57 W Error North: -0.0013 East: -0.0014 Precision 1 : 352,685.98 --------------------------------------------------------------------------- Lot name: 27 North: 7916.834 East: 8838.007 Line Course: N 55-21-01 W Length: 226.81 North: 8045.789 East: 8651.423 Line Course: S 01-24-51 W Length: 140.00 North: 7905.831 East: 8647.968 Line Course: S 66-59-24 E Length: 143.49 North: 7849.742 East: 8780.042 Curve Length: 31.56 Radius: 50.00 ' Delta: 36-09-42 Tangent: 16.32 Chord: 31.04 Course: N 53-13-39 E Course In: S 54-51-12 E Course Out: N 18-41-30 W RP North: 7820.959 East: 8820.926 End North: 7868.322 East: 8804.902 Curve Length: 20.75 Radius: 25.00 Delta: 47-3205 Tangent: 11.01 Chord: 20.16 Course: N 47-32-08 E ' Course In: N 18-41-30 W Course Out: S 66-14-15 E RP North: 7892.003 East: 8796.890 End North: 7881.929 East: 8819.771 Curve Length: 39.41 Radius: 295.00 Delta: 7-39-16 Tangent: 19.73 Chord: 39.38 Course: N 27-35-23 E Course In: S 66-14-15 E Course Out: N 58-34-59 W RP North: 7763.060 East: 9089.762 End North: 7916.833 East: 8838.010 Perimeter: 602.02 Area: 19,727 sq.ft. 0.45 acres Mapcheck Closure - (Uses listed courses, radii , and deltas) Error Closure: 0.003 Course: S 57-11-50 E Error North: -0.0017 East: 0.0026 Precision 1: 197,206.61 ------- ------- ----- ---------------------------- --- Lot name: 28 North: 6382.722 East: 10828.535 Line Course: N 01-24-51 E Length: 213.17 North: 6595.827 East: 10833.796 Line Course: S 66-59-24 E Length: 143.49 North: 6539.738 East: 10965.870 Curve Length: 50.04 Radius: 50.00 Delta: 57-20-29 Tangent: 27.34 Chord: 47.98 Course: S 06-28-34 W Course In: S 54-51-12 E Course Out: S 67-48-19 W RP North: 6510.955 East: 11006.754 End North: 6492.067 East: 10960.459 Line Course: S 50-20-52 W Length: 171.34 North: 6382.730 East: 10828.538 Perimeter: 578.04 Area: 16,870 sq.ft. 0.39 acres Mapcheck Closure - (Uses listed courses, radii, and deltas) Error Closure: 0.009 Course: N 20-12-04 E Error North: 0.0082 East: 0.0030 Precision 1 : 66,532.47 ' ----- -------------- - ----------------------------------- Lot name: 29 North: 6342.944 East: 10827.553 Line Course: N 50-20-52 E Length: 197.48 North: 6468.961 East: 10979.600 Curve Length: 38.74 '. Radius: 50.00 Delta: 44-23-43 Tangent: 20.40 Chord: 37.78 Course: S 79-18-27 E Course In: N 32-53-24 E Course Out: S 11-30-19 E RP North: 6510.947 East: 11006.751 End North: 6461.951 East: 11016.724 Line Course: S 11-30-19 E Length: 131.27 North: 6333.319 East: 11042.907 . Line Course: N 87-26-28 W Length: 215.57 North: 6342.943 East: 10827.552 Perimeter: 583.07 Area: 16,503 sq.ft. 0.38 acres Mapcheck Closure - (Uses listed courses, radii, and deltas) Error Closure: 0.002 Course: S 77-15-47 W Error North: -0.0004 East: -0.0017 Precision 1: 333,738.00 --------------------------------------------------------------------------- Lot name: 30 North: 7643.330 East: 8857.080 Line Course: N 11-30-19 W Length: 131.27 North: 7771.962 East: 8830.897 Curve Length: 60.00 Radius: 50.00 Delta: 68-45-18 Tangent: 34.21 Chord: 56.46 Course: N 44-07-02 E Course In: N 11-30-19 W Course Out: S 80-15-37 E RP North: 7820.958 East: 8820.924 End North: 7812.499 East: 8870.203 Line Course: S 60-54-30 E Length: 100.05 North: 7763.854 East: 8957.631 Line Course: S 04-52-53 W Length: 125.00 North: 7639.307 East: 8946.995 Line Course: N 87-26-28 W Length: 90.00 North: 7643.326 East: 8857.084 Perimeter: 506.32 Area: 16,058 sq.ft. 0.37 acres Mapcheck Closure - (Uses listed courses, radii, and deltas) Error Closure: 0.007 Course: S 44-53-34 E Error North: -0.0046 East: 0.0046 Precision 1: 77,639.41 ----- -- ----------- ------------------------------------- Lot name: 31 North: 7763.859 East: 8957.626 '- Line Course: N 60-54-30 W Length: 100.05 North: 7812.504 East: 8870. 198 Curve Length: 38.55 Radius: 50.00 Delta: 44-10-16 Tangent: 20.29 Chord: 37.60 Course: N 12-20-45 W Course In: N 80-15-37 W Course Out: N 55-34-07 E RP North: 7820.963 East: 8820.919 End North: 7849.234 East: 8862.159 Curve Length: 26.31 Radius: 25.00 Delta: 60-17-14 Tangent: 14.52 Chord: 25. 11 Course: N 04-17-16 W Course In: N 55-34-07 E Course Out: N 64-08-39 W RP North: 7863.369 East: 8882.779 End North: 7874.272 East: 8860.282 Curve Length: 74.20 Radius: 255.00 Delta: 16-40-18 Tangent: 37.36 * _ Chord: 73.94 Course: N 34-11-30 E Course In: S 64-08-39 E Course Out: N 47-28-21 W RP North: 7763.064 East: 9089.755 End North: 7935.430 East: 8901.832 ' Line Course: S 47-28-21 E Length: 142.00 North: 7839.446 East: 9006.479 Line Course: S 32-52-41 W Length: 90.00 North: 7763.861 East: 8957.623 Perimeter: 471.10 Area: 14,193 sq.ft. 0.33 acres Mapcheck Closure - (Uses listed courses, radii, and deltas) Error Closure: 0.005 Course: N 56-55-11 W Error North: 0.0025 East: -0.0038 Precision is 104, 145.15 ------------------- --------------- ----- ----- Lot name: 32 North: 7839.443 East: 9006.483 Line Course: N 47-28-21 W Length: 142.00 North: 7935.427 East: 8901.836 Curve Length: 160.00 Radius: 255.00 Delta: 35-57-01 Tangent: 82.73 Chord: 157.39 Course: N 60-30-09 E Course In: S 47-28-21 E Course Out: N 11-31-20 W RP North: 7763.062 East: 9089.759 End North: 8012.923 East: 9038.823 Line Course: S 00-06-28 E Length: 123.09 North: 7889.833 East: 9039.055 Line Course: S 32-52-41 W Length: 60.00 North: 7839.443 East: 9006.484 Perimeter: 485.09 Area: 13,952 sq.ft. 0.32 acres Mapcheck Closure - (Uses listed courses, radii, and deltas) Error Closure: 0.000 Course: S 79-16-06 E Error North: -0.0001 East: 0.0003 Precision Is 10725058.01 --------------------------------------------------------------------------- - Lot name: 33 North: 7889.833 East: 9039.054 Line Course: N 00-06-28 W Length: 123.09 North: 8012.923 East: 9038.823 Curve Length: 99.51 Radius: 255.00 Delta: 22-21-30 Tangent: 50.40 Chord: 98.88 Course: N 89-39-25 E Course In: S 11-31-20 E Course Out: N 10-50-10 E RP North: 7763.062 East: 9089.759 End North: 8013.515 East: 9137.699 Line Course: S 79-09-50 E Length: 18.65 North: 8010.009 East: 9156.016 Curve Length: 43.78 Radius: 25.00 Delta: 100-19-41 Tangent: 29.97 thord: 38.39 Course: S 28-59-59 E Course In: S 10-50-10 W Course Out: S 68-50-09 E RP North: 7985.454 East: 9151.316 End North: 7976.428 East: 9174.630 Curve Length: 1.07 Radius: 276.00 Delta: 0-13-20 Tangent: 0.54 Chord: 1 .07 Course: S 21-16-31 W ' Course In: N 68-50-09 W Course Out: S 68-36-49 E RP North: 8076.076 East: 8917.246 End North: 7975.431 East: 9174.241 Line Course: S 21-23-11 W Length: 118.62 North: 7864.979 East: 9130.986 Curve Length: 9. 18 Radius: 724.00 Delta: 0-43-34 Tangent: 4.59 Chord: 9.18 Course: S 21-01-24 W Course In: S 68-36-49 E Course Out: N 69-20-23 W RP North: 7600.968 East: 9805.133 End North: 7856.414 East: 9127.694 Line Course: N 69-20-23 W Length: 94.73 North: 7889.838 East: 9039.057 Perimeter: 508.63 Area: 17,133 sq.ft. 0.39 acres Mapcheck Closure - (Uses listed courses, radii, and deltas) Error Closure: 0.005 Course: N 26-19-49 E Error North: 0.0045 East: 0.0022 Precision IN 101,883.64 ---------------------------- ------ ------------------------------- Lot name: 34 North: 7856.409 East: 9127.695 Line Course: N 69-20-23 W Length: 94.73 North: 7889.832 East: 9039.057 Line Course: S 32-52-41 W Length: 60.00 North: 7839.442 East: 9006.486 Line Course: S 32-52-41 W Length: 90.00 North: 7763.858 East: 8957.629 Line Course: S 72-54-33 E Length: 140.00 North: 7722.714 East: 9091 .447 Curve Length: 138.73 Radius: 724.00 Delta: 10-58-45 Tangent: 69.58 Chord: 138.52 Course: N 15-10-15 E Course In: S 80-19-08 E Course Out: N 69-20-23 W RP North: 7600.963 East: 9805.136 End North: 7856.409 East: 9127.697 Perimeter: 523.47 Area: 16,328 sq.ft. 0.37 acres Mapcheck Closure - (Uses listed courses, radii, and deltas) Error Closure: 0.003 Course: S 89-26-10 E Error North: -0.0000 East: 0.0026 Precision 1: 199,328.93 --------------------------------------------------------------------------- Lot name: 35 ' North: 7722.715 East: 9091.444 Line Course: N 72-54-33 W Length: 140.00 North: 7763.859 East: 8957.627 / Line Course: S 04-52-53 W Length: 125.00 North: 7639.312 East: 8946.990 Line Course: S 87-26-28 E Length: 135.00 North: 7633.285 East: 9081.855 Curve Length: 90.00 Radius: 724.00 Delta: 7-07-20 Tangent: 45.06 Chord: 89.94 Course: N 06-07-12 E Course In: S 87-26-28 E Course Out: N 80-19-08 W RP North: 7600.961 East: 9805.133 End North: 7722.712 East: 9091.444 Perimeter: 490.00 Area: 14,528 sq.ft. 0.33 acres Mapcheck Closure - (Uses listed courses, radii, and deltas) Error Closure: 0.002 Course: S 06-57-27 W Error North: -0.0024 East: -0.0003 Precision 1: 200,012.74 - --------------------------------------------------------------------- Lot name: 36 North: 7627.348 East: 9214.723 Line Course: N 87-26-28 W Length: 85.00 North: 7631.143 East: 9129.808 Curve Length: 125.20 Radius: 676.00 Delta: 10-36-42 Tangent: 62.78 Chord: 125.02 Course: N 07-51-53 E Course In: S 87-26-28 E Course Out: N 76-49-46 W RP North: 7600.962 East: 9805.133 End North: 7754.989 East: 9146.915 Curve Length: 38.77 Radius: 25.00 Delta: 88-51-22 Tangent: 24.51 Chord: 35.00 Course: N 57-35-55 E Course In: S 76-49-46 E Course Out: N 12-01-36 E RP North: 7749.292 East: 9171.257 End North: 7773.744 East: 9176.466 Curve Length: 48. 17 Radius: 270.00 Delta: 10-13-21 Tangent: 24.15 � � Chord: 48.11 Course: S 83-05-04 E Course In: N 12-01-36 E Course Out: S 01-48-15 W RP North: 8037.817 East: 9232.726 End North: 7767.951 East: 9224.225 Curve Length: 18.53 Radius: 25.00 Delta: 42-27-33 Tangent: 9.71 Chord: 18.11 Course: S 66-57-58 E Course In: S 01-48-15 W Course Out: N 44-15-48 E RP North: 7742.964 East: 9223.438 End North: 7760.867 East: 9240.887 Curve Length: 21.32 Radius: 50.00 Delta: 24-26-00 Tangent: 10.83 Chord: 21. 16 Course: S 57-57-12 E Course In: N 44-15-48 E Course Out: S 19-49-48 W RP North: 7796.674 East: 9275.785 End North: 7749.639 East: 9258.823 Line Course: S 19-49-48 W Length: 130.00 North: 7627.347 East: 9214.723 Perimeter: 466.99 Area: 14,131 sq.ft. 0.32 acres Mapcheck Closure - (Uses listed courses, radii, and deltas) Error Closure: 0.000 Course: S 72-46-43 E Error North: -0.0001 East: 0.0004 Precision 1: 1,035,646.14 ------------------------ -- --------------------------- ---- Lot name: 37 North: 7627.348 East: 9214.723 Line Course: S 87-26-28 E Length: 220.00 North: 7617.525 East: 9434.503 Line Course: N 41-32-23 W Length: 189.34 North: 7759.246 East: 9308.945 Curve Length: 53.56 Radius: 50.00 Delta: 61-22-11 Tangent: 29.67 Chord: 51.03 Course: S 79-08-42 W Course In: N 41-32-23 W Course Out: S 19-49-48 W RP North: 7796.670 East: 9275.788 End North: 7749.635 East: 9258.826 Line Course: S 19-49-48 W Length: 130.00 North: 7627.344 East: 9214.726 Perimeter: 592.90 Area: 17,568 sq.ft. 0.40 acres Mapcheck Closure - (Uses listed courses, radii, and deltas) ' Error Closure: 0.005 Course: S 42-52-11 E Error North: -0.0037 East: 0.0034 Precision In 118,028.76 ----------------------------------- - ----------------------- Lot name: 38 North: 7617. 526 East: 9434.503 Line Course: N 01-25-22 E Length: 200.00 North: 7817.464 East: 9439.469 � , Line Course: S 82-45-41 W Length: 115.00 North: 7802.974 East: 9325.386 Curve Length: 48.61 Radius: 50.00 Delta: 55-41-56 Tangent: 26.42 Chord: 46.71 Course: S 20-36-39 W Course In: S 82-45-41 W Course Out: S 41-32-23 E RP North: 7796.674 East: 9275.784 End North: 7759.249 East: 9308.941 Line Course: S 41-32-23 E Length: 189.34 North: 7617.529 East: 9434.500 Perimeter: 552.95 Area: 15,097 sq.ft. 0.35 acres Mapcheck Closure - (Uses listed courses, radii, and deltas) Error Closure: 0.004 Course: N 48-04-21 W Error North: 0.0030 East: -0.0033 Precision 1: 124,184.24 ' -------------- - -- ----------------------------------------- Lot name: 39 North: 7802.974 East: 9325.386 Line Course: N 82-45-41 E Length: 115.00 North: 7817.464 East: 9439.469 Line Course: N 01-25-22 E Length: 31.43 North: 7848.885 East: 9440.249 Line Course: N 20-08-56 W Length: 20.48 North: 7868.111 East: 9433.195 Line Course: N 33-40-01 W Length: 71.39 North: 7927. 527 East: 9393.619 Line Course: N 7200-48 W Length: 75.00 North: 7949.856 East: 9322.020 Line Course: S 16-47-52 W Length: 110.00 North: 7844.549 East: 9290.230 Curve Length: 57.56 Radius: 50.00 Delta: 65-57-49 Tangent: 32.45 Chord: 54.44 Course: S 40-13-13 E Course In: S 16-47-52 W Course Out: N 82-45-41 E RP North: 7796.683 East: 9275.780 End North: 7802.983 East: 9325.382 Perimeter: 480.86 Area: 14,978 sq.ft. 0.34 acres Mapcheck Closure - (Uses listed courses, radii, and deltas) Error Closure: 0.009 Course: N 23-33-34 W Error North: 0.0085 East: -0.0037 Precision 1: 51,942.78 --------------------- ------ ----------- -- ------------ Lot name: 40 North: 6537.460 East: 11361 .513 Line Course: N 21-23-11 E Length: 118.62 North: 6647.912 East: 11404.768 Curve Length: 22.99 Radius: 324.00 Delta: 4-03-59 Tangent: 11 .50 � ` - Chord: 22.99 Course: N 19-21-12 E Course In: N 68-36-49 W Course Out: S 72-40-48 E RP North: 6766.060 East: 11103.078 End North: 6669.603 East: 11412.387 Line Course: S 72-40-48 E Length: 100.00 North: 6639.832 East: 11507.853 Line Course: S 16-47-52 W Length: 110.00 North: 6534.526 East: 11476.063 Curve Length: 67.15 Radius: 50.00 ' Delta: 76-57-02 Tangent: 39.74 Chord: 62.22 Course: S 68-19-21 W Course In: S 16-47-52 W Course Out: N 60-09-10 W RP North: 6486.659 East: 11461 .613 End North: 6511.544 East: 11418.246 Curve Length: 28.93 Radius: 25.00 _ Delta: 66-18-41 Tangent: 16.33 Chord: 27.35 Course: S 63-00-10 W Course In: N 60-09-10 W Course Out: S 06-09-31 W RP North: 6523.986 East: 11396.562 End North: 6499.130 East: 11393.880 Curve Length: 11.37 Radius: 230.00 Delta: 2-49-55 Tangent: 5.69 Chord: 11.37 Course: N 82-25-31 W Course In: N 06-09-31 E Course Out: S 08-59-26 W RP North: 6727.803 East: 11418.554 End North: 6500.629 East: 11382.612 Curve Length: 48.66 Radius: 27.23 Delta: 102-23-45 Tangent: 33.87 Chord: 42.44 Course: N 29-48-41 W Course In: N 08-59-26 E Course Out: N 68-36-49 W RP North: 6527.524 East: 11386.867 End North: 6537.454 East: 11361.512 Perimeter: 507.74 Area: 15,268 sq.ft. 0.35 acres Mapcheck Closure - (Uses listed courses, radii, and deltas) Error Closure: 0.006 Course: S 05-03-42 W Error North: -0.0063 East: -0.0006 Precision 1: 80,463.08 ---------- ------------ ------ ------------------------------ Lot name: 41 North: 7979.618 East: 9226.557 Line Course: S 72-40-48 E Length: 100.00 North: 7949.847 East: 9322.023 Line Course: S 72-40-48 E Length: 75.00 North: 7927.519 East: 9393.622 Line Course: N 05-11-15 E Length: 114.97 North: 8042.018 East: 9404.017 Line Course: N 85-59-54 W Length: 163,96 North: 8053.460 East: 9240.457 Curve Length: 75.31 Radius: 324.00 Delta: 13-19-06 Tangent: 37.83 Chord: 75.14 Course: S 10-39-39 W Course In: N 85-59-54 W Course Out: S 72-40-48 E RP North: 8076.071 East: 8917.247 End North: 7979.613 East: 9226.556 » , ) Perimeter: 529.25 Area: 15,845 sq.ft. 0.36 acres Mapcheck Closure - (Uses listed courses, radii, and deltas) Error Closure: 0.005 Course: S 17-38-16 W Error North: -0.0047 East: -0.0015 Precision Is 106,660.94 --------------------------------------------------------------------------- Lot name: 42 ' North: 8053.464 East: 9240.459 Line Course: S 85-59-54 E Length: 163.96 North: 8042.022 East: 9404.019 Line Course: N 10-33-05 W Length: 52.61 - North: 8093.743 East: 9394.385 Line Course: N 02-20-13 W Length: 62.33 North: 8156.021 East: 9391.843 , Line Course: S 80-26-21 W Length: 157.28 North: 8129.897 East: 9236.748 Curve Length: 76.69 Radius: 324.00 Delta: 13-33-45 Tangent: 38.53 Chord: 76.52 Course: S 02-46-46 E Course In: S 80-26-21 W Course Out: S 85-59-54 E RP North: 8076.083 East: 8917.249 End North: 8053.472 East: 9240.459 Perimeter: 512.87 Area: 14,878 sq.ft. 0.34 acres Mapcheck Closure - (Uses listed courses, radii, and deltas) Error Closure: 0.008 Course: N 00-25-46 E Error North: 0.0080 East: 0.0001 Precision Is 645114.28 ---- ----------------------------------------- -------------------- Lot namei 43 North: 8129.891 East: 9236.748 Line Course: N 80-26-21 E Length: 157.28 North: 8156.014 East: 9391.843 Line Course: N 02-20-13 W Length: 76.67 North: 8232.620 East: 9388.717 Line Course: N 24-47-38 W Length: 37.24 North: 8266.428 East: 9373.100 Line Course: S 67-20-07 W Length: 170.00 North: 8200.920 East: 9216.228 Curve Length: 74.10 Radius: 324.00 Delta: 13-06-14 Tangent: 37.21 Chord: 73.94 Course: S 16-06-46 E Course In: S 67-20-07 W Course Out: N 80-26-21 E RP North: 8076.071 East: 8917.249 End North: 8129.885 East: 9236.749 Perimeter: 515.30 Area: 15,492 sq.ft. 0.36 acres Mapcheck Closure - (Uses listed courses, radii, and deltas) ^ ^ Error Closure: 0.005 Course: S 07-45-02 E Error North: -0.0054 East: 0.0007 Precision 1: 95,261.38 ___________________________________________________________________________ Lot name: 44 North: 8200.925 East: 9216.228 Line Course: N 67-20-07 E Length: 170.00 North: 8266.433 East: 9373.099 Line Course: N 24-47-38 W Length: 97.06 North: 8354.546 East: 9332.397 Line Course: S 64-57-16 W Length: 170.00 North: 8282.579 East: 9178.382 Line Course: S 25-02-44 E Lenyth: 76.54 North: 8213.235 East: 9210.784 ' Curve Length: 13.46 Radius: 324.00 Delta: 2-22-51 Tangent: 6.73 Chord: 13.46 Course: S 23-51-19 E Course In: S 64-57-16 W Course Out: N 67-20-07 E RP North: 8076.074 East: 8917.249 End North: 8200.923 East: 9216.228 Perimeter: 527.06 Area: 15,883 sq.ft. 0.36 acres Mapcheck Closure - (Uses listed courses, radii, and deltas) Error Closure: 0.002 Course: S 22-34-48 E Error North: -0.0022 East: 0.0009 Precision 1: 219,455.03 ------------------------------------------- -------------------------- Lot name: 45 North: 8282.580 East: 9178.381 Line Course: N 64-57-16 E Length: 170.00 North: 8354.548 East: 9332.396 Line Course: N 54-55-21 W Length: 112.13 North: 8418.987 East: 9240.632 Line Course: N 40-51-59 W Length: 11.20 North: 8427.457 East: 9233.304 Line Course: S 64-57-16 W Length: 111.09 North: 8380.428 East: 9132.659 Line Course: S 25-02-44 E Length: 108.00 North: 8282.583 East: 9178.380 Perimeter: 512.42 Area: 15,026 sq.ft. 0.34 acres Mapcheck Closure - (Uses listed courses, radii, and deltas) Error Closure: 0.003 Course: N 21-04-55 W Error North: 0.0031 East: -0.0012 Precision 1: 152,658.18 --------------------------------------------------------------------------- Lot name: 46 / ' North: 8380.425 East: 9132.660 Line Course: N 64-57-16 E Length: 111.09 North: 8427.454 East: 9233.305 Line Course: N 40-51-59 W Length: 59.01 North: 8472.079 East: 9194.695 Line Course: N 19-33-34 E Length: 50.74 North: 8519.891 East: 9211.682 Line Course: N 81-21-57 W Length: 126.71 North: 8538.914 East: 9086.408 Curve Length: 118.84 Radius: 276.00 Delta: 24-40-16 Tangent: 60.36 Chord: 117.93 Course: S 12-42-36 E Course In: N 89-37-32 E Course Out: S 64-57-16 W RP North: 8540.717 East: 9362.402 End North: 8423.876 East: 9112.354 Line Course: S 25-02-44 E Length: 47.97 North: 8380.417 East: 9132.661 Perimeter: 514.37 Area: 14,452 sq.ft. 0.33 acres Mapcheck Closure - (Uses listed courses, radii, and deltas) Error Closure: 0.009 Course: S 05-19-04 E Error North: -0.0086 East: 0.0008 Precision 1: 59,669.54 -- -------- ----------------------------------------------- Lot name: 47 North: 8306.413 East: 11260.935 Line Course: S 81-21-57 E Length: 126.71 North: 8287.391 East: 11386.209 Line Course: N 19-33-34 E Length: 32.54 North: 8318.053 East: 11397.103 Line Course: N 13-20-33 E Length: 52.54 North: 8369.175 East: 11409.228 Line Course: N 71-14-43 W Length: 134.98 North: 8412.573 East: 11281.415 Curve Length: 108.81 Radius: 276.00 Delta: 22-35-19 Tangent: 55.12 Chord: 108.11 Course: S 10-55-12 W Course In: S 67-47-09 E Course Out: S 89-37-32 W RP North: 8308.226 East: 11536.929 End North: 8306.422 East: 11260.935 Perimeter: 455.57 Area: 13,048 sq.ft. 0.30 acres Mapcheck Closure - (Uses listed courses, radii, and deltas) Error Closure: 0.009 Course: N 00-14-45 W Error North: 0.0092 East: -0.0000 Precision 1: 49,276.70 --------------------------------------------------------------------------- Lot name: 48 North: 8448.712 East: 11299.365 ^ ' Line Course: S 71-14-43 E Length: 125.05 North: 8408.507 East: 11417.775 Line Course: N 17-14-24 E Length: 120.42 North: 8523.516 East: 11453.465 Line Course: N 52-58-03 W Length: 65.57 North: 8563.007 East: 11401.120 Curve Length: 58.80 Radius: 254.00 Delta: 13-15-51 Tangent: 29.53 Chord: 58.67 Course: S 43-39-52 W Course In: N 52-58-03 W Course Out: S 39-42-12 E RP North: 8715.983 East: 11198.354 End North: 8520.565 East: 11360.612 Curve Length: 94.88 Radius: 276.00 Delta: 19-41-48 Tangent: 47.91 Chord: 94.41 Course: S 40-26-54 W Course In: S 39-42-12 E Course Out: N 59-24-00 W RP North: 8308.221 - East: 11536.924 End North: 8448.716 East: 11299.360 Perimeter: 464.72 Area: 12,872 sq.ft. 0.30 acres Mapcheck Closure - (Uses listed courses, radii, and deltas) Error Closure: 0.007 Course: N 51-42-14 W Error North: 0.0041 East: -0.0052 Precision 1: 70,311.38 --------------------------------------------- ------------------------ Lot name: 49 North: 8563.003 East: 11401.126 Line Course: S 52-58-03 E Length: 65.57 North: 8523.512 East: 11453.470 Line Course: N 21-55-34 E Length: 36.10 North: 8557.001 East: 11466.950 Line Course: N 55-35-38 E Length: 39.30 North: 8579.208 East: 11499.375 Line Course: N 66-32-16 E Length: 48.73 North: 8598.609 East: 11544.076 Line Course: N 47-11-26 E Length: 71 .57 North: 8647.245 East: 11596.581 Line Course: N 78-34-40 W Length: 150.21 . North: 8676.993 East: 11449.346 Curve Length: 125.04 Radius: 254.00 Delta: 28-12-17 Tangent: 63.81 Chord: 123.78 Course: S 22-55-48 W Course In: N 81-10-20 W Course Out: S 52-58-03 E RP North: 8715.973 East: 11198.355 End North: 8562.997 East: 11401 .121 Perimeter: 536.52 Area: 13,579 sq.ft. 0.31 acres Mapcheck Closure - (Uses listed courses, radii, and deltas) Error Closure: 0.008 Course: S 35-37-23 W Error North: -0.0062 East: -0.0044 Precision 1: 70,292.88 .' --------------------------------------------------------------------------- ' , Lot name: 50 North: 9072.423 East: 10926.245 Line Course: S 78-34-40 E Length: 150.21 North: 9042.676 East: 11073.480 Line Course: N 07-03-33 E Length: 105.42 North: 9147.297 East: 11086.436 Line Course: N 88-01-50 W Length: 150.00 North: 9152.452 East: 10936.524 Line Course: S 07-14-55 W Length: 73.68 North: 9079.361 East: 10927.228 Curve Length: 7.00 Radius: 254.00 Delta: 1-34-45 Tangent: 3.50 Chord: 7.00 Course: S 08-02-17 W Course In: N 82-45-05 W Course Out: S 81-10-20 E RP North: 9111.409 East: 10675.258 End North: 9072.429 East: 10926.249 Perimeter: 486.31 Area: 13,915 sq.ft. 0.32 acres Mapcheck Closure - (Uses listed courses, radii, and deltas) Error Closure: 0.007 Course: N 32-03-45 1*-- Error North: 0.0058 East: 0.0037 Precision 1 : 70,529.00 ----- -- -------------------------------_-------------_------ Lot name: 51 North: 8989.530 East: 9285.099 Line Course: N 07-14-55 E Length: 48.97 North: 9038.109 East: 9291.278 Curve Length: 90.08 Radius: 226.00 Delta: 22-50-14 Tangent: 45.65 Chord: 89.49 Course: N 18-40-02 E Course In: S 82-45-05 E Course Out: N 59-54-51 W RP North: 9009.594 East: 9515.471 End North: 9122.887 East: 9319.919 Line Course: S 59-54-51 E Length: 150.00 North: 9047.692 East: 9449.711 Line Course: S 13-04-15 W Length: 65.00 North: 8984.376 East: 9435.010 Line Course: N 88-01-50 W Length: 150.00 North: 8989.531 East: 9285.099 Perimeter: 504.05 Area: 15,448 sq.ft. 0.35 acres Mapcheck Closure - (Uses listed courses, radii, and deltas) Error Closure: 0.001 Course: N 13-12-16 E Error North: 0.0007 East: 0.0002 Precision 1: 694,843.12 --------------------------------------------------------------------------- Lot name: 52 North: 8134.896 East: 11627.654 ^ '- - � Line Course: N 01-25-22 E Length: 200.00 North: 8334.834 East: 11632.620 Line Course: N 79-13-34 W Length: 139.12 North: 8360.840 East: 11495.953 Line Course: S 18-45-17 W Length: 20.00 North: 8341.902 East: 11489.522 Line Course: N 71-14-43 W Length: 20.00 North: 8348.332 East: 11470.584 Line Course: S 07-52-12 W Length: 56.77 North: 8292.097 East: 11462.811 Line Course: S 25-47-06 W Length: 39.41 North: 8256.611 East: 11445.668 Line Course: S 48-56-41 E Length: 75.05 North: 8207.319 East: 11502.261 Line Course: S 59-59-20 E Length: 144.80 North: 8134.895 East: 11627.648 ' Perimeter: 695.15 Area: 27,775 sq.ft. 0.64 acres Mapcheck Closure - (Uses listed courses, radii, and deltas) Error Closure: 0.007 Course: S 84-06-53 W Error North: -0.0007 East: -0.0068 Precision 1: 102,278.88 --------------------------------------------------------------------------- Lot name: 53 North: 8334.834 East: 11632.620 Line Course: N 01-25-22 E Length: 278.69 North: 8613.438 East: 11639.540 Line Course: S 47-11-26 W Length: 98.36 North: 8546.596 East: 11567.381 Line Course: S 63-32-36 W Length: 60.31 North: 8519.727 East: 11513.387 Line Course: S 17-57-20 W Length: 108.08 North: 8416.911 East: 11480.068 Line Course: S 07-52-12 W Length: 28.49 North: 8388.689 East: 11476.167 Line Course: S 71-14-43 E Length: 27.69 North: 8379.786 East: 11502.387 Line Course: S 18-45-17 W Length: 20.00 North: 8360.848 East: 11495.957 Line Course: S 79-13-34 E Length: 139.12 North: 8334.842 East: 11632.624 Perimeter: 760.74 Area: 29,305 sq.ft. 0.67 acres Mapcheck Closure - (Uses listed courses, radii, and deltas) Error Closure: 0.009 Course: N 29-04-18 E Error North: 0.0081 East: 0.0045 Precision 1: 81,592.66 --------------------------------------------------------------------------- Lot name: A North: 9645.363 East: 9285.044 ' ` ` ' Line Course: N 17-02-44 E Length: 386.14 North: 10014.540 East: 9398.234 Line Course: S 88-37-27 E Length: 594.77 North: 10000.260 East: 9992.832 ` Line Course: S 01-25-22 W Length: 551.18 North: 9449.250 East: 9979.147 Line Course: S 60-47-55 W Length: 46.98 North: 9426.329 East: 9938.138 Line Course: N 71-48-24 W Length: 84.40 North: 9452.681 East: 9857.957 Line Course: N 83-45-07 W Length: 98.69 North: 9463.421 East: 9759.853 Line Course: S 89-04-36 W Length: 85.94 North: 9462.037 East: 9673.924 Line Course: N 69-51-30 W Length: 65.39 North: 9484.553 East: 9612.533 Line Course: N 69-51-30 W Length: 129.24 - North: 9529.056 East: 9491.197 Line Course: N 65-23-47 W Length: 76.69 North: 9560.985 East: 9421 .470 Line Course: N 58-15-59 W Length: 160.41 North: 9645.356 East: 9285.041 Perimeter: 2279.83 Area: 334,288 sq.ft. 7.67 acres Mapcheck Closure - (Uses listed courses, radii , and deltas) Error Closure: 0.008 Course: S 26-14-29 W Error North: -0.0069 East: -0.0034 Precision 1: 296,531.83 --------------------------------------------------------------------------- Lot name: B North: 9285.029 East: 9249.186 Line Course: N 58-20-50 W Length: 21.99 North: 9296.569 East: 9230.467 Line Course: N 01-24-51 E Length: 185.79 North: 9482.302 East: 9235.052 Line Course: N 17-02-44 E Length: 170.55 North: 9645.360 East: 9285.046 Line Course: S 58-15-59 E Length: 160.41 North: 9560.989 Easto 9421 .475 Line Course: S 65-23-47 E Length: 76.0 North: 9529.060 East: 9491.202 Line Course: S 69-51-30 E Length: 129.24 North: 9484. 558 East: 9612.538 Line Course: S 22-45-56 W Length: 57.79 North: 9431.270 East: 9590.176 ` Line Course: N 88-01-50 W Length: 110.00 North: 9435.050 East: 9480.241 Line Course: S 72-33-57 W Length: 140.00 North: 9393.105 East: 9346.672 Line Course: S 56-49-32 W Length: 115.14 North: 9330.101 East: 9250.299 Line Course: S 01-24-51 W Length: 45.09 � North: 9285.025 East: 9249.186 NJ� Perimeter: 1212.69 Area: 57,959 sq.ft. 1.33 acres ° ` - ` Mapcheck Closure - (Uses listed courses, radii, and deltas) Error Closure: 0.004 Course: S 06-53-51 E Error North: -0.0043 East: 0.0005 Precision IN 282,784.65 ------- --------------------------------------------------------------- Lot name: C North: 9096.227 East: 9255.528 Line Course: N 88-35-09 W Length: 30.00 North: 9096.968 East: 9225.537 Line Course: N 01-24-51 E Length: 199.66 North: 9296.567 East: 9230.465 Line Course: S 58-20-50 E Kngth: 136.10 North: 9225.146 East: 9346.319 Curve Length: 159.94 Radius: 274.00 Delta: 33-26-44 Tangent: 82.32 Chord: 157.68 Course: S 35-09-19 W Course In: S 38-07-19 E Course Out: N 71-34-03 W RP North: 9009.590 East: 9515.470 End North: 9096.226 East: 9255. 527 Perimeter: 525.71 Area: 12,482 sq.ft. 0.29 acres Mapcheck Closure - (Uses listed courses, radii, and deltas) Error Closure: 0.002 Course: S 41-59-16 W Error North: -0.0018 East: -0.0016 Precision IN 218,099.66 --------------------------------------------------------------------------- Lot name: D North: 9047.691 East: 9449.710 Line Course: N 59-54-51 W Length: 150.00 North: 9122.886 East: 9319.919 Curve Length: 244.10 Radius: 226.00 Delta: 61-53-01 Tangent: 135.48 Chord: 232.40 Course: N 61-01-40 E Course In: S 59-54-51 E Course Out: N 01-58-10 E RP North: 9009.593 East: 9515.471 End North: 9235.459 East: 9523.238 Line Course: S 88-01-50 E Length: 43.18 North: 9233.975 East: 9566.393 Line Course: S 37-44-56 W Length: 68.54 North: 9179.781 East: 9524.432 Line Course: S 70-46-11 W Length: 42.26 North: 9165.862 East: 9484.530 Line Course: S 26-35-27 W Length: 37.70 North: 9132.149 East: 9467.655 Line Course: S 08-58-18 W Length: 86.22 North: 9046.984 East: 9454.210 Line Course: N 81-01-42 W Length: 4.55 North: 9047.694 East: 9449.715 Perimeter: 676.54 Area: 21,038 sq.ft. 0.48 acres ^ ^ / \~' ' Mapcheck Closure - (Uses listed courses, radii, and deltas) Error Closure: 0.005 Course: N 63-20-06 E Error North: 0.0024 East: 0.0048 Precision 1: 125,524.19 --------------------------------------------------------------------------- Lot name: E North: 8448.712 East: 11299.365 Line Course: S 71-14-43 E Length: 214.41 North: 8379.776 East: 11502.390 Line Course: S 18-45-17 W Length: 40.00 North: 8341.900 East: 11489.530 Line Course: N 71-14-43 W Length: 219.78 North: 8412.563 East: 11281.419 Curve Length: 40.40 Radius: 276.00 Delta: 8-23-09 Tangent: 20.23 Chord: 40.36 Course: N 26-24-26 E Course In: S 67-47-09 E Course Out: N 59-24-00 W RP North: 8308.216 East: 11536.934 End North: 8448.711 East: 11299.369 Perimeter: 514.58 Area: 8,704 sq.ft. 0.20 acres Mapcheck Closure - (Uses listed courses, radii, and deltas) Error Closure: 0.004 Course: S 71-10-40 E Error North: -0.0014 East: 0.0041 Precision 1: 118,320.89 --------------------------------------------------------------------------- Lot name: F North: 9233.975 East: 9566.388 Line Course: S 88-01-50 E Length: 84.45 North: 9231.073 East: 9650.788 Line Course: S 01-58-10 W Length: 15.00 North: 9216.082 East: 9650.273 Line Course: S 65-00-00 W Length: 113.89 North: 9167.950 East: 9547.053 Line Course: S 01-25-22 W Length: 292.33 North: 8875.710 East: 9539.795 Line Course: N 88-01-50 W Length: 74.02 North: 8878.254 East: 9465.818 Line Course: S 01-25-22 W Length: 32.32 North: 884b.944 East: 9465.016 Line Course: S 47-11-26 W Length: 98.36 North: 8779.102 East: 9392.857 Line Course: S 63-32-36 W Length: 60.31 ' North: 8752.233 East: 9338.864 Line Course: S 17-57-20 W Length: 108.08 North: 8649.417 East: 9305.545 Line Course: S 07-52-12 W Length: 28.49 North: 8621.195 East: 9301 .644 Line Course: N 71-14-43 W Length: 61.66 North: 8641.020 East: 9243.258 " ^ ' ' Line Course: N 17-14-24 E Length: 120.42 North: 8756.030 East: 9278.947 Line Course: N 21-55-34 E Length: 36.10 North: 8789.518 East: 9292.427 Line Course: N 55-35-38 E Length: 39.30 North: 8811.725 East: 9324.852 Line Course: N 66-32-16 E Length: 48.73 North: 8831.127 East: 9369.553 Line Course: N 47-11-26 E Length: 71.57 North: 8879.763 East: 9422.058 Line Course: N 07-03-33 E Length: 105.42 North: 8984.384 East: 9435.013 Line Course: N 13-04-15 E Length: 65.00 North: 9047.700 East: 9449.714 Line Course: S 81-01-42 E Length: 4.55 North: 9046.990 East: 9454.268 Line Course: N 08-58-18 E 'Length: 86.22 North: 9132.155 Eapt: 9467.654 Line Course: N 26-35-27 E Length: 37.70 North: 9165.868 East: 9484.529 Line Course: N 70-46-11 E Length: 42.26 North: 9179.787 East: 9524.431 Line Course: N 37-44-56 E Length: 68.54 North: 9233.981 East: 9566.391 Perimeter: 1694.73 Area: 50,857 sq.ft. 1. 17 acres Mapcheck Closure - (Uses listed courses, radii , and deltas) Error Closure: 0.007 Course: N 27-25-33 E Error North: 0.0058 East: 0.0030 Precision 1: 257,575.98 -------------- -------------------------------------------------------- Lot name: G North: 6382.722 East: 10828.535 Line Course: N 50-20-52 E Length: 171.34 North: 6492.059 East: 10960.456 Curve Length: 30.47 Radius: 50.00 Delta: 34-54-55 Tangent: 15.72 Chord: 30.00 Course: S 39-39-08 E Course In: N 67-48-19 E Course Out: S 32-53-24 W RP North: 6510.946 East: 11006.751 End North: 6468.961 East: 10979.599 Line Course: S 50-20-52 W Length: 197.48 North: 6342.944 East: 10827.553 Line Course: N 01-24-51 E Length: 39.79 North: 6382.721 East: 10828.535 Perimeter: 439.09 Area: 5,486 sq.ft. 0.13 acres Mapcheck Closure - (Uses listed courses, radii, and deltas) Error Closure: 0.001 Course: S 12-38-55 W Error North: -0.0007 East: -0.0002 Precision 1: 6201086.89 --------------------------------------------------------------------------- ° ^ Lot name: H North: 9449.256 East: 9979.151 Line Course: S 01-25-22 W Length: 11.48 North: 9437.779 East: 9978.866 Line Course: S 14-44-53 W Length: 65.08 North: 9374.843 East: 9962.298 Line Course: S 01-25-22 W Length: 81.15 North: 9293.718 East: 9960.283 Curve Length: 39.51 Radius: 25.00 Delta: 90-32-48 Tangent: 25.24 Chord: 35.52 Course: S 46-41-46 W Course In: N 88-34-38 W Course Out: S 01-58-10 W RP North: 9294.339 East: 9935.291 End North: 9269.354 East: 9934.432 Line Course: N 88-01-50 W Length: 99.62 ' North: 9272.777 East: 9834.871 Line Course: N 01-58-10 E Length: 150.00 North: 9422.689 East: 9840.026 Line Course: N 88-01-50 W Length: 200.00 North: 9429.562 East: 9640.144 Line Course: S 01-58-10 W Length: 150.00 North: 9279.651 East: 9634.989 Line Course: N 88-01-50 W Length: 50.00 North: 9281.369 East: 9585.018 Line Course: N 01-58-10 E Length: 150.00 North: 9431.280 East: 9590.173 Line Course: N 22-45-56 E Length: 57.79 North: 9484.568 East: 9612.536 Line Course: S 69-51-30 E Length: 65.39 North: 9462.052 East: 9673.927 Line Course: N 89-04-36 E Length: 85.94 North: 9463.437 East: 9759.856 Line Course: S 83-45-07 E Length: 98.69 North: 9452.696 East: 9857.959 Line Course: S 71-48-24 E Length: 84.40 North: 9426.344 East: 9938.140 Line Course: N 60-47-55 E Length: 46.98 North: 9449.265 East: 9979.149 Perimeter: 1436.03 Area: 38,186 sq.ft. 0.88 acres Mapcheck Closure - (Uses listed courses, radii, and deltas) Error Closure: 0.009 Course: N 06-55-14 W Error North: 0.0092 East: -0.0011 Precision Is 155,298.21 --------------------------------------------------------------------------- Lot name: I North: 8905.701 East: 9540.539 ' Line Course: S 88-01-50 E Length: 425.00 ` North: 8891.095 East: 9965.288 Line Course: S 01-25-22 W Length: 30.00 North: 8861.104 East: 9964.543 Line Course: N 88-01-50 W Length: 425.00 North: 8875.710 East: 9539.794 ^ Line Course: N 01-25-22 E Length: 30.00 North: 8905.701 East: 9540.539 Perimeter: 910.00 Area: 12,749 sq.ft. 0.29 acres Mapcheck Closure - (Uses listed courses, radii, and deltas) Error Closure: 0.000 Course: S 90-00-00 E Error North: 0.0000 East: 0.0000 Precision 1: 910,000,000.00 --------------------------------------------------------------------------- Lot name: J North: 8580.838 East: 9296.060 Line Course: S 07-52-12 W 'Length: 56.77 North: 8524.603 East: 9288.287 Line Course: S 25-47-06 W Length: 39.41 North: 8489.117 East: 9271.144 Line Course: S 48-56-41 E Length: 75.05 North: 8439.825 East: 9327.737 Line Course: S 59-59-20 E Length: 144.80 North: 8367.401 East: 9453.124 Line Course: S 01-25-22 W Length: 518.68 North: 7848.880 East: 9440.245 Line Course: N 20-08-56 W Length: 20.48 North: 7868.107 East: 9433.191 Line Course: N 33-40-01 W Length: 71.39 North: 7927.523 East: 9393.615 Line Course: N 05-11-15 E Length: 114.97 North: 8042.022 East: 9404.010 Line Course: N 10-33-05 W Length: 52.61 North: 8093.743 East: 9394.376 Line Course: N 02-20-13 W Length: 139.00 North: 8232.627 East: 9388.708 Line Course: N 24-47-38 W Length: 134.30 North: 8354.548 East: 9332.389 Line Course: N 54-55-21 W Length: 112.13 North: 8418.987 East: 9240.624 Line Course: N 40-51-59 W Length: 70.21 North: 8472.082 East: 9194.686 Line Course: N 19-33-34 E Length: 83.28 North: 8550. 557 East: 9222.567 Line Course: N 13-20-33 E Length: 52.54 North: 8601 .678 East: 9234.691 Line Course: S 71-14-43 E Length: 64.80 North: 8580.844 East: 9296.051 Perimeter: 1750.41 Area: 50,850 sq .ft. 1.17 acres Mapcheck Closure - (Uses listed courses, radii, and deltas) Error Closure: 0.011 Course: N 57-41-51 W Error North: 0.0061 East: -0.0096 Precision 1: 154,546.42 ------- --------------------------------------------------------------- Lot name: STREETS � " North: 9269.348 East: 9934.431 Curve Length: 39.51 Radius: 25.00 Delta: 90-32-48 Tangent: 25.24 Chord: 35.52 Course: N 46-41-46 E Course In: N 01-58-10 E Course Out: S 88-34-38 E RP North: 9294.333 East: 9935.291 End North: 9293.712 East: 9960.283 Line Course: N 01-25-22 E Length: 81 .15 North: 9374.837 East: 9962.298 Line Course: N 14-44-53 E Length: 65.08 North: 9437.773 East: 9978.865 Line Course: S 01-25-22 W Length: 232.87 North: 9204.975 East: 9973.083 Line Course: N 88-01-50 W Length: 323.00 North: 9216.075 East: 9650.274 Line Course: N 01-58-10 E Length: 15.00 ' North: 9231.066 East: 9650.789 Line Course: N 88-01-50 W Length: 127.62 North: 9235.452 East: 9523.245 ' Curve Length: 334.18 Radius: 226.00 Delta: 84-43-15 Tangent: 206.08 Chord: 304.55 Course: S 49-36-33 W Course In: S 01-58-10 W Course Out: N 82-45-05 W RP North: 9009.586 East: 9515.478 End North: 9038.101 East: 9291 .284 Line Course: S 07-14-55 W Length: 122.65 North: 8916.432 East: 9275.809 Curve Length: 190.84 Radius: 254.00 Delta: 43-02-53 Tangent: 100.18 Chord: 186.38 Course: S 28-46-22 W Course In: N 82-45-05 W Course Out: S 39-42-12 E RP North: 8948.480 East: 9023.839 End North: 8753.062 East: 9186.097 Curve Length: 362.93 Radius: 276.00 Delta: 75-20-32 Tangent: 213.09 Chord: 337.34 Course: S 12-37-32 W Course In: S 39-42-12 E Course Out: S 64-57-16 W RP North: 8540.718 East: 9362.409 End North: 8423.876 East: 9112.361 Line Course: S 25-02-44 E Length: 232.51 North: 8213.229 East: 9210.792 Curve Length: 262.57 Radius: 324.00 Delta: 46-25-55 Tangent: 138.97 Chord: 255.44 Course: S 01-49-46 E Course In: S 64-57-16 W Course Out: S 68-36-49 E RP North: 8076.067 East: 8917.257 End North: 7957.919 East: 9218.947 Line Course: S 21-23-11 W Length: 118.62 North: 7847.467 East: 9175.692 ' ' Curve Length: 2.86 Radius: 676.00 Delta: 0-14-33 Tangent: 1 .43 Chord: 2.86 Course: S 21-15-55 W Course In: S 68-36-49 E Course Out: N 68-51-22 W RP North: 7600.960 East: 9805.144 End North: 7844.800 East: 9174.654 Curve Length: 44.24 Radius: 25.00 Delta: 101-22-49 Tangent: 30.53 Chord: 38.69 Course: S 29-32-46 E Course In: 8 68-51-22 E Course Out: 9 09-45-49 W � * ^ - ' _ RP North: 7835.783 East: 9197.971 End North: 7811.145 East: 9193.731 Curve Length: 14.47 Radius: 230.00 Delta: 3-36-18 Tangent: 7.24 Chord: 14.47 Course: S 82-02-20 E Course In: N 09-45-49 E Course Out: S 06-09-31 W RP North: 8037.813 East: 9232.736 End North: 7809.141 East: 9208.061 Curve Length: 28.93 Radius: 25.00 Delta: 66-18-41 Tangent: 16.33 Chord: 27.35 Course: N 63-00-10 E Course In: N 06-09-31 E Course Out: S 60-09-10 E RP North: 7833.997 East: 9210.743 End North: 7821 .554 East: 9232.427 Curve Length: 248.20 Radius: 50.00 Delta: 284-24-58 _ Tangent: 38.77 Chord: 61.28 Course: S 07-56-41 E Course In: S 60-09-10 E Course Out: S 44-15-48 W RP North: 7796.670 East: 9275.795 End North: 7760.863 East: 9240.897 Curve Length: 18.53 Radius: 25.00 Delta: 42-27-33 Tangent: 9.71 Chord: 18.11 Course: N 66-57-58 W Course In: S 44-15-48 W Course Out: N 01-48-15 E RP North: 7742.959 East: 9223.448 End North: 7767.947 . East: 9224.235 Curve Length: 48.17 Radius: 270.00 Delta: 10-13-21 Tangent: 24.15 Chord: 48.11 Course: N 83-05-04 W Course In: N 01-48-15 E Course Out: S 12-01-36 W RP North: 8037.813 East: 9232.736 End North: 7773.739 East: 9176.476 Curve Length: 38.77 Radius: 25.00 Delta: 88-51-22 Tangent: 24.51 Chord: 35.00 Course: S 57-35-55 W Course In: S 12-01-36 W Course Out: N 76-49-46 W RP North: 7749.288 East: 9171.267 End North: 7754.984 East: 9146.925 Curve Length: 125.20 Radius: 676.00 Delta: 10-36-42 Tangent: 62.78 Chord: 125.02 Course: S 07-51-53 W Course In: S 76-49-46 E Course Out: N 87-26-28 W RP North: 7600.957 East: 9805.143 End North: 7631.138 East: 9129.818 Line Course: N 87-26-28 W Length: 48.00 North: 7633.281 East: 9081.865 Curve Length: 237.91 Radius: 724.00 Delta: 18-49-39 Tangent: 120.04 Chord: 236.84 Course: N 11-58-21 E Course In: S 87-26-28 E Course Out: N 68-36-49 W RP North: 7600.957 East: 9805. 143 End North: 7864.968 East: 9130.996 Line Course: N 21-23-11 E Length: 118.62 North: 7975.420 East: 9174.252 Curve Length: 1.07 Radius: 276.00 Delta: 0-13-20 Tangent: 0.54 Chord: 1 .07 Course: N 21-16-31 E Course In: N 68-36-49 W Course Out: S 68-50-09 E RP North: 8076.065 East: 8917.256 End North: 7976.418 East: 9174.640 w ~* � ^ ' Curve Length: 43.78 Radius: 25.00 Delta: 100-19-41 Tangent: 29.97 Chord: 38.39 Course: N 28-59-59 W Course In: N 68-50-09 W Course Out: N 10-50-10 E RP North: 7985.444 East: 9151.326 End North: 8009.998 East: 9156.026 Line Course: N 79-09-50 W Length: 18.65 North: 8013.504 East: 9137.709 Curve Length: 333.71 Radius: 255.00 Delta: 74-58-49 Tangent: 195.60 Chord: 310.40 Course: S 63-20-46 W Course In: S 10-50-10 W Course Out: N 64-08-39 W RP North: 7763.051 East: 9089.769 End North: 7874.259 East: 8860.296 Curve Length: 26.31 Radius: 25.00 Delta: 60-17-14 Tangent: 14. 52 Chord: 25.11 Course: S 04-17-16 E ' Course In: S 64-08-39 E Course Out: S 55-34-07 W RP North: 7863.356 East: 8882.793 End North: 7849.221 East: 8862.173 Curve Length: 249.35 Radius: 50.00 Delta: 285-44-23 Tangent: 37.86 Chord: 60.36 Course: N 71-33-41 W Course In: S 55-34-07 W Course Out: N 18-41-30 W RP North: 7820.950 East: 8820.933 End North: 7868.312 East: 8804.909 Curve Length: 20.75 Radius: 25.00 Delta: 47-32-45 Tangent: 11 .01 Chord: 20.16 Course: N 47-32-08 E Course In: N 18-41-30 W Course Out: S 66-14-15 E RP North: 7891 .994 East: 8796.897 End North: 7881 .920 East: 8819.778 Curve Length: 396.83 Radius: 295.00 Delta: 77-04-25 Tangent: 234.96 Chord: 367.58 Course: N 62-17-58 E Course In: S 66-14-15 E Course Out: N 10-50-10 E RP North: 7763.051 East: 9089.769 End North: 8052.791 East: 9145.229 Line Course: S 79-09-50 E Length: 18.65 North: 8049.285 East: 9163.546 Curve Length: 43.78 Radius: 25.00 Delta: 100-19-41 Tangent: 29.97 Chord: 38.39 Course: N 50-40-20 E 1 Course In: N 10-50-10 E Course Out: S 89-29-31 E | RP North: 8073.839 East: 9168.246 End North: 8073.617 East: 9193.245 Curve Length: 123.09 Radius: 276.00 . Delta: 25-33-13 Tangent: 62.59 Chord: 122.08 Course: N 12-16-07 W � Course In: N 89-29-31 W Course Out: N 64-57-16 E RP North: 8076.065 East: 8917.256 End North: 8192.906 East: 9167.304 Line Course: N 25-02-44 W Length: 187.52 � North: 8362.794 East: 9087.920 Curve Length: 39. 15 Radius: 25.00 | Delta: 89-44-05 Tangent: 24.88 � Chord: 35.27 Course: N 69-54-47 W Course In: S 64-57-16 W Course Out: N 24-46-49 W 271 RP North: 8352 210 East: 9065 � . . | End North: 8374.908 East: 9054.792 � ^ ` Curve Length: 129.49 Radius: 770.00 Delta: 9-38-08 Tangent: 64.90 Chord: 129.34 Course: S 70-02-15 W Course In: N 24-46-49 W Course Out: S 15-08-41 E RP North: 9074.008 East: 8732.055 End North: 8330.751 East: 8933.223 Curve Length: 29.65 Radius: 25.00 Delta: 67-57-34 Tangent: 16.85 Chord: 27.94 Course: S 40-52-32 W Course In: S 15-08-41 E Course Out: N 83-06-15 W RP North: 8306.619 East: 8939.755 ' End North: 8309.621 East: 8914.936 Curve Length: 245.78 Radius: 50.00 Delta: 281-38-34 Tangent: 40.75 Chord: 63.17 Course: N 32-16-58 W Course In: N 83-06-15 W Course Out: N 18-32-19 E RP North: 8315.624 East: 8865.297 End North: 8363.030 East: 8881.195 Curve Length: 13.71 Radius: 25.00 Delta: 31-24-48 Tangent: 7.03 Chord: 13.54 Course: S 87-10-05 E Course In: N 18-32-19 E Course Out: S 12-52-29 E RP North: 8386.732 East: 8889.143 End North: 8362.361 East: 8894.714 Curve Length: 154.13 Radius: 730.00 Delta: 12-05-49 Tangent: 77.35 Chord: 153.84 Course: N 71-04-36 E Course In: N 12-52-29 W Course Out: S 24-58-18 E RP North: 9074.008 East: 8732.055 End North: 8412.251 East: 9040.239 Curve Length: 36.21 Radius: 25.00 Delta: 82-59-28 Tangent: 22.11 Chord: 33.13 Course: N 23-51-30 E Course In: N 24-38-46 W Course Out: N 72-21-46 E RP North: 8434.974 East: 9029.814 End North: 8442.549 East: 9053.639 Curve Length: 195.18 Radius: 324.00 Delta: 34-30-56 Tangent: 100.65 Chord: 192.24 Course: N 00-22-46 W Course In: N 72-21-46 E Course Out: N 73-07-18 W RP North: 8540.717 East: 9362.409 End North: 8634.787 East: 9052.366 Cuive Length: 36.60 Radius: 25.00 | Delta: 83-53-14 Tangent: 22.47 | Chord: 33.42 Course: N 25-03-55 W Course In: N 73-07-18 W Course Out: N 22-59-28 E RP North: 8642.046 East: 9028.442 ' End North: 8665.060 East: 9038.207 Curve Length: 146.75 Radius: 255.00 ( Delta: 32-58-22 Tangent: 75.47 ' Chord: 144.73 Course: N 83-29-43 W Course In: S 22-59-28 W Course Out: N 09-58-54 W RP North: 8430.316 East: 8938.607 End North: 8681.456 East: 8894.407 Curve Length: 14.97 Radius: 25.00 / Delta: 34-18-04 Tangent: 7^72 ! Chord: 14.74 Course: S 62-52-04 W � Course In: S 09-58-54 E Course Out: N 44-16-58 W ! RP North: 8656.834 East: 8898.741 i End North: 8674.732 East: 8881.286 | / � + m ` Curve Length: 247.26 Radius: 50.00 Delta: 283-20-06 Tangent: 39.53 Chord: 62.02 Course: N 07-23-05 E Course In: N 44-16-58 W Course Out: N 59-03-08 E RP North: 8710.527 East: 8846.375 End North: 8736.240 East: 8889.257 Curve Length: 27.95 Radius: 25.00 Delta: 64-03-20 Tangent: 15.64 Chord: 26.52 Course: S 62-58-32 E Course In: N 59-03-08 E Course Out: S 05-00-12 E RP North: 8749.096 East: 8910.698 End North: 8724.191 East: 8912.879 Curve Length: 146.01 Radius: 295.00 Delta: 28-21-33 Tangent: 74.53 Chord: 144.53 Course: S 80-49-26 E Course In: S 05-00-12 E Course Out: N 23-21-21 E RP North: 8430.316 East: 8938.607 ' End North: 8701.143 East: 9055.557 Curve Length: 35.63 Radius: 25.00 Delta: 81-39-29 Tangent: 21.60 Chord: 32.69 Course: N 72-31-37 E Course In: N 23-21-21 E Course Out: S 58-18-08 E RP North: 8724.095 East: 9065.468 End North: 8710.959 East: 9086.738 Curve Length: 105.17 Radius: 324.00 Delta: 18-35-56 Tangent: 53.05 Chord: 104.71 Course: N 40-59-50 E Course In: S 58-18-08 E Course Out: N 39-42-12 W RP North: 8540.717 East: 9362.408 End North: 8789.990 East: 9155.432 Curve Length: 118.08 Radius: 206.00 Delta: 32-50-31 Tangent: 60.71 Chord: 116.47 Course: N 33-52-33 E Course In: N 39-42-12 W Course Out: S 72-32-43 E RP North: 8948.479 East: 9023.837 End North: 8886.689 East: 9220.352 Line Course: N 01-24-51 E Length: 210.34 North: 9096.965 East: 9225.543 Line Course: S 88-35-09 E Length: 30.00 North: 9096.224 East: 9255.534 Curve Length: 351.67 Radius: 274.00 Delta: 73-32-13 Tangent: 204.74 Chord: 328.02 Course: N 55-12-03 E Course In: S 71-34-03 E Course Out: N 01-58-10 E RP North: 9009.589 East: 9515.476 End North: 9283.427 East: 9524.893 Line Course: S 88-01-50 E Length: 409.79 North: 9269.344 East: 9934.441 Perimeter: 7669.43 Area: 188,853 sq.ft. 4.34 acres Mapcheck Closure - (Uses listed courses, radii, and deltas) Error Closure: 0.010 Course: S 68-19-45 E Error North: -0.0037 East: 0.0094 Precision In 760,773.53 a PROJ950231 P PROJ "PENDING 1013 N 28TH PL - a a PROJ950237 P PROJ PENDING 1301 LINCOLN PL NE a a PROJ950238 P PROJ PENDING 1300 SW 16TH ST a a PROJ950242 P PROJ PENDING 4501 NE 6TH CT a a PROJ950243 P PROJ PENDING 1119 SW 7TH ST a a PROJ950244 P PROJ PENDING 851 SW 34TH ST a a PROJ950247 P PROJ PENDING 2613 MEADOW AV N a a PROJ950250 P PROJ PENDING 4033 NE SUNSET BL a a PROJ950251 P PROJ PENDING 1609 GLENNWOOD AV SE a aeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeY <F1>Help, <ESC>Exit **************************************************************** City of Renton WA Receipt **************************************************************** Receipt Number: R9601506 Amount : 1, 000 . 00 04/03/96 16 :17 Payment Method: CHECK Notation: #71402 CHAFFEY Init : LN Project # : LUA96-043 Type: LUA Land Use Actions Location: ORCAS AVE NE (AKA 148TH AVE SE) AT NE 26TH ST Total Fees : 1, 000 . 00 This Payment 1, 000 . 00 Total ALL Pmts : 1, 000 . 00 Balance: . 00 **************************************************************** Account Code Description Amount 000 . 345 . 81. 00 . 0009- Final Plat 1, 000 . 00 • ' ) • . . .. ,. . . , '• • .,,,-' - . . • - ' ' . ''' Y. •' '''• •:' •' ' . . . • ., • ., .: p: - ... , ...• 9&' 43,•Fr , . .. , . . . . , S ric AMER IC N . : I , .... N . 11:A2Mily......,-• - ' • - — _,.-,— ------_—__- - ,,--.-., s _N1/4, .-....„ f,•;;;;;. _,_-_,... ,A, • ' ." ..?, 11( 4\P RECE WED -- .0"Th."0 APR 3 1996 ' • . • DEVELOPMENT PLANNING CITY OF RENTON First American Title Insurance Company 2101 FOURTH AVENUE,SUITE 800• SEATTLE,WASHINGTON 98121 (206)728-0400 .1-800-826-7718 • FAX:(206)728-7219 -,-- - ,,. ... . • ... .,-. .. COPIES •):14' DOCUMENTS • 1 ORDER NO. 727,0/O '9-5 NOTICE 4 �� This Sketch is furnished as a courtesy only by First American SEC : 03 j TWP RNG 5 ` i Title Insurance Company and it is NOT, a part of any title E T LThis sketch is furnished solely for the purpose of assisting in ,'*,, •.7.a,0, . .locating the premises and does not purport to show all highways, w E ' roads,or easements affecting the property. No reliance should, . 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' b..u. . -1------,./7 2 •- , 72,anv:cle 44.,,,,p , .: z.,.., qi'.‘::._. : ',.. 1 4.:,--• -'.,:i:*;: li'i .1., ... -t, ', --.7.---------------,--------:-:."7------------:---- - .-- ------7— 7)."7;41 " y7p-t-i F12., -`,,,•*-4.4 .'?"', ,.` - /) , 4 ,,,...,' r r v--- /24--..077--.4- -4,27-7-7.----,..77-,.."--/..,2...."/ .7 ...,Aut. „.72t-77-1 ,..7-,72.-7-..1,1,0•-• ' 7 7 /77-72., •;3•11: *.:., ' 0 / a . , 1 ;1.11. - -- a 44.7x•-?-ef --9:4--2...,-;?:44.-pir-:,..-hu.,•••yrr- ,,,7 •• -::,...,,,,:t1 .-0:4,-,. ••••• --i .. .'.1 d i v 1, // / if ,1 i --. -' i ' -- 9,-„rpr21.1,1 -.,-,7".7.7•17-,;(72,- /7.7-Al ,r;,/j/ ,7.-..w2,-- /7•21,7,"„7742- /1,4,1 .,-.1).,,,: .i...-.3.‘ ili i . .,7. ‘.;, ., '4,-/7-77T-7----74-- --- ( 7.7.-777?97.1,7- ,-.)(77t1 .../-77- tut 0 AV7.,-.1,',.• ,-.,.:1 I re seal to be here; ffixdi tha ..:; and year firer, above writs I j t11i' Signed, sealed and delivered r• 1tjj1111!!i{�i,A in •iresence of ) Lake Union Land Co. David F.Douglas ) L.U.L.Co. fieo. A.Virtue President. I ��t',,, — ) Corp seal. And ttotty A.Webster Secretary. I C[��1� STATE OF Wt.Sltiii+'ivri i ± .-- IRIM ]llitim . SS. .....�. COUNTY OF XINO ) • . ' '•'_'`�S:':• •_ I :: r 1 ftla"i MI , ;•I,'F.L.Fehron, a Notary public in and for the State of Waehington,.reeiding at [1 aji7,••. ;,;•. . Seattle,. in the 'above named County and,State, duly oommieeioned,•'sworn and quahere—;qualified,do • i 1 .I .. . _ f .. •iNL::ram,.. : by certify that''On this 17th day of December A.D.1903, personally appoared.before�as.,f eorot -.,,. fir, ; . •i ' A.Virtue'and Hetty•'A.WebStar to me )sown.t wn o be the individuate• o• -.as..- :.:;: •-t:«n a.,.,,R_. • z • Lary, respectively•of:Lake Union Land Company,::the,corporation that.executed tpto within^in +-. ., •,. ;x:; f y, ' etriP.mint,°rand:aohziowledged the,said.inetruinont_'to.•be-the'free,and=:voluntary at'= •.deod of " ! '% ;;l ? ::-_ : ; .. �^ •"a•, ._ i.Xa'i77Yi�L11�3i..<4!.°.�t:ii�4+?�`!l� �•9a'.••:L:'1.`t�iian.��C'E" 'TI �•1' '}(�,�� '6 tit •said'eertnration,•<forthe:ueoe•:and`purposeo: hereiii_mentioned :end�on:'oatt>i;,et tic. • _ !ror i4 ... .._. ..1•.,.,..ws_creN� •. in.3Fc�•a'•;!Sf'"..'•i'' •':"...1:"'!•r I�''• . • .'-.•.'•.,., _: _ _..;•.•.:..:•;�r�•:..':7775R"..-774F''•'.A^: al!;�.�71T..^:•SL't.." .Z3.^&11/. .. ,�.__._-_ t authorized•to execute Bait: instrument, end.tha::•the-:seal.affixed ia.the.corpora ar.of-:,—m.! _`<,+.tt • • • �.�,�� , 1 • t said.corporation. . .., .. .. _ i::L.r.. •a:�7�i'r`Zt•�yt•;`: .... ---:.:.1,-.`.: Sl•�4'•; 1 17ths of December.:A.D.190#. •�''� E� • 3'. • .14i 1;;h}3 1 6IVFTi under my hand and official coal.this day. ,,-„/,�. , may.. ._ ,,.4, ' F.L. . Notarial .;na].. ) • 1 Com.oxp. Jan 17 1906. ) Notary public in and. F.L.F. �for the State of,Washington, ' ; .• `' i••. residing at.Seattle, in said County. ,y;•{.i, .; • Filed for record at request of Ivor Moon June 24 0• at 43 ?Lin. past 1 A.M... ..„.if,,,;...,:.:. ,,,• , a� : ,,; "Y'Aa' • ,c tlr'1'�0. I County.Auditor.... ,wc,y ,.tf'S,`ir.,..4.r!Q °ll`;•,• ..c. e • • t. +.0 ^.iL'.,i .[ •' i 4. •�y •. -.;.' ♦ ':`t p.d ;.i, "• J :.... : • C...• -zn•.•1•F'•,4.,• 1^�tl.!'•"7•". �T.•naT ':a '• -,• .1 77'1•:j, ,. 4.22D NORT ERN PACIFIC RAILWAY COMPANY •• ti ( Yke ���.�'f 7r" !'Iti•tt,y,, ;.•%• :R f:' :L;ti„;1.. ^:�: w.1s=•L. tm.Y• .1't '.�`'. ii.a....• •• `. -•hA,: , Jt 1...;' _ ,try,. �'~ .r. 7..:, +RICRARD V.ORIFFIN F : . ... - '1.4 ?•1y1 .. ' ,,,..,:_1 :t'�•'•"'s1 1 Contract Ho. R-9936 Pacific Division. Deed. No,44273-W- • `�e ,.-,., :,-' ,,,, tx5�: NOTHFRN PACIFIC RAILWAY COMPANY: �+ ff'I 1 THIS DRRD, N.ado the twentieth day of April in the year of our Lord•one thousand:nine hued-.--- . .:..,.'.%Yeti•' ;T,2ftTgx is red and five, by the Northern Paoifio Railway Company, a corporation duly inoorporated under•..,.7,1. ,121 ,'t;,.y 1 the laws •ef the.State of Wisconsin, party of she first•part. and•Riohard V.Oriffin•1Of•Resttl ..... L r, ,-•r� ' in the County of Ring,and state of Washington part% of the eccond•part, -1 ,.-•,,aft,11;: • ! 1,hay; ' , WITNRRRRTf: whereas, by a contract in writing entered into on the first day or.July A.D. l lie .t , 1896 the Northern Pacific Railroad Company, rrndennnanr in interest of the party of the fir.,t S=duWi✓++' . I I tt t �i;:) par0 contracted to cell and cone to D.D.Ehaw, to whenn rifhtn the party of the second pailo . its"I , y .,rt r4 , , duly cuoceedod, for Ghe consideration hereinafter nap d, the prnmieee hereinn('ta', ,lende h (i ;-� ' It M!.,;w: td; t-d, II "; ,.'. WIIRRRAR, Raid oontraot hail been duly performed and the party of the nocnnd port hen he- come entitled to a conveyance or said preminne. I , "°1 NOW TTRRFFOPE, The pa:•ty of the Pivot part, in ooneidnration or the Rum of Pour hundred I , �� " .�1Ct • ( )4L1f.00) dollera, udttn-it duly paid a000rding to ieitl unntrant, th•� rn,7nli,t whereof to tlnrp- L. I.? . .yd F _ - ` by anknowledgod. done grant, Li.r,ain, null and convey unto the Rnitd party of t:;a eennn,t p•„'I , i }p��i)rWh, f�W I. hie hnirs and neaigna, the following dunoribed trant of lend eltuntn 'n the ,•.,wily of Kilo• , ,P, J,,1t,l, in the State of �fanhinRton that is to nay: :! •-L; ‘%•.1f :.Y'••y.��y!'1,� •( .,tw. •th.r-., •1 ,,• :�•-! ,!• .;�•-„•!n .1;:,,; .•1•.+Z•-a :,'•ir.• .0 T. .I.._3. __.f Y7'" _.._-:,.�. , iT.v,�Kl ,.L'!II1r141 4IA1t l 4...i '•�U: ' i.fI ''. " , .ryeµ, h.,,.,p t4•,,r.i "" 1, t •, n 1144—( 1 !.•Ir ^.l.o!(vrt :( .••1!'.; h,e rr.M: f<� i.q-rf1 i t 1 � rt T;r,!. 1,r�atr,:..'I!ti�{.°• •.r,W • C w� i.t4I,:4,1/. ,'-_• Y -,o.. ,,,,,i•a,. ,, ••:u•.I �•r7L4;.�::t;'�•.•+, .•►.... `���+.+,.-�il 1,:trv!7i� 1' •..Lliwtd l:y,�`J "`�fl' �•yS.k'5.� :+Ls.L•i•3r.�t� �"�i�� rtTh✓r•.,,ii,�, !'�•A•4B'. ,�yt �i°;;4i2-t��� { 'y•: I`Y3'. ;;S',:.! ,•'a- wf%i' .. ;:,.,r tr f.tj .7n!�' � �S`T•. •• ti. X... •ntr;rr •':h'^1i'ItV� . f444' *r. r t i.a•. -41..r- tr�r L. 1 4".•., M �:. 1 t 'f!'f' . -H vl. ?F.-., 1.nnr•t.r..••. L lra:.rtiL_, .. y. The Southeast ' 5ic of Northeast quarter (S.F. T/a n^ N.F„ or £ ntl4n to •?•'' three (3) in Township t4enty three (23) Noc'th cf Range five (5) East of the Willamette ;.'i7wipf.1 !+Mnridian, containing aocording to the United States Government Survey Forty (4;:) some more or less, reserving and excepting -from ;75(•. 7 said lands such as ere now known, orf+hall i .''"yry.+"r'''k"'-1. I hereafter be ascertained, to camels Mineral:: Cf " ;;+tyre ^het,. ,. •, __ ry including noel"and Y1 iron, and also the use of such surfacemaynecessary ,`'��'aA`+"�`R� ground as be for mining oFeratiolls, i �,,� i;, and the right' of '!►ooeas to such reserved and excepted lands, for tho purpose of exploring• ' J`' .+, ground and the right of eoaese% "- t tt� , �� � 'diveioping and vrorkiag the same; the use Of suoh aurfw0b , .iti 'r'1. t . J,' .. I .t ,,,4•. # r ::h'e'ein reserved to be for the use and benetit'of said party of the first pert, itg sue-' -: t 5—,eegro f.: "ceesora Ard`.itis seat_ 1 ff ,af ,t '(0ie, of tho lands heri'6� axanpted ', the lands hereby granted being......lit `? 1 t�.,+if�r��`!+) y �',eub`,1sot!'ho�rever�`to'�in"eeeemoat in'tl:e'public ttlr�ar�y public road or�roads:heretotors••iaid j ,?,':Pf-7 rJ.�r; W. ", out•:'ot :establiahea,''and'now"existi ovarand'•across any + '1 ,-21 . ,,•✓ ,*,,, v 0.-A,,.•, ;:. ,;::: ^: •.••r part of ea d`deecribed.land:., o ` 1'. r:'' 9��ay' -f,.cr 4.466 'ct"i*ith the hereditaments+'efd ippiii�benanoe■ thereunto'belonging or in anywilla• 1 • " I. 7, 14:4 erteini ,•with the reservations and'exoeptions before stated. '''' a.•S;'.'r --4 ftr" te .. :''rx,,, -r +-qj".:TD HAVE AND TO HOLD,'The multi 3ieindf;and'�Lrpurteneneee, unto the said party of t ",r�, • . r i ;;Oared part, his heirs and assigns, forever, free'•and'clear Of:all-liens, charges and lb* J t •;ti. .r-.• ;fr t:' >` •cumbrances, except taros•and a nee semente,' if'any, levied or assessed since•the first day.of 1 4j� , :tie: ,July, A.D.ltl�, upon the conditions and subject to the reservations aforesaid. , , ttla,ri.�Y;, t The said party of the first part, for itself and its successors, cotenants and agrees I '•i•' V;7 7.';••' .i0 and with the .said party of the second part,hie heirs end assigns, that it will warrant 1 'r tt 'f;)sPt`�-iry', - and defend the title to the said premises, forever, except as againrt the taxes and assess: .S v ` r 1 7,, r.:% ., mints aforesaid, end tax titles founded thereon. • y ,s.. 4 ? •• IN WITNESS WHEREOF, The said-party of the• first.,.art•has caused these presents to be :Jr%``�/" `"l;d .`sealed with its corporate seal, and elided 1+ its President!the' y firstDova I • .1: `' Y da and year a r ;sz, rk . .✓written. . . 4-4, t,�K .. / ±,' '" Northern Pacific Railway Company i s' r 'ter(+3 . � ' ligned,-sealed and delivered N:P.R:Co.' - By Howard Elliott Pr.esitiont. . ;�:a`- '-A 'i3t.the'presence of-. Corp seal. Attest: R.H.Relf. ;'(t:4r,. Iv1.11'.Ciark • • ' Assistant Seatetery. -,�tv,.J !�_J r r �Y%,i�,t,4 �'�J '� . ?A'1'fR'olr°!QNI SOTS ) Iy�,t12)a? t:..' :",: ". ' .,:•, : • or.•This loth day of •Tn!a in the yowl. 1005. before me H.W.Clark a Notatyl• i rig,,rt F,,,g'im .;, �,. „public, personally appeared Howard Elliott to me known ,:o be the President or the Northern 'tY`'�1 •�+ �`"` '�Paoifl0 Railway Company, the corporation which executed the foregoing instrument, end mho :':•i'ii?7R: ';'c 'being-duly SWorn aid say, that the eeai affixed Lu said lu®Lrument la Lhn vurpur•n.e meal 4.,:ol , stet•, ,., ,'',; '1�' • ' Of' laid corporation: end that said instrument was signed and sealed in behalf oP maid •_•t:;=••,:3717 IDrperatiOn by authority of its board or birootore, anti tits Bald Howard F;11!.ott ►oknow- • • i'f,!3'* .N3.v,,• •,�b4 s w ,,,,,,. t �,n w the free ant and timed of said cnrnfrratlr,n. (; !Rid in_t_1.. n, h ;, i , .. -. IN WtTNP,.R 11RRRg.OF4 I have hern•nto net MY henu and .... .,,.. ...' 'fftotrl newt , at my f' ,,•,;.,., office, In the City of Nt.Paul, the day nna year last afnranntd. R.W.C. Nnt.iry I'nh11n ?r .. • Notarial Heal. ) - Heaney County. Mt,:r,,.,,Le. x-,f.%�,�- Ramsey Co. Minn. ) - .af+ft9lJrta>E 4ax.'4 '•; 1+ilod•for record at request of Grantee J /22,,l,w5 et •t , Mtn.. ,,n:,L I.., A.M. • p3 Jf y• r a ,,^ Cnwtty Auditor. i�r�e 1p�v ��N ,: ,��1�lq}5'f.�!wserea••f(;.:t•rr, 'N . 1 . Lf �,tr,c4, � J4.7,'.,,.4 }N.1d';K-H)l'- ,444e'.t l� hL go'�, Y7kllfa tL •• Y • . '4 ,j f,Y.I, . 1.'�MM•J'�•l+F}•,F Z,1.1r Yeti �, u..., . .;•, • el.'s' k( ,, "�� ..14 / ,"r�r i.,t),j,.,. e•^.t .J +'h".,. r y, t.11pp��.�.�'..'.p°`..'.IQCtr...._«1-, • a t ..u.. „,,,,, '1 .a, •, C � 4%, a t N.I.. ' •��I !,,,eft':0', .. -, .�iu • ..,-,R.�v�be' .t� ;wwo►sa W..aewa•r. _ L_ — .A. - 1��3�n�� '�"., r,�'N'e!it7,.'.JI.M�,Our„'x•--7,,,.;'. 3 IR i i 1a1 v tIItWt r7S I I ia. .Wti VMAII 1 ewi >i '. to Option, r� _ ; . Postal Telegraph Cable Company of tleeltington, 5311 pg , ,�,, II i:� P.lCEl'r D DP T1t! POSTAL fc'I2GR.tF11 C;.LLE CCIi?ANT GT RAStiSNGTOl, the rum of five Doll!ra,lnVal q _ �� 258 ����. �" • vi� consideration of w),feh ee h••rebll gnat unto said genially the option to acquire from um for itself and 1 %...: •ir,', Ky; its •?lied and ■ssc.i.t•d onepanies, its and their respective auooassors and aligns, at the hereby Mil -.t agreed rue of �100,00 Doll..., the T.rpetoal right to •r+at and p•rm•n•ntly °o w.intalrt !!9 poles. t,?MIT; Sj jR+ bne• +rotes, s, Ay� eat! guys, guy stubs and anchors, and all wires, oables, oross-arms and fixtures require .1►r 1 " trot tine to time for the operation thereon of its omlunieation lines, upon, along and soros. the .'t'1.5-i I ; p� `aq n ,wr!, yea lands now owned by es, situated (d.aoribe) , . a. +•Iu eat T+•. sr1 of the wr Cr teetion S Tw 2S n.of 3.3 i._line to enter from BM to ewe feat I1 ti . P - M .0•. 33 ,. p +" ' e'�A so'�th of s.W.eorur of above described proper? ! thence run generally :Tact to the 11.h,00rn.rid .agxL..4,7, E 1 w thereof, So the 'own et..,County g,eas . ((i� i COYA of Sing. and State of Washington, and also the right t• him eel leap �, ;;, _!lig trimmed any trees now and hereafter upon and in front of sumo lands and adjacent to said Company's t�;,,.,�•ryp„ jli lines when constructed, so as to keep the wires, cable' and oross-arcs 'leered on all sides at •11 I times for • • el MN i pee• of at 7.at eighteen Inch/oat and wpm aid Caspany+r electing to acquire mob rights,.t7 ••�•�""•_r`:•!�'II' each •1•atlon ■1r11 be nv!Se•d to us in writing at Keaton Rn.E.f...;_, >r:tLL, I months from the date liel �`~'':w-..�.... II hereof. and thereupon, wpm payment of the sum above named for nab right of way and rights, less the "T r�� I. mewl.: paid for this option as above flamed, we will prneptly execute and deliver to said Company an Snstrect in the :•rum to be submitted by maid Company, duly •tetr yang such right-of-way and rights, �,It:I�^1 .1 and we hereby covenant that we (are) the owners in fee simple of said lands and .have full prier to great this option, which small bind our heirs, executors, administrators am assigns. Thy -umi a II R17 Ill Tun : In:EiEOT we have hermit* set our hands and seal this 12th day of February, 'moo .6,-,.1.._ 'rgtsj.y < ' IIII'1k 1330. at Renton Wn. E.T.7.f2• Subsrrilting Witness.,, (r.0.Addr•ae) Charles C. lo pin, renri•tsa Y. Lapin L,B.�: . ,, II;ic1 . , ' al D. Y. Nwlding, 669 Cohan Dldg.t.eattle, IT~ ;'�i,I� (Sane and Address) (Landowner) " 1, Renton On. Route iet 1 ' 'd II r` 1 (Address) 11 i :e f . uk rile for record at request of Postal Telegraph Co.of Washington, Feb. IS. 1930, at 28 =�1..7l III min yr.st 10 A.lt. q A. ,tom.i elves 41 I I UM 1.•• Charge A. (rant, County Auditor. F It' ......2.2 x II' 2880948 Louis. M. breinard, •t al, • —.::►:!i..:+ii. to !lotto* of Rosemont. •i ram !»RI.' The Feb11• smelt a� --' • r, �+I /1 ROTIOR OF 911R slt macro •, TO ALL':1:]I :Co:S Plifilrete COrCRRI*, January 36t11,3110. IV1, ,...+i i r �t: II R Y ottc• is hereby given that 1, Louise , Iratnard owner of the following de•srllsd property Lots 80 a Oi •f A,R,CIuDeys Sat Addition, in Sing County, Washington. sot ••nsevwev+ng a + rli,I side !thin the ►oundsrlu thereof, 1nteM ing therein. to Impose on aid properly •long i.e lin. :Y4 _s.c�. 1�.,.t1' as aonstrueed an ••e■•m•nt tow le) feet wide tqr the ooesson use and benefit of each of said properties, I.,', + ..i The maintenance, repair or reaonstruetion of said ooaon sewer snail be borne In equal Mill ;:,ease":'; . II shares by the eanmon users, •afept that the future owners of anylower t�'r i paracl shall not ►e responsible t rl'I, for the sere of the sewer above their eonneeticl. .�•. II IN WlTHLCI: mint:Ter, T h•reonte set my hand and seal the day and year first above written. 1 i.»r I louts, Y, Itralnard, 1 die ' : s :. A. W, Irain•rd (Deal) • 1 `rear., ',A.''I, cuts of Wesht,.Cten, C .iy II County of ring )as, 'LI „II. AIIS 18 T.. CIBT(?I' that on this 11 day of Feb, 1930, hetore me, the undersigned, a i.`',.-yT! ,II Notary rublls In and for the etat, of Washington, duly ernesi■stened and shorn, personally game louts• Y. i.,'MC II� Y.1 Arthur W, hratnard, to me finder to be the ores who exe.ut.d the .Ithin hratrhs.,P,:l sod •einwi•ogee 111 tug. that tn.y signed and smiled the hue as their free and voluntar ant anti dead f ' • ^ �j:il purposes therein sentloned. y ^r the u'r: n1. 1 i 'b�` It- ,,.Red •1/wr::I: .y 1.1A end O.ei lhaylay Ghti f •1.11elnal• .,ya•� ::,•1 *helm w,.11lan, IrYM ,' _ * . (t, t, II. Nnl.rl•I heal`, .1 n IA u. x. Hoban, `.r:.• ^•'IL�s (Can re. Nay It, 14a1 ) / r Notary Public in end for the Stat. of 1 -.4.;.1,. .I i . i,,, "" "�" I +s +l - Tashi g ldf t Y 1 � � n on, rums nb • ,watt e, I, 4., !.{`,yea » .* 1.4. •: .'1.)' , QI p ..r 1-- ---,-_-.. .-s ee s.- -._-�.-"- --_..-- ...-._-. . r.r l.n, i. • •i •. , ri , � '1. ", ' ° 94''Ir P ' M t `- I + ;i, 1 1.' f1 • r':. . 1 ', ,.ih .4.` ,4 rir;;.M1 I l 1 ,. V :jrn1a vrt ' r tI!,�fjha • fteay'wtn , ,,1 It.{1t..ii, ' —- -- -- 145!-6T 9 -- ------ _ °pl i, ,p,;^;1,1•':::.a ` "II�� lit..i t 11l` br IO the Gest. lino or 1 thblea,tvanue 1lorthweetl tluntoe along e11.d avnnue line north 0 deg 101 50" west 40 ! 'I r;„;,. ,gy p. J E 0P fe�tt F.h,meo south Ode 1. 30 ciii 40 Net to beginning. ( It r.•,- ' t r ,,Ld.' ,.w.. reett thence north NI. dog 9 1d anet ICu, g R , " R g f1" ,• (Uoing known as Lot LhLrtx,„ (13) UlooIi Two C) oft 1'=`,ry,i J..11 ( the um eoord•d plat of Chula. Vista,) , u,.ca ,, ,Jua; 1' U„bad this 1M1, day of F'sbrl,n•y, 1CSP, Ii t C -,'y :t tt8�, ,1 " • i'. Frontte Richard Dooley (Seal) ! ' A'_i, +t,wl, fl t�'}I ,,„ , ;;tote or Wnnhingtnn ) -- )� > . ', r �I , SS {r4't at t :iCounty of King ) I, the unI reigned, a notary blip In and for the atat^ I r+ '�yt1 Ith � � .„nhingt:nn, hereby certify Lint on this loth do, of February, 1930, pureonsliy nppeaud before Ma 't 1.1.P.'7^I1:,.' i1 . ... '. :,r t'r•,u"Ix Rlol,n,•d Dooloy, Lo mu knurl, Lu be hhe Individual 1neer:.bed in and who axeouted the foregoing, 1�,i1 rt'i•p�1/4hT,`i;� N't I//stone.nt, ono aoknowledgod thet hn algnoJ pint enalod the same a■ his free and voluntary aot and toed 't,''iy!'1..r� `e!.}4'yw} • t• .tat .• ,',,v,Itt.i•,:,.,,1 ti,•,g: for Lhe ewe end purposes therein mentioned. I ' $ '11.t F:,)",`I. KYj• Given under my hand and affieie.l seal the clay and your last above written. I. (.1.1.1 I.1'"' '`r' )" (N. V. H. Notarial Seal) Rolla V. Houghton I I .','�''3',?." ' ., (Corr, Ex Aug 6, 1032) Notary Public residing at Seattle. Ii),j.ni; •j��,ti4' "+'" ,� Filed for record at request of Bollard 4 Houghton, Feb 11,1930, at 67 min past 4 P. it. i .,,,,Jr, .ir,r,,R,�,. .• LA . - George A. Grunt, County Auditor !1 , .1.,•',,,'�r•'' ''+ • ' �• . .j$8 f34• Char lee G. Lupin et al `J } J� wr.'R 'I nil- ' �, , To Easement fi 4 ' �'r ' ,sat.: Postal Telegraph-Cable Company {I a' I'{ �• ' ��`t,4 /.`, : H000ived of The Postal Telograph-Cable Company, of Washington, the sum of Five dollars, in ' n',I,‘, .•�.`,+•V=I•+•,,t, .. d, none ideret:on of whiol. wo hereby grunt unto said Company the option to acquire from us, for itself and , e lee '' + . k•'`' •. • 1;t•,• Its allied •ni''assooiatod companies, its Ind their respeotl+•e euooeesors and assigns, at the hereby agreed i1'• , '` •.. • ' '�,"; nun of 75.00 Dollars, the perpetual rl,Cht to ...,.. ai.L1 permanuntlylto meintatn its poles, brace poles, i 'I, - driguyo.•guyetube and anchors, and all wires, Gables, orossarms and fixtures ruqutrod iron time ti tine foci i;•,,,•.;•;,•..n� !filer the operation thereon of its oorneunioation lines, upon, along and across the :.ands now owned by us, I , ( • i „'' ..a•:,;e) I ,.y} situated (describe) the Southeast quarter of the Northeast quarter of Section three township twenty tiu•ie I;• 'u`"'i'r' ";�•,'(1' � vii • lire north of Range 6 Rest_in the town of _County of King and State or 1Yashington, and aleothe right to tris f ' 1141,t,!" ;,.i> and keep trlmaed any trees now and hereafter upon and in front of such lands and •djaoent to said Company's '• i.',i."d..1;c„„,+• ". `r'',�lr;'1, lines when conetruotad, io as to keep the wires, cables and croesarms cleared on all sides at all times I "t' ';°,r•. �. Al for a spaoe of at least eighteen inohee, and upon said Company's shooting to require suoh rights, such {. 1S• •+:;''r0`:)v •; u r::.:'m election shall be notioud to us in writing at R. F. D. r'� 2 Renton, :an, within 3 months from the date ' Z;'; 1�,,..H•+:F'( " •� hereof, and thereupon, uenn paymont of the sum above named for suoh right-of-way end rights, less the ( ` ',' I 014 oinnu0gpaid for this option as above named, we will promptly execute and deliver to said Company an in- (., 4; t .... , ti • .v, , �,g,nd, ■trument in the form to be submitted by said Company , duly conveying such right-of-way end rights, and ' r M,.u,n:_,..:R rr ti,rite.:,, �'; ,•� •r .. ' we hereby covenant that we are the owners in foe at.'oplopf said lands and have Lull power to grant this• 1 .' I ', • .-', etendsnt y aC•rr•.v,' '\\" -`—, option,whiah shall bind our hairs, executors, administrators and assigns. • it 5.;, ,; ,..., \ , Y r. In Witness IYher•of we have hereunto se'. our h•nds!and seals this eleventh day of February, 19319• ,:•;/:., .j '!.,.;`- •.. r,.,( at Kenton, 1Yn. K 9• (P.O. Address) j' r'4'---r+ ,,,w. a,: Subscribing 1•litnesses, Charles C. Lupin r.I I '/ p.r , ....3 3. H. Yaulding 659 Colman 91dg• L. S � Henrietta L. Lupin ( I _ "i.d.; (Name and address) . Seattle, Wn. •(Landowner_) I •I{ , •', ...44.1IIp,oFan Hemphill 58 Lenora St. Seattle Renton Washn Route tf 2 (Address) r F.' .�. �;s imam' and address) t• :!:_ {.t(r^' Filed for record at request of Postal Tolegraph Cables of'((ash. Feb 13, 1930 at 25 min past 1 '!J'l`' !' i.S5 George A. Grant, County Auditor !r' • •�• { W' . t ! ' a l :I. c%.a 963 IL R. Wood et ux. i l 1 f'1 ,+ n t,JT, ', o 3rit Claim Dead r l • T i 1 •'C...)� ' r F I • • '' :sulker- Imo' Company .r� I ,' t"r'c � 1. 'x'i''r'1 Statutory Quit Claim Dead " " -L�t.'1•>i a`.' rip"*�,:�y4 i .t; i Fr The • Grantors, lf. R. wood and Georgia 7(. Wood, husband and wife at time ofnoqulrinb title to t. ,p , . I r„�s1 , following described property a at all times since for and in oonsideration of Ten 210.00) and other I I [ y,�•►'v 1;St� '; ..,,,, , all in- ' -� ,.:=" >f,• M_ valuable oonaidor•tioner Dallarc oonvuy.end quit-claio to Walker -Amos Company, • corporation Ldr w , i,f r+.... m'rA"• t•,.•e.f I,. .a_ ._„__,_, .,,.....,.,:.ea ,•nn_ estate, t :• . Val ^ Ate t l {• ,r7 , .} • pyYr Sy ;; •ter i4 yfrt ; r r• ruti.-.e.->.�..47-f'..,c. 1476-33 A -.--i:"r.,,^ •• „floralleggi 'J ICU77N9 Palm .. No.owls To Easement I 'i s.'ti? 'et Puzet Sound Pow.. Lii.1L Cornn.ny I V;it i�k tie? ,e1+e,` -^ ` Easement tt 1 ,r4it, This indm:W'-o made thin 20th day of Yey, A.D. 1930, between Pauline MoCowin, (formerly Pauline P:''�I'4+"-.• 4 �-,,'r:''r• i Peterson) a widow, hernlnafter called the grantor, party of the ftret part, and Puget Sound Power a a._•-.t✓ th N i' lR Light Company, • Yaar.nchueette corporation, hereinafter called the grantee, un rty of the nncond port, .1'x 't�:•'w 4�". Wltneenethl •,•' ,4: v ";, A. "";L,t• That the grantor, for and in consideration of the sum of One and no/1O0 Dollars ($1.00) paid by: �v, ' ,�.�� '. the grantee to the grantor, receipt whe:oof is hereby aoknowlodged, hereby convey_ and grant to the ' 1.��d -'' S - rrenton, its euoacn6ors and cool rnn, the right, privilege and autnnri ty to con atrunt, erect, altar, 1' , improve, reahlr',operete and maintait. an alcr,tr:e. ;ews.e.n:.aien end distribution line, coo:1:11„a, of a '_:,.�.`. --z.:.f ^_rf . ainhla 1:near ?oleo, with r,uoeasary braces, guys and anchors, and to place upon or suspend from such r,••,;:.n' "." 6 poles trnnamloeion, liatrlbution and signal when, inaulatore, omen-arms, transformers and other I ,+-,�5 . "'' , 1 '2 n000neerr or convenient appertenanoes, morn.., over and upon the following described lands and premises' '' ,,rx' situated in the County of King. State of Washington, to-witr • 1lorthea■L quarter of the northeast quarter of section 3, township 23 north, range 6 E. l7,xR., less: •-.",.,..., : �.-45: 'iportion described as follow,: De ginning at • 1. •.£e'-% • I1, R R point 400 foot cut of the northwest corner of the northeast � •^•�£�"' es.'1s`'}` - 1%4 of the northeast 1/4 of a-otinn 3, ' wnship 23 N. rage 6 E.A.Y. running thsnoe w+etalont the north) -£L fi .: . r. boundary lino of ...id Soatlon, a 01northwestfeet corner of the northeast 1/4 of ! , \ f,,;n;. •,•{■.:. -, the northeast 1/4 of aids emotion 31 thence due south and parallel with the sant boundary line of said • Y;'f!'j ,ifA . section, a distance of 1136 feet, thence duo cant and parallel with the north boundary line of said '•",+^7_ _.._-.. aeotion, a dieterruo of 330 foot, thence nnrtheaaterly to the point of beginning, containing 4.92 s ',•'r+ii;.a'7.' +`� ' .,:T L:' ,.'n—lens rend, - _ k,. '.f?: rho nentor lino of amid tr•rnerrianinn and distribution line to be looat.d as follows, I �•,r.7;••I' '''e :i. Morin•Ing et the nnnrheant corner of said northeast 1/4 of the northeast 1/4 of section 3, + ''"•''' `• ..-- thence ner'I. L-1n. neat 0:'3 fent,thnnoe on en am:l. of 67'66' to the left 33 foot hors or lens to the • want morn•. "r county road which in the true point of beginning, Lhsnee oontinuing on same bearing 1000' "'.r feet, metre •Ir len,, le ihn went llnn of :Oman described property. I r ,.. purpose Tngn t•.er with the right. mat all t1•nns to timgrantes, its ■vooeuors and assigns. of ingress to and agree Ir::C from said lends nornns ed,leoent lands of the grantor for the p rp of ooustruetl I a •',� :.• ' i. sine noonservattng, .,,.: .Tt tP µLae.'s+:.. , t-a-�:mtr i; ••ehmiring, renewing, n',t•,rih , ohenging, patrolling and operating said line and the right at any time td - ....t _ nuance said Doles, wires end el.purtenat:ona from meld lands. ..'".,<+..••:.r .i ., .•.. +Ise the r1,;1:t '..1ii,,, I,ra,tau, it. suouessore and assigns, at all times to out all brush end I . •,:-.;," timl.er and trim all trees standing or growing upon said lands whioh, in the opinion of the grantee, opal _wr n)r` i; Nil atlGut'I a menace or danger to said line. :.PL: II The grantor her heire,wuoesnora or aeeigns, oavenent and agree that they will not do any blast.; r,(jg,...w;y„4. ,,,,1 ins or dicelnrse any sxplonlvea within a dietaries of throe hundred (600) feat of said line without giving .."--,i1„- • reasonable notice in writing to the grantee, is eueeesr.or■ o: assigns, of intention so to do. i < ••7_r _i* The rights. title. privilege/1, and authority hereby granted, shall continue and be in forte until .4..e:;(.;. •, i such time as the grantee, its auonessors or assigns, shell permanently remove maid pole., wires a=4 epw i • ?...0."1., 4#..1 •l•,' All pry.. purOenu.oes from sale I and n,or shall uLhsrwts• permanently abandon said line, at witch tiles all such I ,� -,is ^.•i•l ` ,nor tpl:.....r..,,,'•.f,_ rigs t■,Lltls, privil.gss cud authority hereby granted shall terminate. , , • ••r .�''.�iwJM In witness whereof, the party of the first pert has signed and eseuu0sd this Instrument the day• e'-r •,' end year first shone wriLisa• I ,i,.,•�`!,Le,.•r`• `,+• �•'L h . Cr. • Paul lie MaUuwin '+� •. ""• .mrrir-r- •. • "I et• of WuhlhYLm '•'l't4 f; County of King t `•*'••a•'4�` '1 1, the ununreigned, a notary Public,. do hereby certify that on this 2Uth dn.', of May, um, per- 1. ''rrf'.,. s'•<'i snnell.v aprnar.A hefnrs ,m Pauline VnCowen formally Pauline Pstsr.nh, a widow, to me known to Lea.• 't'SfT•i}nr'. . ;wh' t��•`,Y; 'n•11•ilb.41 Misorlh.d in and she •ssnuted the within Instrument and anlnowlsdgsd that she signed the �' ""' i• I ..ma as her free ...a •..IunLary ant and dead for the uses and hntrpuaes tierein mantluhu,l, I,V:., sr. srs vin■n urnt"r „y heed end effialule.al Lhe .ley end year in this nerfifleais eh,ye wrllteu• j .n. •+ : (i.i'.T.Nntartal Beal) SAwnrd P.Thwlng vim'` l .,• .,':••r (Cam,R•, y•b,3, 14Jl) Notary 1•uh1Yu la and far t.ha at..te mar '• • 41 + ••4a sh.th/I.nn, renldinl: aL !Inn l.l.tr. •:.'.•,1.1 4.1,t. .«a'.' Witt ownowni Flied for •nm,nl eL r•niuunt ',I' rnl;et hound `'.ewer a IA ht. r.e,:,t•el:v, tea. ..., ,•.v• .I. .t1 min L,.t _y �• • •. ItJ II M Ilonr'R• A.Ilran L, touchy Auditor ,••.. t•..I�;h•l•r,.,o-.. `•1,, ,1 wlWNW .1.)r-•.'1• .0 o o eves 4 l 1 f,1r! 4...1. . •t� I '1... �.tl I11, ! jillis *' '' „; ,a ••. y, rr a r 1�J r I,.• r� I , 1TI" ;•e'1 ` !f isle i r. cn I. .r rt '',.r 1 4;"4 , .:1.4 1.:' t+ ' �14- . 1 L4.�:~ ?—, a 1 zt..• Nr,L nT*yt:,.. t4l,r„ 1}p.....,,,, .1'. d'1ndlA.:• ,,.T•. !., • r,t:= ws ,. n,47,i�+Fr4.,.1 r r ,.. -.k,.:.••r 7, . .!) , , 1, I t Vlvl .j^• V,.., :1;,,,,,,,,...,.,. N r-• 1+ tt;� 14. Yr1 el.,c ' 1 e.l 4i •, .y r•-+.:.< f +i I! C .,. Fl .J irM :-r-f 1 e..., i I..; 11 1 f e;4' 4. 1'fl••l'� f....- all :., LY" Ji!dY t,r y,: • � .a I .� __.__—__._r._.��..ravra '!'...:� vlw..».nt,.w+v.r.snttf,:Bl-1•-' 44�.:P'"t'Tw'J l'",?y.�' oYa 1y'�y�'.�sl��;t �k?�t r .... '•L 4 ,. t r SI'�{ �"".._r:C r.r1y'�:rl.r�r� , 1. fir' ► !' 1' r, 7 '�; Cave feet of lot 3 and silo:lot 4, block 40,•Reply, von Utica Homy Addition t `` • os'a.L�.°+r 1•.' vy title of p:.te pre a 7u, records of Kin►, Cr,m*.• ' :ku r l Fl �0 City of Seattle, ae ehwon en map recordnn in vol. . G .y.z astr,.!- ,u.a�•e�, � �I Dated this rith day of Juno, A.U. 1930. _ --11• if )terion Pratt (Beal) T .^vx'1t•'; Ft il , ii r grate of TtaahinCton .'4 f • ti r ) en. • Lo Ylli' •1 .. ,1 ,1 County of King v ,T,Y%' ' CCYo On this Cth dny of June,A.C. 1930, before me, the undnrelgned, a Notary Public in and for ti. Ij�; Se f State of 'Inehington,duly eonslenioned and .morn, personally appeared Marion Pratt, to no Iowan rotary e4 11� :! ' y t individual described in and who exem'tnd the foror,olnR inetrwrent and acY•nowled�ed to ma that a;,a nip fTRlrf+»� rp OW H ' i !! and staled the raid inetrumnnt no her free and voltu.Lary cot and dnod for the uses and mtrnnq.,e tuna �ns, XME �� �� mentioned, ko. lal ili; - Witness e.y Bend and official .onl hereto affixed the day and year in this certificate above W ��tall 7PSlAN: �' written, An i w nteriel Seal Sllaabeth Tf.l eheaan 1±. IllI,{; ! (d....L. N ) ter. top yksi•rr;iiil2fidl, c (Com.f.. Jul 0 IP31) Nott.ry publin in and for ire et•@a .t . IiPIIIIV: 'l., . washing:on, residing at Seattle, fO rr',ai ' �• dew all III,W111 ' •; ' { llitsvill• :. 4 .on. ins }i di Filed Cor r•oord at request of Paramount Securities Co. Juno 13, 1930 at 13 min pa.l.1 Y ', tc?�`,'• the 1{I1� ill : RJ�f 111 • • George A.Orant, Comity Auditor .,u i.. Il I!.,.,.ii 7 1 ��7Z P� {i,iiyi 2611302 Charles O.Lopin. et ux .D A7t' for Tr '�1I.;,',,' .o Ts....•nt :n:1 i�^ have .1. I111:'iiI1lilt • Postal Telegraph-Cable Company ^' suit I01 ' '1 For and in consideration al Ono Ilundroti (I100,00) and nof100 collars, payment of which It 1 3 I��:" ,.�: ersYl , . e lo1rr"r , , . u11.1.ie ' aeSTowl.dReA we tlr. undoraignad, Charles n.Lopin and Henrietta li,l,opin, his wife, hereby grout .�ewnl ', aitic I6 unto a,e 1'ontel Telegraph-Cable Company, its suooeeeore and •soigne, the right, privil.R• and aatMnitt hl�ill�l� il' .56, .. rot,,., ea to eonetnmt, oporat• and maintain Its lire.. of telegraph and Telephone, including the roomers't111r, )1.4 J:: Trill, ( -,, wire,,00hln and ft:tur.e upon, over and aoroee the land which to own, or in which we have an tntersit,t,,x.y. • r '' { •! the County of tang and State of '�Tanhington, which right-of-way may be identified as follower ., ti.'14. . :UM n Itlft.R1 { ;.4 rnteriesg upon at a point Cray five hundred (600) to seven hundred (700) feet more or lue,teat &. Count 111, 11 ` '1 of the Na eornor inane• di•Ronal]y across to or near the St corner of rho following deasribed Tlsell Ar 1Ijli' SC ofNEt ofb.oclnn 3Twp24 N Rd N_alsomown a• Te: otal of the aboven•n+edeta@lamand/oel.di :::;:?:.. th• S111 i1;1 7and upon ►nd along th. rn►ds, streets or ni3hw►ys in front of or edsotning. said land, with the right of 3sl;i ' � ` 7. + to permit Ste attaohsent of the wires sod sable• of any other oolnp►nj, andtheright totriesany tPSe t cad a' ii7' i alongsaid lines so as to ka• the wires and cables cleared at least eighteen inches and to erect eei • •'" the u' 1 1', I p S . y'p. . I ,, 1• set the n•oeneary guy and brace pole and anchors, and to attach thereto the a ry gip wires. -',� ^,} � I 11.111111 I ,t, , 5,.•1(iI ! 'ditnesa our hands and eels this d�a•�lttlt dey'of.,Juets,.A.'D..11S0. ^!^•' ••• I :".4 Iilll'. t' , :Itn." oe. Cl:arlus O.Lopin (LJ,) ,a' •j: CastsIl ( .u.w„uldingHenrietta It.Lopin (L.C,) ^�st'p;.., y.tl Motet (� { d; AuA. Nato. j C r jf i e to a State of Washington 7, ailed dollar NII r i'l u ebtashee try )as. .• • fT r. } rids. County nt King t)� 1SSo. �A�R�I, �, 4i S,n.A.Avoy, Notary rubllo in and for the State of Washington, roaiding at Renton, de her•M71100.,*-�^ 'Arno lli111 , that on this 13th day of Jun., MO, personally appeared before me Charles O.Lopin and Nearlotte>f,1 '1 ;1'. I' } husband and wife, to me known to to the individuals desorib.d in end who etearu,bed the within Snes hell: ii, ( Nor' ` ! and aol.nowlcAgad that tL.y signed and sealed the cane as their free and voluntary tot and Oil ter lin I 47, Mid. M 11111lAlf.r • .� St. n Y4 i Wiwi, and purpns.s herein m•ntlnn.d. :-,+ y.«•'►"'� RJ PP '`11 ' ' ' nimwn under ey hand and orrtetal seal this 13th day of Jun• 1930. >> •'g 7, Rill (tt.4.4. Notarlel tool) R. A.Avey „ ` � ! d113t0 01aud• Ili (pi (Uew,lts. Apr.el,1D31) 6 'n' ' 1,•' Notary rublto In and for the,State of 'i)t.'", I` 1TaehinRton,reslAltt at Rantnn ■ itry *eattl ', 1,,. riled for rsecrd a1 request of lbstsl T•legrapb•0able oo., Jwto 1s, 1000 et tJ min pest i 1�' .iN...'�j' NJ .Y7�10•erg. A.Orant, Ooullty i,i41tnrL„ stab. T' NIM,f+r# A rOIWIReY "I'l• l'j tGiigoll Ada N.Milllrusr e_�M3 annen by forpnrfat wI I To Real tstat• Contract i Jawu +1 t ){,1 William Craw Reek•• 1� Homan a 1, 1I, • .�' ,' It is hereby adre,d by a(W between Ada N,Riltlams,a single wmaat, of Avaetls, Tfnshtr,gtn�tr ,t TAstR. Kine Oounty,ntat. of Mashtngtun, the vendor, and William Craw Rookie, of Seattle, County of King, •tilt ~r s I!r: ',i" Sat• 1 • of Washington, the 'endue, that the vendor will Anil and the w.mtee will buy the following d.snribale$4 •,,ra I County ,u •; ! 1'' t � ` estate, situate in the uounty of King and State of Washiniton,to-wibr • ' 74,1 i � S 7 • 1 Lob four (1) Irinets bwanty (L) of Nrpnaltlnn heights, Division Numbs? Two, sonorllfA to plat... ,v. • ?:0t 4907•ME370�.'_L.`''T° ,:x� R r• Yj t;.f f4�,riPKEy%��K�3b : 4 Gf 3� ti•f � r ;;; ;i �j • ° : „ 1:-,-;, '!r.:,,:i' 1 ':t •Y' , f.. A f•<<.f•{,•styv`li'��t .•,.,. ~, -fir;-' •r' �'3 t. :;., ,- •_:•:-• :. .:„.".';:...,:.*•-.','• :54 0..,•••,1;,,;..5-,,,,,, *..., t• ' f.. . ,. 'f•••.„74 igi•:.2 ..V '1,,i'-':.''.''. :: •;.7...1. : ' .:, '•,,/ '' . .., 0 ,. .. , �1' . o,XI ; � for 'ecord at equest a:. ' " : Kp O I 'd/ / I - -r':7. .A 1 t s .hi ~ ':i';T, n • -• - ►Derr L8� ttt Statutory Warranty•Deed k r THE GRANTOR NARY B. McCLURE,' a widow • . �t, ck for and in consideration of love and affection 1•. m land paid.canwrys and warrants to GRANT JOHNSON and HARRIET JOHNSON, his wife the following described real estate.situated in the County of King ,State of : ...;--.; N•a..hington• That portion of Government Lot 1, Section 3, Township 23 North, E: Range 5 East, W.M., described as follows: Beginning at the Southeast corner ' of said Government Lot 1, which is South 1°25'22" West 1139.86 feet from the , Northeast corner of said Section 3; thence North 1°25'22" East 30.00 feet; �t` thence North 88°O1'27". West, parallel with the South line of said Government Lot. 170.52 feet to the true point of beginning; thence continuing North 88°01'27" West 136.97 feet; thence North 1°25'22" East 314.00 feet; thence . . South 88°O1'27" East 140.52 feet; thence South 2°04'15" West.313.99 feet ' to the true point of beginning: SUBJECT to exceptions and reservations of • record contained in deed recorded July 31, 1900, under Auditor's File No. J. 193931 effecting mineral rights: and TOGETHER WITH an easement for ingress, '?,' egress, and utilities 30 feet in width, being the West 277.49 feet in width . . of the Enst 307.49 feet in width of the South 30 feet in width of said 1111 Government Lot 1, the South 15 feet thereof having been previously conveyed =fir for road purposes as a means of ingress and egress to Robert N. Bradley and Rose I. Bradley, his wife, by deed dated May 25, 1955, under Auditor's File No. 4590943 o m �• I i NO S:1L�S T ( I o ,t• i,;,:eo AfF RI; �f Z i 4. MAR 171967 •,,. f'13 ri Uatrd th,s /4 day of March, 1967. ," r -e'•-4••ve, R• bar Al I '',. �I-. . • • 4 :•ftT•t• tw \t ‘r-tlist:'ItI. 1 • . • r.nincy of K ing % • ° i ' '':,• (1n th,•dat i ar..'nally J(.(Kar"I before nW Mary B. McClure 7 • _ to me known in he the indivwhts' ikwrit,ed in and who eaecutrd the within and l°rrgning instrument, and i:: ritn•,wl• she .caned the same as her Iraq anal voluntary act and deed. for ,ha uses Ai n mcnuoned. N'r'1 R[' t' •� .'w,5vr my lyu,d and nl'fw,rl seal th"• I day sal ,March, 1987. • c %�•,•' I ,'a Salve �pw!'eN In sad for Ike r1 Wer , • , e► htea Seattle 1 'tie S,Iv,~,NV..,::..•",•'• •• i.r;"'1, .;,."z•,•0•. 'wa 1`.A.im:lS�k' ;•'•,,:,Jr qr,':.•:.1. Z:r...r _. ' It•:�,: ,�•.rfldl�.0:-.i. , d•:t:f , , . .;c'. . t, ,=;.. . ..,sue:. . 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Al WAV;11%r'•',1 ' ,' •-•-. :'''' -•••.d,....,v1'IA: • .,'' .-: . , riva(-1,--,,,eite4,,,, ,:viK.,P-A. .c.-..,-,....u..-a•6s.`,4-..; ' -- ' ' '': 1 .'t,r,•A--."" -- .,-•,": • .*.: -. ' . - . 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' - - ' •%--.'••"'"".."-:"Ll'•..4 • • ' -• ....- :... .. .,. •. ., .1.i i...S.,...'..3t..4.,;Z:,:,.,,,.,;:. .,-, -:. .'t „. 1, Ch,;-1'."-We'''''?- . - ' •‘.•.''''''''•:"..a': • ; :• •' . • • l':'•••'-,i'-•:-i%.--.' 1••••:••-',THEGRANTOR---,'.,MBry B.. McClure ._c.''''.....-1:---,;,....:7•.''''''' .s''`...-'11-44-...:: IL.:.,..-.?.........1.:,_,:_....,. . , 1.2"..3.- .'.....,....,:ir.A: .- -. .-• ti . ., " • ..7,: • .'. •• -,....'. . :,-.: tot and in consideration of lovh and affection and "as;a,iitt'' • , - '):,.....-;- ..3:,,.4.•:', .., - .-..,- .. , . .. , -14,....1,,,,,,,,,,,:2-:.Q:)....,;:::,,....-..,..,,"..,•_.*..--::::.. a 1,- :-...• -: :' '--• -''-'r ..:4-”.1 0 3...4",•,,...,.......:, ,.:_-_-... . '_'.''_': .'',. '.- ::. i••••'.'"':.:-71'414.%•;31. •. •-• .. ' •• ' • ,..,• 1,7-)''' '.',-'••7-••':' 'eantrelt aid quit claim ..T to James . :' McClure and Virginia L. MCC1.UKQ, hi w to -,.•..)::.,',.‘,;- .' *•.• . •- . .- .. ,. • the follosina•destrihnt rral estate,situated la the Enemy of King .. , • . - • . • . . . _ ... •... . ...„ ;,• • -...., _ ."•'........... -....-__-_,Itate clWaahinstim trttludind any Interest thereln ehlet.grantor tray hertaftar.acoolre:,. ._ ._ :._•• •• --•••-...!•,,,:: . •.. ..........._. '.••• •• ..• •.... •-• That portion of Government Lot 1,, ection-3i-Townsliip 23 north, Range 5 east, : , ...,• . .. • • . : .• . ..• •• ; W.M.,, in King County, Washington, described as follows: . • - • . ._ . . . , r' ••••-: -,• • •.-:Beginning at the southeast corner of•said Government lot, which corn . is ' : ' '-••' ; .• south 125'22" west-1139-.-aure-e-E-froia-the'northeast corner of said section; • -t• '. • ••'••••• ••; ',-- -::!"--- thence north 88•01'.27" west 30.00 feet to the vest margin of 148th 'Avenue • •" ' • e w' . Southeast; thence north 1°25'22" east, along haid margin 404.00 feet; thence .. . . •p north' 811.".011,27" west 120.00 feet to the true point of .beiinning; thence • • - •'' ••., ;'.• continuing north. 88°01'27" west 203.00 feett-thence norti 1°25'22" cast • •••••• •• ' ' 467.27 feet, more or less,to the thread of May Creek; thence southeasterly .., , (south 67°50'''east) , along the-tliroad--of said_MA-14 Creek, 217.06 feet, more or• • less, to a point from which the true point of beginning bears south 1°25122." . ... • ••• ••••••• • .• west; thence south 1°25',22" west 392.35 feet, more or leqs, to the true point • of beginning; • SUBJECT TO exceptions and reservations.of record contained in • deed recorded July 31, 1.900 under audi.:or's file tto. 193931 effecting mineral ..as.• rights: and TOGETHER WITH an easement for ingress, •egress, and utilities over . .';. •••.•,•"',,,.'..',•••• . the west. 323 feet of the east 353 feet of the,north 60 feet of t i".C south 404 ... feet.of said Government Lot 1. , .. . • • . • • . • . - • •, '",. • .. , , Dated Ito /Coe. • Ito,01 September, 1969. ' • • • • „ • ..,a,, • . •'' . , . • h° SALES TAx .• - P,,,...1-, • -. , . . -1.- . /7 -L- • ' MT,pfor,•;i4vao___ i "t -- -*.ti,:. . L ,......... I.tat) • " • • • '' , , .. (trial ‘ . . • ... . ' •• • ' S T AT E OF WAS) 7 N 0,....*. Viii-LiAldS .. • • . • ' 41PailraSP"'' • , • County of KV' :••••• ._ • • ...... • • . -On thls day personally appeared bet. rae Mary B. McClure • • to me•Itithrn to be the Individual deathbed In and Die ezecuted tlw within and loergoing I L and • .., . . • achnohkeled that •• she avwd be laJ611 Si her free and vohanta he • ' " '• ••' -'• and pt•.-t-tses 'Anew mentioned. ' • el ...... . . .• -----------/-..,-A•4 1-....-N.II,V. Ne'4' ; r, ..•,... •.... • s, '' •!•/.. .. "'•- - • GIVEN miter my hand and Adel oral tide /4---- day el Septentbsii414901;,',.• '••-•_„,s • '7 ' , •• - --, i._....i: .-- • •: ..• ---------- ----- . .. • • ..••••6:190•61..e.f...- . Now,'Preks Fs awl- .1,n ?..c.... .... - • . . _ • , resl et • .\• 4 -i"\N' • 4' - . • 166 ,?.. ).':,, •„ ', • ' ' • . ':...G.,*;.:. ,,.•,• : • • . ,- .. .1:=:` " .i'' � h V r 'Zf s3 ` psi- 's4 ;,, t�• ;1 tq �r c - • 4;-r;:;,..Skvf1•- • x t^ LI ,,,��� {Ja 'r' .�,T Ira`1 . + � Afi,Ag,"4-.�, `� .Z r1;',4= r ' tt� \. .,4 ¢ t1. { fr C,y£ CFI S f 14 .c-':k•. l.�C M, ''C.i,�"r ,-} .y • (�'t'tF ; q, Y `ss t 's s .&I ,4.{'„, .,7 r .•• ,• `;, y /k' t A• t .. t i, "y ,at.1+trG, •+. ' . �i ::ti•r • ;71.1Y;:, 1.\ 1M11 qr., koc ..,,7.,,::i S';a��5,141r T •roo. ..,b,;t �tl.\0 d: ,�'4 \`}s • .9}Y j- ,, . - ..t_ :• '.'„•7�..•{i. ^� .y.� fir .. �'3.7' - , ..j,,'� I TOO.TTnii 011rn101 •,y„'�' • . r� •. ii,'•d: ''.,I7,, `•YL,-:',A1[rr. '' 'i•`'^'r'.,{il'+l"'�' b� y*. - '""�w.- ';Y7' ti, i't- .�rt�� !4•',�-�i, ..,.y)r-';M_.t!.i�„`� (,7 ti!' af��•.t� . Filed lar.Ftecard at ot� `''11.., '64' y q ''-, Zy.: +S"._: tr, i ,x y t ,-ait'�'Rb z« , r'• .._ 't1" . . 4.F',:..ct¢.:,k!;►*Y �' ,4 t,..,:wrti$ 'T--•-: `'? r�4 , ,••q' ,n.•'j{f ,• ,9,-'. .`F .• 7.-..Ir�t -ti'MiN, :S.SL.,mivT `.,.. \ I • .'",'. P.I. 'c''.'"7' , • 44 2..,aatt.',+fc?sq.+• x� •1 „1 jlJ -• • : .'t,-• v1: i�. , '• 3 i ,�."`,�tJ •�:; ,"i � ;� � 1,s3-;J A1y '43 :1r r*c*yy;Ft " Y'r ' -4t ' tIr' 1 '9.�CS,'., f1YC"`''— ST�- °•.;:...:i,� '.;t„3-•:-, ': ' .fir.., :i•ri:{1. •r af�,:rrwM. f'.'. '_i^•"t :i.'�.a., rw•�t:sla, - -:�:'ih'.:i ,.{_ t4;t�f`,� • 1 ,,• •. , w '_.•.^ ;$�r.''7 '�'Y : �-'nia CyiT 4`F. tk,y.JrJ•� .J. • • .fir '�:- §•F��:;.`:r„`,+il- �..:ifr- �� .t�Y '.Yb!u'�,^.'iS::i"N Y''�•.., :.�•, . • TO(7l✓•.se.i Sri 1„t•rri•iepG .° ",I;- :,v;',4• "• _ ' '.'. .:- . .- '�� .' <.' i:' r �(t.-; - �.�.?: - _ • .Pfirt; .•' r F3;' ; i4i - • .. • -.. .s.:.•,��,ly r{ „)''''� r:h� `v*.""•�i''''`"°•o _� • .jf^' rt.<':•; :.. .:.: J :v; '1,"'.r• .a•.s.y;1' •- . •• {A•.-., t+:.'.4;(: -'f, .1. -••', .'-? .,4. �yiy '`�'d -:jr 1',',f•: .•i_ - :.i,r4_-'a° .W`',',` " "%.4•1,:..�",,i •I;'. .. .r•';.1.i .v,.st: i. `r~ .5:_:...'r1 C,.!�;._7 �tu Vr?f `"'•+' .-?.: -':r%;•.:w..! - "?, C. '•J'. • ;,�•},ham- ..r,:� 4,•+tyi [^i?�'R_J ' ��•Y^ � � 64�',•.' :.r' e� , ..� _ - -,...•;. ,7;,',):'SM1'r•_�;:•::, -F� - • _ 1C•r'•++i.i.',''f•Bky;v', 1 .;: �> .�� �t,w'Y Y'b '-r:�.is;tyu +, y 1, ,�+� � , 1''.:: '�.ltf•Y)1.-`e-i„--. :?.' Y::', ...,,,tA+•,� •,,,I:,,f:. ;.y'-• lad:.., :F::':%1:�:.. -/ r'' a- / {„,:ate \ 'r` O ��� .•�, -••t•-, 't�; _:t�"�y�y;,-f?.....,:,:...•.,... - y • : . .. eM L90 Y �. ••, Deedr " , fit•.. -- THE GRA\TOR- Mtlr 9:'MCC1tire': . ._ fix_'::, , .- • •' X,. :.r•;n _ , -. . -- _ ..,',a: -: ••r•, --• •,-. .-.-4 - �tr, ,�w.,., ..,tit., 1: �.. ad in cnralderratem ofs y'+q, " r .1 tove .and ,af faction`and a. a gif t • - .''-;,'f r ,a l( Y T'iYJ I''. enoveYs'ind'quitcla;mslto' to.Grarit•Johnson` and .farriette ,7ohnson, his wife `�',{ •• .i IA;full.utinit de,rrrtert'rtll•estit,.clouted In the•Covnty of King •aq'1�� `.1 ` -. . , , • . ::;ir I. - - • - 5 : ,Ca>.rtrttarr4n.-Icdint-any{Merest-therein•hlel'ttarinr tray hereafter acquire•' __- __�• ' *' • • . • • . ."1•:at portion of Government Lot- 1,, Section 3, ,Township 23 north, Range 5 -,•":7 .. ' •'Ist',, :..M. , in King Count?, Washington,' described as follows:. = � • C• eginnirq at the southeast corner of said Government •of 1, which is south '' • '?' 1'2S'22" west 1139.86 feet from the northeast corn.;c of said section; thence. :-,g•• ----' •--- ,-:rth-1°25'22" enst 30.00•feetf thence-north•28'0.L'2L" .wcst_,_agrallet with -...-4.. . '', 4' ,., south line of said Government•Lot, 307.49 feet to. the true point of ' : .� „ -tn., thence cor.tinuing north813°OL'•27• west 147.51 feet; thence north •:,... . .• '°:5'22" east 262.33 feet; thence north 115'00'00" cast 113.89 feet: thence 77.':.: ::'':rh A8°01'2'' east 45.51 feet to a point from wnich the true point of - :n':inq bear:: .:cut': 1°25'22." west; thence south 1°'25'22" west 314.00• • to the true point of beginning: SUBJECT TO exceptions and reservations ; i. . record contained in deed recorded July 31; 1900.under-auditor':t file • , 19391I ^ffec•_inq mineral rights and TOGETHER WITI! an easement for* •''• eire'ts, and utilities 30 feet in'width, being the. west 425.00 tr. : ' of rho e.tist 455.00 feet of the'south 30 feet in width of said Govern- . • •. ti. • .t :.ot 1 , the r:outh 15 feet. thereof having been previously conveyed as .. ,. •k : ras,,-cr•t or road ourpbses to Robert V. Bradley and Rase I. Bradley, his 1' .t '' , :,y C'e.-d :at'td Yay 25, 1955 under auditor's file,No. 4590943. .. �j. Ir.:(.!tf•.e / (-4 day of Sc tembcr, 1969• . i v O SALE p ;}• 4' SEP,2`� roalgelv:i\ms . c :..:4.3 •1 elf 1:I '•1 \•II 'GT`7r'F: - t .,,'. •.t =:I' .,•' - - 1 R,thrt d.r prr..'nally appeared before me Mary B. ucClure ' I, :u me 1 n.•an :.. re-the individual ,'an,bed in and .1.4 executed the, within and loresoin4 1•. ..., t and Nt.rtn.lntar+l trot she riRned the same an her tree and volunur �", �. c • uw,$i pt.Ic••. '.'.•ul mentioned. 1"a • .. -_ :�. GIVEN under my hand and official seal this /G day••I Sept embc rl. :Zbj�a�r�' ,`,,•\ : }� �^I v » Naesry PrNar ba 't [ �a r. t. . --itaidia1 Si ----- � a r. ' 7; • - x• ,.?' e t: Fl T 0 EASEMENT 0 R d In rxmsido alto f OQne fbl d er vnl uhle co ids ation, the receipt of which is hereby gtxf. CHARLES R. 9RANSON, Execu .or of theOat_ e O MARYB. MCCLURE. eased herein),hereby grants.conveys and warrants to PUGF T SOUND POWER 8 LIGHT COMPANY,a Washington ("Grantee"herein),for the purposes hereinafter set forth,a perpetual easement over,oa'oss and under the following described real property[the"Property" herein) in "in7 County.Washington: I O The south 30 feet of Government Lot 1, Section 3, r Township 23 North, Range 5 East, W.M. , King County, ONWashington; N EXCEPT the west 548 feet of said Government Lot 1. ,^^' I i • i s I 1 1 • J'e fExcept as may,he otherwise set forth hereii.Grantee's rights shall he exercised upon that portion of the Property(the. "Right-of•Wav"herein) described as follows: • c 1 riRIT.thrtiMlip_ _________feet-in widdrlwring• IIeetoii•sugh.wiJlbwswnh.54le• i. t ed.....-.,...I:.,..eieuribee4-m►-ferilewet • Above described. iii i 1% EXC15E TAX JOT REQUIRED FILED FOR RECORD AT REQUEST OF: , KI Co. Records D•>ais:an Pt1GET POWER REAL ESTATE DIVISION - _, DeG-'/ PUGET POWER BLDG. BELLEVUE. WASHINGTON 98009 ATTENTION: JACK AQUIND I. Purpose Grantee shall have the right to construct,operate,maintain,repair.replace and enlarge one or more• electric transmission and/or distriheition lines over and/or under the Right-of-Way together with all necessary or coat vemeteent appurtenances thereto, which may include but are not limited to the following: r a. Overhead facilities.Poles and/or towers with crossarms.braces,guys and anchors;electric transmission and distribution lines: communication and signal lines:transformers.' h Itndersrneund facilities.Underground conduits,••shies,vaults,manholes.switches and transit,.triers:semi• 11 buried or ground mounted facilities such as pads,transformers and switches. t� Following the initial construction a,its facilities.Grantee may train time to lime construct such additional tines and J aother Lribe.•s as it may require. 2. Access.Grantee shall have the right ot access to the Right of Way over and across the Property to enable Grantee to u exercise its rights hereunder.provided.that Grantee shell compensate Grantor for any damage to the.Property caused hv the exerciser of said right of access. 1e :I. Cutting of Trees.Grantee shell have the right to cot or trim any and all brush or trees standing or growing upua thei Right-of-Way.and also the right to cut or trim any trees upon the Property which,in falling,could.in Grante's reasonable I judgment,he a hazard to Grantee's fedlities. f 4. Grantor's Use of Right-of-Way.Grantor reserves the right to use the Right-of-Wa. for any purpose not inconsistent with the rights herein granted,provided,that Grantor shall not construct or maintain any building or other structureon thea • Right-of-Wav acne Grantor shall tin no blasting whhin:100 feet of Grantee's facilities without Grantee's prior written run. sent. 1 5. lnde.nnity.fly accepting and recording this easement.Grantee agrees to indemnify and hold harmless Grimier from P. any and all claims f.,r Injuries and/or damages suffered by any person which may be caused by the Grantee's exercise of the rights herein granted;provided,that Grantee shall not be responsible to Grantor for any Injuries and/or damages to any ;••rxm caused by acts or omissions of Grantor. I R. Abandonment.The rights herein granted shall continue until such time as Grantee a;e,esos 10 use the Night-of-Way 11 u for.e peiirsl or flue(5)surcesslvo years.In which event this easement shall tee minnln and till rlgh:a hereon'er slid)revert to i;ranter,(provided.thus no abandonment shall he deemed to have'occurred b)r•••,eta of Grantee's failure In initially in. y stall its fnciluu,.,on the Rlghi-n:-Way within any period of time from the dale hereof. } :.� 44f�KJ3 - e, ',v.,. 131649 23E/9 - a. • V` f 1 tic . ( ) 0 I . .E. 7. Successors and Assign.The rights and obligations of the parties shell Inure to the benefit of and In+binding upon 1 i., their respective successors and assigns. r DATED this_18 th day of June .19 79 . 4!: ' GRANTOR - — -._ ._... Ik p OR Mary�B. McClure I ✓i_ _ �;- -- 1 r r CHARLES R. BRANSON, Executor of the. I `' 400Q���� FAfM*e of Mar;r__II McClure.____ I • STATE OF WASHINGTON —_—________ COUNTY OF King i • On this day personally appeared before me Mary B. McClure _ _ 2 to me known to be the individual—described in end who executed the within and foregoing instrument,and acknowl- ; edged that—she signed the same as hpr free and voluntary act and deed for the uses and purposes therein mentioned s• GIVEN under my hand and official seal day of . 19 INotary Public in and for the State of Washington.residing at STATE OF WASHINGTON SS COUNTY OF 1 CHARLES R. BRANSON, Executor of the On this day pe sona!ly appeared before me E3tate af-Mary-B.-McClure-• Dei a�ased, to me known to be the individual—described In and who executed the within and foregoing instrument.and acknowledged that he signed the same as his free and voluntary act and deed for the ones and •_ purposes therein mentioned. ' GIVEN under my hand and official seal this 18th day ofy June __ 19-79- I Notary Public in a d or tfie• tate of WashingtenArgididg at King ('cunt}_--- -- �.r- •.n 1 STATE OF WASHINGTON 1 j SS CORPORATE ACKNOWLEUGM:iNT COUNTY OF JJJ 1 i • On this___ —day of 19--,h.•fora into the undersigned.personally appeared I = and --- -- 1 a Q to me known to he the — and . respectively, of --. _ _..... 71 _ _ _ _ the corporation that.,xecuted the feregc.ing insn umc,a.and acknowledged the said Instrument to he the free and voluntary act and deed of said corporation. to for the uses and purposes therein mentioned,and on oath stated that __—au+ieu,i...:u t......% ." n said instrument and that tl.e seal affixed Is the corporate seal of said corporation. 1 ;r U Witness my hand.end official seal hereto affixed the day and year first above written. u\ U 1 t e"3 Notary Public in and for the Slate of Washington.r.•suling.d . C- -o ev f U O 0% • RECORDED 1IIIC DAY J .i;...3 JUL 5 II 23 RH '19 r JYTHL DIVI:,IC'i OF RECOKING COUNTYiuHS I . M K• }� ,y,., lk '•.: ,: .-r�.';;,w,:—:,*icG -4.- �:y.:,, ---t; - • - - ,...,',...,,,,,,;;;,.5'- ... ;;Jr.i:.ri 1,••.•:.:!'..c4A•'1.'ft'r::( .— .. L1.ei„:,,,, T1ti, i�'�"4,15,6„..r:«;ag1 nu;. :�t,,,y,,,, _,,,,,1:>y:i .-,_;.._:,..,-,-„4,... ..:.v.,,,,,,,C,----.:,:;i . ,--:, r:t..:S�tYaSF,ht��:1' F r' _. iw.r .. .1 �:, a. . r .-:r`:sic`:e,?:t*,,�f't.- -r- 'f'~ - r;r:. ^r- - 71" 'Z' ''OJT" ,T, 0,, 't: �'^:i,�i.` J� - 's a?,,;`iL_.. :�._ ,may `,� r�:rid. �`,� e.,ta9:�i.�lT,.,�?�.7•t..i%w��!t�1,, -1,nlp....;'t.._• waist.; �. �u.a;i, ,i 5�,.. .�..,`^�fr;�'.i ��:'k '�,c � :�J,�� ` '- .;T When filed for :;< ;1' - ,: record return tot -. HendersonE e.-. ;.;u >'>;-` Horses, Inc. `?.. Box 3866 AUG .!.'bl:.,-.,....,„::-", ,,,,I;,,,,: -:..,- • ,s • • Bellevue Wa. 98009 3` `."._,_•,.... .,,:. .� AGREEMENT TO GRANT HASLMHNT [ V : (1'.11;'' ' .,.;�??,, '-s}{t•.t "t `:; • ..s . THIS AGREEMENT is made and entered into this 3Q_ daya"bf Juiy, _. . i . 1987 by and between MAY VALLEY COOPERATIVE COMMUNITY, INC. (hereinafter ` "MVCC"), and HENDERSON HOMES, INC. and or asslgns,a Washington • ` Corporation' (hereinafter "Henderson"). WHEREAS, MVCC owns property legally described on Exhibit A; and i tn `0 WHEREAS, Henderson is the developer of n project known as . Summerwind legally described on Exhibit B; and '•'Cwt" y-- WRBRHAS, * in conjunction with the development of the Henderson � 'r ':: . t ':--.` t property Henderson is currently under construction of sewer facilties ' N which could serve the MVCC property provided that Henderson pays the ,...- -1 ",.` m increased cost of oversizing certain forc.1 mains to accommodate the •: _'::.�='•;`i� :':: ; • anticipated future volumes required by the MVCC property; and I WHEREAS, MVCC wants to have the potential of 'connecting to ,+., ;r' :•�:..:,.. Henderson's sewer in the future; and 1, . WHEREAS, Henderson wants an easement in favor of the City of Renton for drainage facilties to serve the Summerwind project over thn South 30' of the MVCC property; and . • WHEREAS, MVCC is willing to provide such easement provided that said drainage facilities are constructed in an alignment that would not conflict with a proposed future street construction along the South 30'; and NOW, THEREFORE, in consideration of the mutual premises and ' covenants herein the receipt and sufficiency of which in hereby acknowledged the parties hereto hereby agree as follows: CD 1. Henderson agrees to construct the sanitary sewer line In Ee Division II of the Summerwind project with sufficient size to accommodate the development of the MVCC property as single family : residences, and provide all the necessary casements to MVCC upon the 3 ti recording of the Plat of Summerwind II which would entitle MVCC, to 0 connect to said sewer line. 2 MVCC agrees to execute drainage easement in the form of Exhibit C attached hereto. eTh 3. With respect to any drainage facilities constructed within said easement Henderson agrees to align the said facilities in such a manner �' as not to conflict with the future construction of a roadway built to City of Renton standards within said easement. 4. Storm drainage prior to discharge from said AO' drainage easement shall be detained by a storm drainage facility meeting the requirements of a twenty five (25) year frequency storm with a ten ( l0) year frequency existing condition release. rate. 5. The existing downstream drainage course within the MVCC property shell be evaulated by a civil engineer to determine whether existing drninfields would be detrimentally affected by said storm drain line; and if it is found that the twenty five (25) year flood plain from storm drainage discharge as described above could he detrimental to existing drainfi:!'is, then additional storm drainage detenti.:n shall be provided t'+ reduce hi., peak storm drainage discharge to an acceptable level . C. t•IVCC agrees to provide }IE.NDT;RSON with a legal opinion from their attorney that the signer of this agreement and the easements attached hereto are properly authorized to execute the document-, have authority to , and that the document is binding upon tha MVCC. grant casements 7. if, by reason of any default of the part of either Henderson or MVCC, either party employs an attorney, the defaulting party shall pay the non-defaulting party's costs, expenses, and attorney's fees, reasonably expended or incurred by the non-defaulting part- in connection therewith. EXCISE TA;( NOT REQUIRED King Co.Records Diviskri Agreement to Grant Easement -I- EY_ / ,rlr Deputy MVCC i. • 8. This Agreement shall be binding upon the successoro and assigns of the parties hereto. L�_ 9. Time is the the essence in connection with all the terms and conditions of this Agreement. IN WITNESS WHEREOF, the parties have hereunto set their hands and C115:1 seal the date and year first above written. : C MAY VALLEY COOPERATIVE COMMUNITY,INC. HENDERSON HOMES, INC. • . GRANTOR GRANTEE ,/ 41:4--BY•� � / BY _ D iam Ta forr t Dated harles L. Henderson ated I '-`' Ca _ President Btt �. J - - 14 /, r _ 00 _ i11.rt/, _ _CI Morris Mehre-r, Vice Pres. Dated P. 0. Box 3II66 Bellevue, Washington 94009 TA r. . a) STATE OF WASHINGTON I. COUNTY OF KING vv c On this 'lit- day of c.g.l , A.D. 19,5'2_, before me the undersigned, a Notary Public in add for the State of Washington, duly commissioned and sworn personally appeared __iJ S.L.1 l- CALAZLc'sct` to me known to be the R,' President of Henderson Homes, Inc. ,the corporation that executed the foregoing instrument, and acknowledged the said instrument to be the '' free and voluntary act and deed of said corporation, for the uses and I purposes therein mentioned, and on oath stated that he is authorized to execute the said instrument and that the seal, if affixed, is the corporate seal of said corporation. WITNESS my hand and official seal hereto affiyed the day and year • in this certificate above written. Notary Public in and Per the State of Washington =1, residing at Acir.[ci,,/_ _ It STATE OF WASHINGTON i C COUNTY OF KING ` 7 On this __ .____ day of _2 (1Jet.;,f , A.!). 19_t/ , before me the 1' undersigned, a Notary Pub Ilc: in ind•lfor the State of Washington, duly -• commissioned and sworn personally appeared Lk WtLLiam Taylor & Morris Mehr.:_r to me known t., he the P,:e.t.dar t E, Vice_.PLl sidcnC o'' .ioy Valley Cooperative Community, Inc. , the corporation that executed the foie:going instrument , .-c•t acknowledged the i s.:id instrument to be the free and voluntary act and deed of said t, corporation, for the uses and purposes therein mentioned, and on oath stated that he is authorized to '•:-cute the said instrument and that the seal, if affixed, is the corporate seal of said corporation. .+ WITNESS my hand and official seal hereto affixed the day and year •:i; in this certificate above written. r ,. Notary Pe-Iir in and for x' the Stat:: of Wa,.hington 2 residing at i/e. ' r`.,- /DOCMC V l ,„ti 7/ 15/U7 i... • t r. Agra-,.menl to Grant Easement -2- MVCC :-r i. — ---- ,— -- -- _ - ' 'e ,:,...- • -=�. .::-.+:. .o- _,f,.°. :i'.. b.•i ,4.1 .'v'-•:•_•�-1,;>•<t'.r"•'+� mow'+ "'(� _ - - - ;":4,,,•�` J.V.;�.,, .i: - • .;,•i.:T • c l ry' . . . � . _ ( • �_r .fin,:,r • . .irr� _I: " 5`J '-t' ( r :;jfiimv,«: �� i,U'" , - .'Fi\^ ,c-:�J . ...1 iyyY°..34LkKt ,r "t� . _1'5.. 'xi..�- i • � i4 _ -! - � i . . -'l : � �,..�i' i•!• is (4f;F..esY ✓tI�. . . - .:. - ' ' ;18. j . lil I- EXHIBIT "A" . The following described real estate: N The Southeast quarter of the Northeast quarter 0 of Section 3, Township 23 North, Range 5 East, t N W.H.,. EXCEPT the East 774.69 feet of the North 428.1 feet, and Lots 1 through 14, Block 1, and 4" CO Lots 15 through 23, Block 2, of the Plat of Maple 0 Valley Co-op Community Addition, recorded in ...:1. N Volume 66, Page 93, records of King County, GO Washington. E -i- k I c. F, is s , Sk J ,s 'iF e • c.2- v -�q I . - __ - ,fir• j _o. • ,. . 1 EXHIBIT B . 1 . • �' - , LLCM, DESCRIPTION • I That portion of the Vest half of this Last half of Section 3. Tormehip 23 w North. Gnfe ! Get. � Y,N., in Ring County• Wools' partleul•r1Y r J described as follows: , - Lot 1,'9ing County Short Piet No. 081fli, dad under Reeording Na. 1 920311054e. records of old • TOOLTN[R VITII that portion of the Vast half of'the Southeast q I CV _ Section 7, lying Northerly of the IY right-of•r•y .argln of State ad. f'] f old 9 •Me. 2 IS.[. R -Issaquah Rd.,, Q1 -- h !ACM that portion of sold Subdivision described as follows:' 8[J(NMINO et • point rhlch So Ms 1 ion of the Northerly rltht-of.ray •ergin of sold Sule Rd. No. 7 and the Vest line of the Lost 80 feet of the Vest half of the Vest half of the Vest half of the Southeast quarter of said Section 3: thence Northerly along gild Vest line 600 feet: thence L ly at right angles eo feet .ore or less to the Last line of said Subdivision: throe• Southerly along said Cast line ISO feet more or less to • point rhleh Is the j Intoh 0 acrellen of the Cut Iinebol of said Svbdlvlslon and to. South Iles of the North 8 acres of the Cast half °( the Nest Aalf of the 2lo rth rest quarter of the Southeast quarter eseept t'le Get 90 feel, Jn laid Section 31 (hone•[ IY elan[ s+Id South Ilne 2e0 fret •ore or less to a point on the wnl line of the Cnst sold.Sec fact of tM rest half of this rest half o: to. Southeast 4less to apoinectlon 3: 'hence Southerly along Bald Vest Iles 173 feet more Crr less to • point on the Ne:lherly right-of-ray •artln of laid State Ad. No. to thence Norehre rrr lyOifINI •long said right-el we ••rein 730 feet more or less to thr'r]INr Of OCOINNsoo. ALSO [KCErr that portion of laid Subdlvlslon deoeribed as follows: ....gin at a point which is %h. Inlrrrrrrr on of the Northerly right-of-way •araln of said State ad. to. 7 and the Carl line °( (on Vert half of this Loot half of the we•t half of the Southeast quarter of sa Id Section 3: !hence I more E •lOoe said Last line e99.Sa feet: nor N ectio76•34 23 V SOS fret r Ion to • point on the rest line of the Eat 200 feet'of •aid Subdlvlslon: thence Southerly •long e•.d peat tine 373 feet more or less to • the N,rlher ly le-of-..•y a rein of meld Stele Ad. No. 2: thence .Sou rly a aloong old right-of-ray .. n 700 fart more or lets to the rotorr op dr oCCINVINC. TOJOLt1C E wltll I II ',ref Th. allowing .f,scrlbed portion of the S 3/4 of the SVII/6 of tho Ng I/O o1 Soctloo , ). T vn•hlp 77 tooth, Anna• S Gmc of Y.M. in King COugqcy, waahington: Sell nlna at Ih. Southeast corner oft mold SW 1/6; 5bcntla 71 87°26'08"11 along the tout line of s 1.1 Su 1/4 a distance'of 561.01 feet to'the southeast corner of ` tot I of eine inunty Short Pint No./681119, According No. 8203114544; Thence N1°7 '11-C 711. 7 fort to t''• north...I ooener of oold Lot I: lhenee N87°)7'19'•V, t )In 40 feet to the nurt:,oe.t corner of amid Lot I; Thence 52°))'32"V along the west Ilse of •.14 Lot 1 • di f 150.36 feet' Sheet/ N07°74'03'U. 200.00 . feet: Thence S1"))'52"W. I)0.00 feet; Thence S87°16'08"E, 200.00 feet to lnt•reect --• this welt lino or •old Inc I; Thence S2°))'52"11, 20.0C feet to the •e o.h .ot corner of timid Lot 1. Thence N67°76'OS'V along the South lino of entd SV 1/4 to this •.,I,...t ru.n.r ,.f •old 50 I/4; Thence northerly to th, northwest corner of •aid S 1/t• Thence realm le to the northwest corner of sold S 3/4; Thence southerly to the r.IINr OOP orl:INhIN':t • flr.(Tltre wl Ttl the followint described portion of the North 97.98 feet of the S 1/2 of the S I/1 of ihr sr I/', of tl'o IN 1/4. the II l/2 of the S I/O of the SC I/4 of 1h. N0 1/4 end the SI/7 of the N I/2 of the SC I/t of the I.0 1/4 of sold Section 3. all trial ly of the ly catch of 179th Avenue S.E. (Renton Ifewc.stle O,.6e1, prgleolo. et ,Ice n,r•he• t corner of meld S I/1 of the N 1/2 of the SE 1/4 of • r'_I/I; 7',...r• r IT •Inet 11.41 On.Ih I lee of •nld 5 1/2 of the N 1/2 of th. Iit I/t to • point on ••I North Ilk • dlnt.neo of )4).00 feet n.tor ly of •.id ...art, wails; Thence southerly p.iylisl with said ly merlin 100.00 fret: • Tr.•oee restate r•r.1l.l'.1,1. ..1.) northerly tin. to iotr,sGet mold ly ..rain; ..e .ithen"then ...t Ile .Inn+ .•1d ,Ir r.,.ln to • point lying 170.0C left northerly I.. w •1 oleos s'd 17 our g In) of the South ILA. of :11.'S I/7 of th. N 1/2 �•��'+ of al.' se 1/ti theoi. tttttt I. stero11s1 will, the .u.th lioe of •old 5 1/7 of the .1.• rIli of '.. tie 1/4, • dt.1...c. of 2:0.00 feet; throe southerly ; r.Ile' pith sold le l. • en IS1.:'n r.• t Inter.•,, ee line 5.00 ft northerly o f end parallel . .1., ,t• r'.risr•I, II,.. of It.. S 1 ..,, aged 1st '. C I/Lis the ,• Nff7^41'co"O .Iona loot 3 r.otl,•o.1•p•r.11.1 ilre )1.76 feet + an y e, le In Into r.r et the Northerly 'If... ir.)oellnn of the 1 ly Ilno of the lnnd .I..crlb..l in the deed to Verne Ellison, rse..d..l Itoy i/, Its/ ands. according 110, 342CC6; T'.nce •outhurly .lung aid 4,• rrolerte•I lin. 101.A ( t w•• • of la.. t.. `his .a n • bout en, er of •h. parcel of I8,4 d...tlbr•I Io II,e Trot Potato r,nerect tecnrd.J :eeun/y )I. 1784 under Clot fount rent-I Inc No. A'.n111t773'9; 15.ence westerly .:cog tIe'southerly lint of the L / t• . last drerrlhr4 psrr.l of land In Intersect the 7..Early'onrAln of 1)Sth Avenue S.L.; r i 7...nrs •nn,nerly slant self Intuit' moreln to inters.Ct the southerly line of sold r'"ern 17.73 feet of .,lE S I,' of the S I/2 of Cl.. Sr. 1/4; Monte rstt.rly along ..I4 I..t .•ntlnne•i •o°tl,,.Iy line to the Loot line of .,td SL ;/4 of the Nw (/4; 1 . •..--. ....,..r1. .Inn. I...t .rot toned feet 111.e to the no.,'r Or 5E511m1NO. • .t• t. WREN RECORDED RETURN TO: c:r •. jilt. Leavitt. Cump,m tr4 301 IIbtlt Av.•nue SE Sutle 570 Bt.l levuc, WA 'MOM •. = .CISE TAX REQUIr Page 1 of 3 �+10 Co. nC.xds Diyson . .,.�,, .��;, IImo, . Dept. f AGREEMENT RELINQUISHING AND GRANTING CERTAIN EASEMENT RIGHTS THIS AGREEMENT RELINQUISHING AND GRANTING CERTAIN EASEMEf1T .RIGHTS (the ' "AGREEMENT") is made and entered into this /,' day of /./'`)./ 1990 by and between MR. 8 MRS.ROBERT A. FISHER, husband and wife ("Fisher"); and the LEAVITT COMPANIES, a Washington Corporation ("Leavitt"). RECITALS i A. "Fisher" is the owner of that certain real property situated in King County, Washington, described as follows "Fisher Property": Parcel 1: �--, THAT PORTION OF GOVERNMENT LOT 1, SECTION 3, TOWNSHIP 23 NORTH, RANGE 5 , EAST, W.M., DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHWEST CORNER OF SAID SUBDIVISION; THENCE SOUTH 536 FEET; THENCE EAST 548 FEET TO THE POINT OF BEGINNING, THENCE SOUTH 203.708 FEET; THENCE WEST 208.708 FEET; THENCE • NORTH 208.708 FEET; THENCE EAST 208.708 FEET TO 111E POINT OF BEGINNING. ALSO THAT PORTION OF SAID SUBDIVISION DESCRIBED AS FOLLOWS: COMMENCING Af THE NORTHWEST CORNER OF SAID SUBDIVISION; THENCE SOUTH 536 FEET TO THE POINT OF BEGINNING; THENCE EAST 340 FEET; THENCE SOUTH 208 FEET; THENCE WEST 340 FEET; THENCE NOR;T;I 208 FEET TO THE POINT OF BEGINNING. _ i . B. "Leavitt" is the option holder of that certain real property located in King County, Washington, described as follows "The Overall Property": s t, Parcel A: _._ `'' • THAT PORTION OF GOVERNMENT LOT. I. SECTION 3, TOWNSHIP 23 NORTH', RANGI' 5 L • EAST, WILLAMETTE MERIDIAN, III KING COUNTY, WASHINGTON , DESCRIBED AS- FOLLOWS: • BEGINNING AT A POINT ONTHE NORM LINE OF SAID GOVERNMENT LOT,-110RTI1118 DEGREES 37' 17" WEST 30 FEET FROM THE NORTHEAST CORNER THEREOF: r I !HENCE NORTH 88 DEGREES 37' 17" WEST ALONG SAID NORTH LINE, 594.68 FEET. MORE OR LESS, TO A POINT WHICH IS 698 FEET FROM THE NORTHWEST CORNER OF SAID GOVERNMENT LOT; , THENCE SOUTH 17 DEGREES 02' 52" WEST 556.69 FEET, MORE OR LESS, 10 A POINT il. WHICH IS 536 FEET SOUTH OF 111E NORTH LINE OF SAID GOVERNMENT LOT AND 548 FEET EAST OF THE WEST LINE OF SAID GOVERNMENT LOT; THENCE SGJiiI l DEGREE 2, 07" 1. '.:EST P=LLCL ::fill SAID '.LEST LINE OF GOVERNMENT LOT, 595.79 FEET, MORE OR LESS, TO THE SOUTH LINE OF SAID GOVERNMENT LOT; _ THENCE SOUTH 88 DEGREES 01' 27" EAST, ALONG SAID SOUTH LINE, 744.61 FEET, •o MORE OR LESS, TO A POINT 30 FEET FROM THE SOUTHWEST CORNER OF SAID i „ , nr GOVERNMENT LOT AND WEST MARGIN OF 148T11 AVENUE SOUTH EAST; m r„" !HENCE NORTH 1 DEGREE 25' 22' EAST, ALONG SAID MARGIN, 30.00 FEET; = m^ !HENCE NORTH 88 DEGREES 01' 27" WEST 425.00 FEET; r m r.- IIllNCE NORTH I DEGREE 25' 22" EAST 262.33 FEET; THENCE NORTH 65 DEGREES 00' 00" EAST 113.89 FEET; 11 THENCE SOUTH 88 DEGREES 01' 27" EAST 323.009 FEET TO SAID WEST ROAD I. ;. MARGIN, TO A POINT FROM WHICH IIIE. POINT OF BEGINNING BEARS NORTH 1 DEGREE t, 25' 22' EAST; THENCE NORTH I DEGREE 25' 22" EASE, PARALLEL WITH !HE EAST ' LINE OF SAID GOVERNMENT LOT ANJ ALONG THE WEST MARGIN OF SAID 148111 AVENUE SOUTHEAST, 735.55 FEET, MORE OR LESS, TO A POINT OF BEGINNING. . " r rt''• •- 1 • Y'. ( r _30 , • • ll r--1 t. „,.UE VA ea, •-V„1r LiY7 W .1! Page 2 of 3 C. The Fisher Property is adjacent to the "Overall Property". D. The Fisher Property is benefitted by various easement rights which burden a portion of the "Overall Property". ,:, E. The "Overall Property" is in the process of being platted. F. As a result of the intended platting of the "Overall Property" Fisher and Leavitt desire to relocate the access and utility easements ,; benefitting the Fisher Property within the street areas comprising part ' of the contemplated plat, thereby necessitating the relinquishment of all existing easement rights benefitting the Fisher property and the granting of new easement rights by Leavitt for the benefit of the Fisher property. NOW THEREFORE, in consideration of the foregoing, together with the other . good and valuable consideration, and the benefit received by Fisher, their successors and assigns, and the Fisher property through the above described . • plat, the parties covenant and agree as follows: • r\i 1. Release and Extinguishment of Easement Rights. o Fisher, on behalf of Fisher, their heirs, successors and assigns, and D.` as owner of the Fisher property, hereby agrees to forever relinquish and extinguish the rights of easements affecting the "Overall Property" • — contained in the following documents recorded in the Office of Records "1 and Elections of the County of King, State of Washington under the (1, following recording numbers: . 4590943 7905170230 2. Grant of Easements, • • Leavitt hereby grants and conveys to Fi;her, their heirs, successors and assigns of Fisher and for the benefit of the Fisher Property, a non . . . exclusive perpetual easement across, along, in upon and under that portion of the "Overall Property" described in Exhibit "A" attached hereto and visually depicted in Exhibit "8" attached hereto and incorporated herein by this reference for the purpose of ingress, . egress and the provision of utility services for the benefit of the Fisher Property. 3. Platting of Land. i In the event Leavitt does not proceed with the exercise of his option, e it is acknowledged and agreed upon by both parties that the rights of • } easements affecting the "Overall Property" contained in the documents listed above shall revert and revest to Fisher, their heirs, successors • and assigns of Fisher and for the benefit of the Fisher Property, and in which event any and all rights interest hereby created in favor of • Fisher, their heirs, successors and assigns and for the benefit of the Fisher property derived under this agreement shall utterly cease and terminate, as if this agreement had never been made. 4. Legal Description In the event the legal description or any exhibits to this agreement are erroneous, incomplete or not attached at the time of execution of • . i this Agreement, it is understood and agreed that it is the intent of ; Leavitt to grant an easement across, under, in, along and over a strip of land 48 feet in width, and it is the intent of Fisher to release and • extinguish an easement located on across, over, in and along the "Overall Property". Such Legal descriptions or exhibits may be attached during the life of this agreement. : 0 . • 0 . . Page 3 of 3 S. .r_ • 5. Runs With The Land. :.1- • The easements and rights granted hereunder shall run with the land and shall hind and be obligatory upon the parties hereto and their respective heirs, successors and assigns. `i 6. Counterparts. • This ".greement may he executed in counterparts. . ,e 7. Record4ng. At the final plat recording for the "Overall Property", it is acknowledged and agreed upon by both parties that a portion of the above described easement shall he dedicatated as public right of way, and shall be maintained by King County. + . i • 8. Fence. — Leavitt Companies agree to construct a so•lt_d_wuod or chain link • fence between the "Fisher Property" and the "Overall Property", ' s with a gate for ingress and egress to the "Fisher Property". C) 5Thr/,�-5rc,-N-NTc. l4 1' D `r 't. Money.' For and in consideration of the signing; of this agreement, . Leavitt Companies agree to pay Mr and Mrs Fisher the sum of $2,000• within 24 hours of said signing. 10. Entire Agreement. This document contains the entire agreement between the parties. There are no verbal or other agreements which modify this agreement . Any modification of this Agreement must he signed by the party against who enforcement or the modifications is sought . 4i' IN WITNESS WHEREOF, the parties have executed this Agreement as of �.. the clay and year first above written. FISHER: MR. A MRS. RROBERT A. FISHER, HUSBAND AND WIFE. BY: :A ALL- 1 .'' t MR. IlO8Eli/I'':•1. FISHER • 1 c� (` BY: / i..� llt//P`r// ,/1 . . 1 M'If S. anima I at'I' A. FISHER a LFAI'ITT: '• • .'i� LEAVI'TT Ci,APAN1ES,,'A .iIIINGl'ON CuRI'ORATION. :`- 14Y: ,Jd` U H. r AV 'I"I , PRESIDENT i '' , :i,7 (. .. . ._ -i.i:;'..w.'.�.�,.1;,..f�'. "/+`i-44d,�:.:=%t1i., -Y-V4ri5..�; • yyD �q� 1" Page 3 of 3 5. Runs With The land. The easements and rights granted hereunder shall run with the land and shall bind and be obligatory upon the parties hereto and their I respective heirs, successors and assigns. ..o f 6. Counterparts. This Agreement may be executed in counterparts. i 7. Recording. , At the final plat recording for the "Overall Property', it is acknowledged and agreed upon by both parties that a portion of the above described easement shall be dedicated as public right of way, and t •shall be maintained by King County. 4 V CD 4.i 8. Entire Agreement. - This document contains the entire agreement between the parties. There _ are no verbal or other agreements which modify this agreement. Any �) modification of this Agreement must be signed by the party against who .7 enforcement of the modification is sought. ' IN WITNESS WHEREOF, the parties have executed this Agreement as of the day and year first above written. FISHER: MR. & MRS. ROBERT A. FISHER, HUSBAND AND WIFE. i BY: � it.�jro- d�� MR. R BER A. FISHER i BY: ;CM S. ROBERT A. FISHER /l/ l.EAVITT: LEAVITT COMPAN ES"; A NASHIN ON CORPORATION. . . BY:_ (?;?/( .c.'.t'_CL�e. DON H. LEAVI f f, P 'BIDET' r f� ) 1 /. y i rc' ', -fc� v /t•. ; I/) 1 Lti ),o,L er .4 . L.A-voe 7-,�. . Lk: IT' 1 rbC. - /- ' //F r Ii i.•� r- •. , «' , L L. L,.• L'� 4/ t, 1, y . 7 _c• 14 ,'// //4 /�,i/L� e-( �e/�. ; /i.••/<- /E• 2 F1 jai ( d I/ i l • / 4• II1 l)- • . ( 71i //,• //1f _F.':J/e.,•5 f/Is /- /, ill . i;:'V4'/ %/ % /a)/ J�. //li f'l/Lr•i'i 1 V • .. i; ,.yfi 1. ,...06', yv�a V �'J :; . STATE OF WASHINGTON ) °• ss. County of King ) I "�'"°"` I certify that I know or have satisfactory evidence that the person appearing before me and making this acknowledgement is the person whose true signature ' appears on this document. On this /R4/4" day of /L(a , 1990, before me personally appeared Mr. Donald H. Leavitt, to me known to be the president of The Leavitt Companies, the corporation that executed the within and foregoing instrument, and acknowledged the said instrument to be the free and voluntary act and deed • of said corporation, for the uses and purposes therein mentioned, and on an oath • . 1 stated that he was authorized to execute said instrument, and that the seal U affixed, if any, is the corporate seal of said corporation. f— ,•'FITNESS my hand and seal affixed the day and year first above written CD \ . 1V f . 1. T n.,. 0• ,1.r-, . Rota y Public in and for the • ,�• " —.� ..r;74' ., State of Washington`residing • at ../$;,;,t r/.cln•--�E" ',' My commission expires/Jt(L 3e/l`)`tC� , �J I . • STATE OF WASHINGTON ) • : SS. • County of King ) j • l I certify that I know or have satisfactory evidence that the persons appearing • before me and making this acknowledgement are the individuals whose true signatures appear on this document. . On this /P"i' day of /tla.i._ 1990, before me personally appeared Mr. & Mrs. Robert A. Fisher, to mh known to be the individuals that • executed the within and foregoing instrument, and acknowledged the said r instrument to be their free and voluntary act and deed, for the uses and purposes • e therein mentioned. WITNESS my hand and seal affixed the day and year first above written . • t • Notary Public in and for the • ' . State of Washington, residing ' I, t1-- at riit cl‘a,_ • t J ? My commission expires/11tc. 41 /lac. • • • , i . . l_. . . .• - ,‘ 4.!•"..:.;..' . • ' ''IV ee:• • ... • ,,..,.:‘3 •. . ::,.....„..,,,TA.1 ...a.•''''' . . • 14... ".."41 a . • I.'. . "0 ..tR •A'N .i i k.t.,..., J •-.‘j . r- --- * •-•;\ i <------•-• ) _ -...0 (.::) .....,..'J D 1 ,...r• . ....2 . . si. . . EsmT,-Nten-Ar:,9.9AI 1 -r i 1 1 i/ . ; 1 I . • i / ..t. 4, I i....r. . ..144.2z• , I I C049 1 . /• el* t::t.% 1 1 . / • • .. : } 1 ..%/ '/ I I <. • , • 1 • \ \ • 1 .• .____. 11 fji 1:3 a' o IN .b1 .L0 0 .1' Di 1 .t: , 6,1 I I I \ I I I I .C.. \ % • \ \ \ \ ) \ • \ \ I° \ : .1 \ 1. : i 1 1 i : I I I i I I I I • :f i I . I 1 I r ) . ir , /I I I 1 , Os . . . I I •0,11\5,`C30 1 I "...:::: • ••.:::•..: I I -40,4 -:;.1...:7. L______ ._7_______------g-----I-.-- 1.4\8- Ave,.. SE -• n ..:.!.t:.;,. , .,. ....„ 4„,,..„4,..,::_,,,.:,,,,..;•.• • :r.7.';, .:.....;-:..-e:.•••,..:7;,..... .....-...v.,,,....,:• • ••••. —......r...".....:?1,....:g • ' ". I 0 . , :. , • 0 • _ —-- .......___... _.. ___ . . . _ 4 J :7 1. 1.1W2MUM • ,44 •'r + EXHIBIT "A" • A strip of land 48 feet in width the centerline of which being more particularly described as follows: BEGINNING AT A POINT ON THE WEST MARGIN OF 148TH AVENUE S.E., SAID POINT BEING SOUTH 01 25' 22" WEST 711.55 FEET AND 30 FEET WEST OF THE NORTHEAST CORNER OF SECTION 3, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., KING COUNTY, WASHINGTON. THENCE NORTH 88 01' 27" WEST 428 FEET TO THE BEGINNING OF A CURVE, CONCAVE TO • N THE SOUTHEAST, HAVING A RADIUS OF 273 FEET; THENCE ALONG THE ARC OF SAID CURVE, O PASSING THROUGH A CENTRAL ANGLE OF 42 30' 00" A DISTANCE OF 202.50 FEET; THENCE ON A RADIAL BEARING OF NORTH 40 31' 27" WEST A DISTANCE OF 24 FEET TO THE-- j TERMINUS OF THIS LINE DESCRIPTION AND THE BEGINNING OF A STRIP OF LAND 22 FEET IN WIDTH THE CENTERLINE OF WHICH RUNS NORTHWESTERLY TO A POINT OF WHICH BEARS NORTH 01 25' 07" EAST 11 FEET, AS MEASURED AT RIGHT ANGLES TO SAID CENTERLINE, - FROM A POINT WHICH LIES 744.71 FEET SOUTH AND 548 FEET WEST OF THE NORTHWEST • 'r CORNER OF GOVERNMENT LOT 1, SAID SECTION, TOWNSHIP AND RANGE AND THE TERMINUS OF THIS LINE DESCRIPTION. • • • • i1 1 • •• • � ,.,rr • CITY OF RENTON WI IEN RECORDED RETURN O. O11ice of the city cleric Renton lIunicipil Building �GD 1 5 1995 2w M1d1 A.'.,,w South COVENANT CCJ Renton.WA'MUSS riC1aLi ED IT\'CLERKS OFFICE This covenant is made on the, day of Clgei,• 1995, by the owners) of property situated in King County, Washington, known as the Stonegate subdivision and legally described as follows: RECEIVED SEE EXHIBIT A • FEB 1 71995 KING COUNTY For and in consideration of annexation to the City of J7ECOiiGER r, Renton, and other good and valuable consideration, the t!' CJ sufficiency of which is hereby acknowledged by the covenantee, CD 'I'♦ the covenantor hereby agrees and covenants as follows: C1 C2 O 1. The development of the Stonegate subdivision will be limited to no more than 53 lots or single family homes • and the lots shall not be further subdivided. • This covenant shall be perpetual in duration. All the conditions of this covenant shall run with the land, and shall be binding on the successors, assigns, personal representatives and heirs of the covenantor, including but not limited to all • subsequent owners of the subject property. STONEGATE LIMITED :4? --Dona d H. vi . , I � -1- • s-21660-.1 00'6 till CH St1,A731 ull 3"III IN HIII5I11 EHO-12ZO% .. .✓ c _ T`:..°/J�� tt,. �-11 1 •f'„; •-su�r ,s''. ' .3r'• - •.1. .•.. .:,.+•'`�ty�_ • JI ••` ,IPr/ 6 ... ,¢L: ' �'6" n ?b�4'i�4`-''+` tilt. ri�` +.j;j• �^� • li - �{''�' Jirhy"�+,•,,�,:7 • Jy•\� t i,.�•IJ. .17•.,.P�.• ly �.:�'Y... ..i . :` ....1•U..L2i''�'• {7• IY'# 11IJ/ iI L,• r Y L /. t V(, j• .Il i..f (.L .. •. ..: .' ... 4 J I-- • • • l =MINIM • • STATE OF WASHINGTON ) • . ) ss. COUNTY OF KING ) On this day personally appeared before me Donald H. Leavitt, to me known to be the President of Stonegate Limited, the • corporation that executed the foregoing instrument, and acknowledged the said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and on oath stated that he was authorized to execute the same instrument. • GIVEN under my hand and official seal this )4 day of • 7e2? �• • / I �1//!C ti 777 0.02._ Notary Public in and for the State of yWashington, residing at !»e�.�= Ny commission expires: )// . Vr 111121 •� ri t Tr C2 0 1 . ) . • • A -2- -216E03.1 • 1. V7 1 � t• . Ly : 0.;L 51;i:14: ) t'•*.-`tit`/'L� ,1 t . '.4.. s.(,r 4*4f '+;• .. • • ,��1Gti , fw•Yi": • . . :�.:!:?•7. 1%,;•;1A•!. I4,*1 t.� .t•: Y.b.(y7.t°-,i••::�G ai:.. V.1!'�.l.. ....-e.<4•_� ..f,.A� }I 1�.. ....� ,...�'P•1 , ° ;:rI.:pl a • 1 _ EXHIBIT A Legal Description: That portion of the southeast quarter of the northeast quarter of Section 3,Township 23 North,Range 5 East,Willamette Meridian.,lying west of the west line of the Plat of May Valley Co-op Community Addition,according to the plat thereof recorded in Volume 66 of Plata,page 93,records of King County,Washington and the northerly extension of said west line; I • TOGETHER WITH that portion of Government Lot 1,Section 3,Township 23 North,Range 5 East,W.M.,described as follows: Commencing at the northeast corner of said subdivision; Thence North 88°37'17"West along the north line of said subdivision 30 feet to the Point of Beginning; Thence continuing North 88°3717"West,along said north line,594.68 feet,more or less,to a point •. which is 698 feet from the northwest corner of said Government Lot; Thence South 17°02'52"West,556.69 feet,more or less,to a point which is 536 feet south of the north line of said Government Lot and 548 feet east of the west line of said Government Lot; Thence South 0l°25'07"West parallel with said west line of said Government Lot,595.79 feet,more or less,to the south line of said Government Lot; • Thence South 88°01'27"East along said south line,744.61 feet,more or less,to a point 30 feet from C, the southeast corner of said Government Lot and the west margin of 148th Avenue Southeast; Thence north along said margin,30.00 feet; C) Thence North 88°01.27"West 425.00 feet; Thence North 0I°25'22"East 262.33 feet; • Thence North 65°00'00"East 113.89 feet; Thence South 88°01.27"East 323.00 feet to said west road margin,and a point from which the True • Point of Beginning bears North 01°25'22"East; Thence North 01°25'22"East,parallel with the east line of said Government Lot and along the west margin of said 148th Avenue Southeast,735.55 feet,more or less,to the Point of Beginning. II • Adjoining the existing City limits of Renton as annexed by Ordinance#3972 along the west quarter section line of the southeast quarter of the northeast quarter of Section 3 from the southwest corner of said subdivision to the south line of the north half of the north half of the southwest quarter of the northeast quarter of said Section 3. A f' - • • -'' .. • ..... ' ' • • . • • • • — "� ?a Its wos. s0 i•57, . . 1 - • ' t3auawS ww gpony AGREEMENT RELINQUISHING CERTAIN EASEMENT RIGHTS • THIS AGREEMENT RELINQUISHING CERTAIN EASEMENT RIGHTS(the "AGREEMENT")is made and entered into this 28th day of February 1995 by and between MIKE&CINDY MERRITT,husband and wife("Merritt");and STONEGATE LIMITED,a Washington Corporation.("Stonegate"). 1 . RECITALS • •• A. "Merritt"is the owner of that certain real property situated in King County, Washington,described as follows"Merritt Property": Parcel I: EXCISE TAX NOT REQ• UIRED QUIREO (See Attached Exhibit"A") Edon h B. "Stonegate"is the owner of that certain real property located in King County, O • Washington,described as follows"The Stonegate Property": ' m Parcel A: 0 THAT PORTION OF GOVERNMENT LOT 1,SECTION 3,TOWNSHIP 23 NORTH, • c') RANGE 5 EAST,WILLAMETTE MERIDIAN,IN KING COUNTY,WASHINGTON, 0 DESCRIBED AS FOLLOWS: •• BEGINNING AT A POINT ON THE NORTH LINE OF SAID GOVERNMENT LOT, NORTH 88 DEGREES 37' 17"WEST 30 FEET FROM THE NORTHEAST CORNER ' • THEREOF: THENCE NORTH 88 DEGREES 37' 17"WEST ALONG SAID NORTH LINE, 594.68 FEET,MORE OR LESS,TO A POINT WHICH IS 698 FEET FROM THE i,„ NORTHWEST CORNER OF SAID GOVERNMENT LOT; •' ' ; THENCE SOUTH 17 DEGREES 02' 52"WEST 556.69 FEET,MORE OR LESS,TO A �. • . I POINT WHICH 1S 536 FEET SOUTH OF THE NORTH LINE OF SAID • GOVERNMENT LOT AND 548 FEET EAST OF THE WEST LINE OF SAID •,1+ GOVERNMENT LOT; . THENCE SOUTH 1 DEGREE 25'05"WEST PARALLEL WITH SAID WEST LINE .', 0 ' OF GOVERNMENT LOT,595.79 FEET,MORE OR LESS,TO THE SOUTH LINE v OF SAID GOVERNMENT LOT; THENCE SOUTH 88 DEGREES 01'27"EAST ALONG SAID SOUTH LINE,744.61 L /1 FEET,MORE OR LESS,TO A POINT 30 FEET FROM THE SOUTHWEST CORNER !'• N v OF SAID GOVERNMENT LOT AND WEST MARGIN OF 148TH AVENUE SOUTH := EAST; `• W l' THENCE NORTH 1 DEGREE 25'22'EAST,ALONG SAID MARGIN,30.00 FEET; ' • ` Mal 94 900 SUMS AIM003 NIX 0d 00:91lf0 08It•1PE0S6 ! • ' ? ' Sr* ' . • . .._ _ •, ;:.... . - , :.- . .. ... . .. . .. ...... .•• • • • • THENCE NORTH 88 DEGREES 01'27"WEST 425.00 FEET; • THENCE NORTH 1 DEGREE 25'22"EAST 262.33 FEET; •' THENCE NORTH 65 DEGREES 00'00"EAST 113.89 FEET' •• THENCE SOUTH 88 DEGREES 01'27"EAST 323.009 FEET TO SAID WEST ROAD MARGIN,TO A POINT FROM WHICH THE POINT OF BEGINNING BEARS NORTH I DEGREE 25'22'EAST;THENCE NORTH 1 DEGREE 25'22" EAST,PARALLEL WITH THE EAST LINE OF SAID GOVERNMENT LOT AND ALONG THE WEST MARGIN OF SAID 148TH AVENUE SOUTHEAST,735.55 • FEET,MORE OR LESS,TO A POINT OF BEGINNING. • C. The Merritt Property is adjacent to and abuts the Stonegate Property. D. The Merritt Property is benefited by easement rights which burden a portion of the Stonegate Property. E. The Stonegate Property is in the process of being platted. • F. Asa result of the intended platting of the Stonegate Property,Merritt and Stonegate desire to terminate certain easements benefiting the Merritt Property and encumbering the area comprising part of the contemplated Stonegate plat. • • NOW THEREFORE,in consideration of the foregoing,together with other good and valuable consideration,and the benefit received by Merritt,their successors and assigns, and the Merritt property through the above described plat,the parties covenant and agree . as follows: O 1. Release and Extinguishment of Easement '-f Merritt,on behalf of Merritt,their heirs,successors and assigns,and as owner of the Merritt property,hereby agrees to forever relinquish and extinguish the rights of easements affecting the Stonegate Property contained in the following documents • 7 recorded in the Office of Records and Elections of the County of King,State of Li) Washington under the following recording numbers: 0) 4590943 7905170230 • 2. Legal Ductimism In the event the legal description or any exhibits to this agreement are erroneous, incomplete or not attached at the time of execution of this Agreement,it is understood and agreed that it is the intent of Stoncgate and Merritt to release and extinguish a strip of land 30 feet in width on,across,over,under, in,and along the Stonegate Property. • Such Legal descriptions or exhibits may be attached during the life of this agreement. 3 CQuntcrpttrtu • ,'''•1 • • • • • • This Agreement may be executed in counterparts. • 4. Access At such time as the Stonegate Property is platted access shall be provided to the Merritt • Property via a public right of way. Stonegate Property shall continue to allow access to the Merritt Property via the existing driveway located from 148th Avenue SE to the Merritt Property,until such time as a public right of way is constructed. • 5. Ping • Stonegate agrees to pave the existing 10 foot wide Merritt driveway,located on the Merritt Property,for a distance of 450 feet in length. • 6. Compensation For and in consideration of the signing of this agreement,Stonegate agrees to pay Mr.and Mrs.Merritt the sum of S2,000. 7. Entire Agreement This documents contains the entire agreement between the parties. There are no verbal or other agreements which modify this agreement. Any modification of this Agreement must be in writing and signed by the party against who enforcement of the modification is sought. IN WITNESS WHEREOF,the parties have executed this agreement as of the day and year first above written. • Z) MERRITT ''4 MIKE&CINDY MERRITT,HUSBAND AND WIFE. BY: MI MERRITT BY: • 1ND E STONEGATE STONEGA1ELiM1TED, VjAON CORPORATION. a B1F:- -ld� DONALD H. •A 17,PRESIDENT IMENTIMMOZarl _ . � • is I • STATE OF WASHINGTON ) ss. County of King ) I certify that I know or have satisfactory evidence that the person appearing before me and making this acknowledgment is the person whose true signature appears on this document. On this day of 1995,before me personally appeared Mr. Donald H.Leavi to me known to be th President of the Stonegate Limited, the corporation that executed the within and oregoing instrument,and acknowledged the said instrument to be the free and voluntary act and deed of said corporation,for the uses and • purposes therein mentioned,and on an oath stated that he was authorized to execute said instrument,and that the seal affixed,if any,is the corporate seal of said corporation. WITNESS my h... :nd seal affixed the day and year first above written ,08/11111 = Ai"V .. :D IrRA Notary Public in and for the State of • '', Washington,residing at rl a /,.. ........%, . O My commission expire�, ,,,0, h ,P%4 o Vt/Ir s OTaR '' V) STATE OF WASHINGTON ) ;�', PU8L1 , 2 OI : SS. 1,i�j, a►rir SOS ,,) County of King ) /''rr'iOF,WASN\:S- I certify that I know or have satisfactoryevidence that the persons appearing before me , and making this acknowledgment are the individuals whose true signatures appear on this documents. • ' 'r•-�Z9L )..jimu fY :Tti 9 !.T: .Q - .'. ...r�sL: ' :_-^ •• .,2,P`w:,j ti.; n . . ! .r .. ii a- • • • 1 : • i . • ' . , ,• • l • • • On ., this Mrs.Mike 14(e�it-74?2�Oday° -!../ai 1995, • �� foregoing initrumerit,and acklrnown to ..the ividualiothare t� � aP�re4 Mr. voluntary act and deed,forenuwl °said instrument� � n and • ndi uses free and �° then mentioned,t �7NESS my hand and seal affixes the day andY • ' a!• -written, •lie in and for the State of a`, fi .�. raiding at MY°Onion expiry . s. • • 4 if 4.Q`\G G f�,�tis,g ,i • s NOTAR %� PUBLIC r' COq�0,W NON • .-1 H , p Cl i ' O LI III • • t' ' ri a fir^-.• , ,' '''�{ 10.'ti� -,} •• ':4 •• . y. 1. i. + Y d �'a r+ .� ;,+W ,'i �:ydsra:�'.r. a. • c1. �1�• .j , � ,.. '.. .,. ' , • '...�. ,... •;T�'' , ... t... !�9. °\�.•lC'�ej �1.•h r.-r. ,��', �.Yr.� a..a4. .] - • • • L•i I 0. Exhibit "A" 1 THE WEST 548 OF GOVERNMENT LOT 1, SECTION 3, TOWNSHIP 23 NORTH, RANGE 5 EAST. WILLAMETTE MERIDIAN. IN KING COUNTY. WASHINGTON; 1111 CI EXCEPT THE NORTH 744.70E FEET THEREOF; H TOGETHER WITH AN EASEMENT FOR ROADWAY PURPOSES OVER AND ACROSS THAT PORTION OF THE SOUTH 15 FEET OF SAID NORTHEAST QUARTER OF THE NORTHEAST QUARTER LYING EAST OF A LINE WHICH IS 563 FEET EAST OF AND PARALLEL TO THE WEST LINE OF SAID SUBDIVISION; EXCEPT THE EAST 30 FEET THEREOF FOR 148TH AVE SOUTHEAST; • I:\ TOGETHER WITH AN EASEMENT FOR ROADWAY PURPOSES AS A MEANS OF INGRESS AND EGRESS OVER AND ACROSS A STRIP OF LAND 30 FEET IN WIDTH, THE CENTER LINE OF WHICH IS DESCRIBED AS FOLLOWS: A BEGINNING AT A POINT ON THE SOUTH LINE OF SAID NORTHEAST QUARTER OF THE NORTHEAST QUARTER WHICH IS 548 FEET EAST OF THE SOUTHWEST CORNER THEREOF; AND RUNNING iiii THENCE NORTH PARALLEL TO THE WEST LINE OF SAID SUBDIVISION TO TERMINATE AT A POINT WHICH IS 744. 70E FEET SOUTH AND 548 FEET EAST OF THE NORTHWEST CORNER OF SAID SUBDIVISION. O CO .-1 lill v4 c7 O • 1 d • ' • .11 .'. ,� � . ♦��� ( • .J ♦ 1'f. ,...i 4. i+A!`. tr i ••dam!•.!r1%.,• •yA.t', �a ;�tr •. • 14J•�t;: ..... i : ......•N. � �t�}1�54 3�t�. � 7,. r7, .�. . ,r: Fia � �•.......n ' 1,• ,•,. .t .. .: f.{.ff/. , .. ' i,,•t:.' "tf .. •. t• f .,'. ._.. ... . f^' .. ... e. • e • After recording return to: Issaquah School District No.411 565 N.W.Holly Street Issaquah,Washington 98027-2899 • Attn: Doug Snyder f MITIGATION AGREEMENT • ^C� THIS MITIGATION AGREEMENT ("Agreement") is made this /��day of March, 1995, between the ISSAQUAH SCHOOL DISTRICT NO. 411, Issaquah, Washington C (the"District")and STONEGATE LIMITED(the"Developer"). 7 RECITALS • A. The Developer has submitted an application to King County for the construction of 52 new single family dwelling units,commonly known as the Proposed Plat of Stonegate, File , No S90P0068 (the "Project"), more particularly described on Exhibit A, attached hereto and incorporated herein by reference. The developer has requested that this Project be annexed to the City of Renton. B. The State Environmental Policy Act, Chapter 43.2IC RCW ("SEPA"), provides r j . processes and procedures whereby major actions by state and local agencies, including, but not limited to, plat or PUD approval or the issuance of building permits, may be reviewed to ,;.i determine the nature and extent of their impact on the environment. Impacts on public services, • including schools, are environmental impacts for the purposes of SEPA. SEPA requires the mitigation of adverse environmental impacts. • C. This Project is anticipated to generate 20 elementary school students and seven • middle school students, and these students will be served by Apollo Elementary School and Maywood Middle School. The District's student population and growth projections indicate that both of these schools are currently operating over capacity,and that the Project will have a direct impact on Apollo Elementary School and Maywood Middle School. • D. RCW 82.02.020 authorizes the District to enter into a voluntary agreement with • the Developer for payment.to mitigate the impact of the Developer's Project. E. It is the policy of the District to recommend that the direct impact of development • be voluntarily mitigated by the payment of fees and other mitigation measures where appropriate O F. The Developer has agreed to mitigate,on a voluntary basis, the adverse impact of the Project on the District. . • • t.. AGREEMENT NOW.THEREFORE,in consideration of the above recitals and the mutual promises and covenants below,the District and the Developer agree as follows: I. The Developer acknowledges and agrees that there is a direct impact on the District as a result of the Developer's Project and that this Agreement is necessary as a result of that impact. 2. The Developer acknowledges and agrees that in order to mitigate the direct impact of the Project, the Developer has offered to pay the District the following sum of money: Two Thousand Three Hundred and No/100 Dollars ($2,300.00) for each single family dwelling unit (the "Mitigation Payment") or the total sum of One Hundred Nineteen Thousand Six Hundred and No/I00 Dollars($119,600.00)for the 52 new single family dwelling units. 3. Any extension, renewal, modification or amendment to the Project that results in 2 an adjustment in the number of dwelling units shall result in a corresponding pro rata adjustment in the total amount of the Payment. O j4. The Developer agrees that the Mitigation Payment (in the amount of Two 2 Thousand Three Hundred and No/100 Dollars(S2,300.00)per dwelling unit)shall be paid to the ...7 District at the time the building permit for each dwelling unit in the Project is issued. 5. The Developer agrees to place a covenant on the face of the recorded plat, and include in the deed for each affected lot within the plat,that the amount of Two Thousand Three Hundred and No/l00 Dollars (S2,300.00) shall be paid to the District at the time the building permit for each dwelling unit in the Project is issued. 6. The Developer acknowledges and agrees that the Mitigation Payment is authorized . to be used for capital improvements to the following facilities: Apollo Elementary School, Maywood Middle School, and/or any other facilities that may be affected by the Project and/or .I the purchase of portable facilities. 7. The Developer agrees that the District has five(5)years from the payment date to spend the Mitigation Payment for the capital improvements described in paragraph 6. In the event i that the Mitigation Payment is not txpended within those five years, the moneys will be refunded with interest at the rate applied to judgments to the property owners of record at the time of II refund;however,if the Mitigation Payment is not expended within five years due to delay which is attributable to the Developer,the Payment shall be refunded without interest. 8. The Developer shall record this Agreement. • 9 The Developer waives and relinquishes its right to protest or challenge the . payment of the Mitigation Payment pursuant to this Agreement and hereby covenants and undertakes that it forever refrains and desists from instituting, asserting, filing or bringing any -2- • • • • • • lawsuit, litigation, claim, or challenge or proceeding to challenge this Agreement, claim any repayment or reimbursement of funds,performance or improvements provided for therein,or any of its terms and conditions,on any ground or basis whatsoever. 10. The District hereby waives any objection to the Project as presently proposed. 11. The District and the Developer agree that the Mitigation Payment will be full and complete mitigation for the impact of the Project as presently proposed on the District. is l}� 12. This Agreement shall be binding upon and inure to the benefit of the heirs, executors,administrators,successors,and assigns of both of the Developer and the District. 13. If an action must be brought to enforce the terms of this Agreement, such action shall be brought in King County Superior Court. The prevailing party shall be entitled to payment of its costs and reasonable attorneys'fees. • 14. This Agreement constitutes the entire agreement between the parties and any other agreement either written or oral shall be null and void. • • ISSAQUAH SCHOOL DISTRICT NO.411 // //// //�� DATED: s l 2 1/yJ L D��t/G`!6�'I � }'' �✓/v By: William II. Stewart,Superintendent STONEGATE LIMITED +?,K DATED: �`� ew_ • By: Donald H. eavitt, sident I'- • 111 • -3- • • •t • • • it • 1111 • STATE OF WASHINGTON COUNTY OF KING I certify that I know or have satisfactory evidence that William H. Stewart is the person who appeared before me, and said person acknowledged that he signed this instrument, on oath stated that he was authorized to execute the instrument and acknowledged it as the • Superintendent of Issaquah School District No.411 to be the free and voluntary act of such party �+ for the uses and purposes mentioned in the instrument. • Dated: //i/q ti_ o. K- 6-ACQ.4-) 7 NOTARv PUBLIC L STATE Or WASHINGTON v�� • DEBRA K SOUTHARDS V lWl A e i t My A000 dmMN E•pm1 MAR I.I00a Title • My appointment expires 3-t-�i STATE OF WASHINGTON COUNTY OF KING I certify that I know or have satisfactory evidence that Donald H. Leavitt is the person who appeared before me, and said person acknowledged that he signed this instrument, on oath stated that he was authorized to execute the instrument and acknowledged it as the President of Stonegate Limited to be the free and voluntary act of such party for the uses and purposes mentioned in the instrument. • • Dated:_ /"' (1/ /` /2)5 tp 0Tq '' ��n+�y ien pj8 R Title L1C My appointment expires 7f11`,£ �rtt-- O -4- .1 �! • J. ...r `:� — — . • .f •, ' • • • • EXHIBIT A LEGAL DESCRIPTION THAT PORTION OF THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 3,TOWNSHIP 23 NORTH,RANGE 5 EAST,WILLAMETTE MERIDIAN,LYING WEST OF THE WEST LINE OF THE PLAT OF MAY VALLEY CO-OP COMMUNITY ADDITION. RECORDED IN VOLUME 66 OF PLATS, PAGE 93, RECORDS OF KING COUNTY,WASHINGTON AND THE NORTHERLY EXTENSION OF SAID WEST LINE. TOGETHER WITH THAT PORTION OF GOVERNMENT LOT 1, SECTION 3, TOWNSHIP 23 NORTH RANGE S EAST, W.M., BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHEAST CORNER OF SAID SUBDIVISION; THENCE NORTH 88°3717" WEST ALONG THE NORTH LINE OF SAID SUBDIVISION 30 FEET TO TIIE POINT OF BEGINNING; THENCE CONTINUING NORTH 88°37'I7" WEST, ALONG SAID NORTH LINE, 594.68 FEET, MORE OR LESS, TO A POINT WHICH IS 698 FEET FROM TIIE NORTHWEST CORNER OF SAID GOVERNMENT LOT; THENCE SOUTH 17°02'52"WEST 556.69 FEET,MORE OR LESS,TO A POINT WHICH IS ) 536 FEET SOUTH OF THE NORTH LINE OF SAID GOVERNMENT LOT AND 548 FEET EAST OF TIIE WEST LINE OF SAID GOVERNMENT LOT; • THENCE SOUTH 01'25'07" WEST; PARALLEL WITH SAID WEST LINE OF SAID GOVERNMENT LOT 595.79 FEET, MORE OR LESS, TO THE SOUTH LINE OF SAID GOVERNMENT LOT; THENCE SOUTH 88°0I'27" EAST, ALONG SAID SOUTH LINE 744.61 FEET, MORE OR LESS, TO A POINT 30 FEET FROM THE SOUTHEAST CORNER OF SAID GOVERNMENT LOT AND THE WEST MARGIN OF 148TH AVENUE SOUTHEAST, THENCE NORTH 01°25'22"EAST ALONG SAID MARGIN,30.00 FEET; THENCE NORTH 88'01'27"WEST 425.00 FEET; THENCE NORTH 0I'25'22"EAST 262.33 FEET; THENCE NORTH 65'00'00"EAST 113.89 FEET; j • THENCE SOUTH 88'01'27" EAST 323.00 FEET TO SAID WEST ROAD MARGIN, AND A POINT FROM WHICH TIEE POINT OF BEGINNING BEARS NORTH 01'25'22"EAST, THENCE NORTH 01'25'22" EAST, PARALLEL WITH THE EAST LINE OF SAID GOVERNMENT LOT AND ALONG THE WEST MARGIN OF SAID 148TH AVENUE SOUTHEAST,735.55 FEET,MORE OR LESS,TO THE POINT OF BEGINNING II • • • r s e 1 A PORTION OF dOVT LOT I AND THE S.E. 1/4, N.E. 1/4, SEC. 3, T. 23 N., R. 5 E. W.M. KING COUNTY, WASHINGTON OF a MMD frJeCt2►OSTS w u5TCM 5[ �.•/••• LEGAL DESCRIPTION NOTES - - .lnrlr■ iwar(ACAS) PMCLL .' 1 ALL YO•AET.•1 MOM•S.000 KRC f1DD v111m W1 ISq I - • 3) •••D T-.000 MOOCUT(.•0 6LCTIIO.0 OSt.Mt[rER11.01 1.71D NII. 2 MAI PORIf3,0 001(MM,.. LOT 1.SLCT;O.,1 IO.01. 23'OMM.RMlL 3 71 1IKT MS ITC LOT.... AM(TT[rLPiO•M a•w0 COWfT,.•M.,OTO.O(SCA•[D.S a) MS 1IK7 MUM M 1M0 SAIIET PROSiO,fOl SCCTICK fOLLOWS 00TT 0.. CO S111O.10•S3PU.A[S 1Ol 0.1.C4l LOTS Mp y •... - wtTloR...JIOAT COMM.0 SET ran.POI.AC aa2-1]....... rig I kl 001TII C4•T•POST 3.TMC MOOD Ira Or SAO COARMr011 LOT. O µ4 030 T?of MEMO MI PIA M PL.r=MCAT(wv03. ST [•', GOUT LOT 2 ( GOVT�� I, ■ MORN 03371r PEST 3000 MIT R 5 M[.✓UR MAST 111 00.0 CMUCO MU...SUMAC(CO/M.T..rO01 Mu CT•41.•73N1 O.1(D WMO. .A `! MR[0f. M..CL.AIM N']71r P(ST,.L3.0 SAO DORN uPC 50•11 1i.IN!••O SJ'RO TITO r.R01 2..1N! 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COMP O,SAO Op1(RM10.0 LOT 2'L M 1[37;WPM 0 MOM A10a.E KO]0[D t1001 MUCKS IL(MI 7lS/S]3 7lYN•MD SS11a01 ii I ` \ IN S[GS 7■] • MOO( Sf• SIQCL NORM 01 03C LAST.•LONG WO r.R011,.13" ISTT, (►UM>•M4 L A•O]) •j 202.32 MMM e10L7D T1 •:400 CAST MOO(MIN 017!'17"[AST •J 1'RO'r. U W UM a M'. 0 KOCHT Iffia.OLP1■.O MO V1. �`7S1U 0401 MI.CI MaRM I!1)D00•USi IIIY r00 M/.LT( - a•MIP.c a1T•w 01702 RO.IY U KCOOm ST w111p.T uca LjSCUM NT71.2r CAST a2100 FUT TO SAO.EST.ro1O 5 22'( TO•TOMr o) oo.c.PO Tg00.11702 CO11..M IR10?PO•■0..•0f1k .1 1R0.Yq.M PO W Or![0.••1a OURS.AIM 017!•22'UST. HO.a • u Holt=COMM••0 u10T1'LAW?0 OKA=MO 1K {b'L,NORM 0175'2r UST.PM.Aub rM A('AST LPL 0 SAO D0000040T ) WATIT 0 TU LOTS o3UWi102 00 IIII. AE w10T■m RS10.M F I. ,• • u 6 LOT•.0•L0Mc M PEST uAmo•0f 5.0'.IT.A.IDKC SOOMEAST.71533 PAD.Of M NAPE 0@CAro RO.OS TO SE C0141.CTSD pN 11E 66IRk I ■ ,• rt[T.9C10 OR LIU,10 M POT.0 Y[0w...C. PROPOSED RAT 0 STOECj1L MM( � Iv S) TO OS((ASDO.TS A3 KCOPO[0.0•01 MOTORS ME in•0P0PA3 M0 PMCZL'i 4.TM C M.7101I70730•a(T.P•ro \ k q w M[0D.f 111 17 P.OPOSL7 PLAT 0 M.STCHISIAIL MOT T MALL S M 500T4(5T IASIT[A U TI(MOITO(IST OUMIIOI,YCIO.3.TO037 3 23 •CC •E FFAL.0 TOWS U 04405[D■TMM 1.D AOlmd1 SMALL A 1A1 M,*MCC 3 CAST..0.,(..0 COIN i'1,.•S••MGTO..0000T M UST!7S S(00E 1•Al D• IT ' POST A10TL0, 0) S1 5N0 MAC,11T f01 DAL PUTIWUR3. (►.A.101AH0 S MO IS) SSS7.a7(C•S) �� 1) DO.10 1!MAC,TO•r.o1..1c1.s..o caT•P�w 14'•OIEDO7T • 3 2/07.IS'(■CULs) $633. C.LC) (430 0.0 N U LOT'0.uw.:COUMM1_of LP(000STL.(OT Ha 5.Or02.S AS RQ/Ql9■•0=Tor.L13 OPT RIO0T1 U KCMG)ST■d*10lT MOP • 0 -- 25.1'18• ) \ MCOR00..MOO.KC0.OPIC MO 900021000.,RCCOIDS 0 SRO COA.7T KCOOMO 1�100]0711tl SQ S•O ADI(DID.T POI MAL PARICIR.•RS r warn'■ Alma ((01) -1L ) (►ARAOIA/MS S•AO II) ■S77S10S'• SO2,1Y S) 0Ms 14 0 1M.LCT TO R(TON•10.5 NO DICEP000 Ta I•PaA1 (ACAS) \ 2 / .W11S TO TO SOOTT 0 50TI .P•C■IC R•a0000 COIMT AS r10.l•..•CCM IPOK. / 0Stt0sm w MIDI lOW YATOTCS RI POS TS.3Pa1 YO 30306 7 S RR•01 .. f10,••.r CO.0 YOR.■/ \. , (P•R•OUPM 17 MO II) L• : SRU1 OM w CAS( I) PMKL1 7 0 TM 1T(0 sw.LCT m C010.•Mii COODO'1 r r.t� .1 $1w0T04 MO u30E1.TS AS 00.7M1m•r M 11AT VALLMCOO•vLAmt f aP iiSO,. y'Aro.PROT(CAOP 11OT1•CT04'U 070DSm IT 900.100 f00100 AA A II VO01 Mpn*:elf P.0..b(110 AW U MOOED 11'w(1�111 8000m Yml Aomori 1u P1CS 100007G 520P.30 Ma 012010■O Hal Y 1KS 7302190332•10 7TO00N■Ol (P•RAOL•N4 IS•10 II) w • 10)T O II(0 1.OlCT m M C0100T AS D500�ST S.I1.0101 /Y �__�`` h i ry REFERENCES 0001 KCOOA 11Q 5002770SU KCMOP0 TOTAL L71 OBIT AS OO.TMIED J/ P l . R.GAS STCROM wE.uDO.M IIG 1 R3M.RM..0 T}POI THE �MT 0 11O[W7((.Oi OS6D>m M K Mu /S MC.•p / ^L• \ �( �• PLAT Or 9.0+11.O Dv 1..0-134 0 PLATS.MI .0-35 ■ O1R \ O..•N•C01G YOL■ �rL 66 PUT Of SIAROI.■O Ov.1 10.1b 0 PLATS POPS w-•. II)OAS 1R 0 I.IER TO M 31 COT0..OL[MT SS MIL ME \ I/O'1 SMAs3 PWO w ! t QSnt. $OR OSIMCT Mo OTOEC.rt Uai[D U ND•013 n 1 T +� / .. \ PUT 0f r0T TALLLT Co-0 W.nR.n..PL N 0 RATS P•0(•I DLL M IIT lOW KCOp.0 14 1101T]OSIl 7Q ln0 AOImOR/a • D / • \ 2 PUT 0.L0UST0L TERRACE.sO..07 0 PUTS P•C[30 DLL P•Rr1OAAR1(PAA•'A•PI•20} 1TA W I - KMc COr.TT LOT LJ.0•O.M711QIT MO S•0P.024 KG P.O.508210N. t 10 11 - \ 2 \ 1 T. 23 N.. R. 5 E.. W.M. BASIS OF BEAR iNG • 1101M wirer Oft MIMI MO=TTT 1gLAO.T S-'SO MO M - ■wMEA1T OOg4 Cr tt=101 3-33-11.IT..(S(TREEN 5OA11p11 AS wa) WC:am I LC.L1 ' - C150503900I . • EILFIVEn1 Yr cBi�r aLraEm+CERTIFICATE w(exr A..., C Th SURVEY SHEET 1 OF 3 • e OAT al WALE . MACE Sr YE CR UPOEA MY(RECICN/I CGN- % - _ ' CP , 1 1S AT M M SOX 0 TOIo1ANCE WIN INC SURVEY RCCOROiNG ACT •( SIl(V1 AT►A I AT SC ZFat (jj) MINEr® tA■.s>g . ATM REQUEST a 1T3(cAI(wrtO i I v DA • • .IG �D BOO( w'PU �' " ' STONEGATE UNITEDN • ON •.83. •vs] DAVID EVANS AND ASSOCIATES. INC.II(C. cut `w.s..(A./14- MAY I.(17s 0•, wRA�I•+�TOI CTam Sr✓lR�RAU=Union MUTES! CHECKEDdo . GxATU GATE vT.o'lsmp/Cwn ILrdTOA w use OM tt 00? u sr PdOEP•m F1E Oa.rOm! � 2u52 (�� s.wq� CERTIFICATE N0._ H�r1aS� e . A PORTION OF GOVT LOT 1 AND THE S.E. 1/4, H.E. 1/4, SEC. 3, T. 23 N., R. 5 E., W.Y. __ KING COUNTY, WASHINGTON .___ -�ytcti�-- ,__\\ 148th AVENUE S.E. Al4. Ah-- nil•7' Y. 3 1 N Sal —1 w.— _ 1IlN.70' -/- •a,'13.Ir C •4SEE DETAIL 'A' — ' I • jam• lCA.L 1•.ix It 30•w0[S7.[MSS,w0 UTOJTT�< I I VI ( D.a.iaivaaPaa)) BI rTJ.G[O.'.—.— I 8 ItI LEGEND ` i°'[rrroi is w•oilTMn7 A • o FOV.O.. tPTT COe.O.S AOT[D [l.>� a•A•AO.IM..3) I 1 I • . wort aA) p?TEv o • SET./Y aa.•v 7SASM w I ._N?L i srAwv[D-O[A 375:'(u+css WED) .v.a0.'! �I • C. a . .w[raa s.at.st Cr Pan Aw Dw•4.0 • 1Ap+1 ` • 13 t ti. •iTE I r_p• u-0 Aao m.s ,.0T s9f. T •o•ESS.[PISS u0 WW1, ' 017170•09 mu REPORT(80TE AL NOTE COLS NOT a001T TOT[ Kn.OUo.sax•APS ION Del W iriiPOMPOMS• 12 • lo n. [41041 T_^ A ear-OF-•Ar 11 $ MCI aJ L b i U 1 Vt. k 1 11-46. Rua alPIA.[fail A57 005 � -' a urno.r rot failuoae• . I w a'b•IY[ ( W.( SCHEDULE•,PMAf.A►o a) • :silt Cco.Ts[AST TO IONAK-LE) ! J .1 A � — _ 1 1I21 `.2 148th AVE SE P ARCEL 1IA ro.0 Lr w LW.—,1 rr 37... . —I i�--((PO, 17 nT • �• • •.r Or , 1!warn.LOAM[AS[l41 [ I I (Cdt�•.a LAST 70 1.•q ASC S[.) 1. On ~ ) Aga slr t0 b[A mu' I; mil••' CO- a ASp.A.r 0.D•AM.Owl( f • AY rr.Air 80ve.➢r ICON ui I i Or as IT— n0 3i i zr [ .. Rws POST .. 0 SAC LAST O T LK 1 as•.o.,w cAv vv a oovT for 1 [sA�G WIT f.f,Dour LOT[ 7NT' I 1y9 M AtL.A• * Uh?LA"TED UHPLATTED UNPLATTED I I = (3900/ N �7i/✓ 7 I 6 it N I03453A. I aI; 1 . ri2j . •,:. 2 a xsi^ li °I . - SURVEYORS CERTFICATE r ♦ CEfTTFICA1E REcoRD OF. BHEET 2 OF 3 DOS YAP CORRECTLY PRES1 NTS A SURVEY <• �..:;:n ram►71 ICTfO>b wr ar_ FOR SCALE 1 �1 OO. MADE BY ME CR UNDER YY DIRECTION N CON- V•.�'4lu 1(_AT S.a IA= t7 FDRlIAHCE MTH DIE SURVEY RECORDING ACT �.A . as n AT PA<Y_AT Dt Lt T O O 0SURVEYED AT INC ItEq.JEST OF sro.curt US.r[D '.0 d QA•.. I�ar.NTaa. c.+ „O VI L.0 t� STONECATE LIMITED �°BOOK ""` • tw 'i°1 t :'. DAVID EVANS AND ASSOCIATES, INC. DRAWN to �wr� wAACOVr.6ta wawa____ �TUURRE A. N)4� E h 1.i114 ;a SLOT.CI a7:003/000Tr A.OMOR II mot LL L .[1 MO W W = •� • . RF d u0075 CERTIFICATE N0. 28757 1•A� •.1..t4 ErEi9eZZ . A PORTION Or GOVT LOT I AND THE S.E. 1/4, N.E. 1/4, SEC. 3, T. 23 N., R. 5 L. W.V. KING COUNTY, WASHINGTON .eaorsa•..wD r c 148th AVENUE S.E. ISM u' g - 0 r 3000 T ..-1- . I gspsa390O1 Mir{ 55 L'r �' I "'- tart j03�5• s� rat rtMI \ ��� o-� .Coo.v.rc ro.a D.'•. l 1 ,, 1 1. �T.r � S 4 I A CV II II I- p ARCEL B La m N 13 el a a ir 1 I I. 5 = / r Z • at'nun.wool,RA TM Mel mwaly EA a M OM 110 I 2 Q • J J d L C r-f(..[,/..SIG 3-22-5C` 1 I ` \1 enter ,iI 1 w sr i I . ra•xSr'C 1! 1 II It II NEAT.: PLAT Or r 1/ 0 N 1 / • r y e AT.:S TL- V• d pO q0 gin• t TE??,ACE a ��e(( d C @ I. ' d' op PLATS. PO. 30 ., Q PLAT op SLFWEi ;.,PLAT Dw. VDL. fi0 OF PLATS, POS (L.i9 SURVEYOR'S CEiTF1CATE 4 4 FEcaCNG cErscATE SHEET 3 OF 3 ` OF S�JRVEY SCALE 1'-100' I AD YAP CORRECTLY REPRESENTS A SURVEY C,••••••:,, RID 1A1_... 'ea, DAY 01__ F a YADE BY NE OR UNDER YY DIRECTKN N COI- t.�0. 1• AT IL M SOX O OOY® u•,9i0 FDRYANCE WIN THE SURVEY StCOtOINC ACT • >RAI'RY(AT Mt_AT M:IOUaT FEW Tso F AT 111E REDDEST Df s.acwrt wrto n v °' '.V.:=1'���"G ONE�� UNITED k. • DAVID EVANS AND ASSOCIATES. INC. �` °� pH wap.. V! �errs.9 IW.CTA/MlhiDil man mem R�Mm WtAR am= C rGv LW l m Il 17� •;a uf�• !YL 0,KCOO/C NT1.uOra Yf IW 61Ri ILL MUM SL r 01MR•� FILE oxi0077 OIAN `- DATE u•... un.W CERTIFICATE NO. 26 0 coo., uQ 11 ® «- • t . !'" saw ,, • A Filed for Record at Easement No.: 3-23-5-7 the request of 148TH AVE. SE REPLACEMENT KING COUNTY WATER DISTRICT NO. 90 Wit: • 15606 S.E. 128TH STREET RENTON, WASHINGTON 9 ECMCD STONEGATE, LTD JUN 2 71995 301 116th Avenue S.E.,k570, Bellevue, WA 98004 s • KIND COUNTs E RECORDER •, GREEMENT FOR EASEMENT bt THIS INDENTURE,made this/�d y of )T'z . , 19 lois /-�'by and between KING '�„ 1 COUNTY WATER DISTRICT NO. 90, a m cipal corporation of King County,Washington, hereinafter termed the "Grantee', and STONEGATE, LTD awl-— — —• --- -- --, hereinafter termed the 'Grantors'; • WITNESSETH d InThat the said Grantors for ONE DOLLAR($1.00)and other valuable consideration,the receipt . O of which is hereby acknowledged by the Grantees,does by these presents convey,grant and awarrant unto the Grantee a perpetual easement for water mains and appurtenances under, N through,above,and across the following described property situated in King County,Wash- ® O ington, together with all after acquired title of the Grantors therein, and more particularly 1 In described as follows: The East 285 feet of tale South 15 feet and the West 10 feet of the East 128 feet of the North 15 feet of the South 30 feet of that portion of the Northeast quarter of Section 3,Township 23 North, Range 5 East,W.M.,in King County, Washington described as follows: ' Beginning at a point on the North line of Government Lot 1, 30 feet West of the Northeast corner thereof; Thence West along the North line 594.68 feet,more or less, to a point 698 feet East 3 from the Northwest corner thereof; Thence South 17°02'52' West 556.69 feet, more or less, to a point 536 feet South and 548 feet East of said Northwest corner of Government Lot 1; Thence South 1°25'07" West 595.79 feet to the South line of Government Lot 1; Thence South 88°01'27" East 744.61 feet to a point 30 feet West of the Southeast ' corner of said Government Lot 1; • Thence North 1°25'22" East 30 feet; • Thence North 88°01'27' West 425 feet; • Thence North 1°25'22a East 262.33 feet; Thence North 65°00'00' East 113.89 feet; }•' Thence South 88°01'27' East 323 feet; Thence North 1°25'22' East to the Point of Beginning. EXCISE TAX NOT REQUIRED pans 041. ' ( o�W01 F.1711°5°,0005ISTONGATE.TEP May 7.1555 PAGE 1 OF 4 M • • .4.1:•1,/. 1,• . ilir ' 1 ...-1...,-:...-.. 1151312110.... f •. t .� f d J • , st} . Easement No. 3-23-5-7 ' (These blanks should either be filled in and initialed by the Grantor or X'd out completely.) If the property of the Grantors at the time of granting this easement is unplatted but is platted prior to the recording of this document, then the Grantors do hereby authorize the • Grantee to add to this agreement the designation (volume and page, etc.) of such plat. The Grantor acknowledges that part of the consideration being paid by the Grantee is for any and all damage resulting to or resulting hereafter from the possible interference of the natural flow of surface waters by Grantee's digging of pipe lines which may disturb the soil compo- sition within said easement. The Grantee shall have the right without prior institution of any suit of proceeding at law, • at such time as may be necessary,to enter upon the easement for the purpose of construct- ing,repairing,altering or reconstructing said water mains,or making any connections here- • with, without incurring any legal obligation or liability therefor, provided: (1) The Grantee, Water District No. 90,will restore Grantors property to a condition as ngood as or better than the premises were prior to entry by the Grantee,Water District • l) No. 90; O Cd.1 (2) The District will exercise its best efforts not to damage any private improvements on O the easement herein,but if it does so,it shall repair and/or replace said improvements; i P., • In (3) Restoration, replacement,and repair shall be completed within 90 days of the date of C) any entry by the District and said restoration,replacement, or repair will be of a quality and/or quantity that is comparable or better than existed prior to the Grantee's, District's, entry upon the easement. (4) The above set forth conditions shall apply not only to the initial construction but also to any re-entry by the Water District that becomes necessary for repair and mainte- nance of the water line on said easement. (5) Any damage and/or removal of any ornamental tree, shrub,fence,or rockery shall be replaced within the aforementioned 90 day period by the District. The Grantor shall retain the right to use the surface of the easement if such use does not interfere with the installation, repairing, altering or reconstructing of the water main. PROVIDED, the Grantor shall not erect buildings or structures of a permanent nature on the II • easement during the existence of said easement. The easement, during its existence, shall be a covenant running with the land and shall be binding on the successors, heirs, and assigns of both of the parties hereto. PAGE 2 OF 4 KING COUNTY V' WATER DSST. 90 1,011000C S\STONGATE.TEP May 6,1996 15±4:38 S. E. 1281h :•700t • Renton, Washington 93059 ,......=1 • • MI I • • aar' Easement No. 3-23-5-7 IN ITNESS WHEREOF, we have set our hands and seals this/I' day of , 197, • STATE OF WASHINGTON) COUNTY OF KING )ss ON this day personally appeared before me and to me known to be the individuals described in and • who executed the within and foregoing instrument, and acknowledged that signed the same as_ free and voluntary act and deed,for the uses and purposes mentioned. GIVEN under my hand and official seal this day of , 19 N O NOTARY PUBLIC in and for the State of Washington, residing at Q My commission expires: al STATE OF WASHINGTON) • COUNTY OF KING )ss On this IL day of Jilt c , 19 q he undersigned, a Notary Public in and for the State of Washington, duly commissioned an s om, onally appeared _and p j t rs to me known to me known to be a t�Presidennd ecretary, respectively, of �ifDti1�J� the and ackniedaei,tbe-said instrument to be the free and voluntary act and deed of said corporation, for the Uses and purposes therein mentioned. .'ti 11 GIVEN under my han and'sofficial seal this day o , 19_15- .G � s �s , • NOTARY PU UC i for the State of Washington, residing at My commission e it • '7110501DOCSISTONGATE.TEP May 2.155S PAGE 3 OF 4 KING COUNTY WATER DIST. 90 15606 S. E. 128th S root Renton. Washington 98059 • • to :); .1n1ile:Mr')<0a rtf r , e; • • ® ItatIOL-.J_ _ I c:. 1 sommoon • { I M i . i , III r ti' . • Easement No. 3-23-5-7 • it, STONEGATE, LTD. Y I- v 285' 30'CONSTR. PERMIT E E 15'PERM.ESMT. 4 • 6- 4- 10'x15FH ESMT. r `� m .4 N N UBPB VARE FENCE Y� I CL WIRE FENCE �) /� UP� 3-PO ' 1 • e 14AR �S ���= I UP 1'• Y ///������ EXIST. GRAVEL ROAD pg . 0 ',--- z fy� -----�-----------�------' iOE..OF SLOPE � -- RRE F3 ��EX. GRAVEL DR. • TOP OF SLOPE •• Ex. SHE]�I I I CL I EVERGREEN 128' /� IHEDGE EDGE OF ') kill I I ® GRAVEL W3 FENCE • 5' MARE FENCE COv b RR TIE PLANTER PATH Ir4-e\e 12-CE W 1, I I; < B$P BO_ 4'FR 4 I �'I. Ln EX. MpI i I- 1111 O HOUSE I ��{ 2-FR T O I I I =� 0-FR = I {\ J I I jc 14-FR O • 1� 31' CO • in BH I :R! 0-FR 194 d' - !0- 0-FR t"' 41I } 1- C• 10 FR 1"=50' i I i •.�!//�10 FR RE FENCE I 111.1I 33 I I I ill 0 I . 1 I I !I I 1r 1 ° 148TH AVENUE S.E. MAIN REPLACEMENT . ICING COUNTY WATFR Off' 90 EASEMENT NO. 3-23-5-7 1 j 15606 S. E. 12e1I1 S'ro^1 < Rontrn, Wcsh'n7tcn ZO59 • f:17110110,000S�STONGATE.TEP May 2.I I PAGE 4 OF 4 I - '7111L; NAM ----INILEJILm• ,_, ilinarrzeta_ i INZI WISIMIANNA . • 1. .POIEWAI KING COUNTY WATER Permit No.: 3-23-5-7 • DISTRICT NO. 90'S Permit For Limited Use of Real Project:148TH AVE.SE MAIN REPLACEMENT Property For Temporary • Construction STONEGATE 301 116th Avenue S.E.,#570 Bellevue, WA 98004 / • THIS LIMITED USE PERMIT made this/1 r,day of 19 7 , by and be- tween �TONEGRTE Ara q Wi fN/A! CO R P. • ('Grantor' herein) and KING COUNTY WATER DISTRICT NO. 90, a Washington municipal corporation (the 'District herein). Grantor hereby grants permission to the District to use the following described real property (the 'Property' herein) situated in King County, Washington: The East 285 feet of the South 30 feet of that portion of the Northeast quarter • of Section 3,Township 23 North,Range 5 East,W.M.,in King County,Wash- • ington described as follows: Beginning at a point on the North line of Government Lot 1, 30 feet West of the • Northeast corner thereof; • n Thence West along the North line 594.68 feet, more or less,to a point 698 feet East from the Northwest corner thereof; O Thence South 17°02'52'West 556.69 feet, more or less,to a point 536 feet South • O and 548 feet East of said Northwest corner of Government Lot 1; Thence South 1°25'07" West 595.79 feet to the South line of Government Lot 1; O Thence South 88°01'27" East 744.61 feet to a point 30 feet West of the Southeast corner of said Government Lot 1; Thence North 1°25'22" East 30 feet; Thence North 88°01'27' West 425 feet: Thence North 1°25'22" East 262.33 feet; Thence North 65°00'00' East 113.89 feet; Thence South 88°01'27' East 323 feet; Thence North 1°25'22' East to the Point of Beginning. 1. TERM. Unless otherwise terminated pursuant to the terms hereof, the term of this permit is 90 days beginning on the day the Contractor enters the site for construction. 2. GRANTEES'USE OF PROPERTY. District's use of the property shall be for e::cavation and construction of water line(s) and for the inspection thereof. ' r 4. RESTORATION. Upon termination of this permit, the District will restore the surface of the property to a condition as good as or better than it was prior to entry by the District. • IONC COUNTY WATER DtST. 90 •.• • f�21109.01DOCSSTONGATE TEP Wry 2.1ff6 PAGE 1 OF 3 15606S. E.F128TEth SDrst Renton. was.Jn:1tcn ca059 i i 1 • • • );r111t;',t fr#M 1s'y!,r r•I • ...MM.'. da • • Permit No.: 3-23-5-7 • The District will exercise its best efforts not to damage any private improvements on the property, but if it does so, it shall repair and/or replace said improvements. 5. ATTORNEY'S FEES. In case suit or action is commenced by either party, or their t successors, heirs or assigns, regarding an encroachment on the easement, in addition to costs provided by statute, the substantially prevailing party shall be entitled to an award of attorney fees in such sum as the Court may adjudge reasonable. EXECUTES as of th- d, i•ve •ritten. • r. STATE OF WASHINGTON) COUNTY OF KING ) SS. •, t Z ••ay of . , , 191r before me personally appeared ' • �,, al0111• I end to •wn to be the individua •escribed in and who executed the within and fore••• • instrument, and acknowledged sai• • strument to be the free and voluntary a • • deed of said Grantors, for the uses and purp• -s therein mentioned. •t? WITNESS my hand and officia •al he • • affixed the day and year above written. IN. I O :a NO ;Y PUBLIC in and for the State of Washington, O residing • 0 O My commiss •• expires: CI STATE OF WASHINGTON) COUNTY OF KING )ss On this f day of J , 19_7;the undersigned, a Notary Public in and for the State of Washington, duly co ' sioned an w m, pers ally appeared :•• to me)(flown to me known to be t,`President : ' : . . . ' respectively, of •rl nA, (4 AL ' the and acknow :•••• • e sald instrument to be the free and voluntary act and deed of said. corporation, for the uses *rid purposes therein mention:• WITNESS my hand and offiCiel seal hereto affixed and year above written. NOTARY 'T'IC n and for the tate of Washington, residing at My commission : ••ires: NI MANAGER -WD 90 KING COUNTY WATER Dr5T. 90 isdod S. E. 1281'1 1:tvr..1 PAGE 2 OF 3 Ronk.n, Woihin;.tcn c OS9 i�71.Of0�DOC6•STONOAT[.T[�Miry 2.lfff i . :. 1.. ..r^ ,.....:).t �:S a' .';',,'r �i r --,A. x •• . • . . —a, ^.1� JIM • • • 11111 • • . Am 7 . Permit No.: 3-23-5-7 STONEGATE. LTD. ME& . VW" • Tr - 285' 0 30.CONSTR. PERMIT ) • . 1/3 15'PERM.ESMT. . C:1 Le E E E E cc .x15.F1-1 ESMT. • 4. C) VARE FENCE • *3(.4.1 .,_ 's _.... UP Pe i'• 3_po I 1 UP -- • _PB EXIST. GRAVEL ROAD -1/). --ID-- ........_ j ----- -- — -J- 44.-->i 1 ------ • \Cr) ___L......__......_ .-•--...---• TOE OF SLOPE - J . r..lt'41 // TOP Of SLOPE 1 EX. GRAVEL D.R. * • EX. SI1Eli il - I 28. /I CL I 1 7-EVERGREEN EDGE ' CD GRAVEL ui x i 41:151 1 1 I 1 ipp 5' 'ARE FENCE a) P ,rENcr • ,.c. it i RR TIE PLANTER • • - .....a,2-cE 1.1J ,,Pkit 11,41,;.1111u > -L. 8 SP 1 CFR C) !IT 1110. 4:C I “ousE 1 C. ,i 1.1.' 2'FR 1 1 1 I : flit OFRI 1 I I 19" 14.FR Fjo I BM° I, 31' CO I Il •i.,.; o-rR i 1 40 10F R 1"=50' T I tO-FR 0 I i - I•'•• I FR WE FENCE I 1111 1 I I 23 I 1 111,11 ss..,,, ...."... * 0 II II I I li i I • ICING COUNTY WATTiR ntsr. 90 148TH AVE. S.E. MAIN REPLACEMENT PERMIT NO. 3-23-5-7 • Renton, Woclancrtcr. ':•:r.g.;9 i:%2 MI 2 ITADOC 11%.20P4GATII.'UP NW 2,1293 PAGE 3 OF 3 • ' . 7,.,•.,.,,.. •' . - , . _.• . .i..:FIT.C.:::-.77,4,-...:.1;c„.,44 i '.11,,-•-•••;,:q*,:-...,,' • 77.00J:W'.. ...:•• . • ., / - .••: ••••'•• . •• - i•••••,•'‘•;;;....::•.: ''•••,•.•,•,;,•:•:;••:•••'-•''...:-'•••••':',' Yq "Yr" .,..Zirt ',•'-'4-intibir,S!tt:::••_ 2•4.1,•tt- '•:•'.-•,dv.,,,,••.••1.1:,...;•*-.g••'•,-.......;;._•:1',:"..!•,.... ...._ ./. __ , ..... .. . .. , , • 'S:.-4:1,.1.,:.....:.:. .; .;,-.k—:.:' IN NUJ .—..... - 111 1 „AA . moan .1 milt ii_____ - murgii. FILE ID: 301069-5 TO: CHAFFEY CORPORATION 205 LAKE STREET SOUTH KIRKLAND, WA 98033 ATTN: AILEEN OPPELAAR REF/ESC: /STONEGATE THANK YOU FOR CHOOSING FIRST AMERICAN TITLE i":a • is 01 04114t9tiN 86/12/03 41455 8 r .: .. RECD F 10.00 • lr fpr , 1[Ai8I1lG1 �SL *4.r10.00 Olfg 3 NO. 4025 • 11 gy T11E� 1•L1�% �� • AN ORDI�Q� r Or RENTON. WASHINGTON, ESTABLI G A �DPOggZZD AUZSJOCENT DISTRICT FOR SANITlc!.": SEWER SERVICE IN THE EONE1CREEX INTERCEPTOR SERVICE AREA AND ESTABLISHING THE AMOUNT Or THE CHARGE UPON CONNECTION TO THE FACILITIES. THE CITY COUNCIL OF THE CITY Or RE TON. WASHINGTON, DO ORDAIN AS FOLLOWS: U, aSECTION I: There is hereby created a sanitary sewer o service s Y Interceptor assesss:ent district for the Hone creek Intarce for area in the northeast quadrant of the City of Renton which area is 0o more particularly described as follows: See Exhibit 'A" attached hereto and made a part hereof as if fully set forth herein. A map of • the project area is attached ar Exhibit 'E' and made a part hereof as if fully set forth.) SECTION II: Persons connecting to the sanitary sewer facilities in this Special Assessment District which properties have not been charged c.z assessed with the cost of the sanitary sewer main. shall pay in addition t= the payment of the connection permit fee and in addition to the general facility and trunk connection charge, the following additional fees: A. Area Charges (See Exhibit 'A' aid "Si Residence dwelling units, apartments or equivalents: - 5250.00 per dwelling unit Commercial Development: - SC per square foot of gross site area B. Front Footage Charges: (See Exhibit C. and •D') There is hereby created a subdistrict within the Honeycreek Interceptor Special Assessment District consisting of properties fronting on Interceptor Sewer: CERTIFICATE 1.fheu:da:a`1d. Maxine E. Motor CMtdfhe city of Renew. W *imjMs.Su MSS ale Is a tee and mesa oopiof Ordinance No- 4clu Subscribed and Sealed fhb-2 r do,efarAskR -- ----. �ry FOR����^n el.1?Z MO 11LCM D AT Ural;a City Civic OM Cr YSf QIT WE ISM Rd=Stirs 28)MKYESQ. tfii01..i111106 5, 1'; .lY f.-. "t:• ORDINANCE NO. 4025 The properties to be assessed for front footage .,' , <:-.= •`.4 - are more particularly described in Exhibit 'C' ::a,'v---- attached• attached hereto and srda • past hereof as if fully set forth. • The front footage charge shall be $37.19 per frontage foot, representing $74.38 per center • line foot divided squally for property fronting on each site of the center line foot. aSECTION III: This Ordinance is effective upon its passage, H approval and thirty (30) days after publication. e9 7 04 ti PASSED SY THE CITY COUNCIL this 17th day of November, 1986. Ca OD dr,eY i x ne E. Motoz, C ty Clerk APPROVED SY TEE MAYOR this 17Lh day of November, 1986. ,.hi. ik Barbara Y. S n h, Mayor Approved as to form: 444)",411U,affhl.44 Lawrence J. Warren, City Attorney Date of Pu. .=ation: November 21, 1986 , • -2- E x MAREA ITT S'A' ORDINANCE ID. 4025 1 A parcel of land situated in Sections 2, 3. 4. 9. 10 and 11 of Township 23 North and Sections 33 and 34 of Township 24 North, all in Range S East, M.M.. more ° particularly described as follows: BEGINNING at a point on the North margin of N.E. 27th St.. also known as S.E. 97th St. in said Section 4, distant 386.4 feet east of the Nest line of said a Section 4; thence North parallel to said west line and its extension into said Section 33 to the Thread of Nay Creek; thence Easterly along the Thread of May Creek through said Sections 33, 34 and 3 to the West margin of 148th Ave. S.E.; thence South along said West margin to the North line of State Sign Route 900, also known as S.E. Renton Issaquah Road; thence Easterly along said road to the intersection of the East line of the Vest quarter of said Section 2; thence N South along said East line through Section 2 and said Section 11 to the South 1111 line of the North half of said Section 11; thence west along said South line through Section 11 to the center of said Section 10; thence continuing West along said South line of the North half to the East margin of 138th Ave. S.E., CD also known as Duvall Ave. N.E.; thence Northerly along said East margin to the ..1 North line of the South quarter of the North half of said Section 10; thence tJD West along said North line to the East margin of 132nd Ave. S.E.. also known as CD Union Ave. N.E.; thence North along said East margin to the center line of S.E. 116th St.. also known as N.E. 10th St. and the Easterly extension of the South line of the Plat of Brentwood, Division 2. as recorded in Volume 72. page 46, records of King County. Wa.; thence West along said South line to the Southeast corner of Lot 16. Block 6 of said plat; thence Northerly along the East lines of Lots 16 through 11 inclusive to the South margin of N.E. 11th St.; thence Northwesterly to the Southeast corner of Lot 10 in Block 3 of said plat; thence Northerly along the East lines of Lot 10-through 1 inclusive and its extension to the North margin of N.E. 12th St.. thence west along said North margin to the Southeast corner of the Plat of Boarc as recorded in Volume 59, page 69. records of said county; thence North along the East line thereof to the North- east corner of said plat; thence West along the North line thereof 157.71 feet to the Southeast corner of Queen Ave. right-of-way as described in Volume 3738 of Deeds on page 76, records of said county; thence continue West alons said North lire of said plat 170.0 feet; thence North parallel with the centerline of said Queen Ave. and its extension to the North margin of State Sign Route 900, also known as N.E. Sunset Blvd.; thence Westerly along said North margin to the West line of the East 484.62 feet of the Southwest 1/4 of the Southeast 1/4 of said section 4; thence North along said West line to the South line of the Plat of Honey Creek Park as recorded in Volume 59 of Plats on page 57. records of said county; thence East along the South line thereof to the Southeast corner of Lot 9, in Block 2 of said plat; thence North and West along the East and North lines of Lot 9 to the right-of-way line of N.E. 17th P1.; thence Northeast and Northwest along the Southeast and Northeast a rgtn of said N.E. 17th P1. to the Southeasterly corner of Lot 11. to Block 1 of said plat; thence Northeasterly along the Southeasterly line thereof to the Northeast corner of said Lot 11; thence Northwesterly along the Northeasterly lines of Lots 11 through 7 inclu- sive to the North line of said plat; thence West along the North line thereof to the Northwest corner of said plat; thence South along the West line thereof to the Southeast corner of the Northeast 1/4 of the Southwest 1/4 of said Section 4; thence West along the South line of said Northeast 1/4 of the Southwest 1/4, a distance of 320.12 feet; thence North 1307.0 feet to the North line of said Southwest 1/4 distant 322.20 feet West of the Northeast corner thereof; thence 4 West along the South line of the Southeast 1/4 of the Northwest 1/4 to the Southwest corner thereof; thence North along the West line of said subdivlsicn ' to the Northeast corner of the Plat of Aloha Ranch No. 2 as recorded in Volume 82, page 3. records of said county; thence West :long the North line thereof to the Northeast corner of the Plat of Aloha Ranch as recorded in Volume 77, page 7. records of said county; thence West along the North line thereof to the Southerly extension of the East line of the Plat of Sandee Terrace as recorded in Volume 67. page 2, records of said county; thence North along said Southerly extension to the Southeast corner of said plat; thence continue North alcn; the East line of said plat and the Northerly extension of said East line to the • South margin of S.E. 97th St., also known as N.E. 27th St.; thence Northeasterly to a point on the North margin of said street distant 386.4 feet East of the West line of said Section 4 and POINT OF BEGINNING of this description. 13-2850/X EXHIBIT t i. • 9 • EXIIIIIT aM ORDINA11Cs NO. 4025 • i AREAO MIGES I ' 11 •Y'•�u~[.Mae PIN • :�•Ft iC:4. 7441 '.�[r[y;•••.I. 1 V J•r•■oan a •Iaaa■[ia' -• .:• ----= �a •■aK• ::.h[�a Inc 'I - ~ t .1. 1 ,• • � J X U4 jk _. __ .. _ .....___, ,.. • . • ., _, .,.. r• a .- ___. 1'-'''i • 1 �� Ir C �`T. ' •Ibr IY 'I a'r 1. •7 •. o� 1 i'/N!► I' waa •�• 011rY[! r•. • gr.:-2_, .--,-- ..i.i• -•4.•,_ L„t,,,11.:11."MK Ippilf:CiFi • i . • ...i..... ,„ N- ; jo �!"1.1 i `. .■ ram! T'�ka J K ti • , _xi • •CO .•` LPL-- 4• ./• •1. ib ••,.I ` . E���•Klf 1� cJfi(0• I; ><6a+. ' I I ��-•i • , i •746,'1ri'� i„I", ' a !' j7i�i • via � pI la. s&•11kY 1�� .c �j tl� �;Q,y+Mts V.iid�� JJ®. �••• p Ri11I _.�.�Iua�• . 'WI v I .st ..'Mimic s 1 Iw C" J .ram r ul.y Y. I e-Y +c'cii, .■.w --! ., rr.1 Mrjl•,r,:lt —•,;,; ,. S:i.m.iilirCl7ii={;� 41 1 u0.L1. al,—illk J .a ! mix' .a.a1 "� ".•„/� ► I �c0tt0+ * w00[ ►u C � • . C° •I4 ';'•n 11. L. 'w,4.! I - ,. .0 �.R;�• ice% •rw r/F. .& `; .1- -i t"j! e, `.. . •L• %,1i 1a '-r. .% 61.Mr :•�• Jai .� Iipsahrai t 1 J i 6 I L,./..4 1 r • i11/.. It - al I - _�1 �. • it _ I ■�1 `. , I ., •. .:.....,, I• p, .,:: 6 i. ui� i V• , .-4� 1 —rill . ''' (a. ;Nit+ 1 f "-WE 7 a. .... I' 1 41e- * -— . -- ..-- : '� • •ri A di ' •• 4. :''�'■ rail in R 4 y,X i y ,';Afl ii n!.. AREA p AR6i ,00... 444 ,Lk NE.' 4TH 3 1 .! 4-.; ;xi' I•Ia oZ : ti1i • r i ' sue . I ' SE. I •-�• • • • EXHIBIT s i3 • LIMIT 'C' • FONT FORME CMMISES C>4D1>UhICS no. 4025 A parcel of land situated in Section 4. Township 23 North. Range 5 East, M.M.. more particularly described as follows: BE4IMMIN6 at a point on the East margin of 12OtA Pl. S.E. at the intersection of the Westerly extension of the South Ilea of t►.•• Plat of Paradise Estates as recorded in Volume 95 of Plats on Page 93. reco.Ii of King County. Washington; thence East along said Westerly extension and the South line thereof to a point 556.64 feet West of the East line of the Northwest quarter of said Section 4; thence South parallel to said East line 392.7 feet; thence East parallel to the South line of the Plat of Paradise Estates No. 2 as recorded in Volume 102 of Plats on Page 31. records of said County to the East line of said Northwest quarter; thence South along said East line to the center of said section; thence 14 East along the North line of the Northwest quarter of the Northwest quarter of 14 the Southeast quarter of said section to the Northeast corner of said sub- division; thence South along the East line of said subdivision to the Southeast C corner thereof; thence East along the North line of the Southeast quarter of the N Northwest quarter of the Southeast quarter of said section to the Northeast corner of said subdivision; thence South along the East line of said subdivision to the Southeast corner thereof; thence East along the North line of the South- east quarter of the Southeast quarter of said section to the East line of the West 310.67 feet of said subdivision; thence South along said East line to the North margin of State Sign Route 900, also known as N.E. Sunset Blvd.; thence Westerly along said North margin to the West line of said subdivision; thence continuing Westerly along said North margin to the WYst line of the East 484.62 feet of the Southwest 1/4 of the Southeast 1/4 of said section 4; thence North along said West line to the South line of the Plat of Honey Creek Park as recorded in Volume 59 of Plats on Page 57. records of said county; thence East along the South line thereof to the Southeast corner of Lot 9. in Block 2 of said plat; thence North and West along the East and North lines of Lot 9 to the right-of-way line of N.E. 17th P1.; thence Northeast and Northwest along the Southeast and Northeast margin of said N.E. 17th P1. to the Southeasterly corner of Lot 11, in Block 1 of said plat; thence Northeasterly along the Southeasterly line thereof to the Northeast corner of said Lot 11; thence Northwesterly along the Northeasterly lines of Lots 11 through 7 inclusive to the North line of said plat; thence West along the North line thereof to the Northwest corner of said plat; thence South along the West line thereof to the Southeast corner of the Northeast 1/4 of the Southwest 1/4 of said Section 4; thence West along the South line of said Northeast 1/4 of the Southwest 1/4, a distance of 320.12 felt; thence North 1307.0 feet to the North line of said Southwest 1/4 distance 322.20 feet West of the Northeast corner thereof; thence West along the South line of the East half of the Northwest quarter of said section to the Southwest corner thereof; thence North along the West line of said East half to the South margin of S.E. 97th St.. also known as N.E. 27th St.; thence Southeasterly along said margin to the intersection of the thread of Honey Creek. said intersection also being a point on the Southeasterly margin of 120th Pl. S.E.; thence con- tinuing Easterly and Northerly along the Easterly margin of said 120th P1. S.E. to the intersection of the Westerly extension of the South line of said Plat of Paradise Estates and POINT OF BEuINNING of this description. L4-86510 EXHIBIT . • • OXDUM' M0. 4023 • EININIT b' MONT FOOTAGE MIES • • y SEC. -4 ,TWP. 23 N., G = E.,W.M. qa ll 0 CO I).S ` i r t t�° d( \ ',lc' .V4NDERMAY ALT 1 r i. %1 ti C �,•I f :4:4 Li tea s, u.• pL3FRONT ►COIT�+6s ,1� ]4" : e' ;. •'~ .;,: J •+'-'�+ • METCALF •e• CNhIbGt Yb Ji1Drf►RY .' • I . 0 %, !,,.. r. - - .___. rj A a70 r-k-.5 k A r, ,, ` l •_, , ME=' c, '-.' 1•n1 . +b,: `, �� --7— P--g 1,,r , ,iii. , . . - • I 14•.4 i.y • •, p i 65.... . .111111Qi;, M�l� y „• ill ' ...L\4‘,1•• At ' 1 e, •.`�M— II a.D!!rjg i ' M A d I [Is:. - lb Q - v 'p purl -' � . n j • u i 'kyli w a w 11 _`� ' a : ial i s II 0 6.y.j r f r a se N •el j 1 ..• 1 • el PrF;171R#R‘ ‘'‘ '24 :. " "1"... . • 1. L ‘‘‘)et % EXHIBIT 0 • • Ant • } 2 WHaI thaOtyClerkECORDED RETURNtOt CITY OF RENTON, WASHINGTON Office d tl,.aq Clerk Renton Munldpal thdldln6 }F 200 Mal Amnon South ORDINANCE NO. 4510 Renton,WA SWOSS 5 AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON ANNEXING CERTAIN TERRITORY OF THE CITY OF RENTON (STONEGATE ANNEXATION; FILE NO. A-94-002). WHEREAS, under the provisions of RCW 35A.14.120 as amended, a petition in writing requesting that certain territory contiguous to the City of Renton, as described below, be annexed to the City of 3 i Renton, was presented and filed with the City Clerk on or about N November 7, 1994; and 8 C7 O WHEREAS, prior to the filing and circulation of, said petition O for annexation to the City of Renton, the petitioning owners CO O notified the City Council of their intention to commence such 1VO O proceedings as provided by law, and as more particularly specified V; C7 in RCW 35A.14.120, and upon public hearing thereon, it having been determined and the petitioning owners having agreed to assume the pre-existing bonded indebtedness of the City of Renton as it pertains to the territory petitioned to be annexed; and to accept that portion of the City's Comprehensive Plan as it pertains to the territory including the applicable Zoning Code relating thereto; and WHEREAS, the Planning and Technical Services Division has examined and verified the signatures on the petition for annexation and determined the assessed valuation of all the properties, the same being in excess of sixty percent (60%) of the area to be annexed, in value, as provided by law, and the petition also setting III forth the legal description of the property according to government legal subdivision or plat, and the Planning and Technical Services 1 0 I • • ORDINANCE NO. 4510 } Division of the City of Renton having considered and recommended the annexing of said property to the City of Renton; and WHEREAS, the City Council fixed January 9, 1995 at 7:30 P.M. as the time and place for public hearing in the City Council Chambers, City Hall, Renton, Washington, upon the petition and notice thereof having been given as provided by law; and WHEREAS, pursuant to said notices public hearings have been held at the time and place specified in the notices, and the Council having considered all matters in connection with the petition and further determined that all legal requirements and procedures of the law applicable to the petition method for annexation have been met; VI O and ^x Ir CD WHEREAS, a 'Notice of Intention' having been filed with the C`7 C) King County Boundary Review Board as required by law, and the 0 Boundary Review Board having taken jurisdiction over the annexation CI and having approved the annexation as per its decision dated March 27, 1995; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DO ORDAIN AS FOLLOWS: SECTION I. The findings, recitals, and determinations are • hereby found to be true and correct in all respects. All • requirements of the law in regard to the annexation by petition method, including the provisions of RCW 35A.14.120, 130, 140 and 150, have been met. It is further determined that the petition for annexation to the City of Renton of the property and territory described below is hereby approved and granted; the following 2 • • • ORDINANCE NO. 4510 described property being contiguous to the city limits of the City of Renton is hereby annexed to the City of Renton, and such annexation to be effective on and after the approval, passage, and publication of this Ordinance; and on and after said date the property shall constitute a part of the City of Renton and shall be • subject to all its laws and ordinances then and thereafter in force and effect; the property being described as follows: See Exhibit "A' attached hereto and made a part hereof as if fully set forth herein (Said property, approximately 38.3 acres, is located south of May Valley Road and west of, 148th Avenue Southeast) and the owners-petitioners of the property shall assume the pre- existing bonded' indebtedness of the City of Renton as prescribed in RCW 35A.14. 120 as it pertains to the property, and the property to ''•' be subject to the City's Comprehensive-Plan and Zoning Code. b SECTION II. This Ordinance shall be effective upon its O O passage, approval, and five days after its publication. L,) CI A certified copy of this Ordinance shall be filed with the King County Council, State of Washington, and as otherwise provided by law. PASSED BY THE CITY COUNCIL this 24th day of April , 1995. ,>it Marily��/ etersen, City Clerk APPROVED BY THE MAYOR this 24th day of April , 1995. I • Ea 1 Clymer, Ma r 3 0 wEs� • • JLWEJ ORDINANCE NO. 4510 Approved as to form: nn����O��� La n e J. War , City Attorney Date of Publication: April 28, 1995 ORD.441:4/10/95:as. O O c� O O I a • • ® 0 • t..f }.- .. 5 .. • 10 0 • i, • • EXHIBIT A Stonegate Annexation Legal Description: That portion of the southeast quarter of the northeast quarter of Section 3,Township 23 North,Range 5 East,W.M.,lying west of the west line of the Plat of May Valley Co-op Community Addition, according to the plat thereof recorded in Volume 66 of Plats,page 93,records of King County, Washington and the northerly extension of said west line; TOGETHER WITH that portion of Government Lot 1,Section 3,Township 23 North,Range 5 East,W.M.,described as follows: • Commencing at the northeast corner of said subdivision; Thence N 88°37'17"W along the north line of said subdivision 30 feet to the True Point of Beginning; Thence continuing N 88°3717"W,along said north line,594.68 feet,more or less,to a point which is •'1 698 feet from the northwest corner of said Government Lot; Thence S 17°02'52"W 556.69 feet,more or less,to a point which is 536 feet south of the north line of C'D said Government Lot and 548 feet east of the west line of said Government Lot; O . OThence S 01°25'07"W parallel with said west line of said Government Lot,595.79 feet,more or less, 1n to the south line of said Government Lot; • Thence S 88°01'27"E along said south line,744.61 feet,more or less,to a point 30 feet from the • southeast corner of said Government Lot and the west margin of I48th Avenue Southeast; '.f. Thence north along said margin,30.00 feet; • Thence N 88°01'27"W 425.00 feet; • Thence N 01°25'22-E 262.33 feet; • Thence N 65°00'00"E 113.89 feet; .•; Thence S 88°01'27"E 323.00 feet to said west road margin,and a point from which the True Point of • Beginning bears N 01°25'22"E; Thence N 01°25'22"E,parallel with the east line of said Government Lot and along the west margin •r° of said I48th Avenue Southeast, 735.55 feet,more or less,to the True Point of Beginning. ;,_ Adjoining the existing City limits of Renton as annexed by Ordinance#3972 along the west quarter :4- • section line of the southeast quarter of the northeast quarter of Section 3 from the southwest corner of :'s said subdivision to the south line of the north half of the north half of the southwest quarter of the ; northeast quarter of said Section 3. • =1: e 0 • STONEGATE ANNEXATION SITE MAP I 'm ' 'y Valley Rd , 1 _ ; ....._ ......._ X Cree►r K�1,�i.� . i+ L,r'L • ,`? JJJJJ • :+• r D �.L I GGthirl c7 0 7.' l 1 ik 11) 1 i I (~:i�'.;e? ',i :ter_ ; � t.'? •,SE 102nd j�1:�� ��������� -Qr i II 10, .......... • SE 104 _ � � I ~ I i s� 04f�0 cr, --- ,,/ -�- -- Renton City Limits ill CITY OF RENTON —.—.— Urban Growth Boundary • %'S---\\ Planning/Building/Public Works I I Proposed Annexation Area (a 1 O. Demiwn •t P. M«Onie. D. Ysneslci �:' 16 January 1995 0 500 1000 +t 1 :6000 -•' © CHICAGO TITLE INSL _ y 10E COMPANt Aus 2 4 iss5j.: r 0 FILE)FUR RL'CORD AT REQUEST OP Ci TInS st'ACL I'tt>VIDED FOR RIiCUIu)LR•S USI in Cl CHICAGO TITLE INSURANCE COMPANY hl 0 10500 NE 8TH STREET, SUITE 1760 • N BELLEVUE, WASHINGTON 98004 0 m N'I11•N ItLCORDED IUrrUR.NTo N N CHAFFEY CORPORATION 0P.O. BOX 560 KIRKLAND, WASHINGTON 98083 rn n T 434431 S ti STATUTORY WARRANTY DEED m 0 THE GRANTOR Si STONEGATE, LTD., A WASHINGTON CORPORATION ti en r fur and in consideration of W TEN DOLLARS AND OTHER GOOD AND VALUABLE CONSIDERATION - ,, •�i rl C..i r' eas in hand paid,conveys and warrants to "' �; CHAFFEY CORPORATION, A WASHINGTON CORPORATION the following described real estate situated in the County of KING State of Washington: LEGAL DESCRIPTION ATTACHED HERETO AS EXHIBIT "A" AND BY THIS REFERENCE MADE A Q PART HEREOF AS IF FULLY INCORPORATED HEREIN. • {` SUBJECT TO: EXCEPTIONS SET FORTH ON ATTACHED EXHIBIT "B" AND BY THIS REFERENCE 0 MADE A PART HEREOF AS IF FULLY INCORPORATED HEREIN. 1.4 23 0.3 Dated: AUGUST 11, 1995 STONEGATE, LTD. BY• ` STATE OF WASHINGTON SS. COUNTY OF KING . H ON THIS 14th DAY OF AUGUST, 1995, BEFORE ME, THE UNDERSIGNED, A NOTARY PUBLIC IN AND FO 2 THE STATE OF WASHINGTON, DULY COMMISSIONED AND SWORN, PERSONALLY APPEARED DONALD H. LEAVITT TO ME KNOWN TO BE THE PRESIDENT OF THE CORPORATION THAT EXECUTED THE FOREGOING i£ INSTRUMENT, AND ACKNOWLEDGED THE SAID INSTRUMENT TO BE THE FREE AND VOLUNTARY ACT AND s DEED OF SAID CORPORATION, FOR THE USES AND PURPOSES THEREIN MENTIONED AND ON OATH STATE n THAT HE WAS AUTHORIZED TO EXECUTE THE SAID INSTRUMENT AND THAT THE SEAL AFFIXED THERETO z (IF ANY) IS THE CORPORATE SEAL OF SAID CORPORATION. IN WITNESS WHEREOF, I HAVE HEREUNTO SET MY HAND AND AFFIXED BY OFFICIAL SEAL THE DAY AN YEAR FI ST ABOVE WRITTEN. • PRINTED NAME: Paula K. Adams ! fi tVORAM1/ , NOTARY PUBLIC IN AND FOR THE STATE OF WASHINGTON, i �� WI RESIDING AT Kirkland y id P of • MY COMMISSION EXPIRES 17-7Q—QS it..... Ef___ ,{0.4)Z ••••Op,WAW ** tiv)olo/r/v1o/.r a�4 • . 7 .:HIBIT A LEGAL DESCRIPTION The land referred to is situated in the State of Washington,County of KING and is described as follows: • PARCEL A; THAT PORTION OF GOVERNMENT LOT 1, SECTION 3,TOOWNDHIP 23 NORTH, R NGE S;5 EAST, WILLAMETrE MERIDIAN, IN KING COUNTY, BEGINNING AT A POINT ON THE NORTH LINE OF SAID GOVERNMENT LOT, NORTH 88°37'17" TO WEST 30.00 FEET FROM THE NORTHEAST ALONG SOR:NER D RO F THEREOF; FEET, MORE OR LESS, THENCE NORTH IC 8IS 698 WEST, R WHICH IS 536 A POINT WHICH IS 698 FEET FROM THE NORTHWEST CAR LESSF TOZA POINT GOVERNMENT LOT; ' THENCE SOUTH 17.02'52" WEST 556.69 FEET, MORE 548 FEETO EAST OF THE WEST • FEET SOUTH OF THE NORTH LINE OF SAID GOVERNMENT LOT AND LINE OF SAID GOVERNMENT LOT; EL WITH SAID WEST LINfi OF GOVERNMENT LOT, 595.79 FEET, SOUTHR 1L SS, THE PUTT' 744.61 FEET, MORE OR LESS, TO FEET, MORE OR LESS, TO THE SOUTH LINE OF SAID GOVERNMENT LOT' THENCE SOUTH 88°01'27" EAST, ALONG SAID SOUTH LINE, A POINT 30 FEET WESTERLY OF THE SOUTHEAST CORNER OF SAID GOVERNMENT LOT AND ON THE WEST MARGIN OF 148TH AVENUE SOUGTHEAST; UST EAST; N, 30.00 FEET; THENCE NORTH 1°25'22' EST' THENCE NORTH 88°01'27" WEST 425.00 FEET; THENCE NORTH 1°25'22" EAST 262.33 FEET; Q THENCE NORTH 65°00'00" EAST 113.89 FEET; IN, TO A POINT FROM CD SOUTH BB°01'27" EAST 323.00 O1°2 SAD 2"iEST STR� MARL 1,.. WHICH THE POINT OF BEGINNING BEARS NORTH O THENCE NORTH 1°25'22" EAST, PARALLEL WITH THE EAST LINE OF SAID GOVERNMENT LOT AND C2 'ALONG THE WEST MARGIN OF SAID 148TH AVENUE SOUTHEAST, 735.55 FEET, MORE OR LESS, 73 TO THE POINT OF BEGINNING. NPARCEL B: THE SOUTHEAST QUARTER E RIDIAN,EINTKINGRCER OF SWASHINGTON WNSHIP 23 NORTH, RANGE 5 EAST, EXCEPT THE EAST 529 FEET THEREOF. S•90M0248, RECORDED (ALSO KNOWN AS LOT A, KING COUNTY LOT LINE ADJUSTMENT NUMBER UNDER RECORDING NUMBER 9009210864.) CIIICAGO TITLE INSURANCE COMPANY i} strt root 1 ...Ti.... CHICAGO TITLE INSURANCE COMPAN Y �tr� ..-)11.;:. ' • Escrow No.: 434431 :if. ✓ .14 ; x • EXHIBIT B • '4; (continued) • j r 1 .�� r AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BETWEEN: MR. AND M .S. ROBERT A. FISHER, HUSBAND • AND WIFE ' AND: THE LEAVZTT COMPANIES, A WASHINGTON :cfi, I ✓ ;-.1: Ai CORPORATION RECORDED: JUNE 11, 1990 L� RECORDING NUMBER: 9006111702 REGARDING: AGREEMENT TO BUILD FENCE, PAY FEES FOR WATER INSTALLATION AND HOOKUP, AND PAVE A DRIVEWAY AND AN EASEMENT, ALL _ IN CONSIDERATION OF RELINQUISHMENT OP EXISTING EASEMENTS • AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: CD / BETWEEN: MIKE AND CINDY MERRITT CDIV/ AND: STONEGATE LIMITED r. RECORDED: MARCH 1, 1995 CD RECORDING NUMBER: 9503011180 t CD REGARDING: AGREEMENT TO PAVE DRIVEWAY, AND TO • 'r4 PROVIDE TEMPORARY ACCESS VIA EXISTING '' DRIVEWAY UNTIL ACCESS IS PROVIDED VIA `lal 7 POBLIC RIGHT OF WAY OVER SAID PREMISES, ALL IN CONSIDERATION OP RELINQUISHMENT OF EXISTING EASEMENTS .,IAGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BETWEEN: ISSAQUAH SCHOOL DISTRICT NO. 411 • /// AND: STONEGATE LIMITED RECORDED: MARCH 23, 1995 +. r RECORDING NUMBER: 9503230585 REGARDING: MITIGATION OP IMPACTS ON SCHOOL DISTRICT • y: ' THE FOLLOWING MATTERS DISCLOSED BY SURVEY RECORDED UNDER RECORDING NUMBER 9505039001 : WIRE FENCES ARE NOT ON THE PROPERTY BOUNDARIES IN NUMEROUS LOCATIONS OF BOTH v PARCELS; WIRE FENCES ENCROACH INTO EASEMENTS RECORDED UNDER RECORDING NUMBERS 9006111702, 6570487, AND 6570488 IN SOUTHEASTERLY PORTIONS OF PARCEL A; GRAVEL DRIVE ENCROACHES SOUTHERLY OF THE SOUTH LINE AND EASTERLY OF THE WEST LINE OF PARCEL A • . EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: KING COUNTY WATER DISTRICT NO. 90, A MUNICIPAL CORPORATION PURPOSE: PERPETUAL EASEMENT FOR WATER MAINS AND • APPURTENANCES • AREA AFFECTED: EAST 285 FEET OF THE SOUTH 15 FEET AND THE WEST 10 FEET OF THE EAST 128 FEET OF THE • NORTH 15 FEET OF THE SOUTH 30. FEET OF PARCEL • A RECORDED: JULY 06, 1995 RECORDING NUMBER: 9507060574 • • CHICAGO TILE INSURANCE COMPANY LWt AUU£Z I L. IMUltAtit.:13 w?4rAN Y Escrow No.:434431 Eamrr i! (conriausd) . RAI AND TIZ TIRN3 AND CONDITIONS THIA=0P: GAA2T2Nt KINO COUNTY NAM DISTRICT NO. 90, A ar 3ZONICIPAL CORPORATION VPURPOSE: TINTORATY CONSTRUCTION RAIZMINP IA A7TECTLDa EAST 963 TILT OF INS SO Tfl 30 TUT Or PARCEL A• RECORDED: 7 LY OC, 1995 • RECORDZNO NUNESR: 9507060S74 • ANY ADM!! RIGHTS CRIATED NY T112 oat Or MI SOlTN7! 30 TUT OF PARCEL A A3 ACCESS TO THE TROPERTY LOCATED SOOT!! 01 PARCEL A AID EAST OF TARCZL D. WE FIND NO E1LSEri=!R GRANTED TO SAID FROPIETY. • C C '-4 O • • • • Lt.y.,..:r•i QlTCnf0 TRT it Mel M A*M7 N t%.u•r �Lt:.�.e_^ cIIIC:AGO TITLE INSURANCE COMPANY Escrow No.: 434431 EXHIBIT B (continued) EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: PRESENT AND FUTURE OWNERS PURPOSE: INGRESS, EGRESS AND UTILITIES AREA AFFECTED: 30 FEET IN WIDTH, BEING THE EAST 425.00 FEET OF THE SOUTH 30 FEET IN V WIDTH OF PARCEL A AMMOW RECORDED: SEPTEMBER 29, 1969 RECORDING NUMBER: 6570488 EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: PUGET SOUND POWER L LIGHT COMPANY, A / WASHINGTON CORPORATION • // PURPOSE: ELECTRIC TRANSMISSION AND/OR DISTRIBUTION SYSTEM (� AREA AFFECTED: THE SOUTH 30 FEET OF PARCEL A RECORDED: JULY 5, 1979 RECORDING NUMBER: 7907050905 CD n ' . CDEASEMENT AND THE TERMS AND CONDITIONS THEREOF: .4 PURPOSE: QD INGRESS, EGRESS AND UTILITIES C AREA AFFECTED: PORTION OF PARCEL A RECORDED: JUNE 11, 1990 RECORDING NUMBER: 9006111702 EASEMENT AND THE TERMS AND CONDITIONS THEREOF: PURPOSE: INGRESS, EGRESS AND UTILITIES • � / AREA AFFECTED: PORTION OF PARCELS A AND B V RECORDED: MARCH 1, 1995 ✓ • RECORDING NUMBER: 9503011180 • RESERVATIONS AND EXCEPTIONS CONTAINED IN DEED FROM NORTHERN PACIFIC RAILROAD COMPANY: RESERVING AND EXCEPTING FROM SAID LANDS SO MUCH OR SUCH PORTIONS THEREOF AS ARE OR MAY BE MINERAL LANDS OR CONTAIN COAL OR IRON, AND ALSO THE USE AND THE RIGHT AND TITLE TO THE USE OF SUCH SURFACE GROUND AS MAY BE NECESSARY FOR GROUND OPERATIONS AND THE RIGHT OF ACCESS TO SUCH RESERVED AND EXCEPTED MINERAL LANDS, INCLUDING LANDS CONTAINING COAL OR IRON, FOR THE PURPOSE OF EXPLORING, DEVELOPING AND WORKING THE SAME. RECORDING NUMBER: 193931 AFFECTS: PARCEL A RESERVATIONS AND EXCEPTIONS CONTAINED IN DEED FROM NORTHERN PACIFIC RAILROAD COMPANY: RESERVING AND EXCEPTING FROM SAID LANDS SO MUCH OR SUCH PORTIONS THEREOF AS ARE OR MAY BE MINERAL LANDS OR CONTAIN COAL OR IRON, AND ALSO THE USE AND THE RIGHT AND TITLE TO THE USE OF SUCH SURFACE GROUND AS MAY BE NECESSARY FOR GROUND • • CI IIGGO Tf11 E INSURANCE COMPANY CHICAGO TITLE INSURANCE COMPANY r;. Escrow No.: 434431 • EXHIBIT •f c. (continucd) OPERATIONS AND THE RIGHT OF ACCESS TO SUCH RESERVED AND EXCEPTED MINERAL LANDS, w ' omommu st INCLUDING LANDS CONTAINING COAL OR IRON, FOR THE PURPOSE OF EXPLORING, DEVELOPING ?`i, •. AND WORKING THE SAME. RECORDING NUMBER: 343309 AFFECTS: PARCEL B AND OTHER PROPERTY I,' COVENANTS, CONDITIONS, RESTRICTIONS AND EASEMENTS CONTAINED IN INSTRUMENT: RECORDED: JUNE 25, 1957 ?: ✓ RECORDING NUMBER: 4809190 AMENDMENT AND/OR MODIFICATION OF SAID RESTRICTIONS: RECORDED: FEBRUARY 20, 1959 RECORDING NUMBER: 5000030 O r- AMENDMENT AND/OR MODIFICATION OF SAID RESTRICTIONS: CD C0 RECORDED: MAY 31, 1961 RECORDING NUMBER: 5289450 CD CI AMENDMENT AND/OR MODIFICATION OF SAID RESTRICTIONS: • .h. ., RECORDED: MARCH 18, 1975 RECORDING NUMBER: 7503180352 1,4 �,.• AFFECTS: PARCEL B AND OTHER PROPERTY • COVENANTS, CONDITIONS AND RESTRICTIONS CONTAINED IN INSTRUMENT: RECORDED: MAY 2, 1977 ✓ RECORDING NUMBER: 7705020802 4 ., AFFECTS: PARCEL B AND OTHER PROPERTY • • COVENANTS, CONDITIONS AND RESTRICTIONS CONTAINED IN INSTRUMENT: • / RECORDED: FEBRUARY 21, 1995 RECORDING NUMBER: 9502210643 AGREEMENT AND THE 'TERMS AND CONDITIONS THEREOF: BETWEEN: MAY VALLEY COOPERATIVE COMMUNITY, INC. • • AND: HENDERSON HOMES, INC. <`� RECORDED: AUGUST 12, 1987 RECORDING NUMBER: 8708120165 REGARDING: AGREEMENT TO GRANT EASEMENT CIUCAGO ITILE INSURANCE COMPANY 'r�= • r; _ _ • ` ' CHICAGO TITLE INSURANCE COMPANY !! Escrow No.:434431 EXHIBIT a EASEMENT AND THE TERMS AND CONDITIONS THEREOF: , minims GRANTEE: POSTAL TELEGRAPH-CABLE COMPANY OF • WASHINGTON PURPOSE: COMMUNICATION SYSTEM AREA AFFECTED: PORTION OF PARCEL B RECORDED: FEBRUARY 13, 1930 RECORDING NUMBER: 25b6933 JOAN EASEMENT AND THE TERMS AND CONDITIONS THEREOF: • GRANTEE: POSTAL TELEGRAPH-CABLE COMPANY OF WASHINGTON PURPOSE: COMMUNICATION SYSTEM AREA AFFECTED: PORTION OF PARCEL B RECORDED: FEBRUARY 13, 1930 RECORDING NUMBER: 2586934 EASEMENT AND THE TERMS'AND CONDITIONS THEREOF: . GRANTEE: PUGET SOUND POWER i LIGHT COMPANY, A CD MASSACHUSETTS CORPORATION . C PURPOSE: ELECTRIC POWER LINE . • O (/_ AREA AFFECTED: A PORTION OF PARCEL A AS DESCRIBED IN CID INSTRUMENT .4 RECORDED: MAY 28, 1930 gn RECORDING NUMBER: 2607789 s,''''''' V) EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: POSTAL TELEGRAPH-CABLE COMPANY OP • WASHINGTON PURPOSE: COMMUNICATION SYSTEM AREA AFFECTED: PORTION OF PARCEL B RECORDED: JUNE 13, 1930 RECORDING NUMBER: 2611302 EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: PRESENT AND FUTURE OWNERS (� PURPOSE: INGRESS, EGRESS AND UTILITIES 1/ AREA AFFECTED: THE EAST 277.49 FEET OF THE SOUTH 30 FRET OP PARCEL A ! RECORDED: MARCH 17, 1967 4• RECORDING NUMBER: 6151206 EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: PRESENT AND FUTURE OWNERS PURPOSE: INGRESS, EGRESS AND UTILITIES • ' / AREA AFFECTED: THE EAST 323 FEET OF THE NORTH 60 FEET ,;, V OP THE SOUTH 404 FEET OF PARCEL A RECORDED: SEPTEMBER 29, 1969 RECORDING NUMBER: 6570487 • (} • i. :'..C11CAGO1TT�INSURANCE COMPANY ;i. • • • RECORDING REQUESTED BY AND WHEN RECORDED MAIL TO: KEY BANK OF WASHINGTON Residential Construction Loans,WA-31-l0-3786 P.O.Box 90 mime. Seattle,WA 98111-0090 Attn: Jacqueline Fester r.; Loan No. 7171952-9249 ;;• Chicago Title Insurance Order No.434431 :•,.: • DEED OF TRUST . • This Deed of Trust is a Security Agreement and Mnancing Statement under Article 9 of the• t� Uniform Commercial Code (RCW b2A.9k with Grpntor as Debtor and Beneficiary as Secured `'J ,t Party 1`•,. I THIS DEED OF TRUST,ASSIGNMENT OF RENTS.SECURITY AGREEMENT AND FIXTURE FILING("puff • N of Trust')is made as of August 1l, 1995 by and among: : �7 Grantor; CHAFFEY CORPORATION,A WASHINGTON CORPORATION • 205 Lake Street South,Suite 101,Kirkland,WA 98083 • Trustee; PSM Financial Management Corp.,a Washington corporation P.O.Box 90,Seattle,WA 98111-0090 WA-31-10-3786 ..! Beneficiary; KEY BANK OF WASHINGTON.Residential Construction Loan Dept. P.O.Box 90,Seattle,WA 98111-0090 WA-31-10-3786 • T • (Grantor is also referred to herein as'florrvwer",and Beneficiary as'jtnder"). • jf J . to BORROWER HEREBY GRANTS,ASSIGNS AND CONVEYS to Trustee,in trust for the benefit of Beneficiary,with power of sale,allot Borrower's present and future estate,right,title,and interest in the following described real property • • .'- 0 in King County,Washington: V) LEGAL DESCRIPTION(EXHIBIT A)IS ATTACHED HERETO AND MADE A PART THEREOF. • • together with all other Property described below. This Deed of Trust,including the assignment of Rents and Leases and security interests granted herein,is given to secure payment and performance of the Secured Obligations described below. THE NOTE(S)EVIDENCING THE SECURED OBLIGATIONS CONTAIN PROVISIONS FOR ADJUSTMENTS IN THE RATE OF INTEREST. • 'Secured Obligations' includes: (a) Performance of each agreement of Grantor contained in this Deed of Trust: (b) Payment of THREE MILLION THREE HUNDRED SEVENTY-FIVE THOUSAND AND NO/100THS DOLLARS (53.375,000.00)plus interest and other amounts owed to Lender as evidenced by a promissory note dated August 11. 1995 including all modifications,extensions,renewals and replacements thereof;and.(c)All other existing and future obligations of Grantor To Beneficiary,regardless of whether such obligations are(i)related by class or kind,(ii)now contemplated or not,or(iii)identified as being secured hereby. However,nothing herein shall be construed as obligating I Lender to make any future advance to Grantor. If more than one Grantor signs this Deed of Trust,all obligations of Grantor hereunder are joint and several. • • T I 0011 Aid /00 S11b0334 AIN1113 9t11x wd 00t6t:21 t010-ateog6 t -- • UCC financing statement related thereto,any other document evidencing or securing the Secured Obligations,and all modifications,extensions,renewals and replacements thereof. 'J'rotxrtv' means the real property described above and all existing or subsequently erected or affixed buildings. improvements,equipment and fixtures;all tenements,hereditaments and appurtenances, now or hereafter in any way appertainiag to the Property;and all leasehold interests,rents,payments,issues and profits derived from or in any way connected with the Property,and all proceeds thereof. The P,.,p...ry is not used principally for agricultural or fanning purposes. GRANTOR HEREBY REPRESENTS.WARRANTS,AND AGREES AS FOLLOWS: • I. GENERAL WARRANTIES. Grantor warrants that:Grantor owns the Property and has the right to grant,convey and assign its interest hereunder;the Property is free from liens,encumbrances,exceptions,defects,and other charges AIN of any kind whatsoever other than those accepted by Lender in writing,and no other liens or encumbrances(whether ' superior or subordinate to this Deed of Trust)will be created or permitted,by Grantor without Lender's prior written consent:Grantor will forever warrant and defend the Property against all claims and demands of any other penon(s), }• subject only to the non-delinquent installments of taxes and assessments and permitted encumbrances. Grantor will pay when due all taxes,utilities,assessments and other charges related to the Property,and will promptly discharge any lien Y r or other charge,whether superior or inferior to this Deed of Trust,claimed against the Property,and on request,will promptly furnish evidence of such payments. 2. fmi . HAZARDOUS SUBSTANCES. As used herein, 'Haurdow Substance' means any substance that is or becomes �- regulated under any federal, state of local statute,ordinance,rule,regulation or other law now or hereafter in effect :r pertaining to environmental protection,contamination or cleanup('Environmental Laws'). Grantor warrants that,except as otherwise disclosed to Lender in writing,no Hazardous Substance has been generated,processed,stored,transported, incorporated into,handled or disposed of on the Property to Grantor's best knowledge,except in compliance with all applicable laws. Grantor agrees that during the term of this Deed of Trust,Hazardous Substances will not be generated, processed, stored,transported,handled or disposed of on the Property,except in accordance with all applicable laws. •r . Grantor is not aware of any actual or alleged violation of any Environmental Laws related to the Property and there is no action or proceeding pending before or appealable from any court or agency relating to Hazardous Substances and . the Property. Grantor shall defad, hold harmless and indemnify Lender against any claims,costs, liens,damages, rri losses,expenses or liabilities using out of or related to any alleged violations of Environmental Laws related to the • Q Property. Grantor's obligation to Lender under this section is strict and absolute without regard to any fault by Grantor, and this indemnity shall survive full payment of all•amounts secured by this Deed of Trust and the reconveyance or fore- closure of this Deed of Trust. Grantor shall immediately notify Lender if Grantor becomes aware of any alleged or actual violation of Environntenul Law related to the Property. Grantor will,at its sole expense,take all action necessary to comply with Environmental Law(including without limitation,any removal,clean-up,containment and remedial actions). rn 3. MAINTENANCE&USE OF PROPERTY:LENDER'S RIGHT OF ENTRY. Grantor will:(i)comply with all laws, ordinances,and regulations applicable to the Property,at Grantor's expense;(ii)not allow material changes in the current use of the Property or its zoning,without Lender's consent;(iii)maintain,repair and restore the Property and keep it in good condition,and not permit any waste or deterioration of the Property;(iv)not materially alter or remove any • Improvernc:ts without Lender's prior written consent, nor remove any fixture or chattel covered hereunder unless replaced with a comparable article. Lender and its employees and agents shall be entitled from time to time to enter on • the Property(including the interior of any structures), as reasonable times and after reasonable notice,to inspect the Property, ascertain compliance with the Hazardous Substances warranties and other provisions of this Deed of Trust (including the right to take soil samples and conduct other reasonable tests and investigations),conduct appraisals to determine the value of the Propc.ry,or to perform any other act authotzed hereunder. Costs incurred in obtaining such inspections.appraisals,tests,and other activities described above shall be part of the Secured Obligations. Grantor will permit access to the Property and will fully cooperate with Lender in this regard. ' 4. INSURANCE COVERAGE REOUIRED. Grantor will maintain the following insurance coverage on the Property: (a)Insurance against loss by fire and the hazards covered by the standard'extended coverage'form of insurance,in an • amount equal at all times to the full insurable value of the Improvements then located on the Property(and which during any construction activities shall be an 'all risk/builder's risk'special form policy);(b)Comprehensive public liability insurance against claims for bodily injury,death or property damage occurring on,in or about the Property;(c)Flood insurance, if the Property is located in a designated flood hazard area; (d)Insurance against such other hazards and liabilities and contingencies,as Linder may from time to time reasonably require. Insurance policies must be masonably acceptable to Lender as to provider,form,terms and amounts. All policies will provide for at least 30 days'written notice to Lender prior to cancellation or material amendment. Grantor shall furnish Lender with evidence of compliance , with this section upon request,and hereby assigns to Lender all such insurance policies,arid all proceeds thereof,rights thereto and all unearned premiums returnable upon cancellation. At least 30 days prior to the expiration date of each such policy,grantor shall furnish Lender with evidence of payment of the renewal premium,along with a copy of the renewal policy. • S. INSURANCE PROCEEDS. Grantor will promptly notify Lender and the appropriate insurer in writing of any loss • or damage to the Property,and Grantor hereby authorizes Lustier as Grantor's attorney-in-fact to make proof of loss, 2 • adjust and compromise claims,commence and prosecute(in Lender's or Grantor's name)any action relating to any claim, and to collect and receive insurance proceeds,if Grantor shall fail to act(but Lender shall have no obligation to do so). Insurance proceeds received by Lender shall be applied first against any expenses incurred by Lender in collecting such proceeds and then,against any other amounts secured hereby in such order as Lender in it sole discretion shall determine. • or for the restoration and repair of the Property,if Lender so elects(in which case restoration funds shall be disbursed and restoration completed in accordance with Lender's customary construction loan administration procedures). If Lender - acquires title to the Property by foreclosure or otherwise,Lender shall have all of Grantor's right,title and interest in any insurance policies,unearned premiums and/or insurance proceeds related to any Property then due or thereafter • coming due to Grantor. 6. CONDEMNATION. Grantor will promptly notify Lender of any condemnation or similar action affecting'the Property,and will appear in and prosecute such action unless otherwise directed by Lender in writing. Grantor authorizes Lender, at Lender's option,as attorney-in-fact for Grantor, to commence, appear in and prosecute, in Lender's or Grantor's name, any such action, and to settle or compromise any claim related thereto, but Lender shall have no obligation to take any such action. All awards,payments,damage claims and proceeds thereof,are hereby assigned to Lender,and all proceeds thereof shall be paid to Lender to be applied against the Secured Obligations in a similar manner as provided in the section relating to insurance proceeds. <tir 7. ADVANCES TO PROTECT LENDER'S SECURITY. Grantor will notify Lender of and will,at its expense,defend any action or proceeding that might affect the Property or Lender's interests therein. Lender may,but is not required f, to. make appearances, disburse sums,and take any action it deems necessary or desirable to protect or enforce the l'•`• security of this Deed of Trust or cure Grantor's default(without,however,waiving default by Grantor),or to otherwise 4. • protect Lender's interests. Grantor will pay all loss,damage,and expenses,including reasonable attorneys'fees,incurred •'v:.' by Lender for this purpose. Any amounts disbursed by Lender under this Deed of Trust,plus interest thereon at the rate z':• then in effect under the Note,shall be part of the Secured Obligations. 8. BOOKS&RECORDS:FINANCIAL STATEMENTS. Grantor will maintain at Grantor's address stated above(or such other place as Lender may approve in writing(,books,accounts,and records accurately reflecting the results of the • operation of the Property,copies of all written contracts,leases and other agreements related to the Property. Lender may examine and copy such items upon request from time to time. Grantor shall deliver to Lender within 60 days after • ° the end of Grantor's fiscal year,a balance sheet for Grantor,Grantor's most recent federal income tax return(if that is i• 0 not available within the 60 days,then as soon as possible),a statement of income and expenses of the Property,and a :.x) statement of changes in financial position with respect to the Property for the prior year,each in reasonable detail and • certified by Grantor,and if Lender shall require, by an independent certified public accountant. Grantor shall also • 7) provide from time to time within 20 days of Lender's request,certified rent rolls,current financial statements of any 0 general partner and guarantor of the Secured Obligations.copies of such persons'most recent tax returns,and such other )I) information as Lender may reasonably request. 9. RESERVES. Lender may require Grantor to deposit with Lender, in advance, such amounts for interest,taxes, assessments, grounds rents, insurance premiums, and any other charges related to the Property and the Secured Obligations as Lender deems nrrr.sary to protect Lender's interests ('Reserves'), in a lump sum or in periodic installments,at Lender's option. If at any time Lender determines there is a shortfall in the amount of Reserves on deposit.G,.hntor will deposit the deficiency with lender within 30 days of receiving a request to do so. Unless required by law, Lender shall not be required to pay Grantor any interest on Reserves. All sums held as Reserves are hereby • pledged as security for the Secured Obligations,and upon default, Lender may elect to apply Reserves to pay taxes. insurance premiums,or other costs related to the Property or against the Secured Obligations. Any waiver by Lender of the Reserves requirement may be revoked at any time in Lender's sole discretion by written notice to Grantor. Reserves are required solely for Lender's protection,and Lender's only responsibility is to allow due credit, without interest,for amounts actually received by it. If Lender assigns this Deed of Trust,any Reserves on hand shall be turned over to the assignee and Lender shall have no further responsibility with respect thereto. If Grantor transfers the Property, and Reserves are later subject to refund, Lender may refund such amounts either to Borrower or to its transfenee(s),unless Borrower shall at the time of such transfer specifically instruct Lender to the contrary. When.the Secured Obligations are fully satisfied,Lender will refund to Grantor any remaining Reserves. 10. RESTRICTIONS ON TRANSFER AND ENCUMBRANCE. Grantor agrees that the Secured Obligations arc personal to Grantor, and neither the Property nor any interest therein shall be encumbered, sold (by contract or otherwise),conveyed,or otherwise transferred by Grantor,nor shall there be any change in(i)the ownership or control of more than 25%of Grantor's stock if Grantor is a corporation,(ii)the ownership or control of any general partnership interest in Grantor if Grantor is a general or limited partnership,(iii)the ownership of any beneficial interests if Grantor is not otherwise a natural person(s),or(iv)the majority ownership of stock or any general partnership interest in any corporation or partnership that has an ownership interest in Grantor. Any such action without Lender's prior written consent shall be deemed to increase Lender's risk,and shall be a material default hereunder. If Lender elects in its sole discretion to consent to any such action,Lender may condition its consent on such terms and conditions as Lender may require,such as payment of a transfer review fee and/or assumption fee,and/or an increase in the interest rate on the Secured Obligations(but such increase will not exceed an additional 2% per annum). Lender shall not be required to release the original obligor or any other party liable for the Secured Obligations. 11.UCC SECURITY AGREEMENT. This Deed of Trust is a security agreement under the Uniform commercial Code ! • ('UCC')with respect to:(a)any Property that,under applicable law,is not real property or effectively made part of the real property by the provisions of this Deed of Trust:and(bi any and all other property now or hereafter described on 3 ,-. 'I. d�' any UCC financing statement naming Grantor as Debtor and Lender as Secured Party in any way corrected with the use • and enjoyment of the Property(all of which shall be'Property'for purposes of this Deed of Trust);and Grantor hereby grants lender a security interest in all property described in clauses(a)and(b),but it is the intent of the parties that all such property shall be regarded for all purposes as pan of the real property. Lender shall have all rights and remedies of a secured party under the UCC,in addition to all rights and remedies provided herein(including without limitation •`; the right to cause such Property to be sold by Trustee under the power of sale granted herein),and/or otherwise provided is �- by law. Lender may proceed against the Property separately or together, and in any order whatsoever, at Lender's s ci: option. On demand following default.Grantor will assemble any items of personal property and make them available • to Lender at the Property(which is agreed to be reasonably convenient to both parties). Lender shall give Grantor at 24: least five days' prior written notice of the time and place of any public sale or other disposition of such Property•or • designating the date on or after which any private sale or other disposition will be made. Property may be sold in one or more public or private sales and to any person(s),as permitted by applicable law. Expenses incurred in realizing on such Property shall be pan of the Secured Obligations. JAMBI 12.ASSIGNMENT OF RENTS& LEASES: APPOINTMENT OF RECEIVER. (a) Grantor hereby absolutely and unconditionally assigns and transfers to Lender all right,title and interest of Grantor in(i)any and all present and future leases and other agreements for the occupancy or use of all or any pan of the Property,and any and all extensions. 'i''' renewals and replacements thereof(collectively,'Leases'),(ii)all cash or security deposits,advance rentals and deposits .:'`• , of a similar nature under the,Leases.(iii)all guarantees of payment and/or performance of Leases, and(iv)all rents, 1 issues,profits and revenues(collectively'Remy')now or hereafter due in connection with the Leases or the Property. Lender may enforce this assignment without first resorting to or exhausting any security or collateral for the indebtedness .4 r•i secured hereby. This assignment shall terminate when this Deed of Trust is reconveyed. ;-N• (b) Prior to default.Grantor shall have a revocable license to collect and receive Rents,but upon default,Lender may •ti. deliver written notice to grantor revoking Grantor right to collect rents and Lender shall thereafter be entitled to all Rents. • Grantor will direct tenants or occupants of the Property to pay Rents to Lender upon Lender's demand,and agrees such • tenants or occupants shall simply rely on Lender's notice, without further investigation. Grantor hereby authorizes '' Lender as Grantor's attortrey-in-fan to provide such notices if Grantor shall fail or refuse to do so. Grantor agrees that Rents paid to lender shall discharge the payors'obligations to Grantor. Lender may exercise,in Lender's or Grantor's 0 name,all rights and etredies available to Grantor with respect to collection of Rents,but Lender shall not be obligated ;,0 to perform any of Grantor's obligations under the Leases. Lender shall be entitled to obtain appointment of a receiver, ,_ erg who shall take control of the Property and shall have authority to take any action deemed necessary or desirable with • 2) regard to operation and maintenance thereof, to the same extent as Grantor could do. If Grantor or any affiliate of • 0 Grantor shall occupy any pan of the Property,they shall be required to pay a reasonable rental for the space so occupied, 117 and upon failure to do so,such party may immediately be removed from the Property by any appropriate proceeding. 7) Lender shall be entitled to the appointment of a receiver regardless of the adequacy of Lender's security,and Grantor hereby consents to appointment of a receiver without bond. The receiver shall have,in addition to all customary rights and powers, all rights and powers granted to Lender hereunder, and shall be entitled to reasonable compensation for managing the Property. Nothing herein shall constitute Lender a 'mortgagee in possession' prior to actually taking possession of the Property,and appointment of a receiver shall not constitute possession by Lender. 13.CONSTRUCTION LOAN PROVISIONS. Grantor shall comply with all covenants and conditions of the construction loan agreement(if any). All advances under the construction loan agreement shall be secured by this Deed of Trust. Grantor shall,upon request of Lender,execute and deliver to Lender in such form as Lender shall direct,assignments of all rights or claims that relate to such construction,or that Grantor may have against any party supplying labor, materials or services. If Grantor defaults under the construction loan agreement,Lender may elect to pursue any right or remedy provided therein and/or declare a default hereunder and exercise any of the rights provided hereunder. �a 14.DEFAULT. (a) Any of the following shall be a default hereunder:(i)Failure to make any payment within IS days t of the due date; (ii)Any representation made to Lender proves to be materially false or misleading; (iii) Failure to i . s. perform any other obligation or any breach of warranty,which default is not cured within any stated cure period(or if none is stated, then within fifteen(IS)days after Lender notifies Grantor of default(or, if Lender determines that a longer period of time is necessary to complete a cure, such additional period of time as Lender may allow but not to M exceed 90 days,and provided grantor diligently pursues all action necessary to complete such cure);(iv)The occurrence of a default in any other obligation now or hereafter owed to Lender by Grantor or any third party. Upon default, Lender may take any of the following actions:accelerate the Secured Obligations and declare all amounts secured by this Deed of Trust immediately due and payable,including any prepayment penalty stated in the Loan Documents;judicially or non-judicially foreclose this Deed of Trust,or cause any or all of the Property to be sold in any manner permitted by applicable law;terminate Grantor's rights to collect Rents and require Rents to be paid directly Lender;and/or exercise • any other remedies available hereunder,under law or in equity. Lender's rights and remedies are cumulative and may be exercised in any order whatsoever,and Grantor hereby waives any right to require marshalling of assets or to direct the manner or order in which Property will be sold. Grantor also agrees that neither Lender's entering upon or taking possession of Property, nor collection of Rents, insurance proceeds, condemnatien awards or other compensation or benefits,shall be deemed to cure or waive Grantor's default or invalidate the giving of a default notice. • (b) With regard to exercise of the power of sale hereunder: Trustee may postpone any sale by announcement at the time and place noticed for the sale. If the Property includes several parcels, Lender in its sole discretion may designate the ( order of sale or m an may elect to sell all of them as an entirety,which may include all Property, real d personal, and l Trustee will be acting as Lender's agent to the extent personal property is being sold. Sale proceeds will be applied first • `3ti against costs of sale(including without limitation,Trustee's fecs,legal fees and disbursements,title search charges),and 4 • �•S•. mow! .. • .. _ ;rye • • , w.xf.. t'.c:. • e any advances made by Trustee,and then toward payment of the Secured Obligations in any order Lender chooses,and - any remainder to the persons(s)legally entitled to it. Expenses incurred by Lender and Trustee in enforcing this Deed ' 1 of Trust or taking any anion permitted hereunder shall be additional Secured Obligations(including all attorneys' fees, whether incurred with or without suit, in connection with any bankruptcy, insolvency or similar proceedings, or on • appeal;costs of obtaining appraisal(s),Property inspections and environmental audits:foreclosure sale costs;expenses • incurred to protect and preserve Property). won IS.GENERAL PROVISIONS. (a) When all Secured Obligations have been paid in full.Lender shall request Trustee to moony the Property without warranty to the penon(s)legally entitled thereto. Grantor shall be responsible for i t• payment of all costs of reconveyance,including recording fees and Trustee's fees. (b) Lender may, at its option, from time to time appoint a successor Trustee(s) by an instrument signed and acknowledged by Lender and recorded in the real property records of the county in which the real property described herein is located, which instrument shall identify the names of the original Benefici tJ��f fyeery. Trustee and Grantor, the recording information for the filing of this Deed of Test,and the name and address of the successor Trustee. Upon filing of such instrument,the successor Trustee shall succeed to all title,power and duties conferred on the Trustee �,' hereunder and by applicable law. • - (c) Without notice to or consent of Grantor and without affecting the liability of Grantor or any other person liable for !' the Secured Obligations.Lender may at any time,in its sole discretion,(i)renew,extend,alter or otherwise change the ,':, time or manner of payment or performance of any of the Secured Obligations.(ii)substitute,add or release any obligor '! orguarantor on the Secured Obligation,(iii)g accept additional or substitute security, or subordinate or release any .security, or(iv)take any other action with regard to the Secured Obligations and Property, and no dealings with - Borrower,any guarantor or any other persons in connection with the Secured Obligations shall adversely affect Lender's rights under this Deed of Trust. If Lender takes any such action at Grantor's request.Lender shall be entitled to charge � a reasonable service charge, together with such title insurance premiums and.attorneys' fees as may be incurred by • IIIh Lender in response to Grantor's request. 0 (d) Grantor hereby consents to a subdivision of the Property if Lender,in its sole discretion.d,te•mines that subdivision T' is necessary or desirable to preserve lender's lien or the value of its security(including but not limited to the situation . in which part but not all of the property may be contaminated and Lender wishes to foreclose or convey part,but not O all,of the Property). , 4 11 (e) Grantor.from time to time,will execute,acknowledge and deliver to Lender such security agreements,assignments, financing statements and other documents,in form and substance satisfactory to lender,as Lender may request in order to perfect,preserve,continue or extend the existence and priority of the liens,security interests and assignments granted • herein. Grantor also hereby irrevocably appoints Lender its attorney-in-fact for the limited purpose of executing, acknowledging,delivering,filing and recording of such instruments,and/or any instruments and agreements reasonably I. necessary to accomplish a subdivision of the real property pursuant to the prior subsection. Expenses incurred in connection with any of the foregoing shall be part of the Secured Obligations hereunder. (I) Time is of the essence with respect to payment and performance of all Secured Obligations. lender's failure to • ® pursue enforcement of any obligation shall not constitute a waiver of the obligation then due or any subsequent required performance of the obligation. No term or condition of the Loan Documents shall be deemed to have been waived, • • released or modified except by a written agreement signed by an authorized representative of Lender, and any waiver of a term or condition of the Loan Documents shall apply only to the time and occasion specified in the waiver,not any subsequent times or occasions. Any forbearance by Lender in exercising any right or remedy shall not waive or preclude the exercise of any right or remedy. (g) Without affecting any of Borrower's obligations under the Loan Documents.Borrower waives:(i)notice of default. (ii)any right to require Lender to require Lender to proceed against any specific party liable for,or any specific security for the Secured Obligations,(iii)demand for performance, notice of nonperformance. presentment, protect, notice of dishonor,diligence,notice of new or additional indebtedness of any Grantor or other party liable for indebtedness owed i to Lender, (iv) any defense arising of the absence, impairment or loss of any rights of recourse, reimbursement, contribution or subrogation or other rights or remedies. I. (h) Notices hereunder shall be delivered or mailed to the parry's address noted above(or such other address as may be designated by such party in writing)and shall be deemed effective on the date delivered(in the case of personal or messenger delivery)or if mailed,three(3)days after being placed in the U.S.mail. • (i) This Deed of Trust shall be governed by Washington law. If any provision of this Deed of Trust shall be found to • be invalid, the invalidity shall not affect any other tErm or condition set forth herein, and the provisions shall be considered to be severable. j; °• (j) Subject to the transfer restrictions set forth herein,this Deed of Trust inures to the benefit of and binds the parties hereto and their successors and assigns. The term 'Grantor' includes any subsequent owner of all or any part of the • Property or interest therein;'Trustee'includes any successor Trustee;'Lender includes any subsequent owner or holder of the Loan Documents or any interest in the Secured Obligations,including assignees and participants. Captions and11 R headings arc for convenience purposes only,and are not used to interpret or define the provisions hereof. • ' 5 • s .i . �•t!9►7 ^ .. '_•�;• •�-' ., `i -. . ..,,. .-._ '�T.,'ws 9rS:14f.Z'S'i:i?-� ...-.z.-a _ . (j) Subject to the transfer restrictions set forth herein,this Deed of Trust inures to the benefit of and binds the parties hereto and their surn••sors and usigns. The term 'Grantor'includes any subsequent owner of all or any part of the • Property or interest therein;'Trustee'includes any successor Trustee;'Lender includes any subsequent owner or holder of the Loan Documents or any interest in the Secured Obligations,including assignees and participants. Captions and headings are for convenience purposes only,and are not used to interpret or define the provisions hereof. i • mrewm°r IN WITNESS WHEREOF,Grantor has executed this Deed of Trust as of the date first above written. GRANTOR: • CHAFFEY CORPORATION • • By: doll Pelloux,Vice President tt By: State of Washington• i•..,:. County of (Individual Notarization) 1. I certify that I know or have satisfactory evidence that O is/are the person(s)who appeared before me, and said person(i)acknowledged that N he/she/they signed this insrrununt and acknowledged it to be his/her/their free and voluntary act for the uses and 1 CD purposes mentioned in the instrument. v.4 2D Dated: Notary Public,State of Washington My appointment expires State of Washington County of /ice{/lG) (Cotporattee/Paarrtnee�rship Notarization) I certify that I know or hnvt satisfactory evidence that ! Glil a_ 0�X.aeri4�! Ware the person(s)who appeared before me, and said person(s)acknowledged that he/she/they signed this punt, o h stetted hat he/)jhe was authorized to execute the instrument and acknowled ed it as limo, t /L! Q✓C:t of ( to be the free and voluntary act for the use 44 l in the instrument. • A., Dated: 9_E z Cal. ' Notary Public,State of Wash' g` 4�'9�.' :r�•��°'.CyJ My appointment expires f/`.r>// 47, a+sii'�ss``s,REQUEST FOR RECONVEYANCE TO TRUSTEE: The undersigned is the holder of the note(s) secured by this Deed of Trust. Said note(s), together with all other Indebtedness second by this Deed of Trust, have been paid in full. You are hereby directed to cancel said note(s) and this Deed of Trust, whkh are delivered hereby, and to reconvey, without warranty, all the estate now held by you under this Deed of Trust to the person or persons legally entitled thereto. • Dated: By: Upon Recordhsg Return To: Key Bank of Washington P.O.Box 90 } Seattle, Washington 98111.0090 Ii Attn: WA-31-10-3706 111 • 6 1 • r 1 1swa . = EXHIBIT A LEGAL DESCRIPTION / ® BORROWER: CHAFFEY CORPORATION LOAN NO. 7171952-9249 . DATE: August 11, 1995 Amami. /ARCZL As • • . THAT PORTION or GOVERNMENT LOT 1, SZCTIOIN 3, TOWNSHIP 23 WORTH, RAWOB ■ BAST. WILI.A)a TE MERIDIAN, IX RING COUNTY, WASEIHGTCN, DESCRIBED AS FOLLOWS; BEGINNING AT A POINT ON TEE NORTE LINE OF SAID GOVERNMENT LOT, NORTH 6B•37'17- WEST 30.00 FEET FROM THE NORTHEAST CORNER Or THEREOF; • ) THENCE NORTH 66.37'17' WEST, ALONG SAID NORTH LINE, 594.66 ►SET, MORE OR LESS, TO rI A POINT WHICH IS 698 FEET FROM THE NORTHWEST CORNER OF SAID GOVERNMENT IOT; • C THENCE SOUTH 17.02.52' VEST 556.69 FELT, MORE OR LESS, TO A POUR WHICH I! 536 • :, O FEET SOUTH OF THI NORTH LINE OF SAID GOVERNMENT LOT AND 548 FEET EAST OF TES WEST LIPS or SAID COVERMRENT LOT) TREECS SOUTH 1'25'07' WEST, PARALLEL WITH SAID WEST LINE OF GOVERNMENT LOT, .•.`} D 595.79 FEET, MORE OR LESS, TO THE SOUTH LINZ Or SAID GOVERNMENT LOT; , . • O THENCE SOUTH 66.01'27' EAST. ALONG SAID SOUTH LINE, 744.61 FEET. MORE OR LESS. TO ' • 141 A POINT 30 FEET WESTERLY Ol THE SOUTHEAST COINER OF SAID GOVIt7RMEH? LOT AND ON I . c) THE WEST MARGIN OF 148TH AVENUE SOUTHEAST; THENCE NORTH 1'25'22' EAST, ALONG SAID MARGIN, 30.00 THEY; • THENCE NORTH B6•01'27' WEST 425.00 FELT; • THENCE NORTH 1•25'22' EAST 262.33 FEET; MIME NORTH 65'00'OO' EAST 113.69 FEET; • ' TRENCH SOUTH 68'01.27' EAST 323.00 FELT TO SAID WEST ROAD MARGIN, TO A POINT FROM WHICH THE POINT OF BEGINNING BEARS WORTH 1.25'22' EAST; •� VICE NORTH 1•25'22' LAST, PARALLEL WITH THE EAST LINE OF SAID GOVERNIaNT LOT • AND ALONG THE WEST MARGIN OF SAID 146TH AVENUE SOUTHEAST. 735.55 FEET, MORE OR • 'A LESS, TO THE POINT Or BEGINNING. . PARCEL Bi 4:. N THE SOUTHEAST QUARTER OF TEE NORTHEAST QUARTER OF SECTION 3, TOWNSHIP 23 NORTH, � . RANGE S EAST, WILLAMETTE MERIDIAN, IN RING COUNTY, WASHINGTON; EXCEPT THE EAST 529 FEET THEREOF. • F•. (ALSO T10WN AS LOT A, RING COUNTY LOT LINE ADJUSTMENT NUMBER 5-90E0248, RECORDED . UNDER RECORDING NUMBER 9009210864.) • 1 111 r j I i . •^ '~, .• • ' •• K-4'.- F,` �✓' . ' ,�.a(4, ',�,,,•:; • • ytt3690 Re 583 • 4tioctiso • MAY VALLEY COOPERATIVE COMMUNITY MUTUAL PROTECTIVE RESTRICTIONS , •• This indent re and declaration of covenants running with the land is rnadc this-. f day of , 1957, by May Valley Cooperative,a Washington Corporation, hereinafter referred to as Owner: WHEREAS said corporation is the owner in fee simple of the s•,•.•h- cant quarter of the north-east quarter of section i, township 2a mirth, rai:ti. • east W. M. except the east 370 feet of the north 190 feet thereof; and • WHE,REAS the owner has determined that certain and hereinafter • staters restrictive- covenants sh'old be placed on and run with said land fur the ad.a.itage an:i betterment of pre,,ent and future owners and occupants .if :....•: :... Now, therefore, it is provided as follows: These Mutual Protective Restrictions of May Valley C uu,.era;t.• • :hall attach :.i and shall bass with said real property and cacn and t•ver'v l,t:•' ,ou t•;u•oel hereof and shall bind all persons who may at any tine and frori r:n to u:: •: „sit said property and their respective successors in interest. flies. ... .t.,,t; .a,,uectire restrictions shall he deemed to be fully and sufficiently •:•r riaru or incorporated in any instrument ur conveyance uy designating , •t t•r•.ui• to the sane as :he Mutual Protective Restrictions of May Valle} C :at:vr Jk:hl\l'I'Ir)N uh' PERMS. The tern. Grantor , whenever uoe.l in !her., n :t• t•.,te• t:r restrictions, shall refer It. May Valley Caottrr'ative, it.; .iu,:,, , . ,• pt':'sonal re;•I•.'sentati,e.s, or to any person or corporation to whorn the ri„itt• tit • Grantor as set forth herein shall o*• s:iccifically transferred. All tracts .i•iw .t.,•.:.t in the layout , ; May Valle: Cooperative, except cuerei.un l:uiri, shall ,• Ues{gnall.•d tl'0CI3 'WILDING RESTRICTIONS. There shall not at any time be erected ur „Jaye,' ..,. .,i a resident•• tract a.iy territorary building, with the exception ui sheds or witl's sh•,:... for use in c• ... coon .with the building of a permanent uwelling house which shall , in the cu..rsc of construction upon said tract. • A ,•a:•t)•.,ii of n permanent dwelling house, if reasonaoly suitable to immediate •,�. ., t:ancy upon completion of said portion, may be erected ulna1 a residence tract as h.•ro- 1.1 denied, provideu the t isle iut:rtwu ales the a p^_7-resneat .1w..11mr hoaae, as well as the portion to be immediately constructed, are appruied by the May Valley Cooperative as hereinafter provided, and if the entire permanent dwell- ing house is completed within three (3) years of the signing of earnest money agreement. Any deviations from these building ••estrictions must be approved by • May Valley Cooperative board of directors. APPROVAL OF LOCATION AND PLANS. The grading of a residence tract and the location and plans of all building to be erected in May Valley Cooperative Community must be approved by the Board of Trustees of May Valley Cooperative, a Washing- ton corporation. The name of builder, complete plans and specifications of all •• proposed buildings, structures and exterior alterations, together with detailed plans showing the proposed grading of the tract and the proposed location of the building • or buildings on said tract, shall be submitted to the Board of Trustees of May Valley Page One .r, ,, _ —__ . -- -O- . at . • '- •- — • 11D1 u&584 •• Cooperative befdre construction or alteration is started. and such constru sand orn the• alteration shall not be started until written approval thereof is given7 Board of Trustees. A complete copy of said plans and specifications shall in each case be delivered to and permanently left with the Board of Trustees. As to all improvements, construction and alterations in May Valley Cooperative Community the Board of Trustees of May Valley Cooperative Corporation shall have the right to refuse to approve any design, plan or color for such improvements, construction or alterations which la not suitable or desirable in their opinion,Board f Trusones aesthetic or otherwise, and in so passing upon such design., shall have the right to take into consideration the suitability of the proposed building or other structure, and the material of which it is to be built, and the exterior color scheme, to the tract upon which it is proposed to erect the same, the harmoney hereof with the surroundings, and the effect of the building or other structure or alteration thereupon as planned on the outlook of the adjacent or neighboring property, and the effect or impairment that said structures will have on the view or surrounding residence tracts, and any and all other factors which, in the upintun of the Hoard of Trustees, shall affect the desirability or suitability if su••h proposed structure, improvements or alterations. I: thy 'hoard of Trustees fail to approve or dtaapprove said plans and specifications .i itltiii tea(1P) days after the same have been submitted to then:, or in any event, if nu suit to enjoin the erection of such building or the making of such alterations has uecn commenced prior to the completion thereof, such approval .will not be required and the provisions of this paragraph will be deemed to have been fully con!plicil .vith. CLEARING OF LAND. Hefore clearing a tract, an owner shall consult with the 'tuar:l of Trustees. The removal of natural growth shall be done oii4 after securing permission of the lloard of Trustees. All merchantable timber shall he the property of May Valley Cooperative and may be removed in consultatto.i .nai the lot holder. , ' I'ItOSEC UTION OF CUNSTIIUC I'l...N WORK. All structures shall be completed as to external anpearance, including finished painting, within eight Ill) months from the date of commencement of construction, unless prevented by cause beyond owner's control. DEVIATIONS. Any deviation from these restrictions shall be allowed only upon , ..vritten consent of May Valley Cooperative Hoard of Trustees. FENCES AND NATURAL GROWTH. The right,is reserved to the May Valley Cooperative to remove, trim, prune. clear or cut, at the expense of the owner maintaining the same, any hedge, planting. or natural growth that in the Cooperative's opinion is unreasonaoly detrimental to the adjoining property, or is unattractive in appearance. CONVEYANCE SUBJECT TO THE BY-LAWS OF MAY VALLEY COOPERATIVE. The residential tracts in May Valley Community are sold or conveyed subject the provisions of the by-laws of May Valley Cooperative, a Wasingt corporation, organized for the purpose. among others, of taking title to and maintaining certain common properties and roads. Each tract end each portico-thereof, shall be • • subject to the lien of such assessment, and the owner or contract purchaser thereof liable therefor, as shall be levied from time to time by said corporation under • and in accordance with by-laws and any amendments thereof. which assessments Page Two • e - , .- t.', e r ,� . .. . , . ... . . e ..,.. , shall be superior to any and all other liens created or permitted by the purchaser. his heirs, representatives, or assigns (except a bona fide first mortgage executed and recorded as provided in the by-laws); and the purchaser try the acceptance of said deed or contract of sale, binds himself to all of the provisions, restrictions, conditions and regulations now or hereafter iinposed by the by-laws of said corporation, and any amendments thereof, all of which shall constitute covenants • running with the land. Assessments shall be made by a two-girds vote of the resident May Valley Cooperative members. ENFORCEMENT OF' RESTRICTIONS. The right is expressly reserved to the May Valley Cooperative to interpret and enforce any and all conditions, limitations and restrictions contained in these mutual protective restrictions, as referred to in this :feed, as in the by-laws of said corporation, and any amends cuts thereof, but such right shall be without prejudice to the right of the Grantor :n ,said :•esiJe.nau district :u ••rif•irce the same. F orbearaacc •,: .„iy .if the parties entitled to take advantage of any breach of so. i c.uiil,t,.,ns of it-Strict:ons shall not constitute or he construed as a vial/rr of r :•t.ht.. .. :•easou J1 such_ur any subsequent breach or default. • ('i it LNANTS RUNNING WITH THE LAND. :\!l the foregoing re•9t:.cti.,u:.. • .,nd,i:.,nn. • coienantx• •resi.r:ations. limitations :add agro_n.ents shall be ,1.•ee .•d; .r.. ...lit. r.:,i:titig with the land, and binding upon the grantee, his heirs. •and assigns, and in case of the breach of any of the said conditto:.i, t:n• .. •••a:i`:t of any of the foregoing restrictions, covenants. reservations, agr•••:n.t•uts a:t.: lit: ttatiuiis to .ic kept and performed by the grantee. bus deers, re. ,•^.:.•utativi•, n0.. .i::signs when of addition to the ren'edics heretofore in this i..otr.m ,..tit n•.,.,.1;•J. t1,i:, tired shall become, at the option of the granters. a'isulute:i:. .;..II ait.t ,,td, and the Grantors shall have the right to re-enter fur such bre.iirt .,i co.: . .in aa.i •ic seized of their former estate as fully ait.l cum'l"tcly :i:: II..' ,.,it ti:. .1 had never been c-• tee(, sunlect however, to the lied of .a... : . i ,.,:+,: or .•rd of trust, made in go..., faith and for value, as to the said t.rt-t• ,:.• s, •i:• any ,art thereof; but the tea: • restrictions, conditions. covenants. :'e ':,'•a:io is• lur.uatttms and agreements (except as otherwise expressly provided) shall „ • •tintluig upon and effective against any owner of said premises whose title th Few is acquired `iy foreclosure, trustee's sale, or otherwise, as to any breach ur j • .iulation occ..rring after such acquirement of title. and shall be d.r.•tred as restrictions, conditions. covenants, reservations. lin:itations and agreements \‘\ her.•i.i:jufu:•r sc: forth or referred to. SEPARAf3ILITY OF RESTRICTIONS. Invalidation of any provision, sentence ur • paragraph contained in these Mutual Protective Restrictions of May Valley Cooperative by judgment or court order shall in no wise affect or invalidate any of the tither provisions, sentences or paragraphs ct said Mutual Protective Restrictions of May Valley Cooperative, but the aa.ie shall be and remain in full force and effect. These Mutual Protective Restrictions of May VAlley Cooperative (except those affecting a bona tide mortgagee of an existing building) may be amended or modified wit the written consent of the Grantors in accor- dance with the by-laws of its organization. • ACCEPTANCE OF RESTRICTIONS. A Grantee shall have the right to sell at any time that he shall so desire under the following terms and conditions: Said intent to sell shall be given by written notice mailed by registered mail to the offices of May Valley Cooperative. It is specifically understood that May Valley Cooperative shall have a ninety (90) day option from the date of receipt of written notice, to Page Three 4 purchase unimproved property from th . at a price of not more than the • original coat of the land to the Grantee plus the cost of ail assessments l� d _ against the land and on the same farms v orisi»�uy purchased from May Valley - Cooperative. The purchase price for lot..horns and improvements shall be • • market price less saving on lot as defined in the by-laws. In the event that o May Valley Cooperative does not exercise its option in the alloted time, then the • Grantee shall have the right to sell on the open market provided that May Valley Cooperative shall be given the same right to buy on the same terms on the basis • 1)1 the first refusal for a period of not more than three l3) days. _ In the event that a member shall cease to be a member of May Valley Cooperative ay ey voluntarily or involuntarily,enforcab een upon it is wr written nly ot ceagreed to said memberlland allf the ttvr .,Inton shall become provisions of that ootton shall apply. • h, the event that May Valley Cooperative does not have the money to exercise the ,-.:on and cannot reach an ag,•eerre nt with the owner, then the property shall I,•• I .1 ..,t,I:t. sp.I, and sold .o the highest bidder acceptable :n May Valley t• ,., •,.I.uo..r,, .ulrt•< May Valley Cooperative elects to purchase Iu,t,ler the• saute . ,:ni:t.ulis ut Ow sale. IN WITNESS WHEREOF, said corporation has caused t:us instr"t' `'Itt ,,. ,•,,••,•.,tee; ov i proper officers and Its corporate seal to be hereunto affixed 11.., 3/ ,lav of Q/ Ii 5 MAY VALLEY C.XJPEIZATI ' • Ily •• Preytdeut See re i:i ry si'AI'I t.F WASIII\t; I',iN I ) SS Ct>t'N IN' LW K I N G ) (,�, tr• this , ( -day of " 1. :!I57, before rr.e, the ,,,t,lrrstgne.l, a N;.,,ary Public in an ,for4the S to of Washington, duly commissioned and sworn, ,•1•rM„nally appeared and :o tt a known to be the resident and Secretary, respectively, of May Valley • t'ou;,erattve. the cot rattor that executed the foregoing instrument, and acknowledged :he said instrument to oe the tree ano voluntary all ri.a eleeu ui 11.0+u Lu.Nuia.wu, the uses a,..t I�•url.oses therein mentioned, and on oath stated that they are authorized :., execute the said instrument and that the seal affixed is the corporate seal of said _orporation. WITNESS my hand and official seal hereto affixed the day and year first •tbuvl: written. . • ,aawm,lyi;.•Z j I `6Y1 . . • •i •,-. - t✓y '. - otary Public '. ,nd for the State t • t-., ::_ of Washington, residing at Seattle • —. -- - i • 1p` t t ;~'an Four 1Tn S7 3 —.r • r�, L..",...1,1 to"l•We ComPoo. 1 .,• a 001em3.Cow+tr Arab/ a Or ..• Dated February , 1959 Auditor ' s File Recorded February 20, 1959 No . 5000030 MAY VALLEY COOPERATIVE PARTIAL REMOVAL OF M.V.C . DEED RESTRICTIONS The undersigned, May Valley Co-op Community Inc . , 10205 148th S. E. , Renton, Washington, (hereinafter referred to as MVC ) hereby removes from the deed restrictions filed by it in King County records, Volume 3690 of Deeds, Page 583, Auditor ' s file no . 4809190 - and covering all tracts sold by MVC in its unrecorded plat in the S. E. quarter of the N.E. quarter of Section 3, Township 23N. , Range 5E, W .M. - the following part of said restrictions: "The purchase price for lot, home and improvements shall be market price less saving on lot as defined in the by-laws . In the event that May Valley Cooperative does not exercise its option in the alloted time, then the grante< shall have the right to sell on the open market provided that May Valley Cooperative shall be given the same right to buy on the same terms on the basis of the first refusal for a period of not more than three days . In the event that a member shall cease to be a member of May Valley Cooperative voluntarily or involuntarily, then it is mutually agreed that May Valley Cooperative option shall become enforceable upon written notice of said member, and all the provisions of that option shall apply. In the event that May Valley Cooperative does not have the money to exercise the option and cannot reach an agreement with the owner, then the property shall be put up for public sale and sold to the highest bidder acceptable to May Valley Cooperative, unless May Valley Cooperative elects to purchase under the same conditions of the sale . " j • - i' ' • 71111112411 • T tasi�t�1.1 .�, �r 6. itaut/.1�..Baskst dash. imek ln= -aLwwd M not -1 . RestrictLss'lriat is -saute arid.. i�0,dt.. lie fe'•- iditera s file no. / - ant M 160660 amid 11♦ Lwow,.plat isgtfe 8. • quota. at lwanter K gestlem i, oasdip _, >�, Asses t 0! •1. The amasdmaaI. Inds 1I astiss .t the WC Oil e ryalar .weirs, lily T, 4.911, tri,manias= vela- age as Mimeo of leIle followig previsions are added at 1ha e>td ar tea first a•otioa on the seeped page of the rsstr1 Usaa, titled '+l OF `' BIG8 g16sse-L oddities to las rowdies hsrssedeas if this instrument . prodded, esf.rer% et these restrictions sfsLl as W pleModinde at law or • in eouita seaiar% may person or paresis violation or attempting to violate • any ooveasot,either to rostra& violation or is iseever damages.' . 2. The following is deleted from � etruct iw'�ui al of the ar*t� part of the section on the ws116dci Ms titled dud TM 1.a1IDs ' starting in the fourth line thereof with the words 'and is case of the breech of ....• and oontisuing to the sad of the s•otice. AN irsx.:%. 11E1i011 bA.AD Cufli'UK4TitlC, lier Vallq Co-op Coa..unity 1 nc., has canned this inrtruseot to be executed by its proper••offienes this • dry of May 1961 N •.' .1 l / XVC Chai=�. 'NI: 7rnrur r INC Seer* ‘ . -i W... ut wi.:,lil iGT'_li) • County of ^lag ) On t r ; - Day of Ally 1961, 'ietoro pet the undersigned a.'',16J • •.otary r.jb1ir, in rni for tea -tale sub to , duly comeieslaq� m i orn, r • r'•Inallr rnro"red 'rlkC/t:A..,a. •/ pe /• cad r',tit. 1J. .•'44t.IAttt a . •, r•hi.a. e,. and to a known to he the ChnLrsan, :•.cr•twry eri lre.ru wr, respectively of the otrporatioo tilt executed le 'orexoiag instrument, ►n4 ackaoal.dged the said iu.trvesot to be the free aed voluntary act sad deed of said corporation, for the •nese and purposes therein wontioned,ae4 on oath rtated the t th4•wry • -uthorised to execute raid inrtrunit sod id. corporation his no seal. .\ ..•.:i.�,.. -!=t-ALr: 1 hive hereunto sat ay heed and a_"fix.«i ay &Finial . r^•+1 the day and year first above written. , /• ellf;I e.t. e• 4(16.. ‘‘4 t• "( • :otar7 rublic in and foe,fhe_yctoto of •iashisataa, reeidiag at ./C64.4411-. .•••••.....w.44e,er.41►.*M+1ae••+e The undersigned, being all the piracies end p.rtior having •ny lwgal or . enuitehl.iaterert in the shore described VIC preliminary plat, do by their :ignat•aes here-ander agree sad consent to the above detailed eaeedaents to-the i VC -utusl tr'Qtfctive N.etrictiona. - ' l. E.. a1�• 1 rt , ..,, : :e the owners of Lot 17 of the 4VC alJoinery plat, ksgve es 10221 147th Sk.Raton • '. tieing the *Thereof rot 23 o/f the aVC preliminary plat, i.e. • 147th L h, mentors • • Ad t• • eenere oC Lot 1R of the MVC prrliainry pint, i.e. 10217 I t7th L A,OLee l ^ ' , ' -oases-of-Lot-l2-of eVC-prslhainary plat, i.e. 10=8 147th ,L., seat / •�: � '/FA[ML V1NOS A LOAM ASf OCIATIOit OF C TTLC-�/ r - ' ✓ • ' • • • Ili. • •r.r.A AU.��� �i4.��•fa�.2%.iti//i.•itM Bain. ••• -o 16 slid '•ot 12 of 1VC r prelisisary ice. / 9.Irr the...wee. of Lot TA WC's prillnkss=7 Plat, 10217 laih y. , . I . . • . ,....._...„ . F - . . .. _ I, 1. .i. . .. : _ _ _ . . . .., ._ __ • .._. , .....______,.............. ., _, ...r.,...,.r:...; - - - If : . . —Wit - T 4.-....err•- ••,�......ma�yy�••��a�, •;f�Y' • ♦ •' fiTA'R • •• _ Dews+ its ' • . ., 1 t •- I ' •-'2+ , v to ass lama se Ls die lodirid >r sad irle�_A -. -1 dpad is era ee Iwo aa1 ^ acknowledged to as due •r• V purposes think aeatioasd• G1..e maw w,fur ed seal rir ' � • �, �'.• • Now,Mils i era w wt Weiler*" . milky • _ uM.w Trwr+Nwm'M Ne'' • • ,.• aw.✓au sow au asa0 eta aria- aDi0O OW MAT Zoa'radt aatt itsrdl sit aA igiosa.ls .eoitssa mg To boys .w! s M•r..1•...... a.... a ST'"T DT CALTPORTIA ) • ) al. County of Sass Diego ) • On this lf•th of May, 1961, before ire, a Notary Public in ann :or said •• County and St3"^r per?s`nally arreared Glenn A Freegard and Cecile A. Fr••e.'a:•.+ 'Car^ t3 re t•:, rr.r•wna -dhow, nary^s are subscribed •.: :he wi th'.r. `.^._•^t*.^rt and acknmiltr?ped to re that th,y executed the sane. '4 ''."'FS n:° s•.d aryl anal. • VV.sG (,j. b attA-sr✓ rotary Public in and r said • Count. and ;ta•o My Coreassion Wilts lane 23.1561 Z ' e...• • I. STATE OF WASHING" -_ -__l t v Cos.tya KING _Jr. Os this ?SrA day of_—OAT_- --Notary --.ZII - .A. D. 19 b!•before av,d.e.ndvr• d.a Notary Friths is sad fort a Stasa ol__VANpC[bll - duly conasisisavd sad ware pwersaily appeared E• .�cu M.-__ -_ -_._..sad ioLAND_VA -- _N M sae Laws be he tea aa .Presidaut awl At_ «Ter- respae .a(-_-_ CITIZENS /FDEiAL SATIN= a LOAN ASSOCIATION OF fffiAiTls _ - the ewes/sties se st executed the foreaoiae i.esn, eM ch.and asowiedaed see said iu srenr to re tie bee rad-sai - wy act mad deed of said corporation, for the user and pvpasea shelve, ..—teased. sad ow emit stated tieat_2ief • an atteiosirad to aware tie said ens an t Fie seal alined 8a tie earp..rata seal of said �►IIT€3 m_ }loll wi Waste.affixed the day .. . / -abeam vrittam -. n• y• /�` -.r�. 1 :: L T - ..r.i7`e�L.. - 7 I •. .. NW.6M tfw arch.t N 1faLataa �`• • Dal Is s ' . (A.i...fr,d..vt byr il Car,arses.wsaplemmingss Trig'� C+wasa4.Fors Lit) a . :vim r a - • - STATE OF WASh INGTON, Osseo of , . O• il tbie dq helm.eie14' /11111111nr �, to me karma b be the isi Qi.d is mod who !he w11� and interim . ,:•,'•+ .. K .cjuo�wiedded to me thee apd the are es 6'••a.ei sasays!r : •(4. purpm tlaeteia meotiooed ( /�••� �w•••, mere Div soy egad eadAr Ati+; tddl f .. N. awl Nagar, Or el Wa se �. red,*of Li., Vnaa...r...+a+• ' —I I• .—' • • t / A%, 7::" .C.`, Ctbc.a�r.,c,�, 1-;Hu....r� )r.•1... :�• -•4.Y. PL...LC.:. e• 4..1.4 _taut:.7C.i ''. -:04.4: a...-a &CC✓ lt. .-tee. �•a .,:I c4.4.. L%.,,.....i Lt./ f,.,...c £ 4..�::' v, 44...... ......, :{��. .C... . . , <... k..,s (-ft...t .1C`_.ld 7 44(..i.L. • •'�iLi.k7 4. .4404.ac v �I �, h�fudl:i0 .i -S. �. =�1e:t ••.. 31 t:+! 11 27 FILED Jul :::..i at HetLnt -ni _-• Wyse.-t / 1 L.-. !<,---A i I . I... • ,. . AM.ndaa/nt■ to the LAY YALLSt CO-OP COh6.TINITY N MUTUAL PUOTSCTIVE RISTSICTIONS Auditor's rile Mo. 4809190 CD The following staundtrnta were adopted by the May Valley Coop Community Ins. r) leabership Urrting in a000td with the procedure thurafora under "Separability of yestriotioas" in the Mutual Protective FWtriatiase. on the datum shown Nero' Nov. 12, 1973 . Thu loot seatenoe of the ovation . "Definition of Terms" . •hanged to roads "All lots, prowls, unplattod land in the above said real property (36.64 I I acres) shall bs dssignat.d "reaid.noe tracts." Jan., 19, 1973 . the last s.ntwnou of the 'motion - "C_onvuyanoe dubf.ot to the By-laws of :Jay 'Valley Coopurativv" - changed to made "Assessments shall be made by a two-third• vote of a UVC (ay Valley Coop) Leabwrship Le.tieg, notios of which shall include the proposed snout and shall go to sash owner of property covered by tame restriotionm." 1•N JJB88 mmauar, maid corporation has steed this inutrtia ant to be assented by its proper off tours an tniu day of Larch 1975. Sy Valley Coop Camoataity Inc. • ` f Chairman STATE OP SliINGTON ) Eµy JRcaZ L ma, County of ling • Os this 1141 day of Larch, 1975, before me, the urdursi,ned, a rotary Publio in and far the State of Uashintton, duly oamtisoioned and sworn, personally • aPPeved' -, and ' l l . to me Imosa to bo the Chairman end Fa.E a e o rt aQ respaotiwly, of the oorporation that uxeoutud the foregoing Instrument, and aoatawl.dg.d the said instrument to be, the from and voluntary sot ud deed of said oorporation, for the us.e and purposes therein mentioned, and on oath stated that they were authorized to oxuout. the said instrument and that the serporation has no corporate seal. Fitness my hand and official•seal hereto affixed the day and year first abew"writt.n. A J.�_`.., l -,A, pulp---..... lot Pubilq•in and for:the dtate of ttashington r.s at 3urton. • MAR 161975 I . ,.,x':•".'!x""'rTM""" - ,-y^a'�f.,r,_ �r."er•"'a.•z4.•w-• .,•.q'nK!t-:a�¢non•,-�s:.„.q.,sr.�^+�:�xx..er...r.,-e-v.v.e'.�w:.-�.avo,:.—.-.--...,.,r •..,_....�.. -...-... .o..-� ;-rr:-...� , �.. .. s' v +, i� .•5, ..a. :w.:' 'fit^�,//,,��(•r i�;'.# j��•Y :h! jpr{'�t:•;r,'f::y:1;�-::6:�1y.. •y_. :s. .w,:,si•A, .q:c.•v�. ;d.: + ;�(;'pr`;Yk ar sy'i:-7. ..<• `r,,•:-c=;i>..,,'r• ••�:si, _ - •:•-- "'; :L,(. .-1 ;;i. qi IsSI'g*.i 6' p. :i7't,''.Gt?y f� .,r, =h.r •iY�f_ _.n. }•4 ._4... '.U'..r.F.. 34„p5�•'"rL.-hws+,''.•a, I..`V ::F:_a�'S•S ' .ti.7'� • .. �:'!%�.. '.. "�' '.d'1.. - ..•c.. •':;"'-s_.f.'r,: t.-.t.,.,,r5• v,• .a " .....V2,,?,. ' '..;L '.1.:.:, 'e`. .j- r+' s:i,..,.-•,t.,b,;,%•y• i•�h: Lr;x•:...-. �%ca•�1..,.�r wF.17 yNl-'i;t:' q' !„'.7s ,.yW?s f. ?6, .,. "t ,ST1;?i&;' .71: :•... -re.i,2. •.• UN Pw poeed: Yoe. 71, 1977 • �. Aceep eon. X,tli, 1977 1 Petra i.ve(j"mwtL 4 • �� Alay Valley P ied PwIecti ve /2eatiai,ction.e • ..; • 1 Page one. uu.tlr the.land Le made thi.e Z. Thie i,rdentr�ne and declanafivn of covenant'. nunninr� ! t. CM CD da/ of , by Iflaef Va,Lleuf (popenati.ve, a ((& .tv a(PnP°nat.ion, o inaf&en nefenned to as (1�nee. o o �heaeaa aoid mJrpoircctrvn re the oaten in /eee o� the anathecat�ngu v/ r` the nvarth-ea at cuan Le/t v f eectiort3, tvunalai p 23 nv/r tly name 5 eao2 except /• the eaa.t 370 feet of the nonlh. 190 feet thenevf; and a ii o ,yt�}r,d nea#�ri dive , • o lJhevrar.a the outset had detenouned that ca taro sad heJreina f Lem covenant,' 4huuld be placed on and /run uxth • ind Am the advvntaye and bejLievnen•t C °f pneaen.t end fortune omen:" and vcarprrrtra of eaid land: Rou t eene/une, LL Lo N • L. r :�� pavviLed as /v(.vrua: C peirafive a1ral.L attach to t - I' i�av Lech ve /fie afisi cLivn� of i�kuf VaIJ�/ vv "� The.�e icfia,L thane- t and a'a,LL pa.�a roifh .4aid nev,L p peztf and each and eve/uf l� and p�-1 w j - ' 14. bind al.0 n.e who nay at any time and fnom .Lune 4o time urea .oaid i v f and nha l,L pew ��,( #,ecLLve lvrvpe ty rnd .tein aeapecLi ve 4uccedh ns in inteaeat. the se pno 1, and .x�//t G /f deeuaibed on inavn- ; ae.�tvaicLi./n.� ',hall be deemed to Ge fwGf a ore to the name i <': _ n�vo ed in r./ut Ln sbumrenL oa conveyance b; d f nor the "Pl tua,L i'•iu.LecLi.ve Re it/Uzi-ion,' of Pay Valley Coupe/tail-ye." ttefoace:en,L of 2,e itai•ction s: The r.,u/!aL •i.4 expee"Alif /edeaved .lo i'kv/ .Valley (fop- nd Limitation,' contained in (hue. ' - c,ia.Li.ve (u inle�rpfee.L and vn�•sce ail condition' r i''kytha l i'aviecLi.ve ie stvr.i,ct i.vns. • :,.. i Sepanrbi.lity o(_ PeAtiri.ctionns: ..7nva.liclition o f any µ2ovi sion contained in Lirene i tLort. ?,wteoti.ve Restni.ctiuna by juL12I"enl. oa count :puler. 'shall in no uiAe invaL- b: tt!ete any of the vtltea ,••J/u/vrsi!M o f home. iimenriibi/.i.a: These I!k/•tL I',w-LecLive 1ea't/ri.c1ron." ma;-/ i,: a Melded o rvrLili.ed in n rccoaci ce ili-iii. .i.',e Gy-lauh o f/'lh f Valley/ Cuv,:n t i ve &Triun ty. i:(uvv.;: No "ni-v0n 6,: i':v/ i/ ey Q"openniLve Uonrrruu.Lf o fanr: delau.l.L on the pair.t • u! a :,w.c'v'nere .:Jou`.L bs am itaued.CIA a uu.vca of a/u/4u64e.uen,L defau.Lt on tat 'T. - , •• / • ` Wi_.: r �.•. .^i,i• i' -t.,. ..tro , .%t1'Xirt, +1:,. ,S$: S':F: .� "''::.:. •:4�'_�:r�: %li? ' J•',�`N,M1, � . .s .w.�`.•.�.:...w���_��r('.�i.f. ,`y4..d rat rc' .4'l�a_..Y.y vC_,;j=.�. ! ^r Page tuo: x a ine oa ally °then puachaae. r &uiddu,g d'?e sini.ction.a There dttLL not at any time be &tected on.placed upon a ° aedidence tract any tertponarg building, toi.th the ev.rot i•rn of.shade oa 81.04124110pe . • �N fa uae in arm:catton faith the 6ui!dint. °f a pc/Tnanen2 c&RJJin9. house in manse 3 of mndtnuciion upon said grant. iN A port on of a permanent duelling house marl be arsons upon a residence tract.if _ 44: _ .. in aPnwved Gf I e r6, Valley CooPer 've!baud° Dinectvra. t nts The enti�te pPAmrnenI rin iL&rg hvuae n asli t be mp.Ceted tuithin three (3) ,temra of ' $. the .1i9ning °f the ea/meat money ariteerte t.. Any deviation firm these buiddiny. 1. aeatvirtiona ntuat be approved Gy .the Pliy VaLLer, Board of Durations. AppwvaL o f Nana The yiradiny, of a aeaidence tract and the location and plan of all Guildintp to Ge eaectm! in.ilty Valley Cooperative auost be approved by the 1 r i1j VaJe,•t Coupe/waive /.,and of Uiaectoaa. Jf the !wand foalto appzove oai.}.d • I t' approve said plane wi,flu�t ten (10) daua after the ar ne have been 4a&n.Gtad to them, 't 4 ( .eudt apvtovaL will not be aequii:ed and the pzoviaione of thin paaayaaph will be I deemed to have been fully complied with. • fi P� v the rvsidenetrt.Conveyance auyecolife y- madofyaLeyoop . of illy Valley (oopeaati.ve arc •sold oa avnveyal .xrbyect to .the pzovt siona o f lite • r'y-Lautz o f lira Valley CoopenaUve. each Ltact 44a11 be .xabyect tv r ea sneni s leviod 6,, ()Le ,'lrjt Vaject C„openat ve in aca,arlance uLL1t i.L, B -Lawn. There nsse 4- • • mrnla d'tuil. be 4upe/til,a to anir and a.LL other .4'.4..Cn4 utecttCti ua pc vni2Led except a banrrf+ide eY,e,,b'r/ and aeaunded taunt muatcjcrr,ie. The purtcha4cit of a Aar, Va.LLu) . Cuopeza:ive .teaidenee txacf, by lire accepIance or a deal oa cont./tact of aaLe Ganda itimilte tael f iv all of t.%e ;,zovi.siona and I L2e2il.na imponal G,, t;ie Bit-Lau e o f . ,'iz,,, Va2Jef Coorxaal+i.,vc. (77 /!y //`/ ' /'�/ ! 1f Ctaiitrrtrrn.' 2&.1 /G'7 ( it�y . r. Seatr_(rw,t: .011..4'x /% //�eaii..CJ • • ............ ..-. :;s+s;. S.',...•77"f`,-.4q..i4�ifh„tii:;F,fil e 1. gf :'4.a,;,e:?'uC+R47°r7n7 'e^.-_.P'• t-,,.. ,w s..r; .1':• '.)'..,':r.'• '�•.il �i �.:nn .c - - R '.�;"iA � . C{,,:I‘'•}w ;, fbYMi , . . 8%. Z' „ e. =+ ' y i � : . Y>4. V . 'u h:Y a^' ^i,r�t::K,.� .e r:� MYtr I:Xrnl,A..r!:-7.vxrjti :� �1�, r,- .. sri�! M1•. _.r ...,...^s•:. ', .t^ .f . j.n;•a. k c-r•.. ..r .t..;'.4;...;..-;..: ,.. .. _`,•M •. ... t• 3346 -tvM • ' . _5 Lh/ -b I t 0( mippb f)1, `J.: Jo -op r�fl t ti l•'V W KWaN 1 6 d 10 ;sanbaa le piooaJ Joj 011u H i+� li j� i i I • 1 `. STATE OF Washington ii County of King ? On this 22nd day of April ,A.D.19 77, before me, the undersigned, a Notary Public i�n and for thi—gtate of Washington , duly commissioned and sworn personally appeared Dawn M. Mehrer to me known to be the individual described in and who executed I! the foregoing instrument, and acc�nowledged to me that he . signed and sealed the said instrument as her free and v Tta unr, 1 act and deed for the uses and purposes t ere3.n mentioned. • WITNESS my hand and official seal hereto affixed the day t and year in this certificate obove written. . Notary Public in and for the State . of Washington residing at Seattle . ( ' Y STATE OF Washington ( ee. County of King J 1 On thin 1 9th day of April A.D. I9 before me.the undersigned.a Notary Public in and for the State of Washington duly commissioned and sworn personally appaared .Wm. M. Taylor_ to me known to be the individual—described in and who executed the foregoing instrument, and acknowledged to me that_he_signed and sealed the said instrument a. his—free and voluntary act and deed for the uses and purposes ('\J therein mentioned. i O j WITNESS my hand and official seal hereto affixed the day and year.in this /certjficate/who've written. Al ZD Cre4LI jNat./Public i�ndfw.tb.State of Washington Ns 1...... r.sidina.t• . R,.r.rnn _ (Ad.....dam.n,by Individual. Pioneer National Tilt'Insurance Company Ferns L 38) t 1.,••L.•,1"I, ,y7.--4,,,i, . ;.,. , .: , '.!!,"f.°4`'••••:.':...,11-1;',.-1-...;''i‘'.'. " ':i-',,•0' ,;•.....+ . i „di.,.J,s,, 1 , , , ,...,.A.1 .‘,...- ‘'...';_:.1.,• •,, A 44:,•'..,' r A.,.‘• ‘''•.. . 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Renton Requirement: Complete plat required street, utility and drainage improvements per attached approved plans. Comply with requirements of Renton Subdivision Ordinance for Final Plat approval procedures. Plat improvements have been installed with the exception of curb, gutter, sidewalks and asphalt which will be bonded 2. All persons having an ownership interest into the subject property shall sign on the face of the final plat dedication which includes the language set forth in King County Motion No. 5952. Renton Requirement: Comply with condition as written. Applicant to provide copy of Motion No. 5952 with final plat application. Chaffey Corporation and Key Bank have signed the final plat Motion 5952 is attached 3. Proposed lots 1 through 5, and 50 and 51 are zoned SC-P. The area and dimensions of these lots shall meet the minimum requirements of the SC Zone classification or shall be as shown on the face of the approved preliminary plat, whichever is larger. Minor revisions to the plat whichld, k not result in substantial changes may be approved at the discretion of the -H.VZ Land Use Services Division. A) Renton Requirement: Comply with condition as written. Appl ct �t atg,vi �g�� provide a copySC-P Development Standards with final plat applicatiorPFA�pLINN, P NroN NG Attached 4. Proposed lots 6 through 49, and 52 and 53 are zoned SR-15000. The area dimensions of these lots shall meet the minimum requirements of the SR-15000 zone classification or shall be shown on the face of the approved preliminary plat, whichever is larger. Minor revisions to the plat which do not result in substantial changes may be approved at the discretion of the Land Use Services Division. Renton Requirement: Comply with condition as written. Applicant to provide a copy SC-P Development Standards with final plat application. Attached 5. The applicant must obtain final approval from the King County Health Department. If the applicant proposes to serve the final plat with sewers, in lieu of septic tanks, approval of a Local Services Area (LSA) extension must first be secured from King County or the subject property must be annexed to the City of Renton. (Note: an LSA extension would require the convening of a public hearing before the Hearing Examiner, and the passage of an ordinance by the County Council.) Renton Requirement: Construct sanitary sewer main system per approved plans prior to approval of final plat. 1 Done 6. All construction and upgrading of public and private roads shall be done in accordance with the King County Road Standards established and adopted by Ordinance No. 8041, subject to variances granted by the King County Road Engineer. Renton Requirement: Construct street improvements per the approved plans for the preliminary plat. Any modification to these approved plans must be approved by the City of Renton Development Services Division. Done and/or bonded. See response to #1. 7. The Applicant must obtain the approval of King County Fire Protection Engineer and demonstrate compliance with the fire hydrant, water main, and fire flow standards of chapter 17.08 of the King County Code. Renton Requirement: The applicant must obtain the approval of the Renton Fire Department of the fire hydrants and water main system for the preliminary plat. The approved water system plans demonstrate compliance with this condition, provided that the water mains and hydrants are installed per the approved plan prior to approval of the final plat. Done 8. Final plat approval shall require full compliance with the drainage provisions set forth in the King County Code 9.04, and the storm drainage requirements and guidelines as established by the Surface Water Management Division. Compliance may result in reducing the number and/or location of lots as shown on the preliminary approved plat. The following conditions represent portions of the Code and apply to all plats. a. Drainage plans and analysis shall comply with the 1990 King County Surface Water Design Manual (except as modified by Condition 9 below). LUSD approval of the drainage and roadway plans is required prior to any construction. b. Current standard plan notes and ESC notes, as established by LUSD Engineering Review, shall be shown on the engineering plans. c. The following note shall be shown on the final recorded plat: "All building downspouts, footing drains, and drains from all impervious surfaces such as patios and driveways shall be connected to the permanent storm drain outlet as shown on the approved construction drawings # on file with LUSD and/or the Department of Public Works. This plan shall be submitted with the application of any building permit. All connections of the drains must be constructed and approved prior to the final building inspection approval. For those lots that are designated for individual lot infiltration systems, the systems shall be constructed at the time of the building permit and shall comply with the plans on file." Renton Requirement: Comply with the condition as written. The note on the final plat shall refer to the Renton Planning/Building/Public Works Department instead of the King County agencies. 2 See note 4 on sheet 1 of final plat 9. The following conditions specifically address drainage issues for this particular plat: a. Stormwater detention shall be computed using an SCS-based hydrograph method (or other method as approved by King County). The performance of the proposed detention facilities shall be such that discharge from the developed area shall be no more than: • One-half of the pre-developed, 2-year/24-hour release rate for design storm events up to and including the 2-year/24-hour design storm; • The pre-developed, 2-year/24-hour release rate for design storm events greater than the 2-year/24-hour design storm event and up to and including the 10-year/24-hour design storm; • The pre-developed, 10-year/24-hour release rate for design storm events greater than 10-year/24-hour event and up to and including the 100- year/24-hour design storm event; All other aspects of the storm water system design shall conform to the 1990 King County Surface Water Management Design Manual including wetpond and biofiltration. b. Offsite water from the Summerwind Division 2 Tract X detention pond and Newcastle Terrace shall be conveyed through the site. This offsite water shall receive biofiltration per the 1990 SWMDM prior to discharge. c. Offsite drainage currently enters the southwest corner of the proposed subdivision via a pipe from NE 20th street. The final engineering plans approved by King County shall incorporate this system into the final design of the drainage plans. d. The cross culvert which will ultimately convey the Tract A and Tract E stream beneath Road A shall be designed to accommodate the 100-year design storm. Renton Requirement: Comply with condition as written. All items are addressed in the approved construction plans for the project. Done, with engineering plan approval - plat construction 10. A note shall be shown on the final plat and engineering plans which states that the finish floor elevation for the residences on Lots 1-5 shall be a minimum of one foot above the 100 year floodplain. Renton Requirement: Comply with condition as written. See note 5 on sheet 1 of final plat 11. All clearing and grading for roads, drainage facilities and utilities shall be performed between April 1st and September 30th. LUSD may allow clearing and grading activities beyond these seasonal limits, at its discretion. In determining whether to allow clearing and grading beyond the seasonal restriction, LUSD shall consider the Applicant's construction practices and actual weather conditions. A note implementing the preceding clearing and grading requirements shall appear on the final engineering plans. 3 Renton Requirement: Comply with the conditions as written, with the exception that any extension can be granted only by the Renton Development Services Division. Complied with through construction plans 12. All utilities within proposed right-of-way must be included within a franchise approved by the King County Council prior to final plat recording. Renton Requirement: All proposed utilities to be city owned, or operated by existing approved franchise utilities. Condition will be met as written, with no additional approvals required. 13. The Applicant or subsequent owner shall comply with King County code 27.40, King County Road Mitigation Payment System. MPS fee as determined by King County Public Works plus an administrative fee. The applicant has the option to either 1) Pay the MPS fee and MPS administrative fee at final plat application, or 2) pay the MPS fee and MPS administrative fee at the time of building permit application. If the first option is chosen, a note shall be placed on the face of the plat that reads, "All fees required by King County Code 27.40, King County Road Mitigation Payment System (MPS), have been paid." If the second option is chosen, the fee paid shall be the amount in effect as of the date of building permit application. Renton Requirement: The applicant shall provide documentation that the MPS fee has been paid to King County prior to approval of the final plat. See enclosed letter from King County's Sue Osterhoudt, dated December 28, in which King County acknowledges payment of MPS fee. 14. The following are required road improvements for the subdivision: a. Streets A and B shall be designed to the urban subcollector standard. b. Streets C, D, E and F shall be designed to the urban minor access standard. c. Frontage Improvements to 148th Avenue Southeast are required as follows: • The frontage along the west margin of 148th Avenue Southeast shall be improved in accordance with approved Road Variance S92V0182. • Plans for the above-noted improvements to 148th Avenue Southeast shall be submitted to the Department of Public Works for review by the Traffic and Planning Section of the Bridge Engineer at the time of engineering plan submittal. d. 148th Avenue Southeast shall be regraded and lowered to achieve adequate entering sight distance at the Street A intersection, per the King County Road Standards. Plans shall be submitted for this improvement with the engineering plan submittal. 4 e. Any pavement failures in the west lane of 148th Avenue Southeast between the Street A intersection and the above lowering section shall be repaired. f. Modifications to the above road conditions may be considered by King County pursuant to the variance procedures in KCRS 1.08. g. Lots 52 and 53 shall have undivided ownership of Tract E and be responsible for its maintenance. Tract E shall be a minimum of 20 feet in width and be improved with an 18 foot wide paved surface. The paving shall have a cross slope in one direction, with curb or thickened edge on one side. See note 7 on sheet 1 of final plat h. Tract G shall provide for pedestrian use and emergency vehicle access. The tract shall be a minimum of 30 feet in width, and shall have a 20 foot wide, paved surface. The 20 foot wide, paved access road shall have a cross slope in one direction, with curb or thickened edge on one side. The access road shall have bollards placed at both ends of the tract, consistent with requirements of the King County Road Standards. Tract F shall be dedicated to King County. Renton Requirement: Comply with condition as written. Condition will be satisfied by constructing street improvements per approved construction plans. Those portions of the street improvements within the Renton City Limits shall be permitted and inspected by the City. Those portions within King County, such as 148th Avenue Northeast shall be permitted and inspected by King County. Done. See note 8 on sheet 1 of final plat 15. A geotechnical report, prepared by a licensed geotechnical engineer, shall be submitted with the engineering plans to address any structural fill needed for development of the final plat. In this regard, it has been noted that structural fill may be needed on Lot 1. Renton Requirement: Applicant shall submit the required geotechnical report to the City prior to approval of the final plat. The applicant shall also provide copies of any compaction test information for any new fill or graded areas to the City prior to approval of the final plat. See enclosed reports from Terra Associates, Inc. dated October 13, 1994: "Supplemental Geotechnical Engineering Recommendations And Plan Review." And the February 3, 1995 report: "Lot Infiltration Systems." Also enclosed are all compaction tests completed to date. Final compaction testing will not be undertaken until paving is scheduled. 16. The planter islands (if any) within the cul-de-sac shall be maintained by the abutting lot owners, this shall be stated on the face of the final plat. Renton Requirement: No planter islands were included on the approved plans for street improvements for this project. Modifications of the plans to include planter islands requires approval from the Renton Development Services Division and the Renton Fire Department. Approval of such a modification request is unlikely. 5 There are no planter islands 17. The on-site portion of May Creek Wetland #5, a Class I wetland, shall have a minimum 100 foot buffer of undisturbed native vegetation, except to the extent that disturbance is allowed as provided in condition 24 below (May Creek Wetland #5 lies in Tract E on the preliminary plat map). Renton Requirement: Comply with condition as written. Done- see final plat map 18. May Creek, a Class II stream used by salmonids, shall have a minimum 100 foot buffer of undisturbed native vegetation. Renton Requirement: Comply with condition as written. Done- see final plat map 19. The Class Ill stream (lying within Tracts A, B, D and E) shall have a minimum 25 foot buffer of undisturbed native vegetation. Renton Requirement: Comply with condition as written. Done- see final plat map 20. Wetlands, streams and their buffers shall be placed in a separate sensitive area tract. A minimum Building setback line of 15 feet shall be required from the edge of a sensitive areas buffer. Renton Requirement: Comply with condition as written. Done- see final plat map 21. The approved filing of the 0.07 acre Class 3 wetland shall be mitigated by setting aside 0.1 acres of existing forest adjacent to the Class Ill stream buffer. (The proposed mitigation area shown on the May 10, 1994 preliminary plat map is acceptable.) Renton Requirement: Comply with condition as written. Done- see Tract F 22. All approved alterations of streams shall insure that there will be no net loss of stream functions on that site, and no impact on stream functions above or below the site due to the alterations. Renton Requirement: Comply with condition as written. Done 23. All stream crossings by roads or driveways shall use bottomless, arched culverts or other construction techniques which do not disturb the stream bed or bank. All crossings shall be constructed during summer low flow. Crossings shall not diminish the flood-carrying capacity of the stream. Crossings shall be minimized and serve multiple purposes whenever 6 possible. (The location of the crossings for Street A and Tract E are acceptable.) Renton Requirement: Comply with condition as written See approved engineering plans 24. A Stream Mitigation Plan for the relocation of the stream shall be submitted for review and approval by LUSD. The mitigation plan shall be submitted as part of the subdivision engineering plans. The Stream Mitigation Plan shall include proposed final grades and hydrology; outlet to May Creek Wetland #5; a detailed planting plan showing plant species, sizes and locations; and construction notes. Renton Requirement: Comply with condition as written See approved engineering plans 25. Required stream mitigation must be completed prior to King County's granting of final approval to the subdivision. However, if the applicant demonstrates that seasonal requirements or other circumstances beyond their control prevent completion of the mitigation prior to final approval, the applicant may post a performance bond or any other security instrument as approved, which guarantees that all required mitigation measures will be completed no later than the time established by LUSD. Upon satisfactory completion of the performance inspection, LUSD wetlands staff shall recommend release of the performance bond and its replacement with a maintenance bond. A maintenance bond shall be required, in a term and amount sufficient to guarantee satisfactory workmanship, allowed or required, for a period of up to five years. Upon satisfactory completion of the final monitoring inspection of the site, King County LUSD wetlands staff shall release the maintenance bond. If this project has not met its performance standards at the end of the monitoring period, the Applicant is responsible for preparation and implementation of a contingency plan to remedy the situation. Renton Requirement: Comply with condition as written See approved construction plans 26. Prior to recording final plat, the owner of the property shall submit proof that a Notice on Title has been filed for record with the Records and Elections Division, to run with the land containing sensitive areas. The Notice shall be approved by LUSD and inform the public record of the presence of a sensitive area or buffer, the application of KCC 21.54 to the property, and that limitations on actions in or affecting such areas or buffer may exist. Renton Requirement: Comply with condition as written, except to be approved by the Renton Development Services Division instead of LUSD. These conditions are shown in notes and on map sheets of final plat 27. Prior to commencing construction activities on the site, the applicant shall mark wetland and stream sensitive areas in a highly visible manner, and these areas must remain so marked until all development proposal activities in the vicinity of the sensitive area are completed. 7 Renton Requirement: Comply with condition as written. Done, by use of orange NGPE fencing on-site 28. Prior to commencing construction on the site, permanent survey stakes using iron or cement markers as established by current survey standards shall be set delineating the boundary between adjoining property and the sensitive areas tracts. Renton Requirement: Comply with condition as written. Done 29. Prior to final approval of construction activities on the site, the boundary between a sensitive area tract and adjacent land shall be identified using permanent signs. Sign specifications shall be supplied by LUSD and shown on the subdivision engineering plans. Renton Requirement: Comply with condition as written. Signs have been purchased and scheduled for installation. See enclosed photocopy of sign. 30. Prior to final approval of construction activities on site, the boundary between a sensitive area tract and adjacent land shall be permanently fenced. Fencing details shall be shown on the subdivision engineering plans. Renton Requirement: Comply with condition as written. Fence to be installed in the Spring of 1996 RESTRICTIONS FOR SENSITIVE AREA TRACT'S AND SENSITIVE AREA SETBACK AREAS Dedication of a Sensitive Area Tract/Sensitive Area Setback area conveys to the public a beneficial interest in the land within the tract/setback area. This interest includes the preservation of native vegetation for all purposes that benefit the public health, safety and welfare, including control of surface water and erosion, maintenance of slope stability, visual and aural buffering, and protection of plant and animal habitat. The Sensitive Area Tract/Sensitive Area Setback Area imposes upon all present and future owners and occupiers of the land subject to the tract/setback area the obligation, enforceable on behalf of the public by King County, to leave undisturbed all trees and other vegetation within the easement. The vegetation within the tract/setback area may not be cut, pruned, covered by fill, removed or damaged without prior approval in writing from King County Land Use Services Division or its successor agency, unless otherwise posted by law. The common boundary between the tract/setback area and of development activity must be marked or otherwise flagged tot he satisfaction of King County prior to any clearing, grading, building construction or other development activity on a lot subject to the Sensitive Area Tract/Sensitive Area Setback Area. The required marking or flagging shall remain in place until all development proposal activities in the vicinity of the sensitive area are completed. No building or foundation are allowed beyond the required building setback line, unless otherwise provided by law. 8 • Renton Requirement: Comply with condition as written, except raterence Renton Development Services Division in place of King County Land Use Services Division and Renton in place of King County. See note on final plat, note 1 on sheet 1 32. The subject plat shall comply with KCC 19.38 by providing a fee-in-lieu of open space. The amount of the fee shall be determined by DDES and the King County Parks Division, consistent with the provisions of KCC 19.38. The fee shall be paid to King County prior to recording of the final plat. Renton Requirement: Mitigation for impacts to the parks system will need to be paid to the city of Renton to mitigate impacts on the Renton Park system from the additional city residents. The Renton Parks Department is planning on improvements to the parks system in this area to respond to the need of additional parks in this portion of Renton. Parks mitigation fees are to be paid per the City of Renton Parks Mitigation Ordinance prior to recording of the final plat. Paid - See enclosed fee receipt from Renton 33. A homeowners association or other workable organization shall be established to the satisfaction LUSD which provides for the ownership and continued maintenance of the open space areas and sensitive area tracts. Renton Requirement: Comply with condition as written. See enclosed copy of the CC & R's for Stonegate 34. The final engineering plans for the proposed subdivision shall limit the clearing and grading to the minimum necessary to install roadways and utilities including the grading associated with the relocation of the unnamed tributary. All trees and understory shall be retained on the proposed lots until recording of the final subdivision. Due to the grading necessary to relocated the unnamed tributary, Lot 1 shall be exempt from this requirement. Renton Requirement: Comply with condition as written. 35. Per Exhibit 18, the engineering plans for this project shall identify the location of any wells on the site and provide notes which address the requirements for the contractor to abandon such wells pursuant to requirements outlined in the Washington Administrative Code. Renton Requirement: Comply with condition as written. Well was abandoned in accordance with DOE regulations- see attached The construction plans have been approved for permit for the required street, drainage and utility improvements for the preliminary plat. All work within the City of Renton will require a permit from the City, and will be inspected by a Renton Inspector. Permit fees will be per the City of Renton ? and include System Development Charges for sewer, water and drainage for the new plat. No work will be allowed until a permit is obtained, and a reconstruction meeting is held with the contractor and the City. 9 As-built drawings, cost date inventory sheets and bills-of-sale for all the public improvements must be submitted to the City for review and approval prior to recording of the final plat. The plat map itself must also be reviewed and approved by the City prior to recording. The plat map can be submitted for preliminary review at any time to expedite the final plat approval process. Submittal of an itemized list explaining how each of the Hearing Examiner conditions have been met will also help expedite the final plat approval process. 10 x . 0.-. ' March 15 , 1984 _ INTRODUCED BY: BRUCE 'LAING 3730/HK/hz PROPOSED BY: 83-212 1 MOTION NO. 5952 . • 2 • A MOTION relating to standard conditions • for the approval of subdivisions and 31 • short subdivisions regarding dedications. and • . . indemnification. . . 4 5 WHEREAS, RCW 58 .17 .165 , the State Subdivision Act , requires . 6 the certification that all public roads, easements, and tracts 7 have been dedicated to King County; 8 WHEREAS, RCW 58 .17 . 165 requires a waiver of . claims for all 9 damages against King County due to the establishment ,. ' 10 • construction, and maintenance of said roads; 11 WHEREAS, the State Subdivision Act is silent as to 12 requirements for waivers and 'hold harmless agreements for other 13 • aspects of subdivision. approval ; 14 WHEREAS, the Hbme Rule charter, gives King County the 15 authority to remedy this ambiguity; 16 WHEREAS, there has been a lack, of standards for waivers, • 17 dedications, and indemnifications ; 18 NOW, THEREFORE BE IT MOVED by the Council of King County: 19 A. It_ is the policy of the. King County council that the 20 following shall be included as a standard condition. of approval 21 on all subdivisions and on those short subdivisions which 22 require dedication of public road rights-of-way, coll.:'.ruction of 23 public roads and/or installation of surface water 24 retention/detention facilities: 25 All persons having an_ ownership interest in the subject • 26 pr.op,erty shall sign on the face of the final plat/short plat the 27 following language.: . 28 29 • 30 • 31 32 • 33 . LoNDITION 2-- i ,1 ., v •sd _ y j , 6152- 1 KNOW ALL PEOPLE BY THESE PRESENTS that we, the undersigned owners of interest in the land hereby subdivided/ohortthe 2 subdivided, hereby declare this plat/short plat t begraphic representation of the subdivision/short subdivision 3 made hereby, and do hereby dedicate to the use of the public forever all streets and avenues not shown as private hereon 4 and dedicate the use thereof for all public purposes not inconsistent with the use thereof for public highway • 5 purposes, and also the right toimake all necessary slopes for cuts and fills upon the lots shown thereon in the 6 original reasonable grading of said streets and avenues, and further dedicate to the use of the public all the easements 7 and tracts shown on this plat/short plat for all public purposes as indicated thereon, including but not limited to 8 parks, open space, utilities and drainage unless such easements or tracts are specifically identified on this 9 plat/short plat as being dedicated or conveyed to a person or entity other than the public . 10 Further the undersigned owners of the land hereby 11 . subdivided/short subdivided waive for themselves , their . heirs and assigns and any person or* entity deriving title 12 from the undersigned, any and all claims for damages against King County, its successors and assigns which may be 13 occasioned by the establishment, construction, 'or maintenance of roads and/or drainage systems within this 14 subdivision/ short subdivision other than claims resulting from 15 inadequate maintenance by King County. 16 • Further , the undersigned owners of the, land hereby subdivided/short subdivided agree for themselves, their 17 heirs and assigns to indemnify and hold King County, its successors and assigns, harmless f_rom . any damage, including 18 any costs of defense, claimed by persons within or without 19 this subdivision/short subdivision to have been caused by alterations of the ground surface, vegetation, drainage, or 20 surface or sub-surface water flows within this subdivision/short subdivision or by establishment , construction or maintenance of the roads within this 21 subdivision/short subdivision . Provided, this waiver and 22 indemnification shall not be construed as releasing King County, its successors or assigns, from liability for 23 damages, including the cost of defense, resulting in whole or in part from the negligence of King County, its 24 successors, or assigns . 25 PASSED this (O ' DW day of 11'1. / , 1984 . ' KING COUNTY COUNCIL 26 • � KING COUNTY, WASHINGTON 27• 28 iia-A--f---‘ zi/ " V 29 � Chairm . 30 ATTEST: 31 cam/" — ,. 4,- • • . . 632 "-., ' erk of the Council 33 • SUBURBAN ESTATE CLASSIFICATION 21.18.090 - 21.18.100 • 21.18.090 Permissible lot coverage. All structures, including accessory structures and any areas used to provide parking space, shall not cover more than thirty-five (35) percent of the area of the lot. (Ord. 8558 § 4, 1988: Res. 25789 § 908, 1963) . 21.18.100 Placement of structures and uses. A. Except as provided in subsection B, K.C.C. 21.18.020 and any other provisions of this title placing further limitations on any use permitted within an S-E zone, 1. the distance between any structure and the front lot line shall be not less than twenty (20) feet; and 2. the distance between any structure and the side and rear lot lines shall be not less than ten (10 ) feet, except that a greater distance may be required as a condition of a conditional or unclassified use permit. B. On the rear third of a lot, accessory structures, which are not accessory living quarters or stables, may be built to the side lot lines not abutting any street and to the rear lot lines, if 1. a distance of at least fifteen (15) feet is maintained between any garage, which has a vehicular entrance from an alley, and the_ centerline of the alley; and 2. no structure is built closer than ten (10 ) feet to the rear lot 'line of a reverse corner lot, unless such rear lot line abuts an alley. (Ord. 3558 § 5, 1988: Res. 25789 § 909, 1963) . Chapter 21.19 SC SUBURBAN CLUSTER CLASSIFICATION Sections: 21.19.010 Purpose of classification. 21.19.020 Permitted uses. 21.19.030 Lot area and lot area per dwelling unit. 21.19.040 Lot dimensions, coverage, height limits, yards and open spaces . 21.19.050 Densities in multiple lot subdivisions. e 866 (King County 6-88 ) Phial I ratmineixi 4 • • • 21.19.010 - 21.19.050 .ZONING 21.19.010 Purpose of classification. ' The purposes of this classification are: to provide areas permitting uses and activities more rural in character than practical in the more concentrated urban areas; to establish and maintain a living environment of high standard for single-family residential use by requiring low density and substantial common open space within subdivisions; to protect environmentally sensitive areas; ..and to reserve large tracts of land far possible future urban or suburban growth. Use of this classification • is appropriate in residential areas with a long-term low-density character, whether or not such areas are served by public sewers. , (Ord. 4306 § 9, 1979) . 21.19.020 Permitted uses. The permitted uses in any SC zone shall be those set forth in Section 21.18.020, provided lots within a' multiple lot subdivision or short subdivision which contain less than thirty-five thousand feet shall be restribted to those primary and accessory residential uses • permitted in .the RS classification. (Ord. 4306 § 10, 1979) . 21.19.030 Lot area and lot area per dwelling unit. The minimum lot area and lot area per dwelling unit shall be ten acres, except in multiple lot subdivisions and short subdivisions, as provided in Section 21.19.050. (Ord. 4306 § 11, 1979) . 21.19.040 Lot dimensions, coverage, height limits, yards and open spaces. A. For parcels in an SC zone containing over five acres, lot dimensions, height limits, yards and open spaces shall be those set forth in Chapter 21.22, except in multiple lot subdivisions and short subdivisions; • B. For parcels in an SC `zone containing five acres or less, lot • dimensions, height limits, yards and open spaces shall be those set forth in Chapter 21.18, except in multiple lot subdivisions and short subdivisions; C. For lots within a multiple lot subdivision or short subdivision, the lot dimensions, coverage, height limits, yards and open spaces shall be the nearest comparable standards in the RS classification, as set forth in Sections 21.08.100 through 21.08.150, depending on actual lot area. D. The minimum lot area shall be sufficient to meet on-site sewage disposal requirements; provided, that if public sewers are available the minimum lot size shall• be ninety-six hundred square feet. (Ord. 4306 § 12, 1979) . 21.19.050 Densities in multiple lot subdivisions. In an SC zone, on parcels containing five acres or. more, an average density of one dwelling unit per one acre of site area shall be allowed in conjunction with lot clustering, subject to the following conditions: A. Fifty percent or more of the site being subdivided or short subdivided is reserved, either for permanent open space, or for possible future resubdivision pursuant to the "reserve tract" provisions of Section 21.21.060 ; provided, that the SC classification on the property may be changed through the hearing examiner process set forth in Chapter 20.24. Permanently dedicated open space shall be required and shall include any coal mine hazard area, Class III landslide hazard area or wetland, as defined in Chapter .21.04, (King County 6-88) 867 • SUBURBAN CLUSTER CLASSIFICATION 21.19.050 - 21.20.010 when such areas are present on the site of the proposed subdivision, except to the extent that development is approved on such sensitive areas pursuant to Ordinance 4365. The subdivider shall indicate which option (permanent open space or reserve tract) is preferred when applying for a subdivision or short subdivision; however, King County shall determine which option best fulfills the purposes of this chapter and the comprehensive plan, including the park acquisition and development policies adopted by Section 20.12.050. B. In order to use the reserve tract option, the topography, natural features, and site shape of the proposed reserve tract must permit a present and potential future subdivision pattern which will allow efficient future conversion of the reserve tract, or a portion thereof, to urban or suburban uses when and if called for by the comprehensive plan community plan. C. If fifty percent of the site is designated as a reserve tract, . the county may: 1. set neighborhood open space dedications, right-of-way dedications, drainage and site improvement requirements to serve the entire site at its ultimate developed density if found to be necessary for the public health and safety, or 2. set such requirements for that portion of the property which is being divided into building lots while under the SC classification. D. In an SC zone, a density of one dwelling per- acre shall be permitted without lot clustering when the parcel proposed to be subdivided or short subdivided contains less than five acres; provided, that if said parcel contains a coal mine hazard area, Class III landslide hazard area, or wetland, clustering shall be required to the extent necessary to avoid including such areas within any building lot, except to the extent that development is approved on such sensitive areas pursuant to Ordinance 4365. (Ord. 4306 § 13, 1979) . Chapter 21.20 S-R SUBURBAN-RESIDENTIAL CLASSIFICATION Sections: 21.20.010 Purpose of classification. 21.20.020 Permitted-uses-Suburban residential. 21.20.030 Permitted uses-Suburban agricultural. 21.20.040 Permitted uses-Agricultural. 21.20.050 Lot area. 21.20.070 Lot width. 21.20.080 Front yard. 21.20.090 Height. 21.20.100 Permissible lot coverage. 21.20.110 Placement of buildings. 21.20.010 Purpose of classification. The principal objective and purpose to be served by this classification and its application is to provide for the orderly_ transition of areas presently largely suburban in character but which are -rapidly becoming urbanized. Within areas classified S-R residences may locate in combination with generally small-scale and intensive agricultural pursuits on a commercial basis." Because such agricultural type uses require larger sites than those normally acceptable in urban areas, and because of the difficulty of assembling numerous small parcels for future urban development, the minimum size of sites is kept large for rural purposes until development 868 (King County 9-88) Iii & © 2 0 ` r� Lj� King County 'al 2- 1996 Roads and Engineering Division Department of • Public Works Yesler Building 400 Yesler Way Room 400 Seattle,WA 98104-2637 December 28, 1995 Aileen D. Oppelaar Vice President, Land Development Chafee Corporation 205 Lake Street South, Suite 101 Post Office Box 560 Kirkland, WA 98083 RE: Plat of Stonegate, File No. S90P0068 Dear Ms. Oppelaar: Thank you for the check from the Chaffey Corporation in the amount of$168,540 representing impact fees for the Plat of Stonegate. This amount represents a per lot fee of $3,180 for each of the 53 lots in Stonegate Plat. That amount is correct per the current MPS fee schedule and fulfills the Condition of Approval No. 13 imposed by the City of Renton on the Plat of Stonegate. If you have any questions regarding this matter,please contact Sue Osterhoudt, Supervising Transportation Planner, at 296-7454. Sincerely, le,, CQi, William G. Hoffman,P. . . Manager, Transportation Planning Section WGH:SO:jp • cc: Sue Osterhoudt, Supervising Transportation Planner, Transportation Planning Section TERRA ASSOCIATES, Inc. isaostidaConsultants in Geotechnical Engineering, Geology and Environmental Earth Sciences October 13, 1994 • Project No.T-2145-1 Mr.Eric Evans The Leavitt Companies 301 2116th Avenue SE,Suite 570 Bellevue,Washington 98004 • Subject: Supplemental Geotechnical Engineering Recommendations and Plan Review Stonegate Development King County,Washington References: 1. Letter,Infiltration Evaluation and Geotechnical Recommendations,Project No.T-2145, by Terra Associates,Inc.dated September 26, 1994 2. Report,Hydrogeologic Review, Project No.T-2145,by Terra Associates,Inc.dated November 30, 1992 Dear Mr.Evans: As requested, we have completed our review of the preliminary drawings prepared by David Evans and Associates, Inc. for the subject project. The drawings we reviewed included the road and drainage plans; clearing,grading,and temporary erosion and sedimentation control plans;and the plan and profile sheets. There were nine plan sheets with a printing date of October 9, 1994. - The Stonegate development is located west and adjacent 148th Avenue SE south of SE May Valley Road in King County, Washington. The project will involve the development of 53 residential lots with associated streets and utilities. A stormwater detention pond and biofiltration Swale will be constructed in the northwest portion of the site,north of Lots 3,4, and 5. The ponds and biofiltration swale will be constructed primarily by excavations.with maximum cuts of about eight to ten feet. A portion of the north berm or embankment will be constructed by placing structural fill for maximum depths of four feet. The pond and biofiltration side slopes will be graded at 3:1 (Horizontal:Vertical). ' Grades for the project roadways will be established primarily by cuts of two to six feet. Cut slopes will be laid back at a gradient of 2:1. Structural fills will also be placed in some areas to achieve the roadway subgrade elevations. A primary fill will occur for the cul-de-sac construction providing access to Lots 36 through 40. . Here, fill depths will approach six to seven feet. The inclination of the structural fill slopes will also be graded at 2:1. Off-site roadway improvements along 148th Avenue SE are also planned. These improvements consist of repairing failed pavement along a section of the west drivelane of 148th Avenue SE and lowering and reconstructing the pavement along another short section to improve sight distance. • 12525 Willows Road, Suite 101, Kirkland, Washington 98034 • Phone (206) 821-7777 TERRA ASSOCIATES, Inc. ket: 1003brel Consultants in Geotechnical Engineering, Geology and Environmental Earth Sciences • February 3, 1995 Project No.T-2145 • Mr.Fritz Timm David Evans and Associates 415 - 118th Avenue SE Bellevue,Washington 98005 • Subject: Lot Infiltration Systems- - - Plat of Stonegate King County,Washington References: 1. Letter,Plat of Stonegate,dated January 27, 1995 by Terra Associates,Inc. 2. Letter,Supplemental Infiltration Testing,Proposed Stonegate Plat, dated October 13, 1994 by Terra Associates,Inc. Dear Mr.Timm: In the first referenced letter,we responded to King County's review comments regarding groundwater depths at the subject site. Recognizing that the invert elevations of the.individual lot infiltration systems for the site will be at depths of three feet below existing site grade,which is a potential depth for the seasonal perched groundwater table, you asked us to comment on its potential impact on the functioning of the'infiltration systems. • In the second referenced letter,we provided estimates of the infiltration capacities of the soils on these lots based on classification and actual field testing. The infiltration rate is not only dependent on the permeability of the soils but also on the hydraulic gradient or head to which the system will be subjected. When functioning,the lot infiltration systems will be subject to a constant positive head. With a positive head and the permeability characteristics of the _ _.. _ soils at.the site, it is_our_opinion_that flow through the...soil.medium would.be sustained.regardless_of where the. perched groundwater table resides and the lot infiltration systems would function as intended. We trust the information presented is sufficient to meet your current needs. If you have any questions or require additional information,please call.. Sincerely yours, • TERRA ASSOCIATES,INC. eodore J. Schepper, P.E.• EXPIRES 6/18/95 I Principal Engineer . cc: Mr..Eric Evans,The Leavitt Companies • 12525 Willows Road, Suite 101, Kirkland, Washington-98034 • Phone (206) 821-7777 Mr.Eric Evans October 13, 1994 Based on our examination of the subject drawings,they have been prepared in general accordance with standard geotechnical engineering considerations. The following supplemental geotechnical recommendations should also be included in the development of the final plans and specifications. • SITE PREPARATION AND GRADING Prior to initiating mass grading operations, it will be necessary to strip and remove surface vegetation and organic soils. Based on test pit information from the referenced reports, stripping depths of 6 to 12 inches should be anticipated. Once areas receiving fill are cleared, they should be proofrolled to determine if any isolated soft conditions are present. If noted, these areas should be removed to firm bearing and replaced with a structural fill material. Similar proofrolling should be completed in cut areas where the exposed subgrade soils will provide immediate support for roadway pavements. Native soils excavated from the site, except those containing organic debris and vegetation, should be suitable for use as structural fill provided the grading activities do not take place during wet weather conditions. If grading activities will take place during wet weather conditions, the owner should be prepared to import relatively clean granular soil for use as-structural fill. We recommend that this material have a maximum aggregate size of six inches, a minimum of 25 percent retained on a No. 4 sieve, and a maximum five percent passing the No. 200 sieve based on the 3/4.inch fraction. All structural fill material imported to the site should be examined by Terra Associates,Inc. for approval prior to use. Structural fill should be placed in uniform loose layers not exceeding 12 inches and then thoroughly compacted to a minimum of 95 percent of the soil's maximum dry density as determined by ASTM Test Designation D-698 • (Standard Proctor). In unimproved areas such as landscape berms and in utility trenches below a depth of four feet,the degree of compaction can be reduced to 90 percent. • PAVEMENTS On-site and off-site roadway pavements should be supported on subgrades prepared as described in the preceding section. Regardless of the degree of compaction obtained, the subgrade must be in a firm, stable, and non-yielding condition prior to pavement construction. Proofrolling of the finish subgrades with heavy construction equipment should be completed to verify this condition. Based on previous site information, we expect subgrade soils to consist of a silty sand with gravel. With this soil compacted to a firm and non-yielding condition, based on our previous experience with similar soil conditions, a subgrade R value of 60 would be available for design. The pavement section not only depends on the supporting capability of the subgrade soils but also by loading . conditions imposed by the traffic volumes. For our design, an annual average daily traffic flow (AADT) of 1,768 was provided for improvements along 148th Avenue SE. We have assumed in our design that five percent of this traffic would be in the form of heavy trucks and we have included an annual compound growth rate of two percent. Project No.T-2145-1 • Page No.2 ' Mr.Eric Evans October 13, 1994 Based on our analysis, we recommend the following pavement sections for the 148th Avenue SE roadway improvements: • Three inches asphalt concrete(AC)over three inches of asphalt treated base(ATB) • Three inches of AC over six inches of crushed rock base (CRB) For the development roadway which will be subject to less traffic volumes the following pavement sections are recommended: • Two inches of AC over three inches of ATB • Two inches of AC over four inches of CRB Asphalt paving materials and the crushed rock base should conform to specifications as outlined in the King County road standards. BRIDGE PEDESTRIAN WALKWAY IMPROVEMENTS We understand that improvements to pedestrian access will be made along the west side of the existing bridge located on 148th Avenue SE, north of the Stonegate development. To avoid possible impacts to a wetland area, this walkway will need to span a short section of the existing roadway shoulder. At the end of the spans, support will be provided by a spread footing foundation. We understand this spread footing has been dimensioned for an allowable bearing capacity of 1,500 pounds per square foot(psf). Based on our knowledge of the site, it is our opinion that soil conditions in this area would be capable of providing adequate support for this relatively light loading conditions. However, a representative of Terra Associates, Inc. should observe the foundation soils at the time of construction to verify that conditions exposed would be suitable for supporting the design loadings. We trust the information presented is sufficient to meet your current needs. If you have any questions or require additional information,please call. Sincerely yours, • TERRA ASSOCIATES,INC. l0 /.3--?7 Theodore J. Sche per;P.E: zEx- 6/18/95 Principal Engineer • TJS:tm - cc: Mr.Fritz Timm,David Evans and Associates,Inc. • Project No.T-2145-1 Page No. 3 .NOV-01-95 11 : 32 FROM:TERRA ASSOCIATES ID:2098214334 PAGE 2/3 TERRA ASSOCIATES, Inc. Geotechnical Consultants (2a6) szi-7777 • 1, A'` • Daily Field Memo Project No. 21'•S-3 Memo No. 2-67. • Date d0-Oa � Project: Subject: 9--wt-Ctu ea - Y....tJc `Lf �QSfs Location; - "4- Contractor:__Aery • • Weather: eiOJO(y , F Present At Site:. 4eAra r f . 49.143 UW.d n. V*fu-S 40 SLu.fi.r (Sala+- 2J"'7) PYi a l v+ 1 v.K-k., (its ta•t Roc.- Aar"- preAi w as (r t-l) Pr-l l 't 4 Cw.�l Sct. 5 uc e✓ vw tf-) R- -( -, 4-e o cry 6 a,Kc - ct p►`0X .7o ' d 1- o.P --17 4r w -S I--IS . 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GeotechnicaI Consultants (206) 821-7777 Daily Field r�Memo Project No. ,/Sf5 3 Memo No. 30' Date II —/5—'15 Project: 5 Subject: 5 f 4�lt � �' `.EYC � Location: G,, W Contractor r Weather: A- /fl4tj 1UOti s� Pr ent At Site; Act C�u� 4 - Cam-fLi k.�[4s.- w t-1-L -s Y v� �r...,,e,v 0.�S k I i a a-_ 1 •� Z�{`r 05 Sfe-w Pe(yC. f a t eft.- � Z� o.�, v�s c.f -� s�Ec. 4,. ks� rtt.( tt-�. 's f- t`Z,- c f 4t. �- .� bask-Pt it ed�. 5T-s t�gyre_ o d d d t l of:.. r.Jek• (2 otc (ar[ott e.feirf-f-coV-S This s ems.-cv—. o P— ski v-w..._- -a,,t.` c s . ..t a�- a7p (row ' uJ ,,ft.- rescLL l c _ eJtz - 6t@e,p�vkp,!� be- , _��r�ir~n,, 'o - _ 1, cq t/F lit tom' ��C.�t i( `,, r I / 15 t 6 , . to u 4--61.Yk/ _a.�-f er12 Ft AM . TTsk � r-s am, I- o 1i i- y.oC(CO-FAQ reset .� � � ,..1- - L4�-{-, .7Jw a.{moo.` rj s 14 . Field Density Test Data Test No. Test Location Dt<pm Soil Moisture ON HNuiva M.} Type Content(%) Density DOmpactron"6 Remarks . t 4S-1 Sfo.-m Fx-1--,) CB B it t1Z 3`11-S A• . 1Z. `f Ttzr3' q_- 90`par. t/- . _ /tic 351•s_ 1`14- _ . 35f S 121- I . g ( 1ov'ko, 1!, . .._ By: G Copres To; 11/21/95 TUE 09: 39 (Tx/RX Nn Rd7nt 14IgV-21-9S 09:41 FROM=TERRA ASSOCIATES ID.2069214334 PAGE 6/7 TERRA ASSOCIATES, Inc. • Geotechnical Consultants (206) 821_7777 Daily Field Memo - Project No.2.t Lf S-3 • Memo No. 3`j Date LI'is-7C Froject: tt s� � (` � Subject 5t� l ir4~d- 13 t- ASt M. T Location: 16,- Cd.1 W gPJ�O f D `S Corttraotor., Weather. PiC cJ-i 6-4-aF Present At Site: l0 Grey) 440-0 cr,64.ti 044,1-Y 14Au2.4- td t ^S�rrr..ti - • Se�t1^y C8 16 . 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Date r�T—�J Project: 5frs/ f Y.eMc�Subject: �aK/`-f` �� ��S 'Location: 11-444'l C--C7• Cd-4 Contractor: � -.4 a) Cs -5 T- Weather. 4-47. +t••1.14 (,3.. !` ,,,,�t I� Present At Site: Xee-4-�� i/ aV.--`c Cr44•41 • tkr. Iris 6:1 4-o A" CA A-IC f o Q 5-[ -, 1 v r"--rize 05 -r4- 4--1 1 , G^•d• 1. 4/ a--,4( Ss.� F 2 . iJo rE- lS S�S aC tale . P,r .,11 - darn- 6Le .01-- I-,mot_ beit.1 fl—t 6 ! G.-9( 6-Ic At c-z. ��++/� K O CGd rrtp( Cr� G1,�`. rC�•l 3'cc"T -) . +�('-!T�''ee.r.�. -I C. 4 c ( ©cLut..rc.4 r 2 [E. C't� a.-. . 6c,Fti-c�.�.--IF-( i Z /w c, 6ae.�-Pc(�(1 c w..� tz i-�i I.o.ti e CC a vle.� .c Fc.. a. �P n�k e,�c ram.-. C L i^F'- .44St U t,;ct.s w c J-L �T-1• tie_ r-tea-+-i u . s ,s r<.c1PkY -k6i.� c�.c v ak-ci. �,-,,,,,_ eC_ Field Density Test.Data . Test No. Test Location TypeMe Dry •Relative fi n Soil oiarur Content a ( 3 Density(PCP) Compaecun% Remarks /5-0 ,.r,.1 b.P J1 -4 4 Cf) 361 i✓ B-Lc 3$-S- 4. to.Z £ o } 13 • 1 ��z•a_ ✓I. 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S 8 /a-& !ZS-S 5'5- - , • :iI Skis t 17 4z6 ,354 .. 8 iv. e 12-7g-- 3 9. _ - B • Copies To: • 11/06/95 MON 13:16 [TX/RX NO 8105] NO‘.':. —95 11r3= 16 FROM TERRA ASSOCIATES ID=2066214334 PAGE 3/5 $ \ TERRA ASSOCIATES; Inc. Geotechnical Consultants t2a6► B21-7777 Daily Field Memo Project No- 14D-3 Memo No. 32- Date 11-6-`t5' Project: E --tsu.' Q, Sus+Pr T � Subject: Location: Ce ((�1�- - �^ r j r .. Contractor, f�C�o Weather; '5t1YtAMf �Q'j _ Present At Site: ACe0 C1UA.r• • 6� g-dL, rS scs✓tre� C.J4 d5 A-64"t- F--(-""tu cov.-pt4c3LC� Sx cu�,� �(( �y,,, � -t �su Gvt -. 4-0 Sey✓tGc.)C�(� a. S ze B _ t -4.rrp,,.t,d t$ a cc o'S !rA-. 1.t -h4s e-1:2-- 6a c(. e-te4/04 �' L laces-�rr s Field Density Test Data. Test No. Test Location Depth soil Moisture Dry �y (it) Type content(%) DansktcPcf_ compaction a Remarks l Z3 1 o 3Z. , 343 s a gc.3- 124.`-f (, . , — !z tb �-z t �-S.t v 335 '° .f3 • • CZtS:Z �L� izS Col-- t1( , � � � ,� 35�, S C !o `f G17-Z.- LL G ,�eYMc.; s" � S q0(2. 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Geotechnical Consultants (206)1321-7777 Daily Field Memo Project No. Memo No. 4' Date Project: 5 Subject: Sipry..t, ' vl��„'+�-� '-$h Location; r- A{ 4' contractor ^ir." 7 �o�' ''✓�T�`� Weather- S-vtA•An) Present At Site: • tic4'o Cr-ad s d *r--p-ev' o s ly siori.t srva f a re_ <}- C G„-..oL J. S iTh fWwl p(� i O G^��, S c.�5 si-rJC�rc, 8-`Z ��tT L gun iC ' --0 s4-,jp&d p g3.LAJI awe rv°#c.c s [ goo a u oS' ��3 4-0 B-L{- q ,-a j�c,,,.� to Cove' o der !t P - sC C./t a..5 f--( f3 - ice( L�cow. _ art back-Ft/Let ..) rr 4t s c.t�l �o(✓c P� � Sz.E.�c Gw3 ti t`u�e cot .- 3 . 1 0.4 �.- . l, k c P. rr • C L. 4 k �Otl/1!C t.5 tJ Sc[.4 Cep rx eT S-<!✓t rcC.L T/� 1z Pol o P Sl�v r~oCe . 4 4.0zz9'' r.c JS�LC 1-0 -R- a ,t�� t�'E. I.•d- W F- $11440ft—-dr✓1— r t - r s a Field Density Test Data Test No. Test Location ' Depth Soll Masture Dry Relative at.) 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Donsity fPCF) Compaction% p8171arkS 1 fir-.rr m _ i5C� .. _ b,5 . �,a, (�.3 , , .&, `tv 1q .1r . , . ) • £, � 02.0 v.. . _ , 3 . uwCare b'n yN �� . 13 ►.Ca ,124, I _ . / I By; (rAfilliJ — Copies To: �� dye _ 09/12/95 TUE 09:41 [TX/RX NO 6789] •- ,. • „.:..,:.‘..,...:?..... - --- • .\ \ TERRA ASSOCIATES, Inc. #.)-1—&-a•! Geotechnic.al Consultants 12061 821-7777 LL427 • Daily Field Memo •;?Project No.r•- /....,....t/S--:',....;3, Memo No. ....94. ._____ Date Project: S-Iprie3a1e Subject: kood/Lary-ill Location: 6411 Lain‘) t.yi taj Contractor: Re-41/0 Weather: .6Gti)ny TVF Present Al Site: POktO ti. (WA (Aka) • ./ -- A 4 it, n5.,6exdo,..s LJumtspiztatior iva. o?srie t) 1_,t .i if 961 fleAsi 14 . t.),-, (7 0 ..-147,11:0 1111j./4 II. j)1117 P 1 iwi'lit.41 - ,, p acid ari fjq ' • . 7 ef) LaPkf ttaibod h ( qeptle.4f1-4 x/4 lazip el WI _41 c , a .., rik-lltm ) • P Luiz) 1/iY', Le.ilit-04. ( Field Density Test Data . , t Test LOcatIon capth 1114 Soil Moisture Dry Relative Tes No. TYria. 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I 1 // r� 1 : ,► 2iLgM1 Me _ .���� L.L. . 'Mifin i .11_ _ri Field Density Test Data Test No_ Test Location �t.) T p Coil ontent%) DensityiPCF) Compaction Dry '. Remarks f Type Y I1 `IDo(2a) tA . —7D. ' , 13 (I° l . 8 97 4- --cg 7 s-' s 13 (48 • 6y: l .(�'v hi Copies To: EYD i (1110-4Pli. 09/25/95 MON 09:32 [TX/RX NO 7097] TERRA ASSOCIATES Inc. \\ ,,, , 114 Geotechnical Consultants (2061 82I-7777 L '4 j'4 Daily Field Memo Project No_ oR/q �.1 Memo No._":"7,0, /// Date `t / Project: J[D I rcJ Subject:_ 64)/51j ► I I l Location: _ IU f 1 COL fl(/jj WA Contractor; Pen) 6917r1515-1A-CliY J D Weather. C.)0 75 Present At Site: 'Roland 1 3.14 nee, cie.ice �. a. Assort et" ZitIcht-i-Bie., L.9&D C-stto o;i I -i-e3-K m 9, sinaLi O. 'A. a . i ■s i I !I .sj.'. 0 is. ., P., . It' ID . J_ e; i,�1 . 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Slehri gy. 4)-14 Copies To: .I V e hAik-A., 09/25/95 MON 09:32 [TX/RX NO 7097] . . • /7,--,:-z-1 TERRA ASSOCIATES, Inc. ,•., ,a. 6 A a, Geotechnical Consultants (2061 821-7777 -,,1)1 , ,, d•A j>," Daily Field Memo Project No. i S Memo No. Date ei—m--cK Project: 9-One,jet-le, Subject!.15-for-Th firkziat--,_ Location: Kif/I3 etjtvii-3 tO1-94- i Contractor: 11:e4ro 6011-9-feadicry--) Weather: CaI,t Ptith -01--- 0 3 /--1<%-, fd-- Present At Site: go I afl d ci-( ee“, iT' .1— AA_ 0 ' 'A'.. i Lior'.__/ I i .: . _I OA • lb . at— - S a /ILSr a_ E. k OA 1A-A- 1 ' iki 1 x t_LAMM I YWCA:4 rt. c e_, r _ .._ ' a. I LOOS .., /.. -, MAtilt _ ,e isfinnallIMMAilrigrinVLAZ e.---_. 0/ IIIMNIMNIIMMNIVIL 4 ',91,,M1 ' r , -OA' 4.....,,AOMIEFZMNIMPI .4 Mil ' Di 0 eli. _ A , a) / P i A I I ._40. al ...:" ra- At:Pk:61CA ja .0 A: I ' ' . t .. --/EWPAMMNIA,, 0 -0/1 0 is "-._ -7. i. i I 4_4 . if., ' c:1 , , „ „WM _, _. • 41. _ __. 4.- . Field Density Test Data . _ Tt Lt Deptri • (n.) Soil Moisture Dry Relativ Test No. es oca ione Type cont6rit(%) Density)Pc) Compaction N. Remarks . 517r7lt •CM,,11Drm mom n .0 .R _ &,5 _OS,0-, 95 30 55 ' .Pd5frYmmaiQ. B • 1,.110.5" 53 110W0(0,314-1 4-orm nyilen , 0 , C, 1(40 ilg II q49 . . . — . . . I _ . By: bAdthill510111* Copies To: +if-4 I 09/25/95 MON 09:32 [TX/RX NO 7097] ,`:•\ � . TERRA ASSOCIATES, Inc. G A " A ai Geotechnical Consultants (206) 821-7777 a Daily Field Memo �j Project No_ v Memo No. ., • . Date q-a0'q� Project: Sneje +e. Subject.)/707 ( R a _ F// Location: 1nj (our i o)A- Contractor_ � 2 ri '�) ! Weather: 55'LIJ2h 8O 61P - Present At Site: Roiccr)a. d eve 3 Tri& . • S q'a fps 140- � s or s1 -6.. c�nf u4 . Sx I dei -e on *)Yffl . t// 11 i clef I �I . K i\ . IN ` 6/i A .4ej 1 k toe,c,.or-'i slaw Yin T ifc tkikliaA ) .,-)i)., fi) / ' Lkillr‘t' iivee.,d - - r.,; ', pdilitan CuiciQ a. rye-o0.- . A .ry„ Ijibra16v , r-QI,1 c Field Density Test Data _ _ , Depth Soil Moisture Dry Relatae Test No_ lest Location 1h.) Type Content 1%) Density cPCF) Compaction% Remarks i n 15.`1= r/rt -a.5'� C- , Co iS , 11 w 0: q5 , ( 3'� a -1- .-3 . P 11 , r q 31 Ida) _ -5 1cS... . -oic` p 13i - J�q q , -3. 0' ' '. , 111244e4t1 illietle.)----- By: 4 ,(Int( 11}74' 111 COP iesTO' C 09/25/95 MON 09:32 [TX/RX NO 7097] • ` �' TERRA ASSOCIATES, Inc. 11111063 � Geotechnical Consultants (206) 921-7777 Daily Field Memo • Project No. Z6 `f 5=3 Memo No. i D Date -2-.•l-,,) Project: '1 `''I't_ .. Subject: .- WG !lK ecaot- I T.-T Location: eiCtAl 6, to.-.54 ""-7 Contractor. )9C4'o ([.vt, +Y v d-co--' Weather: 5001 boa Present At Site; 10(fir. Crutj •- ®w- I-c. i k -Fe) <r.- �� s.t � -0 g f.k itc c,A ck-ro.c. tts .,. i� -p `P �3 tvr 5 I-or-0A se..uk..0-. MaJ(re Ic_,1 s cure L - j ,2 ^ - 4_1 )a- -kv ckc- ' s•'+,1- ` ! 5 i vs[<<ie carrtrac-CIA,- &jag awk.eced - 'K . <._s k -s. _i►mod t_t:.a. Co.m a.c' . eat ut p . 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'- ANv TERRA ASSOCIATES Inc. n ' i Geotechnical Consultants (206i 821-7777 Daily Field Memo JS Project No. Zl '7 '3 Memo No. .l Date y �3— Project: _ Subject: T a r-L/!ir,, I�1-s- G Location; 1411 CO - (k1 - Contractor: ,Ik o C04.-Ci•tvC Ati- Weather; '511tAM-ci B(: c)F Present At Site: Aelf0 (r'Q W c� (Z pro c.47:e....., is Lll c sew or pI pc 0-ei F.D -kitff-6 Q ( - cwik.se-}-- , {1-if W-. b6Lc.� !( 1 s L c Ic. c. wi�,�- .rs-sLec . C f - i3, Ht-f-f - ioat- Cr l( is LQ wee {-� to a- i i Fr`. tA)leee. itka 1 y I--cD tra-0 /C.i/O J As ( s r O.,[, s efia►- r-eal.v, sue. r 0 I T q....7.1 _ 41 �_ c4-- o c Ck.3 5 i5 J tJ ems}- M 14 6 Clze_Ai A, di-set C) - -t kC -e ciraJ pia._ces Alf is-, S 2e j ot-nucw tea( (Aftrdted) /ass a-I- s -z-z+s[ ) G f o F C. nit i s a Lse p iax o•- f cr;J:_,L o,,,• , �{-�tc.t- 6 /-CII zg • h�-t h•- t�� �eet.� �l �. 30 � yo��- 1�S�" V�5 d�'�5 1� [C� -1 a-- a-f- r(e�c a.f t a,^-5 e.,,a, aU..p frL_s ((vet ✓a-f-i o ) ..No k be_j o cJ . Acro 1�5 L o -T�J Cc. ot•._ S t. -T vw o t1-S L, 1 .IL t C sh arm- 1 cuei f£6' 10 v y . I,- cb 0 c- C K.r- f li o h--4-s'Jc£ ii.), li Cova r mAsz_ - PiePs2-1-0 C11,-f-L►1,c.[oo Ly. 1I Field Density.Test Data -- Test No. Test Location Depth Soil Moisture Dry Relative Remarks (ft.) Type ' Content(%) DensitytPCFI Compaction . 15- . t?o, too'i. mCcE, 336.5 il- /or 3- age _ g8 L . q +. , L9 -J ;Z F¢. j S - 331-a A , Pf•3 _ /5 7, .. " . . ( - /6 f 26. �- j s�,t.4. y � . Q . 7-.?- . &Z , r06 • tfe -F2-5-1 (o' t p F-t- i Fed -A Il 3S3 ..S- /1- __1. Z _ M . f 6 E- 5 (f`l li -t-o° t Ro aa( E-) V K-e fCt. ,'"-I's , /1- _ _ 11,3 V 3. TT e" t Fi/I ,-O , l ''4--7I- to`L o F side,Soxi 3z4 - - q'� . 11} . 76 S( 5 av<. (4v)• } 331 .o . C , fmti r ti3.c yZ . . 5 , zzf7O1 too ',t.Q F ct - 335.5 _ p 15-r 5 /a1.5 . F-4- - By; Copies To: 09/27/95 WED 12:47 [TX/RX NO 7192] 1T9zL ots Xa/XJ .1 £i Hid Sb/bL/bu • • TERRA ASSOCIATES, Inc. Geotechnical Consultants (2o6) a21-7777 Daily Field.Memo Project No. 21q. • Memo No. tZ Date 7/Z51. 45- Project:- 'r Subject; Cds`�Q�d7a�-� T Location; •14-11A-1i'Qs) l lam' a' "'q 1z''` Contractor B Weather. r 4 °V _Present At Site: Z 6 creQz • • >rt } t cep '}a 0127 . i& vim u T c 1< P..1 b o c u (s fsewer- 9v.d- d4- M4 -to m Gl a p•g". '14. - PICA wle o op Itc.Geei rk l tft's J am.-- Ted 5-1-1 v e-pat�C. •L t- i�. pal a I,rIQ, Ac-o (s also 4111 51-reed- .(tat- da..-5ac) k i& a 5- e a F" ►2 d Fcba +,C fr DA d r d- £1 l (� - Y"t 4 l:N( (S p> .dt (i I i-aP (t) �t'i'S i�t�c-tefa .D a J S 1% ) (16-a 9 c -[ -d rJ1.... re Ike, ka:ta. la 45 a-c c.90 Ste^ 1 Ica iu--� ram. €I eir -r a5 r ,- IV-110 . Field Del.sity Test Data' Test No_ Test Location D(113 epth Type Content DefttyIPCF1 Compaction, Remarks ) , 12-41. g, 6,4 etp,sac. e, i_ . . - 16- • Rv` (AL",- 114,ww6 I. 39ttd- bCEI I Z990Z=4I S3Stt.I OOSSH .L:WO2id VI =9I S6-6Z—das ELU6L UN Xtt/XWJ LL •a► tcLn uiu(,iuu • ;.ns ��� TERRA ASSOCIATES, Inc. Is„,.. ". „ Geotechnical Consultants (206) 821.7777 Daily Field Memo Project No._ 21. 37 3 Memo No. l Date 7-2-4 -95- Project:_ S t' Subject: GI,CA-CH/r7 T'--S 1 3 Location; ►41n c.,,, , wc,,,,x0.1 i---.--- Contractor; /� " 614"-5 9 u"' `"ov... Weather: C 1190041 i Sr;•."&'� � (o . Present At Site; 2_ -''�5' ,ems Cxew 1015 o t) j-- d i i W 8 -1.d5 10 s j Oaf- 9 . c sac_< s ottiv.i1 ct,p'�e- 0A- ota7 0,12sart.k._ joa-'ci ii( /(o.ya.c-rw- a.cFivitI-( o'P' �� vein , II td-Ckt;a. t-s s a 111 sa- a4 } w of-off i 1.1- >s ?[ac ( ccfri�-� 6- ,4 ca eA-c . i. 1i pu.rk . 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D C-. 9-if , /l7.7- ? - . cif-Pei.1- • • • - - - b/E a9Vd bCEbiZ090Z.CI SaLVIOOSSV Haami°Y1O2Id SL °9i S6-6Z-daS • ET9ZL ON x1/Xzl ET:9T Iad 56/63/60 TERRA ASSOCIATES, Inc. • +' ° A Ceotechnical Consultants (2o6i 821-7777 Daily Field Memo Project No. 1457-3 Memo No_ 1 Date 51 Z/ (/- Project: Subject: Location: W g Contractor Zk .6 C ' '' ; Weather C-kt) ./ F Present At Site:_ o (k ,. -a—tee• � r�,�,.-- (;, .v-kts47 / r- vkl.o I Ail s. I ri L f t►)O d L, • O rPr 13G 1 PLAgtRi®vL_ V GS k- 70 19-0 '�. Giv coo-/ I an c.reLo s h? I� kt /ads 6Z . : 1- , ram,t 1 dyO f bum tt S _hG — 5 /2 a—ct. /yI-QO , 11K-5 tS O4 ey4uti acre-c, t 1 1-e' rie 6s,k� s 1 1 fL rad-w r .z_ -v( �1'0✓ uc er Cave c ✓ev 1 + l(a (' rt •��vrce.1-t.�►� �Cs'�- ,u4.4,. fit„ L c4,kek 0, ,a cf- � d 1' cI��k - ,r s v-ccoyciteit, cs,f o w 0.- e_o a.c + < trcL f t Mvck (5 kte_ectd Ia y wcs'J Sa i f. . i°' - . (44-tvz-- _ v � ti .- ifetu,—001( cs t 02,6ef .) Field Density Test Data Test No. Test Location Depth Soil Wistwe Dry Al"P " Remarks (It.) Type Content(%) DefsilY+KA Compaction�: • [,a}- `fo !o•f-�-d F•� �t{'i.oC--t -55—C1 c- 9.a -dl f,3 7- go /i f12.,ef`i 66•c4-' 3ti6-S - 1142 l07.5 16 (p}-40 LI f00 'ic" !�5 ,3S/-s , G 13.4 117-.2 - J S I f 4 ,10i0 Zofvl t3+% S 116-8 49• 4_4. 1 15 r-- 3 0 _ /IL ,s SS Bv: r ,..,a T,.• b/b 39Vd bEebLZ990Z.GI S3ZHI3OSSV V8 31.W0213 SL ° 9I S6-6Z-d3S x > Daily Field Memo .� ; ,\\\• '• TERRA ASSOCIATES, Inc. Project No. 2 C15 a Geotechnical Consultants (2061 821-7777 /' Memo No. S Kirkland, Washington Date ro--`f- - Project S "'"L" 'T _ Subject: I r "'e* f Location: Lt1 COt`4 _L(Ja-S' " I- Contractor VO " v. O11"".._-. . Weather Sv 60© Present At Site: 42.4"-o V v‘-edk/'ye a rnc- cre-uJ /lean, 114.5 Skei Lack- Ct•+1.7IRu't •to, •f/ o c14- o r l D w i( Yee-- rau.taut f-o 04.4.v1 cy<-0 -c u icae-s t E O r-k[I s drO p. �,;ra cep-- vox Sr t O J erf` rvm ID1 s-s, ,c�d.�,�•4•/r�cd ,�C- ry tI kd r ✓' r f o 2.rry g fee' tit"- - • (it 44V _ P t cvee- ra t K-5 «""� eat((y • r .� a �� ��-�- Quo t(' � � ��l,c�L�� L�—...�C P Yo e_-_S5� [5 S�ffurJ i OVNr7 'Yo(� �-EJ� l7�-�F-L PY�- ov o p p.�,t/ irr .l T�7 P►�'` � ` -I • By: 7E4Elifr...Lite-"--..---7Copies To: . 10/10/95 TUE 14:54 [TX/RX NO 7473] 1 • =r::- .; : � TERRA ASSOCIATES, Inc_ • Loomed� Geotechnical Consultants (206) 821-7777 Daily Field Memo Project No. LfS `3 Memo No. t‘ Date /0 S1 !`'0 Project: 5 k- - Subject: f r'ev,d-..8 L S- - l • Location: . ^-141 C1°11 14-441 . °a4;1"i 4-7`-.. Contractor A.J o C v 01Q"—. 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Project_ - Subject: 5 -...bro 7 - Location: ICL t rD u , Ida-` !�-^'� Contractor; Tr a Y'^�� JC v'-` • I im( cuw Weather: �1�h�'� f �a P C Present At Site: � S�v � ,A_ r,-.A] • Hero C- ,,t ) « o. - . q/zi > be� rt� t z_41 [31- a--s f-�' ' -- f"C - M fF-[2. k i fi- km . - i4 Fr 13 t�4.e. .. era GI-- L zS, Eacc..a.c/akcaL pulley;ca. .tS d n c ( ail ad kt04-0..trly d am- , -on t P ate( ad Idi,r,i-f-- Gza e o(Q i h r. low c _ • D 6 -l.ti.._ 6 a f-s _ 4-k f'GS 1� O Ca.. t _4�d gsA it is. ✓4{i L5 0-� �1_ifxt k - day e -St L ,p 4 ivt., D.-A.,R ('S•Fri rya-'�__ 4 j sa c kg-j— G.... b®.. 4( e 1- `l s-/ GLO 's wev Gx.Fw Kt+ 1- et f.? eV s,,-.P's. _, • . Field Density Test Data Test No. Test Location Depth Soil Moisture uDry Relative % Remarks (It.) -type Content(%) Density WPC). cortemetico • Beja Sa..-Mkf it C[.2 f i ' At-, a. . �\‹ 64ti' .5 M tf 1z,4 6r to`ri-A, t ; P,e-1- -�rf c - 13 z ` ....iZ :.._. . VP / H - . . . BY Copies To; . 10/10/95 TUE 14:54 [TX/RX NO 7473] TERRA ASSOCIATES, Inc. Ceotechnical Considtants (206) 821-7777 Daily Field Memo • Project No. 24 qs"--3 Memo No. /8 Date la -7 Project: Subject: 1)-fl ti 7r-e444--eie14aT6sk Location: kowl CO 7 pia- Contractor: fier° 61^-454Veill • Weather: cifulif (1/ °F- Present At Site: iek" "44-0.141"121- ore") tv15101-C(Ci-dz 5edv-(4 WvZ rg:5 keti 41:/14,-.5 •parksvis,,eL. rez,/,‘.0140LiA:_ cad, .Ci 6-c- 4 - tIt _3w re51.241.4 I-0441 _ rresf- 412.1*- /pa iceziczt. /7de/A tre. r- 7570 r-caf-e.A-- aS. yec pl /rCrireattg<h jas 0.-c-tal•we.0( /0 ca-tizt—g ctifra dap I-Ls eat,- eleilb-i-L&,--.s. Its Ind • • Field Density Test Data self dtoiTlene brY Rieative Test No. Test Location Depth Type Content(%) Density MCP) Cornnectron Remarks 32.5Lof17 Sat ce4aef• otor-- 3.33 _o iT.3 tot 3 16 • , 142 5irk.,.SCIAIrt• L121-- -° 124 _ . . _ . • . _ • . •• • • By: • .?4,0 CopiesTo: A410 • • 10/10/95 TUE 14:54 [TX/RX NO 7473] TERRA ASSOCIATES, Inc. Dora! Geotechnical Consultants czobi 821-7777 Daily Field Memo • Project No_' Z. '(S 3 Memo No. J(1 ll��,w,�, r- C Date �'L3 � Project: S t"`"�� K Subject: 5�""" ram` T Location: 1 "j C°- j W Contractor: 4v'° �s'• _ Weather: C(aj 5."wA-►1 (—° F Present At Site: _ . t V O VP +' "a (5 - 4- d�.. . n ©rascv ire 4eyo creLa ns 414..i 5 kceim, Y' P - b i o 5w a-t t.. L. - 'T✓'a44 t - DV*> q t: '7-a-c;P` cE, BP-2 Cakst—^sefiz s c re- taA7 t'A-7• ^0 gA-ct G$ BP-3 alto i - 4 L(.5 B '-3 {--o sv`�tt c.e t,. LCf- @I,2o 4-ZS(I .1 1) ) crr•- E'ciyf�1a+.. a �r✓t_tar 1 e-t Prof �ro 4-ex;f'trw ( o- L faowrter 4c) C k5L-a LGecf ate'', •' .F RYfofo., !+ 4 Sue cc,c.e- t d t G.-F-Ca e-5 s'`L-r' C.D.s u5�ct ' D j W k4 cd&- wa S 4,✓ e5 fc.f'a - 1\6 .1tP., rem.cva!trd.4 +" L t .d #o. G 1r.,k-PL I( f-��.d x�o_ le5S0 CS At ot• -eLd4 a fp 60-c4AA4 C.c m-retr,f ..a.. o wit 5 4cftCtt l� titfL.(�v.��-�v(_ rA 14- 1 t-fad-(L,P - IeF�K-cG4rc 4t o-. I le-o-A V4-5 07)f-c ru.-.�,.__-I-8 (S�I r -f-/ B v(ey- J o.'Gt �I r.11�,�cGLev rr4 t 11 Z L t t�T� IO c+t. 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(4- Contractor: 'd'C16• Weather: riA , 618¢7 Present At Site; 4o tl Ct'"' `7 ro 16./5 � 'JF- aP ptreJc0JSI1 Se-1- M I- . I.P w..--(-✓thalc..oliec' va-ot:.,,.. cad t S..hA o a,�.,— 0.1/4. 5' - ,C +a a' s445 4 tc p Cam- I . G 1 &C[v $. (Li, at- (ta.F 3 I i Ph . Toe t cz4 t ,....4)tn.c&A acr-s<f&cict3A uiL - k+t1^4t la- 7-S c is PC-Of - -Zk .L.La-s . f ci Off- 'd- - ..1-°-S Kcal tie S tsar v_ -[r. ti w�ot5410re.. _ *L�.�F was e_s-cavo cd. &-'•- L. . --,.Sq r Pacre. ks4-5 e ms�{{� rr �.c.--fa - �ladk. r -Gloat, TTs f ooC� i i ca.kcA -¢dent c � �iwpar4 r Gk' �--S*t t IQaca-T't^- - e-1 va n414"-S,' • • Field Density Test Data Test No. Test Location DepthSoli MoistureType �i Rmkcent(%) DensitytPCF) Compaction% s _ 1-P3' U . : . I-o 3ci2-5" ( • IZ.$ t00..9 16 ..':.' : . - _ By: q tMtfil-- 'I Copies To: 7' 10/16/95 MON 10:18 [TX/RX NO 7594] :.; .?-; \ TERRA ASSOCIATES, Inc. . • ` ♦� • , Geotechnica(Consultants (206) 821-7777 Daily Field Memo J Project No 2.1 t1 -3 Memo No. Z 1 Date__ia-6b-/-`i5 Project Subject: pvwt 1'r� .?CLc1-L1 .1-C Location: Co, i Contractor -r° v04c0+.--__- Weather. We+ Ct".4111 1 nD r4-13'. 6'1.F Present At Site: - 14e 'O CV" • Mdy- VLS (T a tJ ri ¢[1r 1. $icAa.._S:uc..4rPr Cof- 'C W2 - Lo bay. I.( ( Lf Le k- Qcyti r o v- 1-o s 4ov- 4 $edi b..-4-4- G3 /s P 3 €z.—( l )fi` 465 540 4- 4.9 i 0. ..1 sue•, CB P P-rj, 13a..Ck - II of-- -1-► e,4, —oCGv-s uS l 1,1 ap.-I- Ve C _1 NI .�.a-lerLr,..A L. 1 C.a.Ya'k- foal 4 �', P�4ir 4.1 k r ' f- &E y Or of-Ecka 1MB C T�'e. . P5 ack_P` [( r., Z.- I i r4s -6'f- v Yam `2 II JCL ) G° Q C c.-. v c-•ems. I L g f . I ea-elC -ec4-s a 1— l ar,�..PE[ ey( 4►`P.,,,..GL- o f jai -� k .c. Cett c .k. 1✓ - . 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Project: Subject: " t 15 Location: �' W Contractor:L +"�'�" 4— ��e..) Weather: "' �6 Q �u'e,� Present At Site: C —.-�. . lievo C5 im-5 Co-(([�cn-a _51 5 5 'ate- uw1-es hp►-t- Ins 4-0c Lo Ps I �� '� Z3 1��- �a.c ( or-MGz�ti - r LA . &re> - td(2.-5 4- wever +L.- (e34-t:C r �-' Q P-- -d-c(,.+-es- s;.� s f T f p`!3-• yyl,A-7f��. �� L�A-�� �GLG 1 (.m- 0��� Yp 172G� C�GD.{.2VQC� - ‹t.r/u-.� � . C. ,SR '< '.e,,,t.d`-Q-s Y S� s..l•-6 ,f4, �r�.✓e w1J 5 Of- vt�-f-t+t� Lv 1 /� J f n • �a [<. L2.f, • �'14 6 C S-C ck `Sp e�2Jf-71-1--44.14 $ n j rS 1,bc. t-L � er r_ � �. _rt ff-�t^-2- �. 1cta f-camy �-( rx_co ei--tom cc" - -fry Is US-<-0( 4,-5 • -,C-.A.I 1 11Za -ex L 0..4 is 5a,,,- ( J!st I-7 5- ..aL. .C.^£-� (-S. �`� r1,r or 4141us4A . 101- Ct LS rid- Pc2-r E 4-F-F. f Q c . 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TERRA ASSOCIATES, Inc. n 6 Geotechnical Consultants (206►821-7777 Daily Field Memo Project No. 2 —3 Memo No. T€ Date 00/96 Protect: `57 V-�� Subject: *97 / c/7 XIYrt lam' CO. �R • Contractor: /9Gl ., Location: Weather Present At Site: [C+ ...re:eAA9/L etc t ' r Q�"Z -r-e-"Za • i( .....,..0.. .:114..at d- � gf .a. 9Sr 7 /-�srii 0 459 V Field Density Test Data ` Test No. Test Location Depth il y° Moisture n pc compaction s Remarks i sk i 09 fiYoexiirx=r" -4' ; G _ i/,9- /zi.7 99 ig9 -rwEe 8 it "SM zct-37 .. , - /\ A _ /S 7 /O 9-6 190 s`r' c) 11 '`S-1 'io i A,� —/ ,6- • /6./ 109,o % JJ . • By: - i_ " - ,4 ?' �(t Copies To: itYWC lT4ki 1/cr'A.) 4/001. 01/15/96 MON 15:13 [TX/RX NO 9717] JAt1—1 5-96 15: 13 FROM.TERRA ASSOCIATES I D:2058214334 -" '' '`PAG .•E''�,.�`S%6 TERRA ASSOCIATES, Inc. ,1 ` e�� Geotechnica!Consultants (206) 82]-7777 Eo S 4 Daily Field Memo Project No. *�/, --S Memo No, / • Date /e/2n Project: s6'VEr Subject: ' `�''JC Location: Art-VG- Co U9 ., Contractor: r Weather: Present At Site: -- c„.„,„&zai 4 .7.47...X-- -7-4,,,,,,,./4" -=-1-d, 4.,-,,:... .,...-,' ff.. „e--,1"- le-§.7--le __9_5_Z ry S --. 4._9.5� VVV - -- --- - Field Density Test Data Test No_ Test Location • Depth Soil Moiatuis Dry Relative Remarks (it.) 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C--'EIK. • Present At Site: • .&...t• deer o •ze, # -,e)f. ii.".4.-f i7..cr" ,V •-ft...v,r.,(..,.....-- i/g17/' Ci — Oe • Field Density Test Data .. - Test No. Test Location Depth sat Mont.. pry Relative Remarks (al Type Content(%) Density toCF) GomWcnon% / - / / 12CEO/La ` - 21 I- C !O<<f- //�rs ��a 196 if q /1 Sri -• p -�` xi- _ 1.7,9 /ary7.6 , 446 • , . r or r t Ir ,ST-1 \ /26i 1 9� 19.8 re ` f' s`r7 /6-Av i tow C , 9r9 taco_, �6 A By: ' 5s 7 i14'. ' Copies To: 04 - 'VOW C.Cek.�,i 01/15/96 MON 15:13 [TX/RX NO 9717] JAN-05-96 i 5:54 FROM:TERRA ASSOCIATES I D:2069214334 '..''. , ,-P .: AGEa:P.:''->=2%3: ::_ i �,,AA%).:'.` TERRA ASSOCIATES, Inc. `h\ Geotechnicai Consultants (206) 821.777/ Daily Field Memo Project No. 2/Z/ —3 Memo No. VS Date , t -- Project: 544 '' v Subject: likii-C -(CkC. 'e bo.p.m---pq- Location: Y G7- L, IA—' Contractor: Pier-0 C PYLS Fre✓Gr(G1 Weather: el" -> 5 '""i `f s r Present At Site: liee'd de a) - • Oro (61 5 u - ((me. j 45 I-- ea.6(- 0 P- ev t t,er+- tO s Lett-ao , +a /l Ha T sag 14:cck--,P ik4 W t F••4--- -7 1.rG. .a.k 1 , il,•. 1l fl- w lUtz k"!'Jc— OW&( 4o r -c t ER-. C 4,0.. -e4-5 a.4 ra.A-d.v+-k- S..GLc Loc.ca- s a.-ic[ c( S ►t.-d.c.ccL ev( c r'e d /51a rcu..I-t 1^t- c 6124-1 Ida-5 a c-4- +L., f-ez kL L o 02,4-c ozA._ - SS • - _ - Field Density Test Data Test No. Test Location ocpth Sad ""°`n"`e Dry Retat•we Remarks (ft.) Type Content(y) DensitytPCF) Compaction°5 . I 42,0 Lt,r.L l le-wce[ 5 c , (2 0 320'a G' (2.(I ((6.4 '75 1 . , 1°•-Ya 320 •S Q- co t`f i(2.2 qs .. _.. . Z FPS, 37,0•' G ��$ 1i 1.'1 _ .. ? • By_ -_ - CopiesTo: • nt ine ,ne I7DT 1e.cc ITY/Dv *Tn CIA a91 t - 'NOV-01-55 11 : 32' FROM:TERRA ASSOCIATES ID-.20613214 334 PAGE 2/3 • TERRA ASSOCIATES, Inc. ' 1 A � ., Geotechnical Consultants (206i SZ1-7777 Daily Field Memo • Project No. 2-1r;1s_3 • • Memo No 2(4; • Date Lla-03-9� 1a` '` `— Subject: �'-�^'�. � 4'".�`^ `G/ TQSTS Project: !! Location:- KS-1. W Contractor: 4v P ro'''S JG • Weather- CeaJCIy q'F Present At Site; 4e-APO Ago cr / r -v'1-s 40 Se.u.A.4— +1-e-,preA LOJ,S`11 f rtl ) J --1 laY 't 1 4-0 i CIKd S.� t S�{-v.,c L 4.r M i-f) A- -13-, /t0O Cr-41) 1Xi5 a4^4V ,tr &f P rcx .70 o F 4-1 3- 4.0walfpcs i --Fro . S a i ) has ro,szst{-Lot,ed .1-0 a r!t 1/ a'! c P rs oti M.o.)l 1-. ( -T z35 (1. „ '.e l e cdcL r�A j u b v [s s U &1f- a ff+-"a,- ►vl • Wove. C S-S ,r� -e "06-1 e I- P '" Fx-ClC--V` -lL((41 r c ct-CT'-O"• o f c 6pc 4.-• n) I vt, mate -La_i U �ltx eN<Jt- C.S i j Se.al a s &Lnc . Backs.,L O C cur L b.) k„, ! kae-- � 1tv.lf a CI C¢r�--- I L . � i.-ems D kC 4A-1--a F 5 J cc.cc.e s s ! 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ZJ1L Location: Go A-- I-t�'y6 s WJcJ�� Contractor': Weather P/Clz. - Present At Site; ° �"13111-47(z4kulf-- U'e-q - 55a.4. -SCcc�-+- ns�nL�-fi*-a., �d'�v (' /4--0- � Imo.y s 1 -v _ J th f - �$ -V a�..�c-sue tt.a.�s-1�-. ��� . )14-c riw / Es u Lack-A.1 f - �f4 9,r3ac4.--Or 4 i �-�- M�[ I_ L' - /-c/CL/) I O t s iv✓e_ 4'-S Ai,y l3 : r/4— Gc.L Y-) {!�- Q.(raj GS• S�cJ�GLI. t� t'fu(,t-' , ! te • ry' CcM.yl ©sa. F, H.et J�'Q- G-1'-' U dd J or- c crams I t -s ca_vg— a: -1p o- k ea-r a z e st f la s`1'✓e,r.4-- A --. Jo f )44 pc •-- 9- Z2 re,L4- C Pw.la2.E.t4-i -- f-(-c> to cCL , er J- a( p-¢2-- a IL . Field Density Test Data Test No. Test Location Daum sort Moisture DrY(ft.} Type CO )ntent(% DensityPCF) Compaction o Remarks f¢ -CS ct '4-l.- 366. 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Geote. hnical Consultants {206) 821-7777 • Daily Reid Memo Project No. 2-/L1.5- 3 Memo No. • Date /I- 1 - `lj Project: • -_ Subject: Fes{ esfe- O�S d• `-c • Location: 11C-14 cj C j 1 CO11--- o CS' : � P Contractor t'Lz Cyy- Weather: Cie'v 19D o F Present At Site: /-f-ted Crew- /S yvt-S cy f,A f. • • • tt � F 13 �-ero Ca.-, f s .g,+,cvtv ez.... , i llis_ 5 -- c .,�, cg-crw a�i'7G.._ -Po r r i c. I ff*L to S ur4e - ro cic w 3 jo sid dt.. 4 ' T Ka-4-1Q 4.(.c. 6 S o o e gv mats- C5 [,' D �r re ✓'v t:ker Y D c.102r" - 4 e, !ri vm 'to- vL s s ate' re, I to- - s Cc_ •w LA-L n� u1 - -I- r r - Nlt2r� -Re. ' -e-e g • Keel- d4_ av't- . ,t4c, t,tasioate, L 5,m.),t2_ C- Ala t 5 ocGv✓t "510,,,,,--5 l -7 C&. vv".- . 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TERRA ASSOCIATES, I.nc. • Geotechnical Consultants (tea) 821-7777 r' Daily.Field Memo Project No, Zl(15 3 Memo No. 3 Date 1/ '14r`lS-- Project: Subject: Esc-'7 °' BArs M-51. 14; Location: [ n ki 4-- Contractor. ro+tigc•-/S1rA-v-ot S Pi/ Weather: Sv , .s Present At Site: &VC d'W /CkAjCIA-S Cir:r-Li} D,., st :30 _ 5--( s; /Zk•v-7 G,,, -friAk ...1- acke.A1 c F a.100 vc._ &a_r..70-(.c, 51-1;(( sewt.2_cio A 1- cn 4-0,-pws o Dr-Q 60 l". rdre,.,-0. t,f �-' /LC_. a C .t- g- V • a 4 + ',.tr.$.�,,,� "truer 1ra 1• it a-s1 i S as _r am h,- ti b Vac,k. . A- +--CcA- -- ljeyv - c cw c.L .! - w c 1'1-.s teav-tv, 63 o CZ n d"4 _ GQ cr.:«•t a,.. f-o I( . gig,vc E-- P �•Sir . re,su Vs rr. SGdc.. Su..ems- e.. 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Z44f- 3 . ► By: � -.....-N Copies To: . . ... . . ... __-- --- - • NO0-2•1-95 OS 40 FROM:TERRA ASSOC I ATES ID:2088214334 PAGE 5/7 1.•••••••••••-••••-•••• , - - • t N TERRA ASSOCIATES , Inc. .„..........„. ishcerig Geotechnical Consultants (206) 821-7777 Daily Field Memo Project No. Memo No. 30$- • Date Project: 51:444/ Subject: 5 icam---ri--64.el- geLeacki Te_ss is . _ Location: 1447 CO. WA- Contractor: ACK) 64914 • • Weather: gaViust , ezoops/m/ Ss'? • i Present At Site;___ CZ,..e-ea - . _ge.1,-0 Cpwf--161A-&-44--- Li t 4"U‘ 'S 47514''VA- "5-c.J.P'eAr- /1•••-S. la•I fa- 0---- - +A - C-g' t I ....._ip..5 5.___L____01.•-i 3.______....... . pi'_. ...i...__.e. .cs---- C-13 /2. On. Vis f -1-iD sac co Go.,11 1 — C-E-s f- 1z. ./-- (-11.1i_ cs beivi ba-de-P-C11.c.d.. 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Copies To: • Noll-2'1-9S 09:41 FROM: TERRA ASSOCIATES ID:2089214334 PAGE 8/7 ::: : :=�����\���� TERRA ASSOCIATES,ATES, Inc. • Geotecbnical Consultants (206) 821-7777 • Daily Field Memo Project No.Z t el 5--3 Memo No. 3 f • rr -, Date it-IG-7s Project; ,-a-4-e_ (� Subject 5l T -- {3 rvik--t 6t ".res‘ Location: 16`.- cl W 6 L Contractor f.PyO Cps�,T • Weather. P&LCi 1 6 F A'o U, • Present At Site: • y0 CJ'yuj 0,44, 1 word W VIA--SSQ'�r.ti A ea.l..= t`tip�Liz'1 [o'-`' bk c3 e 2 -1-Lk e4-i"i C8 IC . c t 3 A. [ S- were ia4- 4les< -ftom( �1 / �p � r1_r� I e. eYlos�t++-�S.l 5c v t,[0t t!'�-s�-Q.��I W[1 — &c a��w..._ cf-oss 1'L1 5 1 rU /� V�txK L( . T'Fib--- I-sd c.6 [Z 1 e 'rd�-. cacaJ ev t_11 chi I m7C2_/S CSC lc. . Quo c<,� rJ q -3(Q-7 ilea r.._ re�Pi {N p(-1 w t.e1 �as3 �(v parci 1( 7 6ar�}-T1Lel(_ -o ��s ({Fa,� ; / - rr / Avers ck EL f o.c -�e t.�. ,td) •w L [A -f~C V`4 Pot ter?u-4 CA--C.cure ms,,,_.f i�F &cL p Lr L i c-t . Dts-t- na o4-c- 4--. 2 ,-- 2--a<5 ` rc Ph t^.,...$ . atcfcc( . 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Geotechnical Consultants (206) 821.7777 Daily Field Memo ...............,,, Project No. Memo No._.../ _.... Dale _____ Project: _ _Si-b-rie-ija fe_L Subject: Bevy) NE--- ripn jr_.1 Location: vi, courid , wn Contractor: A e-eo , w(,athor:,Cuniai . 70°F Present At Site; Pdatid (t4WJ 6,-&-() ---rt(ilt t/1-,5tx,ro, /co am"iv, aZzi 16))-- i l&-in cm-)flu ( i- for').i 1 d, '1.tu -i&sts o)? oaf ,Jwilq. EpLa Llivr, Al ifjea7- 4--/beep) Li4_._ .m/Jed -Jihe, Jug wnei, qtAijoh 4f6iniiviiAL9 Li/Iv.kel biL1/1/4- . •i AP roy14,10761- 41n, 'rain,- ,Di 7)1 p le() to-M la.kei9 (Li.' --1-- • oc.,4i14 i:kii .e.c tp7074,6L ,_ -i-,41 oa' d.inii.ho ri,c)- In. WV-0 1 d 0. 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Field Density Test Data •�" Relative Test Location Depth sou ontent Density Remarks Test No, uw Type (%)Gonlenl Denelly lPGF) Compaction'L if _:;3 iNpt ,S--ril lo-t-75 -LW' 11 1A--/ IM-7 ()icy . i - - -�.irY (n a ! I lLI t V :,Sid ID 1'30 rdl J 13 W IO, , la6,1}_ (15. . Ti ;5-V M 01, ' 5rR- l34 Di 1 LS' S _ - 1( , 01 a- q , ., . . . .. .. /� ,dirtcopies To: Y ' �� �./' '�l ibl ay_ ,C�J U .Y. �. "� r • TEL : Sep 12 95 . 8 :42 • No .008 PO4 �; � :; , ; ; ' A `TERRA ASSOCIATES, Inc. \N:,aN ,�',,". '"•-p-.... Geotechnical Consultants (2061 e71-7777 )% Daily Field Memo Project No,S9/ • Memo No._ , �/ / Date ._./-"./ —'eIS • Project: JflP3tL/ .e. Subject: • f/If - _ • Location: 41,1 L�CNA y. —IS - - Cortlraetur; 4 eye.) f , /n► � o d L� Weather; -L1,�,1 (15���� Present At Site: �«� C.�.t('� - -- 1 )IM `as'C.t_tt o 0A .,A.f� 'is.4 a iti --e U.. 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On Contractor: • r (on .1rl�C �7J Weather: 0,10114yf 6`)-C Present At Site: -i°1and Al )d ifet(1 I ' . 1 5O . . A _ / .. 1 i. A 1.! u i -- . IN, Mrtria.WICHEIMMUIEMMASINDWINE a, 1714WAITAWAIMINIMEMMILIMPINIM/ • .A 11.4 ._i i fir LtfRAl��,l��'r'J!/ll /__ ��II. / 1 . ..ar I i :1 �I - o /- /is . mismI/. /.I / ‘./ 1. ' l AEMEMAINWEIMWMFAVYNA711 i .r. Field Density Test Data w _ .. ... ..._ . _ • -. . Test No. Test Location Depth •Soil Molsture Dry ROM iVe Remarks (fl.) type Content(%) DonsilygPcn Compt+ction%, J 25'No - _rs779 104D 'S ' I . 7r9 _ h i - ` 7 6t Y2 . 6 i//.g3 . c rN n sm , 1120 S6 /((, 5 /n ,3 . . ' U. . Sx� . .< ' S�� 1073 / 8 3 5 1l, te.S' P f� 5Th i�3 ;2D tS6 I1 r / , 1 ib A, /� (..?-ha-MY- / p�/f3v: �.�"�.' �1�.�al��� (�CC� CopiesTo:. I �L-'f f SEF-25-95 09. 33 FROM:TERRA ASSOCIATES ID:2068214334 PAGE 2/8 .. � ." F � TERRA ASSOCIATES, inc. , � c lei ` Geotechnical Consultants R06►821-7777 • Daily Field Memo Project No. c2+L/` 3 Memo No. • Date —i 4- Project: Sib �I�`"��'''''.' Sub'ect:an' .(JC YM cnuithj `� ike_1(0 Location: � 1 w/ J Contractor:. O Weather: S'LL[)Th7/ D L Present At Site: Vit `/ a 1 --rovvi Me6taciroo_4.snioiiam-frEff)-e (kw (TY1--se, tb Cpylart r)ii air , u4(A,vmCi,ih i,.f44 u4-A,k i,J .. i)l t-iU1c1th.9.-m4 L -) � li �r Dl 51 e - -myth-myth ; p .1 n Qi „fii ili. ,i. ,,A 1_ bathurc4 ` 0 ups - r. ttutittni u - Field Density Test Data Test No. Test Location D(ip}h Soil Content(q) DcnsDy IPCF) Compaction'6 Remarks f '.25 =u . m i+ 43 .. .`")=QiO. `7,. 1189. 6 W o mi4 A- 7 d 3 4=5 - t �� 1. � � t O F rn 193 --14,o G / Mu I , 617 .w 55'a .m4 -39,,, , I c, . iii f/r// - ji_-7 _! (,1 171�1 - .61 a (' 1P7, 2 Vi _ _ g.g. Id5'W � W A-a -5 ' A t7 01 ,3 o Q1J1 r4-? . 0 _ . ('. 1o, f/I. . 9'-- 5 E i Tal �_3 -ITS` C. �i Il7=S 5r _ _ _ ... 0..- t9,if1'1 idinf,Q,11/-1- da, - • ._ Copies Toy./ t V 1 Pi/lath:a , ..._ . .. ._.... . SEP-25-95 09 33 FROM.TERRA ASSOC I ATES ID:2060214334 PAGE 3/0 TERRA ASSOCIATES, Inc. • v, , , ,s. 4 ,4A• . Georechnical Consultants (206) 821-7777 Daily Field Memo Project No c77/1/6,..5 Memo No. ...5....., .., Date — • Project: .51 ,....edaie.... Subject: ‘561-1114-041 Sat1_ C141-€S4-, Location' i(j 9 eauttil Contractor; At410 Cth5tritthan cl-C4/60 Weat Kern iitaii-7 d-PF Present At Site:Vali-44 i Di..1 cut-0-- • . . illaDCA ft ,/VOI i 0 ' wetiApe (AP Cn-aik, -1D (AA/L-4- e)`4 I r 4 01 Sai eiLL.21.)(• rilanuip 1:1,R4Af. gw4-4 . 'jab- -;t ,,,v _III en _,LiftVnited/two, no rfi I L y1/4 il_i_vx_ ,_ Iv\ , upoao _,mnpaa, wi . . Field Density Test Data FtrutrY. e Test No Test t_ocation Depth Soil Moisture D (ft.) Type ry Content(%) Density cPcF) e c.ornpaction-,.. 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J OCT-10-95 14 . 55 FIOM.TERRA ASSOC I ATES ID.2068214334 PAGE 2/5 • Daily Field Memo TERRA ASSOCIATES, Inc. Project NO. 2- IS--3 •,4;:la,4 4 ej Geotechnical Consultants (206) B21-7777 memo No. I Kirkland, Washington • Date Project S17"4i1-1-C-- Subject: 9241501-11- Location: 14-Lil C40 rAj'C't L Gda-c Contractor. liero GIA-S • Weather: StAcht-41 ?0 a Present At Site: 4e4ro 044- cre441 • * * * * * ka-5 Zs1TC-64- La-Ck to 6.?c,46- o 4- o fif (o al ; U pt&f U ., Cre.A.0 to cs.s 1k dy. s P- ro SO IOU er'T w dL4,Y k.4t aL rd ri( r- kf" •v- op- I eirro- PZ-Cr.,9.-A-S4-0A"Ests - __carer-ery_eatra..44-61.„ . Jr. (...11:14L reir/6 CR. t Uke,-kefia raj ecutCy tLas • A ) aw- ve,--7 1.) ()rare-55 -IS Staid rwti. 745- co r cr _0(. 6&_cfe..-lat &I ficeFoo,"-ons•ct f-tvekcy • .• By: • Copies To: OCT-10-9S 14 = SS FROM:TERRA ASSOCIATES ID:2068214334 PAGE 3/5 _.{ °`:`: :='\\\1. TERRA ASSOCIATES Inc. Geotechnical Consultants (206)- Lewd 8z1-7777 Daily Field� Memo ��• Project No. `z/�3• ' Memo No. tb / - 1 Date 10/S 73 cr-k Project: 5 - Subject: I re4 ct z /5 �y Location: ^-'^"'7 COu Contractor 4o C -ei oko— . Weather: V5Vw C' - Present At site: "kr.° D dt^G( cYo 1.e3 • vela 1.o-1- of _`t o:t `:ffd f- o f- :pt t f 10 i-„s (<4 W v foe' .1.e. (o -- S (,Jo v( ` l as o b2/O r S►vyt� -b To LA,f- �-� t ai s •AI T 1-- rs I- o ' s a 6-P -}-rye...c kv- M ro ••4- •1``i_ -6 ul av4s •Mg- '1 • bra-3 bx,-»- ex_coAra tc�C peiIceus L1 . pr' L,tl !‘,..s i-Ql d 0.f o icC eCc fra-i-ra•�_ M.41,-�I ti a-s Flu 6 a-ck. W Lk- a r�y-tG... is)d�-�a; ltra.- -j tow:�#{- e- .�,u e. tra-i _ a rt.S(^``1 .y'raJ w re.„ .-.40( 0,.. px„ii! 4 ppL 5dcrtict._ d�t..C-. v l t,c.��- C`J 0 l vi p p L- �:.. ba-G-0 0. ma 44-cs.,I I 5 ci o. 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Memo No. /7" Pate /0-4 Project: S Subject. - 7 -- •Location_ (DE/NA-7 1442< Contractor; 4 f -4%' +^✓c • 1�Weather_ CO f'"kY ( 719 Q (' Present At Site: 4e1"-0 c1 aibrrD'a _C •41.1 • . 'v Cry(,c [ %44t 4j (4 — �� q/Z1 be n't j [3„. F 0-s f-cur-4- a- i"t M H (Z <. .ol w ylzs, acc a . evt eic4c:r tA{ t h t r ri s c a‹. /I hare- p a�P( -5�fz es o f.)c�. • 1 o d27Zce.� st 66, � ` �" 5 Es' -� A•t_;¢,cI•�•�w�- day a pt 4-33`n"t. tt - i,Fr ('s"I -ado--) _ 4 I sa W'a-rkr-Eiff e cr es/cLa s oo f- (rjgi `l t'+ it et 12. ef-• • Field Density Test Data Test No. _ • Test Location mob soil Moistufe pry Relative Remarks • (ft.y Type Content(%) pommy IPCF). Compaaron t &Jed S M Gf rl 1[.2 cc' [ • • • fo Pe-f-E) ,.--tx41-(14 (3 I z ` ..I Z • . . - • By; - _Copies To: OCT-10-95 14= 56 FROM TERRA ASSOCIATES I.D=2069214334 PAGE 15/5 : • TERRA ASSOCIATES, Inc. Geatechnical Consultants (206) 621-7777 ily Field • ProDaject No_ 2/.C/S Memo 3 Memo No. /5 j / e� Date f' -7 - .5- Project: Subject: U�t LL /Y 8 4 a / 45 • Location: 'CO• ) •Oa" Contractor; 5' Weather: CiCall ( Present At Site: ._`"t Orel.) Ik,v, i5 01.51- (C •�t2- ` a4A-C. . w - he iS i-k( st 1C- •pw . se-avt.viowL i- a.- rremo z �4- l Le®( 101,1 _ T�s� G Lf� [%u�z k1k 95-IQ c.e, et5 Tec c g-t z aC L y. ?Lam s/rev/i reactich W o s a..c.kal ev&xC . • Field Density Test Data Test No. Test Location txtpu, Solt Moirturp bry Relative (ft.) Type ContentOz.) Dena.ty(PCP) Compaction,"•. Remarks 65 1,4t cif Sat.S.r ; a--et. 333 _o tT.3 Of.3 n( (z7 Le e t tf �04. fr-j LI,1- ck. 35( -O C /2-4 t03,7- 7 • • By Copies To: /"-'�' • OCT-16-95 10. 19 FROM=TERRA ASSOCIATES ID.206e214334 ' PAGE ' 2/3 .,• :.rr.i,.r.is TERRA ASSOCInedATES Inc ""��� , .Geotechnical Consultants (206) a2t-7777 Daily Field Memo Project No_ u tf `3 Memo No. 11 /�_,,"� Date � � 'G3 Project: .61-"'� r _ Subject: 5 r T Location: Itvl Co_f ._1.tf4' • Contractor: 4c4f12 -- • Weather: elm s`" '1 t° F Present At Site: .'o "`6 C'Esv -5 i- CC- S.-afci [ 'I't P...— -f-f..vro. .o J4- d e.c,f �-o F�ra ear u'�, / 6 Jt ,74*-o 4."o�L c�'-O.�I 1 rv5 4 -j1.f 1 -5+c t YA-� Pi -cm- ip..O SwQ-�.t- ;.•• f r 1) — tr13:1.z1-134% 7?&c L lib CR V B P-Z l-t r --F y ./c k ‹.-.ac -f Ia../ t ,7 d •t`�ul GB BP-3 . A— a...4c I. L 15 (-I.'Sf-a.-... 4v-dSs-,.:.i C-"a•r-- a-P--3 n 5 i—Az co- iu i e.1- zo 4-2-S(p2' R I)) er,..� - ea-,,f-,n-+... u-vr___wr _ Pr of pro4e4�'fi , Trccs1-- bu'4 'z C►...56,Lk4 I -4". ...'-,,s. 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Cr..Z tzaci 2C 9-5 • 1 , 33''F'4.ma t'4` 3 5-4_ .1/. 6 j:24.2_ q.G ?-1 511,-,.. x_"` t belui EA'3 svr-f -6- , 331-r , G- Lt , JAIL.G to 0 ct. ecori ?-5 k.c.6¢P3k Z a t�'-9._ BP3 , 335e , C. 17 Z°,f,6. . 7.8 7 G « OS' w- e z _ 33 4 4- L6 c-' U.a ci [q- `Th 7:-. .., 1 36`4- --- 13rZ 3 l - C._ LL..1 LL6,.- 14 By: Copies To: ' 't': 447 OCT-16-95 10. 19 FROM:TERRA ASSOCIATES . ID:2068214334 PAGE 3/3 TERRA ASSOCIATES, Inc. Geotechnica(Consultants (206) 821-7777 Daily Field Memo Project No. 2-1(1s-3 • Memo No. 7-40 j� II -- • Date iO-1(t-? Project: S d'� Subject: ,4 eca.[ i 66..00111ThJ Location: 14w-1 Co w 4- Contractor: " Weather: 1 6rg Present At Site: 4C.ro t - C a 5 E5Ji" e5 ire.✓Cf7J5 SCA— M(� l 0 q. -E-✓t�w� GoL�ee�/ vt a%.- cz..�� I r1s �.�- - - c 4- - 545 S Jam'' e- . ..C.EM ecL( rA. c eta 4- 3 I P _ To a aclGt t p lrcce a( c 4c0 01e4.- ks41-`-1 Kash ire Sa Yt r-CLB 1 _ [ ~ riit7t S4.4,fre._� +^I LAMS ey ecul Pace.,. des e,F- -v��-c-L �4- (a k.di e- Tef5 Impacui tu_d Ec Qd$s� f rear 4e-s4c4 roc /Ic yei. t s Field Density Test Data •Test No. Test Location Depth SoltMoisturet( ory Relative Remarks )tt.f Type Content(%) Density tPCF) Compaction% • 7g • j„ 4-viy x J 144l-CIA-101161AGt., 3q(J-J 14- , lets 10[rT } bo`rct 34}.j, - 13.4 lot-Z S� • • • • • • By: -N Copies To: . OCT-23-95 09: 35 FROM.TERRA ASSOCIATES • • ' ' ID:'2069214"334 - '' " ..''PAGE'' : /6.- ` TERRA ASSOCIATES Inc. Geotechnical Consultants (2061 821-7777 Daily Field Memo :\-./ Project No a t t4-3 . - Memo No_ Z t - Date /0 -16-76- • Project:S{ Subject: 101ir.1 TrP.Aet--. gy-t"`-Li T Location: r^-41 Co. )Pr - Contractor: • '`••-O .k.'/Q "-Lo..-.- • Weather. We:I- 0°'4d1'1 t� "1""" 6o 1-F Present At Site: . *Ire' Cy"- i • • 41/4, Mom 1 V LS•tT" r-tc!�v t J C 11("q $'L�c. S'.c<tsfr l� - C O t- �(e L(J�o 17 +t L( to —1 J ;refryo ;refryr -S '�'^ 0 5-�ov-w�J, Bel ttti C- .cd- 3i' 3tle/ J(5` Ai)S 5-ivP- 4-0 l Ge'V`d's 3 cB 1irP-r. t�. -cJI e4- -+^4 -9cc.0 v.s us i aft 1-L n 0.4o.ri_ait exc2.V'a.kJ, fr - /.tt'•�tr'et oL M.4.t�[¢.1 VS 4a �- Lot/'- GQ�I'�1 Opt- tsy 4-((LP-4- rW(6 LS - P a P[l l'n. Z. [ t h _6 I- gre - Z' e cL 3 c_.. a-c f G..- o f e re .- by . k" l � -T."s4 at� 4,a Pc[k2.04 . .d C(-_ a-f 5t1°v C:� Ckcff•tQcLk• d �I�_ . ..j-pwt-f a-c f--cp. aJ- )e c cz-1 o— e-..--a` ay c,r- e.k.t/c &A,S• t 1S1- A . [_6-u.I'S. �i t • Field Density Test Data Depth Soft Mo 1' Fa iston; OTelvive Remarks Test No. a'.) Type- Content(%) DensttytPCF) CoMPact'on% . f ,5J 3t4 , 1361 -$& ; . q t1- 13.8 �lcc,s, 9'6 $3 _ .� ,. Sf ` - BP3 W.6 � /`:r_0 to,.3 ..(a- By: Copies To: ', OCT-23-95 09- 35 FROM=TERRA ASSOCIATES ID'=2068214334• PAGE 3/6 ' i�\ ' TERRA ASSOCIATES, Inc. Erik! 'Geotechnical Consultants (2ob� 821-7777 . Daily Field Memo �j Project No. 2{'IS-- 3 Memo No._22- Date_L0—l q--ri • �� ,e tt T915 Project:, �1-6611-er r`-p- - - Subject:_S� +c�`ry i.�j""'- Location:_ J ( • &I4 Contractor: -4o .0OR `'-- /'ate- t°4-S 8(F 4e"° r C. °.J Weather. � { � Present At Site: - j _4-t-v2., .I eerL c--. G¢t10-.{t� i E h- �I4 C t +s �ra.�3 7-✓o,c 2-1 •- 'ei-c.Q- {Le re ce. 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OCT-23—SS 09: 36 FROM:TERRA ASSOCIATES I6:2098214334 ' PAGE ' ' S.e6 ' ;,,,'a;li. • St:'..�..??.t N TERRA ASSOCIATES, Inc. inge13113 Geotechnical Consultants (2061 821-7777 Daily Field Memo Project No_ 2 1 .3 • Memo No 2"L 'I Date PO =G`� �� • - $- • Project: � ` Subject:�f �'L--� '� . Location: Co- j. £cl A- Contractor: �a �a� Weather 5 tig-011 t 65-o F Present At Site: (feted C,e44.1" • AGirt, c J GAmnAt c fieS 1, Fii- tee.. GP srcle. �,,.,5 ,A,.. 5 -4 1-- C Lam[-.L.-5ac) ba..G c.Al w.1 1 ii-e-f i Nc, ay�.m (.a.t�.1(-ram C1�-Ccv+Fia-k , r f 1 4.Z5 QC Cm r5 -(rw I LA k Q K9 f- imx r� I ' �` - Po eL. i c 4 L•5 Cow?6Ci1"C� rd-1.-(.- kph pace 19.4-v fr K& CIF - IS i iR-Gc d +L5 [S c c-��,1e..- Ae'-6 Lei 4 v.5. 4-0 lry. s1-8�k c-J f- vP- c .a,- cr coil f E a1 �(-1 e.?- s. a� vtsc4.1 •10 6a.c,ct.LC Lto- .. -`-\ GW r-rGol o•- $ r v►ti. 7 e f- a.-.01. Ae#o is t l i l 0. 4-, ,1;5 P--- ?tailw t a( i-o -•--J c,-.R sd— c15 $P- 6 b' 4K-e- ba-ckS-c LI Ci. ( ca�.�i[�.it A¢/,s ��. av •W 4{.. ,C,, t/t-1 —r`+yl . rcQ036.,_ c,9r r d Yam- CS To'e-c-11c4- ra. S - 4. arrorf, S‘/rP-txcc., uif If t .fa G..:-s r 't.,- e-,..-ci— t . • Field Density Test Data Test No. Test Location Depth Soil Moisture Dry Relative Remarks MaType Content(Sb) Densrty(POE), Compaeuon% w w i • 5 4t aCe.4k.�', (.4 ' (3 bt{I•S Pi 1o6.Z- .S , . 4. By:41"5091Copies To: OCT-23-95 09: 36 FROM:TERRA ASSOCIATES - ''`'IDT=2066214334 .. PAGE 6,6 `� ;*\ TERRA ASSOCIATES Inc. , A ,A AA Geotechnical Consultants Roo) az1-7777 Daily Field Memo Project No- 2 d'1$ 7-3 • Memo No. Date to,O--/S--- Project_ Subject: ".""'� 6141 4- 1 Location: Co. 10 A • Contractor Ar•"" CIXV64— Weather: G/ram. 66 °F . Present At Site: ACM C-41C :) „ LO f 5 if 2-7 Z.j C c 'tom o-f--NtltAvw.Tin -. r K I '^47 . &r - t'C2"5 no-f- 1.e-s 1:e.,g( J uJeye r -f'i,a.. rat c�f Pr_. • o F- 5±'I-a.F- s'i t4.. 5 -� - cvf— iv o— v . itv-o( i.t&-k s f a-G}-r &a- pro faa G t c GDc-t�V2g . �Lr�-5 f 5'uJQ mow. -.e,,L di-e-s vas f s1.-cr prey ram- Lin1.,,,--1 ,a - A-04 cve..._ Mre- 14--c-.-K'Z . 1/0-1 t.wi-'4t"'( r-1c-Ga-va--ti &ov+.:. ,frel,t oL es tJ( e 5 hark. -p.C( •' J ' C (5 5c ( f!-51 I-� Sew,.t, .ay i S ob'y s r or-f-- -. tt--c-ro-rje- is 0 - -C-c t'r cf. c>lt c - f L-PTr .f L a ced . • • Field Density Test Data Test No. Test Location Depth TySoipe melt( ity ("� Remarks (Ft.) TYpe Content(�) Density tpGF) Compactton'G -0 q 1 . , c.0�- 22 iz .� . 3s'o-0 A- 9.Y 11�„� _ ,s . ` Z is o c e4 f F 7.3 I I e-a L 3 ..0 Us t 0.1- Las.- 75 • - . . it ----$ _ y Set..,e.L �...o i-zz r �o.F. , 353 .° , .11- , .'f,'t /063 , c/ , _ , BY: Copies To:_ ,. . Wet all I Sensitive Area Help protect and care for this area. Please contact King County at 296-6660 with questions or concerns. OM+ (1) Ji.z9 • I . • . I I , • . CHAFFEY 205 Lake Street South, Suite 101, POBox 560 • . CORPORATION Kirkland, Washington 98083, (206) 822-5981, Facsimile (206) 822-1508 . I . January 15, 1996 • I•■ ' ■■ Laureen Nicolay ' 'I M•• Planning Department il E• City of Renton Third Floor 200 Mill Avenue South I Renton, Washington 98055 I RE: Final Plat of "Stonegate" Dear Ms'. Nicolay.:. . Chaffey Corporation is the owner and developer of 'the 53- ' lot project known as "Stonegate" . We are preparing the • final plat submittal package and hope to have it turned in to the City of Renton within the next couple of weeks. This plat was annexed to Renton after receiving preliminary approval in King County. Neil Watts, P.E. , Development Services Division, has outlined in a May 16, 1995 letter, the conditions of approval for this project. Item 32 of his letter calls for mitigation of impacts to parks. Per Renton Parks Mitigation Ordinance, the impact fee has been established as $530.76 per unit. Chaffey Corporation's I check in the amount of $28,130.28 is enclosed, to satisfy the condition of approval. • • We would appreciate confirmation and receipt from the City; I also, please notify the appropriate staff members of . I • satisfaction of this condition. If you have any questions, please call me at 822-5981. . Sincerely, . CHAFFEY CORPORATION • c()rjdaAeaA___, • 747ai && wL1 I AILEEN D. OPPELAAR Vice President Land Development , AO:ao "4� :SEAFIRST.'BANK •O. 7 2 4:5 ..,..a„„.. �...BECLEVUEBRANCH�I:.N,:r:' ::_-':,'•:::,::.::'. ... �_ _. ... -. ... ., w.._...u,.�.■r0'0n0.�..:...:.:..,..'..:,..,..:......:....:.,,,.._._..--. r: ... . ..,......_..:..,_,_.:,,._.,,�....>.....,�_..,-..........:.,..,...,.:.BEL'CEVUE�:. : . ..:'�:_..-. : T' Nn _ FE RP. .RA IO�CHAF Y.:.C.O 0 o - a _ ■ k tr' "t S' S .S u ''Su 1'��F Bo..�Sw 0�"0 6 w. ,. v ■■■■ OLL r- �:.Ga • s:Kicklandri�Wasti'in"on�980�83�"�200 ::822 598`I ^1 :::�::r.: x wxa,~: AY'e->>T.W TY..:E ,S : . _.. : ..._ .,,_. ..EN,._._... I. HT::�THOUSAIVD�xONE;:°..HUND:REDS:��TH°I°RTY�;�`D�(]LLARS�AND ..�6 ,CENTS:: :�� ��� _ " „P• _ .�_....w..... ..:"..,_.. _....._,...........,.:_.,...,,...:..._._..: C)A ECK-N ..1 U T AMOUNT, _.... .._.,K.�..�,1,,,�Q�5�96:_..;-;..:::"';�"=_��7�245:.' "�•����E6 �D:EB�** .:t r.2Of,�.M1-I:LL= VE - . .. . -. . d:A g:b RENTON ,.WA 982:-w-5 HAFFEY CORPORATION. ORE'.,.,....._._,.._,.,.,, .. **************************************************************** City of Renton WA Receipt **************************************************************** Receipt Number: R9600296 Amount : 28, 130 . 28 01/18/96 15 : 11 Payment Method: FIN Notation: CHAFFEY/STONEGAT Init : K3 Permit : C950061 Type : ENG ENG Construction Per Site Address : 5600 NE 26TH ST Total Fees : 166, 101 .45 This Payment 28, 130 . 28 Total ALL Pmts : 166, 101 .45 Balance : . 00 **************************************************************** Account Code • Description Amount 105 .400 . 00 . 318 . 70 Park Mitigation Fee 28 130 . 28 ( ab/ mi.' 3 _ • • "�y NOation Number A 3 515 4 NOTICEOF INTENT TO ,� t!„Il�rarall tr,rt DECOMMISSION A WELL arr , errt11r or ECOLOGY This form must be received by the Department.Of Ecology three, days before you decommission a well. Complete both.sides of this form. Submit one form for each job site. Mail this form to Department of Ecology, ' Water Resources Program, Well Drilling Unit, P.O. BOx 47600, Olympia, WA `98504-7600. ' Instructions for filling out this form are printed on the back. . 1. PROPERTY OWNER: CNAPIEY- CORPORATION PHONE NO.(206 ) 822-5981 2. ADDRESS: 205 LAKE ST. SOUTH, SUITE 101, P.O. BOX 560. KIRKLAND, WA 98083 3. AGENT (If different from #1): AERO CONSTRUCTION • PHONE NO.( 206) 334-2475 • 4. ADDRESS: P.O. BOX 295,:::SNOHOMISH,--WA T.98290 . • • 5. JOB SITE/WELL LOCATION: ..NW- • '4 of the NE; 4 .Section 3- .. townsliIp.;'23N Range 5E E.oM (circle one) . W.WM 6. STREET'ADDRESS (if known):.. •. ..SF••MAY VAI.11-Y' goAn•A• 149TH-:AVE 1;'SK • • • 7. WELL IDENTIFICATION NUMBER: - - R. LOCATION OF WELL(S): (please check county) • ❑ ADAMS COUNTY 01-ERG ❑ GRAYS HARBOR COUNTY I4-SWR ❑ PIERCE COUNTY 27-SWR ❑ ASOTIN COUNTY 02-ERO ❑ ISLAND,CO,UNTY • ' . .15NNWR a SAN JUAN COUNTY 28NWR ❑ BENTON COUNTY 03-CRO ❑ JEFFERSON COUNTY •16SWR a SKAGIT COUNTY 29NWR ❑ CHIELAN COUNTY 04-CRO a KING COUNTY • 17-NWR a SKAMANIA COUNTY 30SWR ❑ CLALLAM COUNTY (6SWR 0 KrrSAt'COUNTY IsNWR • ' a SWtntoMISll COUNTY 31-NWR ❑ CLARK COUNTY (I SWR a kin-MS COUNTY 19-C RO ti SPOkANl COUNTY 32-ERO • ❑ COLUMBIA COUNTY 07-ERO ❑ KLICKrtAT COUNTY 20CRO n STEVENS COUNTY 33-FRO a COWLITZ COUNTY ( SWR . ❑ LEWIS COUNTY 21SWR .. n THURSTON COUNTY . 34-SWR 0 DOUGLAS'COUNTY 119-CRO b.LINCOLN COUNTY 224]tO I AtAHKUIKUM COUNTY 35-SWR ❑ PERRY COUNTY id-hRO a MASON COUNTY t1- WR ' 6 WALLA WALLA COUNTY 36-ER0 ❑ FRANKLIN COUNTY I l-1'JRO ❑ OKANOGAN COUNTY 24-CRO a WIIATCOM COUNTY . 37-NWR ti GAREIELD'COUNTY '•'12-MO '. ' b PACII'1C COUNTY . ' ' 2.5SWR '. ti WIIITMAN COUNTY 311-13RO ❑ GRANT COUNTY ' ' 13-ERO` . • ti PEND OREILLE COUNTY 26-MO ' -b•.YAKIMA COUNTY 39-CRO . • • 9. PLEASE FILL OUT 111E PORTION IIELOW CAREPULLV; The return address label thirst cont818 the name and address of the person submitting this notification. This portion Will be Validated and returned to them its prObf,of tlotifietition. Send the entire form to Department of•Ecologyi Water:Regotirces-'Program; Well Drilling'Unit,-P.O.'Bart 41600, Olympia, WA 98504-7600. Ti11S NOTIFICATION NUMBER MUST Ili I'ROV16ED `CO YOUR WELL bRILLER: A 3 515 4 I Agency Vrilidatidn SUBMI1TED BY (return address) W ,i 44,-5'. • .t". NAME. GRFGORYDRII LING, IN1 52.4c- gAifrsa; tt. MAILING ADDRESS 17725 NE 65TH ST. B-215 01110695 (:TI•Y REDMOND STATE WA ZIP 98052 .} NI'ti'4r,.7a r7Na1 ConlinNed.nn hack —) i • "'Ai 171 J�A Ai "-? . , _. 4---,7.c o)1-7 v." 1 .S S 4 tf,r\ a l• • REtSk .:-.1MEPROTrefitON WELL Pr...7...?0RT WELL TAG NO. _do Ai e.- START CARD NO. A ...3 s/.57 y PROJECT NAME: 0 h .4 cre.... I).0 1,4-1-i-oh • COUNTY: WELL IDENTIFICATION NO. bc.d.o Pri)r)i SS)on Lt.)e-L L— LocATION011014 ill g I/4 Sec 3 Twn?gX R _C.L1- DRILLING METHOD:• STREET ADDRESS OP WELL:.5 Z MA" PsrL,/ Rek DRILLER: I.- i----rh-p—1 1-. .5.--1 . ..k... Aicz 1 A ur... 5 I ezioo- iv7) FIRM: CI-e..../0*---) 0 v-,1 I.J.,:,i.,.5 . x,I., d WATER LEVEL ELEVATION: SIGNATURE: :.1AAA.-. - . 4-4-ans.. ,• . . GROUND SURFACE ELEVATION: •, 4/4- . .. ' CONSULTING FIRM: NhlY INSTALLED: hi* - • REPRESENTATIVE: kpi-- - ' . • DEVELOPED:- -•40ir*Ric.93.•.1.0K 11.2s/ li...c" 1 Soil T •e De•th in feet below ground surface) . . • Stick-up Height (if applicable) • ._ . — ;<:ny, .: ':: ---- Monument Type ,::'0.. :::4 • „....„. -- Well Cap Type el - • . .. . • - • 0:s.:.vp V. ktke& ii: .,-z:•:,,,w.41?;;...,:,1:e*:i..i ' : •: 'p1Cil. :i.t:M: k,.e.*::!:,b":$0.:=K • . .:.:•:::•:•.::..: ..0::::rn: 't•f• :,:•::: ...4:-4.2 Grout Type/#Sacks , .:k4i:::1:: an - -....*41 — . . Bentonite Seal/WSaCks . _ • • . . < . Well Casing ID.: Type of casing Type of connection _ • . __ < Fitter Pack/size/#Sacks , • _ _ - <- Well Screen ID Type of Screen_ . . . ...._...........__._.... _ _.. _ .. . ._. ._. .. - • - ---- ' - _ .-.• .. ..i. -:: • -- :,.-: --: ..,-_ ..Slbt size.- • • ---• . . . _ . . r-----.7; . • _ Diameter of borehole rhn E © r !.)„ .11 _ . — <- Endcap Type I _ _ 1 OCT I 0 1995 } Remarks: Pal I.ei Pip r- P-- u..;•- P i cri1cp Opt 4 , /-1;hU 1' Pch 1)9 t fr.c),,,, c tn IA P a In p -111 r% 611 .ci Ili --4-ir.c_1"; c p) Dr t -r-t, saps I ei_e .._ • L e, o keel 9 0 o di 4/6 -CCI-1--4.01 1 I '0 h 60 C,i__ci r, 5 o 1, 0? . p p; -,- c-/a ; DECLARATION OF COVENANTS , CONDITIONS & RESTRICTIONS OF STONEGATE Cufr tndivf �3 STONEGATE TABLE OF CONTENTS Page ARTICLE I Interpretation 2 Section 1 : Liberal Construction 2 Section 2 : Definitions 2 • Section 2 . 1 Association 2 Section 2 . 2 Common Area 2 Section 2 . 3 Declarant 2 Section 2 .4 Development Period 2 Section 2 . 5 Development Plan 3 Section 2 . 6 Lot 3 Section 2 . 7 Owner 3 Section 2 . 8 Subdivision 3 Section 2 . 9 Native Growth Protective Easement 3 ARTICLE II Property Rights 4 Section 1 : Owner' s Easement of Enjoyment 4 Section 2 : Delegation of Use 4 ARTICLE III Membership and Voting Rights 5 Section 1 : Membership 5 Section 2 : Voting Rights 5 ARTICLE IV Association Regulations and Assessments 5 Section 1 : Creation of the Lien and Personal Obligation os Assessments 5 Section 2 : Purpose of assessment 6 Section 3 : Maximum Assessment 6 Section 4 : Special Assessments 6 Section 5 : Reserves for Repair of Replacement 7 Section 6 : Common Areas Exempt 7 Section 7 : Exception to Maximum Assessment Limitation 7 Section 8 : Notice of Quorum for Establishing a Budget 7 - 1 - Section 9 : Uniform Rate of Assessment; Lots Owned by Declarant Exempt 7 Section 10 : Date of Commencement of Assessments; Due Dates 7 Section 11 : Effect of Nonpayment of Assessments; Remedies of the Association 8 Section 12 : Subordination of the Lien to Mortgages 8 Section 13 : Real Property Taxes 9 Section 14 : Common Area Maintenance Responsibility; Private Street Lighting System 9 Section 15 : Rules and Regulations 9 Section 16 : Indemnification of Board Members and Officers 10 ARTICLE V Acceptance of Covenants 11 Section 1 : Occupancy and Use 11 Section 2 : Residential Site 11 Section 3 : Construction of Improvements 12 Section 4 : Architectural Control 12 Section 5 : Minimum Size Requirements 14 Section 6 : Landscaping 14 Section 7 : Construction 15 Section 8 : Plantings and Fences 15 Section 9 : Antennas 15 Section 10 : Changing Lot Contours 16 Section 11 : Maintenance by Owners 16 Section 12 : Garbage Disposal 16 Section 13 : Clothesline 17 Section 14 : Roofing Materials and Siding 17 Section 15 : Underground Utilities 17 Section 16 : Nuisance 17 Section 17 : Trash and Accumulations 17 Section 18 : Non-permitted Parking 18 Section 19 : Signs 18 Section 20 : Woodpiles 18 Section 21 : Restriction Against Wells 18 Section 22 : Assessments for Lighting, Water and Utilities 18 Section 23 : Deviation 19 Section 24 : Additional Restrictions 19 Section 25 : Easements and Restrictions on Final Plat 19 Section 26 : Sales and Construction Facilities 19 - 2 - ARTICLE VI General 'Provisions 19 Section 1 : Covenants to Run with Land 19 Section 2 : Breach of Covenants 20 Section 3 : Failure to Enforce 21 Section 4 : Right to Assign by Declarant 21 Section 5 : Annexation 21 Section 6 : Amendment of this Declaration 22 Section 7 : Severability 22 - 3 - + i • DECLARATION OF COVENANTS , CONDITIONS AND RESTRICTIONS OF STONEGATE THIS DECLARATION is made on the date hereinafter set forth by Chaffey Corporation, a Washington Corporation, hereinafter referred to as "Declarant, " WITNESSETH WHEREAS, Declarant is the Owner of certain property in the City of Renton, County of King, State of Washington, which is more particularly described as follows and hereinafter referred to as the "Subdivision" : Lots 1 through 53 and Tracts A, C, E, F, H and J of the Plat of "Stonegate" as recorded in Volume , Pages _ , records of King County, Washington, under Auditor' s File No. NOW, THEREFORE, Declarant hereby declares that all of the properties described above shall be held, sold and conveyed subject to the following easements, restrictions, covenants and conditions, which are for the purpose of protecting the value and desirability of, and which shall run with the real property and be binding on all parties having any right, title or interest in the described properties or any part thereof, their heirs, successors and assigns, and shall inure to the benefit of each Owner thereof . • - 1 - ARTICLE I . Interpretation. Section 1. Liberal Construction. The prolvisions of this Declaration shall be liberally construed to effectuate its purpose of creating a uniform plan for the operation, maintenance, construction, appearance and harmony of the Project . Section 2 . Definitions : Section 2 . 1 "Association" shall mean and refer to STONEGATE HOMEOWNERS ASSOCIATION, a Washington nonprofit corporation, its successors and assigns . Section 2 . 2 "Common Area" or "Open Spae" (hereinafter referred to as "Common Area" ) shall mean all real property owned, used and/or maintained by the Association or designated as such on the final plat . The Common Area includes ownership and/or maintenance obligations on or related to Tracts A, ; B (landscaping, signage and lighting maintenance) , C, D (landscaping, signage and lighting maintenance) , F, H and J. 1 Included in the definition of Common Area If or purposes of maintenance obligations is the maintenance and payment for repair and/or operation expenses for the private lighting system throughout the plat and maintaining landscaping, signage and/or lighting in Tracts B, D and H. Section 2 . 3_ "Declarant" shall mean and refer to Chaffey Corporation, a Washington corporation, their successors, heirs and/or assigns if such successors, heirs and/or assigns should acquire all of the undeveloped lots from the Declarant for the purpose of development . 1 Section 2 .4 "Development Period" shall mean and refer to that period of time beginning on the date of this Declaration and ending at the earlier of : (i) 10 years from the date hereof; (ii) sale to individual residential owners of eighty-five percent (85%) of the Lots; or (iii) written notice from the Declarant to the Association in which the Declarant elects to terminate the Development Period. - 2 - Section 2 . 9_ "Development Plan" shall mean the Declarant ' s intended use and development of the property, including and subject to any and all regulations imposed by state, federal and local law or as otherwise set forth in the final plat map, this Declaration, or conditions imposed as a part of the approval of the Subdivision. Section 2 . 6 "Lot" shall mean and refer to all parcels of land shown upon the recorded final plat map of the Subdivision, with the exception of the Common Area, easements and any land conveyed or dedicated to King County, the City of Renton or local municipal corporations . Section 2 . 7 "Owner" shall mean and refer to the record owner, whether one or more persons or entities of a fee simple title to any Lot which is a part of the Subdivision, including contract purchasers, but excluding those having such interest merely as security for the performance of an obligation. Section 2 . 8 "Subdivision" shall mean and refer to that certain real property hereinabove described. Section 2 . 9 "Native Growth Protective Easement" or "NGPE" shall mean the real property designated a "Native Growth Protective Easement" , "NGPE" or "Sensitive Area Tract" on the face of the Plat . Dedication of an NGPE conveys to the public a beneficial interest in the land within the NGPE. This interest includes the preservation of the native vegetation for all purposes that benefit the public health, safety, and welfare, including control of surface water and erosion, maintenance of slope stability, visual and aural buffering, and protection of plant and animal habitat . The NGPE imposes upon all present and future owners and occupiers of the land subject to the easement the obligation, enforceable on behalf of the public by the City of Renton, to leave undisturbed all trees and other vegetation within the easement . The vegetation within the easement may not be cut, pruned, covered by fill, removed or damaged without the express written approval from the City of Renton Development Services Division or its successor agency, unless otherwise provided by law. No building foundations are allowed beyond the required building setback line, unless otherwise provided by law. The common boundary between the NGPE and the area of development activity must be marked or otherwise flagged to the satisfaction of Renton prior to any clearing, grading, building - 3 - construction or other activity on a lot subject to the NGPE setback area. The required marking or flagging shall remain in place until all development proposal activities in the vicinity of the sensitive area/NGPE are completed. . ARTICLE II. Property Rights Section 1. Owners' Easement of En oymen _. Every Owner shall have a right and easement of enjoyment, subject to restrictions set forth herein or in the final Plat, in and to the Common Area which shall be appurtenant to and shall pass with the title to every lot, subject to the following provisions : (i) the right of the Association to charge reasonable assessments of fees for use, maintenance, preservation, insurance and other costs related to the Common Area. (ii) the right of the Association to dedicate or transfer all or any part of the Common Area to any public agency, authority, or utility for such purposes and subject to such conditions as may be agreed to by the members . No such dedication or transfer shall be effective unless an instrument signed by two-thirds (2/3) of the total membership agreeing to such dedication or transfer has been recorded. (iii) the right of the Declarant to make use of or occupation of, or utilize for purposes of ingress, egress, utilities and other similar purposes, in the Common Area for the duration of the Development Period. Section 2 . Delegatkoiof Use . Any Owner may delegate, in accordance with the Bylaws, his right of enjoyment to the Common Area and facilities to the members of his family, his tenants, or contract purchasers who reside on the property: The easement in favor of the owners for the Common Area shall be appurtenant to and shall not be separated from the ownership of any Lot and shall not be assigned or conveyed in any way except upon the transfer of title to such Lot and then only to the transferee of such title . The easement shall be deemed so transferred and conveyed whether or not it shall be so expressed in the deed or other instrument conveying title. - 4 - ARTICLE III. Membership and Voting Rights Section 1. Membership. Every Owner of a Lot which is subject to assessment and all Lots within the Subdivision held for sale by Declarant shall be a member of the Association. Membership shall be appurtenant to and may not be separate from Ownership of any Lot which is subject to assessment . Section 2 . Voting Rights. The Association shall have two (2) classes of voting membership: Class A: Class A members shall be all Owners with the exception of the Declarant and shall be entitled to one (1) vote for each Lot owned. When more than one person holds an interest in any Lot, all such persons shall be members . The vote for such Lot shall be exercised as they among themselves determine, but in no event shall more than one (1) vote be cast with respect to any Lot . Class B: Class B members shall be the Declarant and shall be entitled to three (3) votes for each lot owned. The Class B membership shall cease and be converted to Class A membership upon the expiration of the Development Period. ARTICLE IV. Association Regulationsand Assessments Section 1. Creation of the Liens and Personal Obligation of Assessments . The Declarant, for each improved Lot owned within the Subdivision, hereby covenants, and each Owner of any Lot by acceptance of a deed therefore, whether or not it shall be so expressed in such deed, is deemed to covenant and agrees to pay to the Association: (a) annually, semi-annually, quarterly or monthly assessments or charges; and (b) special assessments to be established and collected as hereinafter provided. - 5 - The assessments, together with interest, costs and reasonable attorney fees, shall be a charge on the land and shall be a continuing lien upon and shall attach to the property against which each such assessment is made. Each. such assessment, together with interest, costs and reasonable attorney fees incurred in collecting the same, shall also be the personal obligation of the person who was the Owner of such property at the time when the assessment fell due, irrespective of the ownership of the Lot at the date of collection. Section 2 . Purpose of Assessment. The assessment levied by the Association shall be used to promote the recreation, health, safety and welfare of the residents in the Subdivision and for the improvement, construction, repair, maintenance, insurance and other expenses (e .g. , taxes, utility and street lighting charges, gardening, landscaping and fencing) , related to or arising from Common Area or land for which the Association has such responsibilities or obligations (e .g. , street lighting, landscaping maintenance in Tracts B and H excluding the drainage course, entry landscaping, fencing and monuments) or other items deemed necessary and proper by the Association to keep the Subdivision in a good, clean, attractive and safe condition in compliance with all applicable codes, laws, rules and regulations . Assessments may also be levied to pay for any professional services or consultation incurred by the Association in carrying out its duties, including but not limited to biologists, certified public accountants and legal counsel . Section 3 . Maximum Assessment. Until January 1st of the year immediately following the conveyance of the first Lot to an Owner, the maximum assessment shall not exceed two hundred dollars and no/100 ($200) per year. The assessments shall be established, reviewed, and/or adjusted by the Board of Directors, subject to member ratification, as provided in the bylaws of the Association. Section 4 . Special Assessments . In addition to the assessments authorized above, the Association may, in accordance with and to the provisions of the bylaws and any applicable laws, levy special assessments through the use of a special budget as authorized in the bylaws of the Association. The special assessments may be used to cover unanticipated financial shortfalls, and/or for the purpose of defraying, in whole or in part, extraordinary expenses such as the cost of any construction, reconstruction, repair or replacement of a capital improvement of the Common Area, property, street lighting maintenance and - 6 - • liability expenses, fixtures or improvements of the Association, including repairs or renovation. Section__5. Reserves for Repair or_Reglac_am__ent. As a common expense and as a part of the Association budget, the Association may establish and maintain a reserve fund for repair or replacement of improvements and community facilities thereon by the allocation and payment monthly to such reserve fund of an amount to be designated from time to time by the Association. The reserve fund shall be expended only for the purpose of repair, replacement • or improvement to the Common Areas and any improvements and community facilities for which the Association is responsible, and for start-up expenses and operating contingencies of a nonrecurring nature . The proportional interest of any Owner in any such reserve • shall be considered an appurtenance of such Owner' s Lot or Living Unit and shall not be separately withdrawn, assigned, or transferred, or otherwise separated from the Lot or Living Unit to which it appertains and shall be deemed to be transferred with such Lot in the event of a transfer or sale . erect on 6 . Common Areas Exempt. The Common Areas and all portions of the Property dedicated to and accepted by a government or public authority shall be exempt from assessments by the Association. Sectkon_1. Exception t9 Maximum Assessment Limitation. The limitations of maximum assessments shall not apply with respect to fines for other charges against a member by the Board pursuant to this Declaration or bylaws of the Association. Section 8 . Notice and Quorum for Establishing a Budget. Written notice of any meeting called for the purpose establishing a budget from which the assessments are based shall be personally delivered or mailed to all members in a manner consistent with the provisions of the bylaws of the Association. Section 9 . Uniform Rate of Assee_sment_; Lots Qwned by Declarant Exempt. Except as otherwise authorized herein, all assessments must be fixed at a uniform rate for all Lots, provided, however, that any vacant or unimproved Lot or any unoccupied residence owned by Declarant shall not be subject to any assessment or charge herein. 5ection_1.9. D_a to of Commencement of Asse smenits Due Dates . The assessments provided for herein shall not commence prior to the first day of the month following the conveyance of the first Lot - 7 - A from the Declarant : As to each particular Lot involved, the assessments shall begin on the first day of the calendar month following the date of any deed or contract of sale for the Lot, or on the first day of the calendar month following occupancy of the premises, whichever is earlier. The assessments may be budgeted on an annual basis (referred to herein as "annual assessment" ) subject to adjustments according to the number of months remaining in the calendar year. The due dates shall be established by the Board and shall be payable on a monthly, quarterly, semiannual or annual basis as determined by the Association. The Owner may prepay one (1) or more installments on any assessment without a prepayment penalty. Section_2.1. Effect of Non ; Remedies of the Association. Any assessment not paid within thirty (30) days after the due date shall bear interest from the due date at the rate of twelve percent (12%) per annum. Unpaid assessments, plus interest, costs and attorney fees incurred by the Association in collecting assessments, enforcing the provisions of this Declaration or the bylaws, or defending itself in any litigation shall constitute and create a lien on the property, provided however, before the arrearage actually assessed, the Owner shall be provided an opportunity to be heard by the Board of Directors or such representative as is appointed by the Board of Directors . The failure to provide an opportunity to be heard as provided herein does not eliminate the accumulation of extra fees and charges, provided such opportunity is afforded before the extra fees and charges are actually assessed and collected. The Association may bring an action at law against the Owner personally obligated to pay the same for collection of the assessments or other charges pursuant to this Declaration, and/or foreclose the lien against the property. No Owner may waive or otherwise escape liability for the assessments provided for herein by non-use or abandonment of his Lot . Section 12 . S hordination of the Lien_to Mortgages . The lien of the assessment provided for herein shall be subordinate to the lien of any first mortgage (and to the lien of any second mortgage given to secure payment of the purchase price) now or hereafter placed on the Lot, only in the event that the lien for delinquent assessments has not been recorded with the King County Auditor at the time of the recording of the mortgage lien. Sale or transfer of any Lot shall not affect the assessment lien. No sale or transfer shall relieve such Lot from liability for any assessments thereafter becoming due or from the lien thereof . - 8 - T , T - Section 13 . Real Property Taxes . In the event that there are real property taxes on the Common Area, the Association shall pay the same as an expense of the Common Area. If the tax becomes delinquent, the total amount of the delinquent taxes shall be divided equally among all the Owners, and said portion of each Owner' s share of delinquent taxes shall be a lien on said Owner' s Lot to the same extent as if the delinquent tax was on the Owner ' s Lot . Section 14 . Common Area_Haintenance Responsibility; Private Street Lighting System. Maintenance, repair, replacement, improvements, taxes, insurance and other obligations and expenses or assessments arising from or through this Declaration or the final plat shall be " the responsibility of the Association unless otherwise specified. In addition" to the maintenance of the Common Area, the Association shall maintain the landscaping and signage installed by the Declarant or Association in Tracts B and H, and the obligations relating to the private street lighting. The Association and the individual Owners shall be responsible for all maintenance and liabilities associated with the private street lighting system. The system shall function during the same hours and duration as the public system, and shall meet the lighting levels and uniformity ratios as required by the Codes of the City of Renton. Any required repairs shall be per applicable codes and regulations, and shall be accomplished within one week of observable failure. The Association shall be required to provide (and keep current) to the Renton Transportation Division the name and telephone number of a contact person responsible for maintenance of the lighting system. A bond or other mechanism acceptable to the City shall be in place to refund the city any expenses (including but not limited to attorney fees, billing and administrative costs, telephone charges, copying charges, facsimile charges, labor and overtime, parts, materials and equipment) incurred by the City due to default or failure of the Association to prepare the light system in a timely manner. In the event roadways within the plat are classified as principal, minor or collector arterial, the street lighting on those roads shall be required to follow all City details and standards as a separate system to be turned over to the City upon acceptance. Section 15 . Rules and Regulations . The Association shall have the power through corporate resolution to adopt and enforce rules and regulations governing the use of the Common Area, so long - 9 - as such rules and regulations are consistent with law or this Declaration. The Association may prescribe penalties for the violation of such rules and regulations, including but not limited to suspension of the right to use. the Common Areas or portions thereof . Any such rules and regulations shall become effective thirty (30) days after promulgation or amendment and shall be mailed to all Owners within thirty (30) days after promulgation or amendment . A copy of the rules and regulations then in force shall be retained by the secretary of the Association and shall be available for inspection by any Owner during reasonable business hours . Such rules shall have the same force and effect as if set forth herein. Section 16 . Indsmnifiat_i_on of Boarsi Members and Of ficera. Directors, Officers and Committee members of this Association shall not be liable to the Association or its members for damages caused by an action taken on behalf of the Association in good faith. This provision may not limit liability for acts involving intentional misconduct such as a knowing violation of the law or a knowing breach of the duty to the Association, or for failure to exercise the degree of care and loyalty required under RCW 24 . 03 . Directors, Officers and Committee members of this Association shall be indemnified and held harmless from and against any damages, liabilities, judgments, penalties, fines, settlements and reasonable expenses (including attorney fees) actually incurred as a result of all actions undertaken by said person in good faith, and (i) in the case of conduct in his or official capacity with the Association, he reasonably believed his conduct to be in the Association' s best interests, or (ii) in all other cases, he reasonably believed his conduct to be at least not opposed to the Association' s best interests, and (iii) in the case of any criminal proceedings, he had no reasonable cause to believe his conduct was unlawful . Said persons shall be indemnified and held harmless to the full extent permissible under Washington law. The foregoing right of indemnification shall not be exclusive of other rights to which such Director, Officer or Committee member may be entitled to as a matter of law. The Board of Directors may obtain insurance on behalf of any person who is or was a Director, Officer, employee, or agent against any liability arising out of his status as such, whether or not the Association would have power to indemnify him against such liability. - 10 - ARTICLE V. Acceptance of Covenants In consideration of the acceptance hereof by the purchasers and grantees of deeds or contracts to the Lots in said Subdivision, their heirs, devisees, personal representatives, successors, and assigns, and all persons or concerns claiming by, through or under such grantees, declare and agree with each and every person who shall be or who shall become an Owner of any of said Lots, that said Lots shall be and hereby are bound by the covenants set forth herein shall be held and enjoyed subject to and with the benefit and advantage of the protective covenants, restrictions, limitations, conditions and agreements set forth herein. Section 1. Occupancy and Use. No Lot, building or structure thereon, or any part thereof shall be used or occupied for any purpose other than as a single family residence unless specifically authorized by zoning laws and regulations, the Association, and the Declarant during the Development Period. The conduct or carrying on of any manufacturing, trade, business, commerce, industry, profession, or other occupation whatsoever, upon any . such Lot or any part thereof, or in any building or structure thereon erected, shall constitute a breach of this restriction. Notwithstanding the forgoing, and subject to this Declaration and all rules promulgated hereunder, the Owners are permitted to (i) lease or rent their Lot and improvements for residential use, or (ii) to operate a home business, provided the home business is legal, complies with zoning and other governmental regulations, creates no additional traffic, involves no advertising or signs, and does not create or result in activities which are a nuisance or annoyance to other members or residents of -the Subdivision. Section 2 . Residential Site. No portion of any Lot shall be owned, used or occupied except as a single residential site . A residential site shall consist of : (i) one or more full Lots; (ii) one or more full Lots and portions of a contiguous Lot or Lots; or (iii) contiguous parts of Lots which shall form one plot of land suitable for use as a site for a residence, provided that each residential site shall extend from the fronting street to the existing rear property line of the - 11 - component Lots and shall have front and rear dimensions, neither of which are less than those of the smallest component Lot shown on the plat of the Subdivision as of the date of this Declaration. A component Lot shall be deemed to be a Lot and any portion of which is included in such residential site. Section. Construction of Impsovementt. For the purpose of further insuring the development of the lands in this Subdivision as a residential area of high standards, Declarant reserves the right to control the buildings, structures and improvements, including the location, placed on each Lot and the Common Area. The Owner or occupant of each Lot, by acceptance of title thereto or by taking possession thereof, covenants and agrees that the same and any improvements placed or constructed thereon shall conform to this Declaration and the Development Plan. Section. Architectural Control. For the purpose of further insuring the development of the lands in this Subdivision as a residential area of high standards, Declarant reserves the right to control the buildings, structures and improvements placed on each residential site . The Owner or occupant of each Lot by acceptance of title thereto or by taking possession thereof, covenants and agrees that no building, wall, fence, out building, pet house, masonry, signs, lamp post, swimming pool, or other structure or improvement (hereinafter "structure" or "building" ) shall be placed upon said premises unless and until the plans, specifications and plot (site) plans have been approved in writing by the Declarant or its nominee as provided, in which case only those plans receiving such approval may be placed, constructed or maintained on the Lot . The Declarant may nominate the Association or an Architectural Control Committee to perform the duties specified in this Section. The Architectural Control Committee shall have three (3) members who each serve three (3) year terms . The Declarant may appoint the numbers until such time as all Lots in the subdivision have been sold and all plans approved, at which time the Declarant may transfer said appointment power to the Board of Directors . Application for approval of plans to the Declarant or Architectural Control Committee shall be accompanied by a fee established by the Architectural Control Committee . The application fee shall not exceed Two Hundred and Fifty dollars and no/100 Dollars ($250) . Refusal or approval of plans and specifications may be based on any ground, including purely aesthetic grounds, which in the sole and uncontrolled discretion of the Architectural Control Committee shall deem sufficient . No - 12 - alteration of the exterior appearance (including without limitation, the color of any buildings or structures) shall be made without like written approval . All buildings and other structures must be designed by an architect, who is either registered to practice in the state of Washington, or is a designer approved in writing by Declarant or its nominee . As to all construction and alterations within or upon the property, the Declarant or its nominee shall have the right to refuse to approve any design, plan or color for such improvements, construction or alterations, which is not suitable or desirable in the opinion of the Declarant or its nominee for any reason, aesthetic or otherwise, and in so passing upon such design, the Declarant or its nominee shall have the right to take into consideration the suitability of the proposed building or other structure, and the material of which it is to be built and the exterior color scheme to the site upon which it is proposed to erect the same, the harmony thereof with the surrounding Lots and improvements, and the effect or impairment that said structures will have on the view of surrounding building sites, and any and all facts, which, in the opinion of the Declarant or its nominee shall affect the desirability or suitability of such proposed structure, improvements or alterations . Any action or inaction by the Declarant or its nominee shall be solely discretionary and all parties, members and/or potential members shall hold and save Declarant or its nominee provided any such actions or inactions are in good faith. In connection with said approval, complete plans and specifications of all proposed buildings or structures and exterior alterations, together with detailed plans showing the proposed location of the same on the particular building site, shall be submitted to the Declarant, before construction or alteration is started, and such construction or alteration shall not be started until written approval thereof is given by the Architectural Control Committee . All plans and specifications for such approval must be submitted at least sixty (60) days prior to the proposed construction starting date . - Should the Declarant or its nominee fail to approve or disapprove the plans and specifications submitted by an Owner of a residential site within the Subdivision within thirty (30) days after written request therefor, then the applicant may request in writing a response within an additional fourteen (14) days . In the - 13 - event there remains no response, the plans shall be deemed approved, provided, however, the plans must still comply with the Declaration in all other respects . No building, wall, fence, sign, swimming pool or other structure shall be erected or be allowed to remain on any residential site which violates any of the covenants or restrictions contained in the Declaration. Any actions or inactions of the Declarant, its agents or nominees, or the Architectural Control Committee shall be solely discretionary and all parties, members, potential members and Lot Owners shall hold and save harmless the Declarant, its agents or nominees, and the Architectural Control Committee and its members, provided such actions or inactions are in good faith. Section_S. M;n;msun ,�ize Begs rements . No building shall be allowed on any residential site in the Subdivision except one single-family dwelling house, all for the use and occupancy of one immediate family and attendant bona fide domestic servants only. Any auxiliary building must be so designed and constructed as to be compatible in appearance with the main building and must have Architectural Control Committee approval . Said dwelling house shall have a fully enclosed living area, excluding attached garage or carport, which has a floor area of not less than 2 , 000 square feet in the case of one story houses, and 2, 500 square feet in the case of multi-floored houses . No such auxiliary building, with the exception of garages and carports, shall have a ground coverage in excess of three hundred (300) square feet . No such dwelling house shall exceed two (2) stories (excluding the basement) or be more than thirty (30) feet in height, without prior written approval of the Declarant, nor shall any such auxiliary building or authorized structure be more than fourteen (14) feet in height without said approval . Height of buildings shall be measured from the highest point at which the natural contour of the ground comes in contact with such building or structure . The above requirements do not supersede any governmental requirements that are more restrictive . Section 6 . Landscaping. Each lot shall be landscaped in accordance with plans and specifications as now or hereafter adopted by the Declarant . All front yards and landscaping must be completed within six (6) months from the date of completion of the building or structure constructed thereon; in the event of undue hardship due to weather conditions, this provision may be extended ' for a reasonable length of time upon written approval by the Declarant, or its nominee . - 14 - Section 7 . Construction. All construction of properly authorized improvements on any residential site which have been commenced, shall be diligently pursued to completion thereof in a manner and at a rate reasonably consistent with building standards prevailing in the immediate area relating to high quality construction of a similar type, and in no event shall the period of construction of any improvement exceed nine (9) months from the date of commencement of construction to completion as to external appearance, including finished painting. No structure or vehicle, other than a completed permanent dwelling house as contemplated by these restrictions and limitations, shall be used on any Lot at any time as a residence, either permanently or temporarily. No auxiliary building shall be deemed completed as long as the dwelling house itself is incomplete . Unless written approval is obtained from Declarant or its nominee, no building shall be erected upon any Lot so that any part thereof, including eaves or overhangs, shall be : (i) closer than twenty (20) feet to the boundary line of said Lot which extends along a platted street in the Subdivision; (ii) closer than five (5) feet to the rear boundary line of said Lot; or (iii) closer than five (5) feet to any other boundary line of said Lot . The construction of residences shall also comply with the minimum floor elevations, if any, specified for each Lot on the Final Plat . Section 8 . Planting and Fence. No hedge more than six (6) feet in height, nor any fence, wall or other similar structure more than six (6) feet in height, shall be constructed, erected, placed, planted, set out, maintained or permitted on any residential site . Section 9 . Antennas . No television antennas, including satellite communication dishes, or such similar devices, (other than "mini dishes" with a diameter of less than 24 inches placed in the location approved by the Architectural Control Committee or the Declarant) , radio aerials, ham radio broadcast or receiving apparatus, shall be erected, maintained or placed on any residential site without specific written approval by the - 15 - Association. Rotary beams or other similar devices shall not be constructed on any residential site . Section 10 . Changing Lot Contours. The surface grade or elevation of the various Lots and other residential sites in the Subdivision shall not be substantially altered or changed in any manner which would affect the relationship of such Lot or other residential sites adjoining, or which would result in materially obstructing the view from any other Lot or residential site in the Subdivision, or which would otherwise produce an effect out of harmony with the general development of the immediate area in which said Lot or other residential site is located. Whether or not such alteration or change in the elevation or grade of any Lot or any residential site would be prohibited, shall be determined by the Declarant or the , Association 'in its sole and uncontrolled discretion. Section 11. Maintenansp by Owners . Unless otherwise specifically provided herein, the Owner of each Lot shall be responsible for the maintenance and upkeep of the improvements and landscaping located thereon. All such Owners shall likewise maintain their hedges, plants, shrubbery, trees, and lawns in a neat and trim condition at all times . Each Lot Owner agrees to promptly landscape all portions of the Lot facing any street . After notice to an Owner from the Association of such Owner' s failure to maintain said lot, landscaping and/or improvements in accordance herewith, and after approval by a majority vote of the Board of Directors or other Association committee to which such oversight responsibility shall have been delegated, the Association shall have the right, , through its agents and employees, to enter upon any Lot or improvement which has been found to violate the foregoing standards in order to repair, maintain, and/or rectify the same to such standards . Provided that the Board of Directors or its representative has given the Lot Owner notice and an opportunity to be heard, the cost of such work shall be a special assessment on such Owner and such Owner' s lot and improvements, and the provisions of this Declaration regarding the collection of assessments shall apply thereto. Section 12 . Garbage Disposal. The Owners of the residential sites in said Subdivision shall be responsible to assure that no garbage can or other receptacle will be visible from any place outside the premises except on collection day. - 16 - Section 13 . Clothesline. No Owner or occupant of any residential site shall place or permit clotheslines thereon which are visible from any Lot or street in the Subdivision. Section 14 . Roofing Materials and Siding. All roofs shall be in accordance with specifications as to type, style, color and other criteria as adopted by the Declarant . Section 15. Underground Utilities. All utilities, on and in public dedicated areas, private property, or on and in the Common Areas, including water, cable television, natural gas, storm sewer, and power shall be installed underground in compliance with all Governmental regulations for the installation and maintenance of the same . No lines or wires for the transmission of current or for telephone use shall be constructed, placed, or permitted to be placed upon any residential site outside the buildings thereof unless (I) the same shall be underground or in the conduit attached to a building or (ii) is approved by the Declarant or its nominee . Section 16 . NuisanSA. Nothing shall be done or maintained on any Lot or other residential site which may be or become an annoyance or nuisance to the neighborhood. No livestock, animals, poultry or fowl shall be kept on any Lot or other residential site other than animals or birds of the type and species generally recognized as common household pets in the immediate area, such as dogs, cats, canaries and parakeets which are kept on said property solely as household pets, provided that no such household pet which is or becomes an annoyance or nuisance to the neighborhood shall thereafter be kept on any Lot or residential site. No dog houses, dog runs or dog kennels may be placed on any Lot or residential site unless they are screened from the view of neighboring properties and the streets and do not create an annoyance or nuisance . All dogs shall be kept in the residence or garage at night so as to eliminate disturbances related to barking dogs while other residents are trying to sleep. Section 17 . Trash and Acc»m„lations . No trash, refuse pile, vehicles, underbrush, compost pile, or other unsightly growth or objects shall be allowed to group, accumulate or remain on any Lot so as to be a detriment or unreasonable annoyance to the Subdivision or become a fire hazard. In the event any such condition shall exist upon any Lot, Declarant may enter upon said Lot and remove the same at the expense of the Lot Owner who, on demand, shall reimburse Declarant for the cost thereof, and such entry and removal shall not be deemed a trespass . - 17 - Section 18 . Non-perm; ttec _r-irking. No boats, boat trailers, house trailers, automobiles, trucks, campers, motor homes, or other vehicles, or any part thereof, not in actual current use shall be stored or permitted to remain on any residential site or Lot unless the same is stored or placed in a garage or other fully enclosed space, or is entirely screened so as not to be visible from any streets and abutting Lots . All screening is to be approved by the Architectural Control Committee . Section 19 . Signs. No signs of any kind shall be placed on any Lot or residential site in the Subdivision where the same is visible from any Lot or street in the Subdivision, except in accordance with such rules and regulations as may from time to time be adopted by the Declarant or Association. In the absence of such rules and regulations, no signs whatsoever other than conventional house numbers indicating the address of the premises shall be placed on any Lot or residential site . "For Sale" or "For Rent" signs, the maximum size of which shall be two feet by three feet, must be approved by Declarant or Association. During the Development Period, Declarant may require all signage on Lots and homes to be uniform in the dimension and general character regardless of the builder or Realtor or other person involved in marketing the Lot or home. Uniformity standards may be adopted by the Declarant . Section 20 . Woodpiles. Woodpiles or wood supplies shall not be stored on any front or side yard, or be visible from the streets within the Subdivision. Section 21. Reystriction_ inert- Wells . No Lot or Owner of any Lot may have placed or constructed on, upon, under or within the confines of such Lot or any Common Area any water or irrigation wells for any purpose whatsoever. Section 22 . Assessments for Lighting" Water and Utilities . The budget of the Association shall provide necessary funds to pay the cost for obligations and responsibilities such as the lighting, water and utilities in the Subdivision, including the Common Area, and the reasonable maintenance of such facilities . The proceeds of such assessments shall be used only for the purposes herein provided. The assessments herein provided for may be prorated, assessed and collected in the same manner as set forth hereinabove with respect to any other assessment provided herein, and shall constitute a lien on the respective Lots and plats and an obligation of the Owner thereof, as herein provided. - 18 - • Section 23 ., Deviation. Declarant hereby reserves the right to enter into agreement with the grantee of any Lot or Lots (without the consent of the Owners of any other Lots) to deviate from the conditions, restrictions, limitations or agreements contained in this Declaration. Any deviation shall be manifested in an agreement in writing and shall not constitute a waiver of any such condition, restriction, limitation, or agreement as to the remaining Lots in the Subdivision and the same shall remain fully enforceable as to all other Lots located in the Subdivision. Secti n 24 . Ad_di onal Restrictions. Declarant may from time to time during the Development Period impose or eliminate restrictions on all or any part of the Subdivision, including but not limited to designation of specific height restrictions, reservation of view corridors, color restrictions and fencing restrictions . Such restrictions shall be enforceable by the Declarant and\or the Association. Sec on 25. Easements and Restri_ct�ons on`Final P at. Easements and Restrictions set forth in the recorded Plat Map are incorporated herein and hereby reserved on each Lot as shown on the final approved Plat . Section 26 . Sales and Constxucti on Fac; 1 itie . Notwithstand- ing any other provision in this Declaration to the contrary, it is expressly permissible during the Development Period for the Declarant and its agents, employees or nominees, to maintain on any portion of the property owned by the Declarant or Association such facilities as the Declarant may reasonably feel are required, convenient, or incidental to the construction and/or sales of lots or improvements thereon. The Declarant may permit, in writing, an individual owner to maintain temporary equipment and construction material on the Owner' s Lot when the Declarant feels the same is reasonably required, convenient or incidental to construction activities for improvement on said Lot . ARTICLE VI. eneral Proviaions Section—l.. Csnr_enants t.o Runwith_Land. This Declaration shall constitute a servitude upon all Lots in the Subdivision conveyed by Declarant, its successors or assigns, to any grantee, and shall run with the land and be binding upon all such grantees and all persons claiming by, through or under them. The acceptance of any such conveyance by any such grantee shall constitute an - 19 - 4 agreement on the part of any such grantee, for himself, his heirs, devisees, personal representatives, and assigns to all such covenants, restrictions, limitations, conditions and agreements . This Declaration, as amended or supplemented, shall remain in full force and effect for a period of twenty (20) years from the date recorded, at which time they shall automatically extend for successive periods of ten (10) years each, unless by written agreement of the then Owners of a majority of the Lots in the Subdivision it is agreed to terminate or change this Declaration in whole or in part . In the event this Declaration is extended to include adjoining lands through the annexation procedures herein, this Declaration may only be terminated or changed in conjunction with the adjoining lands, and in such case, the agreement of the then Owners of a majority of all Lots subject to this Declaration, as amended and extended, shall be required to effect such termination or change . Termination of this Declaration or modifications which materially affect Common Areas or obligations of the Association shall first receive approval from any governmental agency potentially impacted by the termination or modifications . Any termination or change shall become effective upon the recording of such agreement, duly signed and acknowledged by the necessary parties, as above provided, in the offices of the Auditor of King County, Washington. Section 2 . Breach of Covenants . In the event of the violation or breach or attempted violation or breach of any of these covenants, restrictions, limitations, conditions, duly adopted rules and regulations, or agreements by any person or concern claiming by, through or under the Owner, or by virtue of any judicial proceedings, Declarant, the Owner of any Lot, or the Association, or any of them, jointly or severally, shall have the right to institute,- defend or intervene in litigation or administrative proceedings to compel compliance with the terms hereof or to prevent such violation or breach. The Association may be involved in its own name on behalf of itself or two or more Owners on matters affecting the Association, but not on behalf of Owners involved in disputes that are not the responsibility of the Association. In the event of such enforcement, the prevailing party shall be entitled to, in addition to other relief, recovery of its attorney fees and costs . In addition to the foregoing, Declarant, or its nominee, or the Association shall have the right, whenever there is a violation of these restrictions, to enter upon the property where such - 20 - violation exists and summarily abate or remove the same at the expense of the Owner, who, on demand and after notice and opportunity to be heard by the Board of Directors or its representative, shall reimburse the cost thereof including attorney fees and costs incurred. Such entry and abatement or removal shall not be deemed a trespass . Except in the event of an emergency, three (3) days ' written notice must be given to the noncomplying party before summary abatement or removal may occur. Section 3 . Failure to Enforce. The failure to enforce any right, reservation, covenant, restriction, limitation, condition or agreement herein contained, however long thereafter, either as to the breach or violation involved or as to any similar breach or violation occurring prior or subsequent thereto, shall not bar or affect the enforcement of any such right, reservation, covenant, restriction, limitation, condition or agreement as to any such breach or violation thereof, nor shall said failure in any way be construed as or constitute a waiver of said provision. Section_A. Right to Assign by Declarant. The Declarant may assign any and all of its rights, powers, obligations, privileges, and interest under this instrument to any other person or concern, and in any such case any such successor or assignee may exercise and enjoy such rights, powers, privileges and interest and shall be responsible for such obligations to the same extent as Declarant would have been had such assignment not been made . Section 5 . Annexation. Additional real property may become subject to this Declaration in the following manners : (a) Additions by DPrlarani- . The Declarant, its successors and assigns, shall have the right, but shall not be obligated, to include additional real property of Declarant ' s selection, located outside the Property as a part of the Properties subject to and restricted by this Declaration. This right may be exercised without 'obtaining the consent or approval of the Association or its members . The additions of other real property authorized by this subsection shall be made by incorporating the provisions of this Declaration by reference on the face of any such final plat map of such other real property. In addition, Declarant may file for record a supplementary declaration of covenants, conditions and restrictions containing such complementary additions and modifications of the covenants contained in this Declaration as may be necessary to reflect the different character, if any, of the additional properties . - 21 - (b) Add; t'9 ons by Others. Upon approval in writing of the Declarant during the Development Period and thereafter by the Association, the Owner of such real property who desires to subject such other real property to the provisions of this Declaration and to subject it to the jurisdiction of the Declarant, may file for record a supplementary declaration of covenants, conditions, and restrictions, which by its ,terms, expressly extends the covenants contained in this Declaration to such other real property. Section 6 . Amendment_of this De laration. Unless otherwise specifically addressed elsewhere, an amendment to any term or provision of this Declaration shall require the affirmative vote of seventy-five percent (75%) of the voting power of the Association. This Declaration may be amended during the Development Period by an affirmative vote of fifty-one percent (51%) of the voting power of the Association. Amendments to any provision of this Declaration which expressly alter the rights, duties, and obligations of Declarant shall contain the affirmative written consent of the Declarant . In the event that the Declarant has the necessary votes and desires to amend the Declaration during the Development Period, the Declarant may waive any requirements to conduct a membership meeting if and to the extent permissible by law. Any amendment to this Declaration must be recorded with the King County Auditor. Section 7 . Severability. Should any one of the provisions of this Declaration be declared void, invalid, illegal or unenforceable for any reason, it shall in no way affect the validity of the other provisions hereof, and such other provisions are hereby declared to be severable and shall remain in full force and effect . IN WITNESS WHEREOF, the undersigned Declarant herein has hereunto set its hand and seal the day of 19 CHAFFEY CORPORATION: By Aileen Oppelaar; Vice President of Land Development - 22 - A� JA STATE OF WASHINGTON ss . COUNTY OF KING • On this day of , 19 before me, a Notary Public in and for the State of Washington, personally appeared Aileen Oppelaar, to me known to be the Vice President of Land Development of Chaffey Corporation, and who acknowledged that she is authorized for and on behalf of said corporation and did so execute the above and foregoing Declaration of Covenants, Conditions and Restrictions of Chaffey Corporation, as the free and voluntary act and deed of said corporation for the • uses and purposes therein set forth. GIVEN under my hand and official seal the day and year first above written. Notary Public in and for the State of Washington, residing at My commission expires : c:\wpwin60\cl\chaffey\ccrs96.sto - 23 - ij ff--.61(0,- 043 PLANNING DIVISION CITY QrMIT(1N OCT 0 5 1994 IV y, Subdivision of STONEGATE Final Environmental Impact Statement I November 1993 Department of Development and Environmental Services Environmental Division King County, Washington SUBDIVISION OF STONEGATE FINAL ENVIRONMENTAL IMPACT STATEMENT 0 King County Department of Development and Environmental Services Environmental Division King County, Washington For Review and Comment by Individuals, Groups and Agencies Prepared in compliance with: The State Environmental Policy Act (SEPA) 1971, as amended - � (Chapter 43.21 C, Revised Code of Washington) (Chapter 197-11, Washington Administrative Code) and King County Chapter 20.44 • • • King County Environmental Division Division SEPA Section Department of Development and Environment Services u 3600-136th Place Southeast Bellevue,Washington 98006-1400 (206)296-6602 • • November 30, 1993 RE: Final Environmental Impact Statement for the Proposed Plat of Stonegate c=: (File Number S90P0068) - Dear Interested Reader: L This Final Environmental Impact Statement (FEIS) for the proposed plat of Stcnegate is being issued by the King County Environmental Division of the Department of Development and Environmental Services. The FEIS has been prepared pursuant to the State Environmental Policy Act (SEPA) and Rules (WAC 197-11) for use by the public, 'L agencies, groups and decision-makers in review of the proposal and alternatives. This Final EIS includes the text of the Draft EIS that was issued on April 13, 1993 .. Text L? which has been amended with changes is underlined. The FEIS also includes an updated Fact Sheet and Summary, comment letters received on the DEIS andresponses to those comments, and updated information provided in appendices A and B. Previc:isly established Appendices A through M were bound in the DEIS. These are not reproduced here, but are 'U considered part of the total EIS. The amendments in this FEIS were made in response to input from public agencies, tribes, and from citizens. For example, input from King County staff resulted in additional details regarding water quality issues with respect to May Creek as well as traffic circulation concerns for both neighborhood street connections and improvements to 148th Avenue Southeast. Comments from citizens also raised these issues, as well as other concerns regarding groundwater, septic tank disposal systems, density and possibilities of public sewers. In many cases, the responses to the comments elaborated upon information given in the DEIS so that readers could have a greater understanding of the proposal, alternatives, or mitigating measures. At the time the DEIS was published, the issue of extending Li sewers to serve the site was not a possibility. The FEIS does not include an alternative consistent with the City of Rentons' current position which supports public sewer for this site. Therefore any -future plat alternatives using public sewers could require further environmental review in r✓ "Preserving the Balance" 1 f FACT SHEET Name of Proposal Stonegate Subdivision (DDES File#S90P0068) Proposal Description The proposal is the development of Stonegate,a 53 lot single-family subdivision on a 38 acre site in the May Valley area of King County. Lot sizes will range from 15,000 to 24,500 square feet. The site would be developed with the lots set back from May Creek. Approximately 30 percent of the site will be open space. Access to the site will be only from 148th Ave SE. The subdivision will be served by public water (Water District#90)and septic tanks and drainfields. This document includes a Proposal, listed above;Alternative 1,which would be a subdivision of the same 38 acres into 51 lots, with increased storm water storage and an increased area of existing vegetation would be preserved along the a Class 3 steam; and the Alternative 2, the No Action alternative,where the site will remain in its current use. Proposal. Location The 38 acre site is situated on the side slopes and bottomlands of the May Creek valley. The irregularly shaped property generally lies between 143rd Place SE on the west, May Valley Road on the north, 148th Avenue SE on the east and SE 104th Street on the south. (See Figure 1) The property is adjacent to the Renton city limits. Proponent The Leavitt Companies 301 116th Ave SE,Suite 570 Bellevue,WA 98004 Attn: Eric Evans (201) 455-4224 FAX 455-9621 Implementation Date Construction 1994 Occupation 1995 Lead Agency King County Department of Development and Environmental Services Environmental Division 3600 136th Place SE Bellevue,WA 98006-1400 (206) 296-6662 Stonegate Final EIS ii Responsible Official Ms.Ann Dold,Acting Manager IGng County Environmental Division 3600 136th Place SE Bellevue,WA 98006-1400 (206) 296-7251 Contact Person Mr. Rich Hudson Senior Environmental Planner SEPA Section, Environmental Division (206) 296-7157 Reference File Number #S90P0068 Required Permits and Approvals Preliminary Plat Approval Street and Utility Design Approvals Health Department Approval Final Plat Approval Building Permits Road Variance (completed) SWM Variance (possible) SAO Variance (possible) Principal Contributors Aippersbach &Ryan 2122 222nd Place NE Redmond,WA 98053 (206) 868-4102 David Evans&Associates 415 118th Ave SE Bellevue,WA 98005-3553 (206) 455-3571 Transportation, Planning&Engineering 2101-112th Ave. NE,Suite 110 Bellevue,WA 98004 (206) 455-5320 Issue Date of Final EIS November 30, 1993 Stonegate Final EIS iii Public Hearing A public hearing on the Preliminary Plat will be scheduled for Spring of 1994. Date of Final Action See Implementation Date,above. Type and Timing of Subsequent Environmental Review None anticipated for the Proposal at the time of this writing. However, should the Proposal be changed additional environmental review could be necessary. Background Data Location Background material and support documents may be found at the King County Environmental Division office at 3600- 136th Place S.E., Bellevue,WA 98006. Copies of the appendices with the DEIS are available for review at the Environmental Division and at the Fairwood, Issaquah, Renton and Seattle Libraries. Cost of Document(s) A limited number of copies of the FEIS are available at the King County Environmental Division. Copies can be picked up on the fourth floor of 3600 136th Place S.E. in Bellevue,or you can request in writing that a copy or copies be mailed to you. The postage for the FEIS is $4.00. Send your request with a check made out to King County Office of Finance. The postage cost is for delivery in the King County area only. Postage costs for the other areas may be higher. NOTE: All changes to the DEIS Text have been DOUBLE UNDERLINED. Stonegate Final EIS iv STONEGATE PRELIMINARY FINAL ENVIRONMENTAL IMPACT STATEMENT TABLE OF CONTENTS Page FACT SHEET ii TABLE OF CONTENTS List of Figures vii List of Tables vii I. SUMMARY A. Introduction viii B. Proposal Objectives viii C. Conclusions viii D. Environmental Choices Among x The Alternatives E. Issues Identified In The Comments x To The Draft EIS F. Matrix of Impacts, Mitigating xi Measures and Unavoidable Significant Adverse Impacts II. DESCRIPTION OF PROPOSAL AND ALTERNATIVES A. Proposal Description xvii B. Alternatives xx III. AFFECTED ENVIRONMENT AND ENVIRONMENTAL CONSEQUENCES A. Natural Environment 1. Earth 1 2. Water 10 3. Plants & Animals 25 B. Built Environment 1. Land and Shoreline Use 35 2. Transportation 49 IV. RESPONSE TO COMMENT LETTERS AND PUBLIC HEARING TESTIMONY A. Hearing Testimony 1. Kendra Hyatt 126 2. Mary Keech 129 3. Bill Robicheaux 132 4. Randall Hayes 133 5. Julie Bonwell 134 6. Dwayne Randall 135 Stonegate Final EIS V Table of Contents(Cont.) Page 7. George Hayden 137 8. Jean Rollins 138 9. Dennis Noland 139 10. Jim Bonwell 141 11. Ed Horne 143 12. Andrew Duffus 146 13. Billy Redmond 147 14. Johnny Gillingham 148 15. Mike Donnelly 149 16. Laura Gannon 150 B. Comment Letters 1. Washington State Department of 151 Transportation 2. Muckleshoot Indian Tribe 154 3. King County Community Development 157 4. King County Surface Water Management 162 5. King County DDES (Laura Casey) 182 6. King County Public Works 185 7. City of Renton 187 8. Seattle Water Department 191 9. Seattle-King County Health Department 193 10. METRO 195 11. Garrett and Kendra Hyatt 198 12. W.E. Horne 202 13. Jean Rollins 208 14. Unsigned (Presumed Michael Donnelly) 212 15. Michael F. and Claudia R. Donnelly 217 16. Steve and Mary Keech 226 17. Julie P. Bonwell 242 18. Andrew Duffus 247 V. REFERENCES 251 VI. DISTRIBUTION LIST 252 VII. APPENDICES 254 A. City of Renton Letter (dated 10/7/93) 261 B. GeoEngineers Memorandum (dated 10/15/93) 263 David Evans &Associates Memorandum (dated 10/20/93) David Evans &Associates Letter (dated 7/22/93) Stonegate Final EIS vi LIST OF FIGURES AND TABLES FIGURES Page 1. Vicinity Map xviii 2. Stonegate Preliminary Plat xix 3a. Increased Storm Detention Conceptual Plan xxi 3b. Increased Class 3Stream Buffer Concept Plan xxii 4. May Creek Stream Segments 2 5. Soils Map 4 6. Topography 5 7. Limits of Clearing 8 8. Renton Aquifer Protection Area 15 9. Conceptual Drainage Plan 19 10. Vegetation Communities 26 11. Conceptual Mitigation Areas 34 12. Surrounding Land Use. 36 13. Existing Zoning 37 14. City of Newport Hills Incorporation Boundary 39 15. Sphere of Influence Boundary 40 16. King County Comprehensive Plan Land Use 43 17. Road Network 51 18. Projected 1994 Traffic Volumes without Project 54 19. Project Generated Volumes and Distribution 58 20. Projected 1994 Traffic Volumes with Project 59 TABLES 1. Stonegate Storm Drainage Runoff 16 2. Plant Species List 28 3. Levels of Service - PM Peak Hour 52 Stonegate Final EIS vii I. SUMMARY A. Introduction The significant environmental impacts of the proposed subdivision of Stonegate are to be analyzed in this document. The proposed plat,submitted to IGng County in 1990,was issued a determination of significance on October 8, 1991. (See DEIS Appendix A) The scope of the EIS is to cover the environmental elements of Earth,Water, Plants and Animals, Land Use and Transportation. The initial project was for 56 lots on the 38 acre parcel.The circulation within the plat provided a connection from 148th Ave SE to SE 104th Street. From information gained through the environmental review and EIS preparation,the proposal has been modified to contain 53 lots with a single access point from 148th Ave SE. The remaining features of the subdivision have not been significantly modified. B. Proposal.Objectives The applicant has identified the following objective of the proposed development. o Maintain,as much as possible,the amenities associated with the May Creek Corridor. o Create a new residential neighborhood which provides single family housing in detached dwellings. o Develop the site in a manner that respects its sensitivities and still provides for the permitted density. o Provide an efficient circulation system which supports the character of a family oriented residential neighborhood. o Meet the current County site development regulations to create a quality development. C. Conclusions Major Conclusions of the EIS Clearing, grading and construction on the site will increase soil erosion on the site, which will be captured within erosion and sedimentation control facilities. Sediment transport of suspended very fine sediments would be expected during construction of the project. Construction of the plat will be confined to the drier months from April 1 through September 30, or as authorized by DDES, so as to reduce most of the temporary erosion potential. The long term significant impact of sedimentation delivery on May Creek will be effectively eliminated by the completion of the retention/detention facilities and stabilization of the site. Much of the Stonegate site is located in areas with wetlands,subject to occasional flooding and susceptible to erosion. The issue of surface water drainage and groundwater is important to maintaining water quality and values of wetlands and streams. The design features of the Proposal and Alternative 1 along with available mitigating measures can reduce impacts on-site water impacts to an insignificant level. Stonegate will not contribute to erosion to the downstream reaches of May Creek because of the measures available and included in the design of the retention/detention system. The most valuable habitats on the site (May Creek, Class 3 stream and the Type 1 wetland) will be preserved and enhanced through mitigation measures. The loss of forested habitat on the hillside will substantially Stonegate Final EIS viii I j' 1 3 P ,( I , reduce the migrat' n of wildlife across the site and will focus migration to the remaining stream corridors. The development Of the site could eliminate 0.07 acres of Class 3 wetland area. 1 -- The land use proposed is compatible with the surrounding development, and consistent with the applicable plans and policies.j The developed portion of the site is designated for urban densities by King County. __ The sole access from 148th Ave SE will provide adequate access for the subdivision. Vehicle trips to and from the development can be services by existing roads without major impacts. Contributions to the Mitigation Payment System will offset any cumulative impacts of this development. Significant Areas of Controversy and Uncertainty The King County Surface Water Management Division is currently in the data collecting phase for the development of a new basin plan for the May Creek Basin. This plan will develop recommendations and measures to improe water quality and reduce flooding improve stream and streamside habitat and maintain ' ' and enhance wetland values. Amendments to the Nev'castle Plan would be made consistent with the Basin ,, Plan. These amendments would be adopted simultaneously with the Basin Plan. The recommendations of the Basin Plan may be different than what is currently proposed jor Stonegate) or considered in the Final EIS. As a_requirement of the Growth Management Act (GMA1the Growth Management Planning Council (GMPC) Lecently designated Urban and Rural areas in King County. However, three areas of unincorporated King County east of Renton were designated as Technical Review Areas. Several technical issues prevented the GMPC from making a final recommendation. The SC-P portion of the Stone ate site lies within the R-2 ' Technical Review Area. The GMPC recommendation for the R-2 Technical Review Area was to designate it an Urban Area. I The comments received from several individuals and the City of Renton to the Draft EIS express interest exploring the possibility that the development be served by sanitary sewer rather than septic tanks. Such an option was pursued in 1990 and again in 1991. The Stone ate proponent (and other property owners) petitioned for annexation to Renton so that city water and sewer se rvice could be provided to the annexation ' area. The annexation was rejected by the City of Renton. l The project site is currently outside of the King County Local Service Area(LSA for sewers. Historically,the City of Renton's policy for sewer service has been that prope must be within the C' limits to receive service. The Renton Comprehensive Plan Proposed Land Use Element has identified the Stonegate property for density of one Ildwelling unit per one acre. The City of Renton's recent land use development and annexation policies'I support eventual annexation and sewer service.(See Appendix A of FEIS . The Cit rLof Renton's position On annexation has changed. If the Ipro'ect is resubmitted to utilize public sewers and if 1 ssignificant design changes to the plat are proposed then a Supplemental EIS could be required to address the new plat alternative. Some of the issues that are unresolved have come from changes made to the regulations policies and plans since the Stonegate subdivision application was submitted in 1991. The Proposal is a"vested"application for a 53 lot subdivision! It has been 'bested" under prior regulations. The mitigation measures identified in the EIS are to be guided by WAC 197-11-660 (1)(a) which requires mitigation to be based on policies, plans, rules or regulationsIformally adopted by King County inleffect at the DEIS stage. Issues To Be Resolved j ' A Critical Drainage'Area was designated for the May Creek Basin by King County on March 18, 1993 and - became effective Oh April 22, 1993. A Critical Drainao a Area refers to an area with such severe floodin•, drainage and/or erosion and sedimentation conditions. The principle features of the May Creek Critical Drainage Area are more stringent detention re.uirements than the re.uirements of the 1990 Surface Water I I 1 Stonegate Final EIS ix j I i Design Manual and a clearing retention requirement for Rural Zoned lands.The developed portion of the site lies in Urban Zone lands, so the rural clearing limit does not apply. The_storm drainage system of the proposed action does not meet these new detention requirements, however, Alternative 1: Increased Storm Detention and Increased Class 3 Stream Buffer does meet and exceeds the detention requirements. Development of the site would eliminate up to 26 acres of native vegetation outside the buffers and sensitive areas. Plat development (to construct roads and utilities) will only remove vegetation within the right-of-ways and utility tracts. However, vegetation will be a cleared from individual lots by the home builders to allow for siting of both homes and septic systems (including reserve drainfield areas). To address this issue two potential mitigation measures have been proposed. One proposes that the Architectural Control Committee of the Homeowners Association control the extent of the clearing on individual lots and the second potential mitigation measure requires that a conceptual tree retention plan be provided for County review and approval. (See Matrix) D. Environmental Choices Among The Alternatives. Alternative 1 contains two components: a) Increased Storm Detention and b) Increased Class 3 Stream Buffer. These two components are largely independent of each other and the impacts associated with these features can be viewed separately. Either component could also be considered as an alternative to the Proposed Action. E. Issues Identified In The Comments To The Draft EIS Many of the comments within the testimony and letters received, expressed similar concerns. The prevalent comments were the following: o Water quality impact of tightlining drainage from the Summerwind development. o Adequacy of detention and storm water treatment in the May Creek Critical Drainage Area. o Impact of septic systems on aquifer. o Providing public sewers instead of septic systems. o Tree retention on the forested portion of the site. o Road design alternatives including a connection to the Summerwind development. o Rural or Urban road improvements to 148th Avenue SE. These concerns have been identified and responses given within the Response to Comments section of this FEIS,and mitigation to address these issues is contained in the following Matrix. F. Matrix of Impacts, Mitigating Measures and Unavoidable Significant Adverse Impacts The following matrix provides a comparison between the Proposed Action and Alternatives, their respective impacts, mitigating measures and unavoidable significant adverse impacts. Stonegate Final EIS x , l Comparison of Impacts, Mitigating Measures and Unavoidable Adverse Impacts Alternative 1 Alternative 2 Proposal Increased Storm Detention Increased Class 3 Stream No Action Buffer 1 Eart 11 Impacts Approximately 15,000 cubic yards of soils will be Impacts on clearing, The amount of clearing Impact on soils would - - I moved. Cut and fill will be balanced on-site. grading and erosion would could be 0.6 acres less be significantly less. Clearing and grading of the site could ultimately be virtually identical to the than the Proposal. The There would be some • disturb an estimated 14.7 to 27 acres. The 0.07 acre Proposal because the impacts on soils would be continued soil Wetland B is proposed to be filled. The 6.0 acre enlarged detention pond proportionally decreased. disturbance from grazing Wetland A will remain undisturbed. Storm water would cover two homesites of horses on the lower runoff over exposed soils will result in erosion and that would have been pasture(including sediments would be transported from slopes to cleared and graded. wetland). valley floor. Most sediments would be filtered by the storm drainage system. Very fine sediments from soils may enter wetland and May Creek.11 Mitigating 100 foot buffer around wetland A,with lots set back Same as Proposal None Measures an additional 50 feet from buffer. 50 wide corridor Proposed: preserved along Class 3 stream,and in places the corridor would be wider. Limiting the size and 1 location of disturbed area. Stabilizing soils as quickly as possible. Implement stabilizing measures • when no additional work is contemplated. I Implementation of approved temporary erosion and sedimentation control measures in compliance with ', 1 County codes. Retention of existing vegetation as much as possible in addition to the vegetation which provides buffers around the wetland,May Creek and Class 3 stream. Erosion and sedimentation • control measure to be maintained after completion of lot development to protect during home building. , Construction will,be confined to the drier months from April 1 through September 30 or as authorized by DDES,so as jto reduce most of the temporary erosion potential. Placement of riprap at the outfall point of the tight-lined drainage from Summerwind. Potential Install traps for construction generated sediments Mitigation that are located as close to the disturbed areas as possible. These additional measures could include use of sandbags,barriers and hydroseeding. Unavoidable Increased exposure of soils to erosion during Increased exposure of soils to erosion during Adverse development. development. Impacts j 1 , ,- 1__ • • • Stonegate Final EIS xi Alternative 1 Alternative 2 Proposal Increased Storm Detention Increased Class 3 Stream No Action Buffer Water Impacts Construction of roads could create more compacted, The peak rate of runoff Retention of an 80 foot No adverse impact on less permeable barriers in the soil and affect shallow leaving the site will be wide Class 3 stream storm drainage,flooding groundwater by disrupting the interflow during the further reduced below that corridor would increase would occur. Grazing wet season. Soil compaction by heavy equipment of the Proposal and the erosion protection along would continue in the could affect infiltration capacity. Lower infiltration existing condition. The the stream. Water quality wetland which would rates would promote higher surface flow. release rate would be 0.96 and erosion protection place animal waste and Construction of utility lines could promote cfs for a 2-year storm. along the Class 3 stream damage vegetation along channelization of the groundwater interflow if it acts The rate of water released would be increased May Creek,thereby as an interceptor drain. Although all erosion and in a 2-year storm will be proportionately. impacting water quality. sedimentation control facilities would be designed half as much less than the Additional habitat would and constructed in conformance with the SWM Proposal. Drainage be preserved. Design Manual,sediment transport of very fine system would detain runoff sediments would be expected during construction of from a 100 year storm,to the project. After the site is stabilized,it will be released at a rate 70% produce more sediment than in its undisturbed of the pre-development 2 condition. Approximately 11.3 acre(29%)of the year flow rate. This 38.4 acre site will remain in an undisturbed alternative will further condition in open space areas. Surface runoff from restrict peak flows. Time 4.3 acres of developed roads and 24.7 acres of duration of the discharge developed lot areas will drain directly to a 1S acre in a 2-year storm would stormwater detention/water quality system. Lots 52 double from approximately and 53 will require individual infiltration systems. 12 hours for the Proposal The back yards of 15 lots and the open space areas to 24 hours because of the will drain to the Class 3 stream or May Creek. release constriction. Flows originating off-site would be conveyed directly Impacts to aquifer to the Class 3 stream. The rate of water flow protection would be nearly leaving the site during a peak storm event will not identical to the Proposal. be increased. After development,the peak rate of runoff will decrease from 2.07 cfs to 1.94 cfs for a 2- year storm. The duration of storm water release will increase. Sizing and release rate of the detention system will be constructed so that the additional runoff will not increase peak flooding. Controlled release will minimize the measurable erosive effect on the May Creek streambank. On- site hillside runoff will be intercepted(from entering the Class 3 stream)and will be piped to the detention system and released into May Creek. This will reduce flow contributing to the Class 3 stream and a SWM variance for the diversion may be required. Construction of the entry road will cross a Class 3 stream and 0.07 acre Type 3 wetland will be filled. The proper installation and maintenance of septic systems would prevent contamination from reaching groundwater. Water quality of runoff from the detention pond is anticipated to be marginally degraded due to oils, heavy metals,and fertilizers originating from roads and homes. Stonegate Final EIS xii Alternative 1 Alternative 2 Proposal Increased Storm Detention Increased Class 3 Stream No Action 1 Buffer Mitigating Construction1 will be confined to the drier months Same as Proposal and Alternative 1 would implement a None Measures from April 1jthrough September 30,or as larger storm water detention system sized to i Proposed: authorized by D.D.ES.so as to reduce most of the accommodate the 100-year storm and release at 70%of temporary a ion potential. Use of best the 2-year storm for the pre-development condition. managementiconstruction practices will reduce and -- 1. possibly avoid erosion,sedimentation and other water impacts. These practices include using hydromukh on all bare ground,erecting sediment control fencing along all clearing lines and providing temporary detention ponds and hay bales in utility trenches. Avoidance of the large wetland and the 100 foot buffer are included as elements of the Proposal. Permanent erosion and sedimentation 1, control measures include multi-cell detention pond I and wetpond biofiltration swale,catch basins with oil/water separators,and construction of pipe 11 conveyance systems. The use of wetponds and jbiofiltration of runoff will allow for filtering and settling of pollutants and suspended silts prior to release into the wetland and May Creek. Potential Installation to include a multi-cell detention pond Mitigation: sized to accommodate 70%release of a 2-year storm with capability to detain runoff from a 100-year storm. Preserve Class 3 wetland and provide a 25' buffer around the Class 3 wetland. Provide grass lined swale prior to release of tight-lined 1 SummerwindIrunoff into May Creek. Unavoidable Proposal or the development Alternatives would Proposal or the development Alternatives would N/A Adverse remove 0.07 acres of Class 3 wetland. remove 0.07 acres of Class 3 wetland. 11_Impacts i I, I' i I I' 1 II 1 I 1 II i Stonegate Final EIS xiii I � , _ Alternative 1 Alternative 2 Proposal Increased Storm Detention Increased Class 3 Stream No Action Buffer Plants and Animals Impacts Between 14.7 and 27.0 acres of on-site vegetation The Alternative would An additional 0.6 acres of No additional impacts could potentially be removed. Development of lots have the same impacts to coniferous forest habitat would occur,however, will impact vegetation occurring in roads and utility wildlife,and vegetation as (15 feet)along both sides disturbance from grazing easements totaling 5.9 acres. Between 8.8 and 21.1 the Proposal. There will of the Class 3 stream would continue in the acres of vegetation will be removed from the lots be less impact on May buffer would be preserved. upland grass community. depending on the extent of clearing and landscaping Creek fisheries habitat The preserved vegetation Other human conducted by the home builders. Development than both the Proposal within the total 80' disturbances will could potentially shorten the dead-end leading to and existing conditions, corridor provides habitat continue in the the corridor leading to May Creek Park. Removal due to decreased discharge diversity. Proportionately coniferous forest. of coniferous forest community will result in from the less impact would occur to perishing of wildlife. The small area of Class 3 retention/detention facility the coniferous dependent wetland would be filled. Proximity of homesites during storm events. wildlife. along riparian woodland could potentially reduce wildlife occurrence. Raptor and other potential predatory activity in the upland grass community is expected to be reduced due to disturbance from human and domestic animals. Sediment could reach May Creek during culvert replacement and grading at two road crossings on the unclassified stream. Changes in the drainage patterns would result. Urban noise and activity,which will decrease the desirability and use of the site by wildlife. • Stonegate Final EIS xiv II i 1 Alternative 1 Alternative 2 1 Proposal I 1 Increased Storm Detention Increased Class 3 Stream No Action I Buffer Mitigating Mitigation for Toss of the 0.07 acre Class 3 wetland Same as Proposal and Alternative 1 would implement None Measures will be provided in five open space tracts. These the additional 15-foot buffer on each side of the Class 3 Proposed: tracts contain the!riparian forest community,the stream. I upland grass community and the Class 1 wetland. A Conceptual Mitigation plan is shown in Figure 11. Use of standard construction practices and erosion and the proposed',enhancement within these tracts is described in the mitigation measures,page 32. control features can reduce and possibly avoid other il short-term impact's to wetlands. Sediment control 1 fencing will be pl Iced around the outer edge of all I I proposed wetland buffers and open space areas. Sensitive areas wi I be marked in a highly visible manner prior to construction and will remain marked throughout the duration of the project to protect them front disturbance during construction. I The sensitive area tract boundaries will be marked with permanent stirvey stakes. Prior to final 1 approval of on-site construction activities,sensitive areas will be marked with permanent signs as per King County BAUD specifications. Mitigation for ' two road crossings(at the entry road and access road to lots 52 and 53)would involve replacing one undersized circula'x culvert with larger bottomless arch culverts to create a natural streambed. All construction activities within the stream channel for road crossing would be conducted during summer low flow period to avoid disturbance. I - I Potential CC&R's will establish an Architectural Control Mitigation: Committee(ACC)that will(among other duties) review and approve lot clearing plans. Lot clearing II limits will include cutting of no trees(with the ' , exception of red alder)over 8-inches diameter , outside the building footprint without prior approval of ACC. Hazard trees confirmed by a professional forester and trees obstructing views may be removed I i or pruned following authorization by the ACC. A • I1 conceptual tree retention plan be prepared for • Countyreview. Thisplan shall provide direction on 11 1 the intent to preserve designated tree retention areas,similar to concept as shown for increased Class 3 stream buffer(Figure 3.b.). 0.6 acres(an additional 15 feet on each side of the stream)of the coniferous forest along the Class 3 - 1, stream buffer,would be preserved. Class 3 wetland I' and a 25 foot buffer around it could be preserved or - _ a wetland could be recreated elsewhere on the site. 1 Leave dead trees in the open space tracts for __ 1 habitat,only where they are not a threat to homes. , Place nesting boxes in the open space tracts. Any !' nest found on-site,identified on the Department of 1 Wildlife Priority Habitat Species list be preserved ! ' with a Native Growth Protection Easement. Provide street trees within'the project per the King County Road Standards. 1 _ Unavoidable The development ilof the site would eliminate 0.07 The development of the site would eliminate 0.07 acres N/A , Adverse acres of Class 3 wetland area and up to 26 acres of of Class 3 wetland area and up to 26 acres of native Impacts native upland vegetation outside buffers and upland vegetation outside buffers and sensitive areas. sensitive areas. Mitigation for wildlife and wetland Mitigation for wildlife and wetland impacts would !I impacts would preserve a portion of the fauna and preserve a portion of the fauna and wetland on the ' I! wetland on the project site,but would not fully project site,but would not fully compensate for loss of I compensate for loss of natural habitats. natural habitats. - 11 1 ' I I; • II I, - Stonegate Final EIS i xv + d I I Alternative 1 Alternative 2 Proposal Increased Storm Detention Increased Class 3 Stream No Action Buffer Land Use Impacts The proposed density conforms with the Newcastle The expansion of the storm detention pond will result The site would remain and King County Comprehensive Plans which in only 51 lots being built. Otherwise,the impacts to largely undeveloped. designates the project site"urban." The lots sizes land use would be identical to the Proposal. range in size from 15,000 to 24,500 square feet and would be similar to lot sizes in the May Valley Coop that is between the Proposal site and rural areas east of 148th Avenue SE. The density proposed is less than half that allowed in the adjacent City of Renton plat of Summerwind. The Proposal conforms to the Goals and Policies of the Newcastle or KCCP and Renton Comprehensive Plan. Potential Provide the additional 15-foot buffer along the Class Same as the proposal and implement the additional 15- None Mitigating 3 stream,to enhance the"transitional"character of foot buffers. Measures the proposal. Provide landscaping to screen the back of lots 1 through 5. Fencing of the May Creek wetland buffer to discourage human intrusion. Restriction on the plat entrance design so that it would not allow a major,urban style"gateway entrance. Unavoidable N/A N/A N/A Adverse Impacts Transportation Impacts Traffic will be generated by construction trucks and Traffic circulation,sight distance impacts would be the The existing residence equipment and contractor's employees. In 1994,the same as the Proposal. The calculated MPS under this would continue to development would add another 496 new vehicle alternative would be$239,950. generate approximately trips during an average weekday and 53 trips during 10 vehicle trips per the evening peak hour traffic. All roadways used by average weekday. the project traffic are expected to operate at acceptable level of service during the PM peak hour with or without the Proposal. Sight distance does not meet the County standards for drivers leaving the development. The project is within Mitigation Payment System(MPS)zone 440 which has a fee rate of$4,799 per dwelling unit to finance needed transportation improvements. The calculated MPS fee for the Stonegate project is$249,548. Mitigating 148th Avenue SE would be regraded to bring sight Same as the Proposal None Measures distance into conformance with County requirements. The internal streets be developed to County standards. Construct the Street A/148th Avenue SE intersection to King County standards. 5249,548 would be contributed to the MPS. Rural frontage improvements,including gravel pedestrian/ equestrian walkway along west side will be made to 148th Avenue SE,in accordance with an approved road variance. Sidewalks will be provided in the plat,and a pedestrian connection between Stonegate and Summerwind via the emergency access. A stop sign will be installed at the main access intersection with 148th Avenue SE. Place a streetlight at the intersection of the main access road with 148th Avenue SE,to illuminate the new intersection. Provide a school bus turnout at the main access road. v, Unavoidable Traffic volumes will increase on roads in the vicinity Traffic volumes will increase on roads in the vicinity Traffic volumes will Adverse with or without the project. with or without the project. increase on roads in the Impacts vicinity with or without the project. Stonegate Final EIS xvi :i II. DESCRIPTION OF THE PROPOSAL AND ALTERNATIVES Proposal Description 1 1 1. Proposal Description 1' The Proposed Action n is the development of Stonegate, a 53 lot single-family subdivision on a 38 acre site in i' the May Valley are7 of King County. (See Figure 1) jThe site contains forested side slopes (5%to 15% slopes) and valley floor of May Creek, a Class 2 stream with salmonids. May Creek,the May Creek 100 year floodplain and an associated Class 1 wetland cross the 1 northern portion of the site. The creek and wetland are proposed to remain undisturbed and will be bordered by a 109 foot buffer. Approximately 7.5 acres of open space would be retained along May Creek 1,1 and this associated wetland. The developed portion of the site will be in the forested area. Enhancement of the Class 1 wetland and Class 3 stream as well as buffer plantings within the open space tracts will be provided per the Conceptual Mitigation Plan. A King County Class 3 seasonal stream will be bordered with a 25 foot buffer on each side except where it ' crosses the proposed access road. There is a small (.07 acre) Type 3 wetland,at the point where the access ' road (Street A) crosses the stream. This Type 3 wetland is proposed to be filled and drainage diverted into a culvert under the access road. A Sensitive Area Variance may be required to fill the wetland. A crossing of the Class 3 stream will also be required to provide access to proposed lots 52 and 53. A drainage swale at the northwest portion of the site carries seasonal flow from an upslope storm drainage detention facility. This swale is proposed,to be filled and drainage from the detention facility (Summerwind plat) will be tightlined to May Creek,subject to drainage conditions requiring erosion measures. Access to the development is proposed to be via 148th Ave. SE only. Lot development will include roads with curb, gutter land sidewalks and streetlights. Approximately 496 new vehicle trips per day will be —, generated by the development when completed. An estimated 53 new peak hour vehicle trips will be generated in the evening commute. Lot sizes will range from 15,000 square feet to 24,500 square feet. ' The portion of the,site proposed to be developed is located in the Urban designated area of the 1985 King County Comprehensive Plan and the 1992 County-wide Planning Policies. The Newcastle Community Plan designates the site for single family 2 to 3 dwelling units per acre and 1 dwelling unit per acre (clustered). The southern twolhirds of the site is currently zoned.SR- 15000, and the northern one-third is zoned both SC-P (Suburban, i¶ luster one unit per acre with lot clustering) and G-5-P (General, one unit per five acres). 1. The use and density of the proposal are allowed under the zoning code regulations. Approximately 30 ''; percent of the site is proposed to contain undeveloped open space. No recreation facilities are proposed for the site. Instead,a fee-in-lieu of park development would be provided to IGng County. in I II Storm drainage wllill be detained in a multi-cell retention/detention facility at the northern portion of the site and released after passing through wetponds and 200 feet of biofittration swale into the on-site May Creek wetland. Detention facilities are proposed to be sized per the 1990 IGng County Surface Water Management ,' (SWM) Drainage Manual which matches post-development releases to pre-development releases for 2-year 'I and 10-year storms. off-site drainage from Summerwind will be piped to Tract D and released after passing an energy dissipator. Construction of the,plat will be confined to the drier months from April 1 throuct September 30,or as authorized by DDES,so as to reduce most of the temporary erosion potential. 1 Stonegate Final EIS xvii ! i FIGURE 1 Vicinity Map Stonegate Property • , �* <. 34 I 35 T �•.. -36' s o 56,0 43�,1•~� J+ I I lIOUGAR� MOUNTAIN ,SE 1S ST I SE SISTST ,�, I ` ;;.` f�EGIONAL MIDLAND w �I PARK 41 95r •• F MAY 7 1 > ::; Mqj VACCF,y RD 1 W 4.1k,, . W e n %t,'i.g2,t�,.,f-w Q iy II — ----.. NE2iII PL;l.:yy SE < ,�^'47,:,,,.1-,•• n, 100TH ..of SE •z torsi '>HE TH`� S�i TN I..r ST Tyl)�.$�.i� pR. 1 Nillt- 0 ND PROJE - Si TE a • '• ''".tv .4:z":. am. .,Y• SFT-: ;•,.:� �'� Ktn O \ . v.. ::' � 3. _ i 1 , ME '24 Si I>.:i$E 104TN'•STi:E.. SE r 2 r Q3RDl 5�. . '� `RENTON ..,A' .> i .4, IU `'h'..+< ^4c:.>.:..,..;. „ W SE 105TH ST \i0.1 12 .<' ihE } _ T'.'-lt T: .4•I�M > O>'<'a L., ¢ - - --ST 1 • ..., {'J..J IETN sT' : ISL': v Vl't5 HI - W: ,4 a `z.{i. .}; SQ''', ;`" ':al isSq s� \ z \ '. .;3;Y;. AH+��+� A \ S T:,,.:., . "'3, •:.' <Z.',C. :.3:II . -S'-IIITN v: .1.6..:,.e: 2 1.' : , 0., I COALFIELD : emu.;.. .I 7• ,_ `SE1'i2tN 5T yS �I /Jl al NE1ItM 11nnnAAA 3W� 'ti-�yl �;:.D[IVER+M.` .jE It]:H pL Cl ?, ROa W -_ $ r. V T. I HAZfN rL SE jli}TN• ST ,,,,it. SE•sse i---- ' . ', tT.fit Ya. .1 ...HSr •fi>< - > >� —� q� - <[� F E .<t,.:, >,¢i:':: G `1> I". ```< �, '�; a a SE 1i1TH4 ST Q MqY '1 W1V ElOTH'3 AE.';M¢i },: :? :it a > SS 'nip-...� y'.[[E1. <> H 11gTN 5 Aga�_ r ] N z _1 .\✓ I� ..,..h!<:;: f W�� �,Sf 1,16iH _ •,.57 . -• SE I16TN II' l- >I ' `13 xmu 4iH`"'sT�`$ELj 9T - a w,� r la ,: 'r .•.4 ST TH i _ -v x ..E • _ $p 117iH N_- ._ua W 3= ^I_ t..itiv~•`.,, .... .!1'+,'J. Si >i ----- - -•- -- - Nam- — —?— tll��kt:r,-- -- • ST x • W,; :< R I I =; \se 12 NE• ile • SE 120TN Sr Ot \\ 2;ST Ni % t(. t ea •� al E 120TH STE sF\ Bellevue -1 7. n •G ":•. :Bremen, ;;•` % PROJECT1 .1 COALFIELD QI .ApK _':. . Port Orchard •+ SITE 1• x - SE 124TH , Renton• r $ W N x ; : /SSE 1 128TH ST FS` W 16/ p. Tacoma y wF •::. SE V1 aY �< h y/ �•. Irl VL. f > ,:::::fill. ::1 N w ATNfR � Q w: N a 1NNS.> � ��.. SE t31ST ST 1=EEsr> RMtSlT� ;•: : ' . SE :3NID ST ' SE < SE «.I ;'1d.. �: SE 132ND PL u�No sr • 132ND "�'::''sr�YC'".+, >• . • F sEQ 134Tr ST x SE, sE 134TH %f a {. I. LOCATION MAP. 1I I a -^ SE 135'M !. - F `ai",: '.*P', - tJ 1-St-� $E 136TN $r ST Q t W •ial. SE 736T3i^Si s �L3ar ;� — t— ---r—;:—J __t o_ fS G :>."�� 8C'1°p r 4 I h S�TH<!• �r x -. a SE 1])Tff PL ———W > xviii . ! FIGURE 2 Prop osed Preliminary Plat . , Stonegate Property . . - , - ( w•LAno ';‘,. 2 i''' H • , 1.- •.. illaf/EN,-Pee '4 Wetland.---,:-.- i• Tract E , . , ---,. Open Space • 7„;.- .:. Wetland, , ..,,,,,,Z,-"'_ .44,4;,•,.. ----,..,--'. , . . Detention •* ---1.__—_-_. -----—------ 2- ' Pond --------------- .. 17.7 1 Tract D :.. - . .: . • . 1 1, 1. ,,-., ji, .. 1 . 4 Open Space , _. 1-.. A Tract C. ss.• ----7:-...;,-,--.- oireettid • •. -r" ,/t••••'" Open Space. •s',.• /, yv .I ?.. ! ,,i' 1 ;Tract B • z . Piit • , ",*(; I. • • • ', ,..-1 l, , Open Space - 2...,,.... ,.......c.44- ; . , .. .• - • -- • .-' •t, . ',4 : $-, . . / • PA- ...' ; '- Street i i 1 /).-,•- -11 , ) t_ . 1 , • . ,' '...-•4. 1? , ,, '.,t, % a„ 4 ' "9.---- . . , -- ---3-:-::egy. I s•.°I.;' . .4'.11.\s‘,.,,Nt. .." 3. '. . %%sit. X'• '.k.:Ikt..*,,-;ik.•:'• . ,a --\ . , N%,v : ! • ,.•,../.. : '.- '.1c,ii. * ..:;::,-..‹...<. . .:4 ‘ ?A2-1*---a—ztm.t k:-.V: .i,-: ‘...\.,.>'-‘:.:.,11'....:' l• , _ . z?..:1%, :4(c,.i ti ''..• %I.../* --y%%.-4.‘) g Tract A ,, . -.2, 3, . 14 •4...1y.... ...5\ -: ,,,, , .) Open Space • ,LQ- , , • • \ '.. A i ' ;it .% ; • .41, :. .ii, .. 3._ 1••14. :'i -41' II • . ., 's '. ',4. .„4 !:-=-1....V ; _'—M__'...—..: .. .. •.,s. 1 ., ', ', •.. .. ; \ . , %.11 ''Y'. :-6., 4,....7°r-.1) •••,'. -l'..` i . .).... 'PI/(e. • ; .4• e +.., • 0 •••••:.i. ' ' • -% 1.,1 . . . , \4\4•% . 71 'It_ * 1 • ..! \ .....0ii• ,.,„ .. • ri.r.s..._,.,c. g. t Lir . it, , \ , ;,,,, . . '.. T.„•.. ,A, . N 0 l'i SO 100 1 10) ,. - ,— bigt7187A;S§§M§RVACL&Iglitg r • , . . , xbc The subdivision will be served by public water (ling County Water District # 90) and wastewater would be treated using septic tanks and drainfields. Clearing and grading of the forested area will be required to construct roads, utilities (including septic systems) and building pads. Interior road improvements will be to ling County urban standards. Frontage improvements along 148th will be rural in nature. Improvements will include an additional guardrail on the May Creek bridge corners and a gravel pedestrian/equestrian walkway ;long the west side of 148th Avenue SE outside the bridge guardrail over the bridge wingwalls. Improvements will be consistent with the road variance approved March 12, 1993. Alternatives 1. Alternative 1: Increased Storm Detention and Increased Class 3 Stream Buffer This alternative would contain the same 38 acre site area, but would include development of 51 single family lots. Many of the elements of the Proposed Action would also be part of this alternative. May Creek, and its wetland would be preserved with same buffer as found in the proposal. The same road improvements as in the Proposed Action would apply to this alternative. The distinction of this alternative would be the additional storm water storage it would provide, and the increased area of existing vegetation that would be retained along the unclassified stream. The retention/detention facilities would be capable of releasing the post-development 100-year storm flow at 70% of the pre-development 2-year storm flow rate. The additional detention of storm water under this alternative provides protection in excess of the May Creek Critical Drainage Area requirements. The stronger detention standard was considered to address the cumulative impact to downstream portions of May Creek. The detention pond would double in its exterior dimension as compared to the Proposed Action. The expansion of the detention pond would reduce the lots in Stonegate to 51. (See Figure 3a). This alternative also retains the existing vegetation within 15 feet of the Class 3 stream buffer. This vegetative retention will apply to both sides of the Class 3 stream, thus increasing the width of undisturbed vegetation from 50 feet to 80 feet. (See Figure 3b) This vegetative corridor would be protected as a "no-cutting"area along the stream corridor edge of lots 41 through 49 and 52 and 53. The addition of this buffer would preserve an additional 0.6 acre of forested vegetation along the unclassified stream corridor. The remaining features of the Proposed Action would apply to this alternative. 2. Alternative 2: No Action The site will remain undeveloped. The single family home currently located there will be retained. Recreation use of the ongoing use of the site's wooded trails could continue. The portion of the site along May Creek and wetlands will continue to be used for grazing of livestock. Other practices such as tree harvesting and cutting are currently possible. Up to 5,000 board feet of timber could be harvested on-site without a permit being required. Considering the size of the trees in the on-site coniferous forest, 5,000 board feet would be provided by 0.1 acre of the forested area. Stonegate Final EIS xx I FIGURE 3.a 1 -- H Increased Storm Detention - Stonegate Property 'F , r<-1%.--....-4704,7)..,..., ....'- 9ip,..: r'�4r,0N N�p ��� TaP�e'P. ,\ _ Y ``\uew,no j == � ' I WN TOTAL POND VOL.� �� w 2f2,000,(KE00. I coNr,�L .. q Wetland i , fOL.•Z013,000 c•F) STavcrvRE yCe ''ek i Tract • E EL.mAX. 0 ' ` •, . '` ~ — Open Space i I ,; ---- — 4 , `Wetland., �...�.. 1 I 1 1 1 '`1Pc ''' k - Detention ...� i — i Pond = I TOP E I - ! I Toe.AGE EL-. 1.4 � 320,y 60T.OFL/✓e I ;..;•` ` •.;i'•'fii: �. ' I \ \ V V/6.00 I r/tVP. P,fbP. \ PROPT \ .>'.•.,.;.• .•;r..;.:••,: to d. Lo7s.� \4c° r4 '���.Y#:.•:.'<:�.<�� �:;: y �, N I �, Tract D , 1 I Sp 3:1 I OE :...i.i ::;;:;::X,� L. Open Space ..::< � $-'Street A,e�e�.��ro��. 1 1 F ,L ___ Tract C yi1�� �� 00 �� ,Open Space, ' I d ������ �� �� ::: \_) I Tract B Open Spaced ,iOniN(s 46- �� i, J6 , .A' - y • 7.' o d Street i/ ; 1 t I 04! • " \` ', r. .S: : .f.....;Ami , --'-.7.---4 '''"' ' '''-.! sk-1"I, '‘,,,::1.. ‘i '1•• ..,., ,. ..‘ '? a , 1. "4 ', /.�*,,• 3:, TractA - • o aV.. e'.� y ,,.) Open Space . 1... • „,,,,,..—ve ,,... 1, --,,ri....:•-, , Al �l L. : N ( 'I ' „ ,a'., 'g b ?i treef F I • j;; � , � A / 1 b I .% g ;-:;! \ 0 ss so ioo 0 00 1 L•. 21CR . 7b r.....3 ,-.“..,“...“.a.O(TO LTO OCIIO NO al II DAVID EVANSAND ASSOQAIES,INC ' xxxi I FIGURE 3.1) ___ Increased Class 3 Stream Buffer Stonegate Property , i 7(45;;: .".. �,� _ / 04 / . -:irk / s= . Afa.1 rWetland / I i ;:. 3 .� ‘...reek--�_ Tract E \• \ �l t : `•: g !� 715ift.IInc eased n -� 'Wetland.'---- ace \\ `\ �; �'j 1'' ,i Stream Buffer R.w.•:—\ ,\ r "�rao Detention ; - ^� ay::•. ,;; Pond "° •• •.14.\• \k.,i.',,'.'�` \' „� '` • ;, y Iss !o - �� Tract D 1l ,\\ '\\ \;\:.e ;A.. • ` `.sky..... � ``};� 1 4 Open space 1 \ �5.t{ '• �. �J fora ,1E,, o '`.. Tract C N/..� �j 1 \1 : Open Space �_ / '� I . �' ' !) �' ' Tract B ICI 51 1 k Open Space ':n .:: :1". •'''W----7‘d''''' ';‘221 17 :itifts .,,'-ss, (. i PI:--' (n Stree -�,c � • vat. e• . =. Tract ' .� ,t 1 Open Space • -2 • .6,2.s,, :'s 'ki‘',1,1,2_ij.") il ''': k. d / $ +�1 ........., . ,..);/[.... II 'al t, ...,„ , I ' 6 W•q ,,�, '`�//_ * at Street`, F C \s.aaaaaaapww�pw wwwwww(� Cw71 O LNTO(TOSIONO ca O(1"a it • 3. Proponent The Proponent of the Stonegate subdivision is The Leavitt Companies. 4. Proposal Objectives The applicant has identified the following objectives of the proposed development: maintain, as much as possible, the amenities associated with the May Creek Corridor; create a new residential neighborhood which provides single family housing in detached dwellings; develop the site in a manner that respects its sensitivities and still provides for the permitted density; provide an efficient circulation system which supports the character of a family oriented residential neighborhood; and meet the current County site development regulations to create a quality development. 5. Location The site is located in the May Valley area of unincorporated King County, adjacent to the northeast edge of the City of Renton. The irregularly shaped site is generally bounded by May Valley Road on the north, 148th Avenue SE on the east, SE 104th Street on the south and on the west by 144th Avenue SE. (See Figure 1). 6. Phasing for Future Development There will be no phasing of future development. The subdivision will be constructed at one time. 7. Comparison of Environmental Impacts Between the Proposal and Alternatives In accordance with State Environmental Policy Act rule WAC 197-11-440(5) (vi) which requires a comparison of the environmental impacts of the reasonable alternatives, a matrix is located in the Summary section of this EIS. 8. Benefits/Disadvantages of Reserving Development for a Future Time The benefit of not developing this property at this time are that it could be used for some other purpose (including existing use) now. The disadvantage would be that housing would not be made available and the plans and objectives of the Proponent to develop in accordance with the property's zoning would not be _ realized. Stonegate Final EIS xxiii r r III. AFFECTED ENVIRONMENT, ENVIRONMENTAL IMPACTS AND MITIGATING MEASURES Natural Environment 1. EARTH Affected Environment Geology: Bedrock is exposed north of the proposed development in cut slopes along the May Valley Road and east of 143rd Avenue SE. Bedrock has been designated the Eocene Tukwila Formation by Walsh (1984), and consists of "andesitic volcanic sedimentary deposits, interbedded locally with sandstones, shales and impure coals". These exposures lie along the southwest flank of a rock highland,forming the Newport Hills and Cougar Mountain. (GeoEngineers, 1991). The 38 acre site is part of the May Creek valley. Glaciers have occupied the area several times in the last million years. The most recent glaciation occurred approximately 13,500 to 15,000 years ago (Vashon Stade). A steep northwest-trending slope extending along the May Creek Road and northward along Coal Creek Parkway is the wall of a pre-glacial valley. Vashon till, glaciolacustrine deposits and drift filled the valley to its present surface elevation of approximately 600 feet. Evidence of"glacial recessional erosion and deposition is preserved as terrace remnants at elevations of 300 feet and near Lake Washington,200 feet". Post glacial erosion and deposition have formed the May Creek valley and tributary drainages. (GeoEngineers, 1991) GeoEngineers conducted an analysis of the geology and the erosion impact occurring along the May Creek downstream from the site. Their analysis,on which the following is based, is contained in Appendix B of the DEIS. The site is located in a topographic low segment of May Valley ,which extends upstream from 140th Ave SE. (See Segment 1, Figure 4) Elevations range from approximately 290 to 315 along the valley bottom. The north valley wall, underlain by sedimentary rock, climbs sharply to a 575 foot elevation. The south valley wall (which includes the site) is considerably more gentle, climbing gradually to a surface elevation of 475 feet. Soils forming the south valley wall are designated Vashon ice contact deposits and till. Stream deposits within the low gradient/wetland area include fine-grained deposits and fine sand,and peat. These overlie glacial deposits and rock. Downstream along May Creek to Lake Washington, the geologic and topographic characteristics change. From the low gradient valley floor, it narrows to form a steep gradient narrow valley. (See Segment 2, Figure 4) The narrow valley extends from 140th Ave SE to Honey Creek. The next segment of May Creek is moderate gradient valley. The valley bottom widens considerably to several hundred feet,and then slopes gently towards Lake Washington. (See Segment 3, Figure 4)The last segment of May Creek is the delta which is dominated by the fill on which the Barbee Mills are constructed. (See Segment 4, Figure 4). The May Creek channel in this area is confined between riprap walls. A detailed description of the geology and topography in each of the stream segments of May Creek is contained in Appendix B of the DEIS. Soils. The U.S. Department of Agriculture,Soil Conservation Service (SCS) has mapped the soils for the Stonegate site. (See Figure 5). The soils are comprised of Alderwood ravel) sandyloam -8- gravelly 15%slope (AgC), Ragnar- Indianola association, sloping (RdC), and Bellingham silt loam (Bh). The descriptions of each soil type are listed below. Stonegate Final EIS 1 FIGURE 4 May Creek Stream Segments Stonegate Property , /..7,-//7/7 1.• i 1•11.! l-rfj;., IP vt - .1 __I - -.. #r V 1) \ May cc--) \ _ - • ./41 ***1-- / 4iff ? — 4. r I SEGMENT 4 --- \ Q n _o e eMri. _ ___ __ ---- - _' i . Delta ---z ..7.0/111 )..- )..- :I. . ! 13 .74* , ' -1-1.1.' A \' '''' {gyp ,,_ e J.9} I I. .\\ �' 6..,, . p �1/ r) li .. ,. ,...:: ,00 , f SEGMENT .3'4 -. ° 1�`' Kenn Gate i�►® �� ` � , 3 I: i \`, y ,1f r ti` i ) Moderate Gradient1: • SEGMENT 2 �. ; , ig4ra��� V I -\— �" __A Stee Gradient 1" ,��`��� �, �\ a ley Outfall >>o. ' Narrow Valley `� \ J• ~� n Poi n _ .\I����i �illilikAMMLINI ��•�'�` \�T`lam_: .. ' _ • 1 �� iv ..� �. � :% � - ----;� �, l ���� , SEGMENT 1 e ;;�.. — I _Ik N _r � z- �• �.., Low Gradient - 6 I a! I ��-" _ .1:. WAI - Wetland Area I \) - tt , L ' \ STONE AT ��G E\(.,4 -;e41 NI -- , :A_ ,51� -- \ )- s� _—BM BIS - = 1, '`. ‘Pe‘ '2\,. - --)\ *A'' ' \ 4.4) tar ii l \ [ - -1.-71 _ • ' 7 cs) 1 • '••• I kilto .\.1 , . .. kk\-2,,\ .6?. )111,1 Olt I 1 mil Allirt\.-::::t-i-:N\,. , .,ii , 1 _ . . ,, ... . \\ CI 1 , 1 1011- , \'ti7 .4. !)1 l:It-: . . I 1 , ..,..4 ''''\.111). : • •!.;,.* A 1 gkigi, 1 1- n -.1 : le - ... . •. -.• . ..,... ....-- __ -_ N -. . - .4 . ' :3 - 1 ,—, .. .. ,., \t‘,.\ �BDY`. ) -iik- .. A It )'�~ �.:i *� I�.!eft.. "l G�jz-5-c-'0;1-plar.- C� \\/lr \\� I'' , �, `� -� :I: II JI,.: ._•II :.. / *�_ i � .' _-t, ' I(• ;� irk, lS /� !* .- ul r .JI( f .:I; ,RRD7TON- . rt- • . �— i ," i• u �— 'r�l I. - }Q.0,. •� 1!: N Alderwood gravelly sandy loam is a moderately well drained soil formed on glacial deposits. Permeability is moderately rapid above a consolidated till pan. Typically the surface layer is very dark grayish brown gravelly sandy loam to 2 inches The subsoils is typically dark brown gravelly sandy loam to 12 inches. The upper substratum is typically grayish brown gravelly sandy loam to 27 inches. The lower substratum is typically grayish brown consolidated till. Alderwood occurs on slopes from 6% to 30% on the subject property. Erosion hazard is slight to moderate. It is non- hydric soil (SCS, 1987). Associated inclusions are Bellingham, Norma, Seattle, Tukwila and Shalcar, all of which are hydric. Indianola loamy fine sand is a somewhat excessively drained soil formed in recessional glacial drift. Permeability is rapid. Typically,the surface layer is brown loamy fine sand to six inches. The subsoil is typically dark yellowish-brown loamy fine sand to 15 inches. The upper substratum is typically light olive brown loamy fine sand to 30 inches. The lower substratum is typically olive sand to 60 inches. Associated inclusions are Everett and Klaus. Both are non-hydric (SCS, 1987). Erosion hazard is slight to moderate. Ragnar fine sandy loam is a non-hydric well drained till formed in dissected glacial outwash terraces. Permeability is moderately rapid to rapid. Typically, the surface layer is very dark grayish- brown fine sandy loam to four inches. The subsoil is typically dark yellowish-brown fine sandy loam to 17 inches. The upper substratum is typically yellowish brown fine sandy loam to 27 inches. The lower substratum,is typically olive brown loamy sand to 60 inches. Associated inclusions are Everett and Klaus; both are non-hydric (SCS, 1987). Erosion hazard is slight. Bellingham silt loam is a hydric, poorly drained soils formed on alluvium in depressions. Permeability is low. Typically,the surface layer is very dark brown silt loam to 11 inches, The subsoil is typically olive gray loamy sand to 14 inches. The substratum is typically gray silty clay loam with light gray mottles to 60 inches. Associated inclusions are Alderwood, Everett,and Seattle. Seattle is hydric and Alderwood and Everett are non-hydric (SCS, 1987). Erosion hazard is slight. Topography. The site has two decisive topographic features - the valley floor and the wooded hillside. The valley floor topography slopes down to the north. (See Figure 6) The wooded hillside is eastward and northward sloping and is intercepted by a shallow swale which slopes to the valley floor. The site's topography ranges from 1% to 2% along May Creek valley and 5% to 15% on the hillside portion of the site. Erosion Hazard. Most of the sediment deposited in the May Creek Channel is coarse gravel and cobbles, derived from very limited sources within the area downstream from the Stonegate site. Deposits are eroded from the channel during periods of flooding. Finer grained materials are eroded from slope movement along the channel; however, these materials are carried downstream and deposited in the May Creek delta and Lake Washington. (GeoEngineers, 1991) The upper segment (Segment 1) of the May Creek valley, which includes the Stonegate site, is a deposition area during all but the most severe weather conditions. Water runoff on the Alderwood series of soil found at the Stonegate site is slow and the hazard of water erosion is slight when vegetation is established. However, exposed soils are subject to erosion of mostly silts and fines. The Ragnar -Indianola association and Bellingham silt loam are found on the valley floor. The runoff from these soils is moderately rapid, but the erosion hazard is slight. The local water table is commonly at the ground surface nearest May Creek,forming the wetland. Stonegate Final EIS 3 I 1 ' I FIGURE 5 Soils Map Stonegate Property AgD --` i . I AgC MAY VALLEY ROAD Bh ,�' , AgC RdC ' 1' I �. Bh AgD I •— � RdC AgC I STONEGATE I W co W I I ' N <' AgC i r RdC . LEGEND AgC - Alderwood Gravelly Sandy Loam, 6-15%slope SR900 Bh - Bellingham Silt Loam RdC- Equal Mixture of Ragner fine sandy loam .�, 1 and Indianola loamy fine sand,2-15%slope �G�, 4100•1‘ inipi• I AgD- Alderwood gravelly sandy loam, 15-30/o slope gi I 4 I FIGURE 6 Topography Stonegate Property \I . - --` t •ice ��uMo 1- _-,, , ______.-- ..„,,,„„. . „., _ ____.-- . • I. „.p , ��i� rWetland t'. FLOOD Y AREA .. T�w,; 31, %`�_ i. 1 UHF— a �INetland�_`ii!��I ' a - 00 YR A 315.- �, ��i+ z t ROOD BOU DRY =" 1I 330 _ 3201 �•.� S • -'_- \� .3,55•i \ _ i 325 1 •\,\`♦ '`▪�\\\%\ �_� _ • \\ \\/ / /•'_� i — ai 390 0.. ,,,....,‘s„. ..s......, I 1 '� • \ S . 1 A L 1I • \•� \ \ • i ♦_ �\ 1 r / y / II/ I \ 1405\\ I 1• .•.\ \\ \♦` \` ♦\ \\ i ; 1 /t J ♦ • 1 ~ `� ` \\ •\1 \ \ r-T- -1 410, —- , r/>\7>\ ' \\\ ,\\ ♦ \\\ \ \ \ \\ \ \ ,\\\\,1 I i 1 ' ~ \ f/ .17\\/\<____ \ ` \ ' "... \ \ ‘ I i , / /' ' ( \ %, ‘• 4"----,......4 1 li:' 425.\ \\ \ "•-• ' \ 1 1 \ 1 1 I 1 ' I N) 1 1. " • —1— \\\ \\ .♦ `\ \� \ \ `\\\\\ \ •\ 1 I ,\2r _ \ \\ \\ 1 \ \\ \ \ \\\\\ \ I I I - r, 430 \ \ \ I l I\ \ \\ \ -\ \ \ \ % \� I . \ 1 , \ \ \� \ \\ \ \ \ \ \ h _/ •I \ \ `\ \ \\ \ \\;1\\\ \ 1\\\ \ \\ ;\. 435 \` `\\•''\ ♦1 i `1\\ \ \ \ \ \ ' 1% I 11 — 1 i % \: \ \\1 i I\ ` 1 , i . \ I NE 27M ST. \ ♦ \ , 1 ` \ ` \ 1 \ \ ' 1 \ 1 '� .. _ \ ; \ ` \• I I ' ‘IN -I \. 1 \\`'..SE 104M sT O 184 O Eh.O N O f'n E fil a(46q u,a u i 2 3 ci i off' ) • ._ IL r__ —• I • 5 Erosion downstream of the project site is the result of modifications within the channel by man-made structures for bank stabilization, bridges and roads. Downstream, in Segment 2, one tributary channel,surface runoff and perched springs are the mechanisms for erosion along the valley walls. During periods of high runoff, May Creek erodes the toe of these landslides, straightening the channel and improving flow efficiency. Within the creek,the erosion of the May Creek channel is in equilibrium. It is neither downcutting or aggrading. In the moderate gradient segment of the valley (Segment 3), perched aquifers, and landslides, and erosion are also present downstream from where Honey Creek joins May Creek. There is significant movement of water through varied clay deposits and overlying sands along the area above Jones Avenue NE. Numerous pipes some several feet in diameter, are visible along the stream bank, particularly where the creek flows along the north edge of the flood plain. In some locations slope movements extend from top to bottom of the valley walls and divert the channel and floodplain southward. Where May Creek flows beside NE 31st Street riprap fills have been placed along the street, below houses and yards and as protection for bridge and culvert foundations. These changes to the natural stream course have restricted stream flow to only parts of the floodplain, and limited natural meander and energy dissipation. Significant erosion has occurred near the ends of several artificially straightened segments. Continuing downstream, from the end of Jones Ave. NE, May Creek follows a well-defined channel through relatively gentle topography. Channel deposits are comprised of coarse gravels and cobbles. The stream flow is confined within the main channel banks. There is little overbank , flooding except during extreme events. The gradient averages approximately 1 percent through this segment. The delta segment(Segment 4) of the creek has deposits of fine sand and silt,with occasional gravel sized fragments. Virtually all of the fine sediments deposited in the delta come from erosion of landslide deposits in the channel, carried downstream in suspension during floods. The delta is a low energy, sediment deposition area. During periods of low flow,sediments are deposited within the delta charnel, but stream energy is insufficient to maintain the existing channel configuration. Sediment deposits control the location of the channel during most of the year, until flooding moves obstructions and establishes a straighter channel location. Impacts The Proposal: The proposal will involve on-site grading of approximately 15,000 cubic yards of soil. The cut and fill of the site(will be balanced such that no soils will be taken from the site. The areas to be cleared for grading and construction of roads and utility easements is shown in Figure 7. The proposal includes clearing and grading of the right-of-way, utilities (including the detention pond). The clearing and grading ofl the site could ultimately disturb an estimated 14.7 to 27 acres of the site. Clearing for building pads will occur on a lot by lot basis by individual builders. The six acre Wetland A will remain undisturbed. The 0.07 acre Wetland B is proposed to be filled. The non-hydric soils, which include Alderwood, Indianola and Ragnar soils are structurally suitable for urban/suburban development, according to the Soil Conservation Service. (SCS, 1973) Septic j systems are generally acceptable because of the soil drainage characteristics. However,each lot will have to attain Health Department approval for its suitability for a septic system. Preliminary approval was submitted with the preliminary plat of Stonegate on March 15, 1990. Stonegate Final EIS 6 Storm water runoff over exposed soils will result in erosion. The hillside area, will be especially vulnerable to erosion because of the topography and looseness of the soils. Storm water runoff would transport sediments from slopes to the valley floor containing the on-site wetland and May Creek. Up to 5,000 cubic feet could be expected to be lost during the construction phase of the project. (See Appendix G & J of the DEIS) The proposed temporary erosion and sedimentation control measures would capture a large portion of the potential soil loss. Upon completion of the Stonegate retention/detention facilities, and stabilization of the source area within the site, long term significant impacts as a result of sediment delivery to May Creek would effectively be eliminated. The potential for erosion impact can also be significantly reduced by timing the clearing and grading during dryer months. Sediments would be filtered out as the storm water passes through the detention system and field grass that surrounds the wetland. However, very fine sediments from soils may enter the wetland and May Creek. Downstream from the site, May Creek has experienced erosion of the creek bed because of increased water volumes and velocities during large storm events. The additional runoff from the project site may incrementally increase the erosion along May Creek. The water volumes added to May Creek will be a 1.6%increase in the total volume experienced during a 2-year storm. Alternative 1: Increased Storm Detention and Increased Class 3 Stream Buffer. This alternative uses the same subdivision plan but, expands the detention facilities to be capable of releasing the post-development 100 year flow at 70% of the pre-development 2-year flow rate. The grading for the enlarged detention pond would cover the same area that would otherwise be cleared and graded for two homesites under the Proposal. This alternative also retains the coniferous forest within 40 feet of each side of the Class 3 stream. This forest retention will apply to both sides, of the stream buffer, thus increasing the width of undisturbed native vegetation from 50 (for the Proposal) to 80 feet. However, a 30 foot wide access road will cross this native vegetation preserve. Some vegetation removal will be necessary in the immediate vicinity of the access road. There would be potentially less area of soils disturbed by the retention of the vegetation along the stream corridor. The area added to the stream corridor represents 0.6 acres. The impacts to earth are very similar to the Proposal. The amount soils disturbed could be 0.6 acres less than the Proposal. The area to cleared under this alternative would range between 14.7 and 26.4 acres. The impacts would be indistinguishable from the Proposal. If the individual builders retained 15 feet of vegetation instead of clearing the lots along the Class 3 stream up to the Tract A boundary the impacts could be identical to the Proposal . (See Figure 3b) Alternative 2: No Action. Impact on soils, and the potential for erosion from this alternative would be significantly less. There would be some continued soil disturbance from grazing of horses on the lower pasture (including wetlands). The soil disturbance from grazing would add silt to storm water runoff. Some of the silt would filter out in the wetland and some would be carried downstream by May Creek. The upper slope area would not be cleared or graded, which would leave those soils most vulnerable to erosion undisturbed. Stonegate Final EIS 7 I I , 1 2. WATER I, ' II Affected Environment Surface Water Drainage: The subject site is located in the May Creek drainage basin. The May Creek drainage basin is about 7 miles long and 2.5 miles wide. The total drainage basin is 12.7 1 square miles (8,128 acres). The Stonegate site is 38.4 acres, which represents approximately 0.5 percent of;the total drainage basin. The site is comprised of 20.4 acres of forest land and 18 acres of grass covered open space. Two ' streams flow over portions of the site . These are May Creek and an unnamed tributary to May 1 Creek. A drainage swale also flow from the adjacent Summerwind plat. , May Creekgenerally parallelingMay flows in a westerly direction SE Valley Road. The United States Geological Survey have monitored the flows of May Creek in the past, however, that gauging station was removed. The peak flow recorded at the station during 15 years of record was 510 cfs on i December 3, 1975. this corresponds to a storm with a recurrence interval of 10-15 years based on the FEMA;,King County study. The 2-year peak at the mouth of May Creek is estimated in the USGS Report at 214 cfs. Assuming the peak May Creek flows are pro-rated by drainage areas to the peak flow at the mouth,then the 2 year peak flow is estimated at 150 cfs at Coal Creek Parkway and 116 cfs at 148th Ave SE(at the project site). I , May Creek is considered a Type 2 salmonid stream by IGng County and the Washington State Department of Natural Resources (DNR). As such, it is used"by substantial numbers of anadromous or resident game fish for spawning, rearing; or migration." There is also an associated wetland adjacent to May Creek, which is discussed in further detail in the Wetland and Streams section. A Class 3'stream tributary to May Creek flows along the easterly boundary of the project site, and I enters May Creek at the northeastern corner of the property. The Stonegate site comprises approximately seven-tenths of one percent of,the 5700 acre May Creek Drainage basin upstream of Coal Creek Parkway. ' An off-site drainage analysis of the May Creek drainage area from the Stonegate site to Lake — Washington was prepared. (See Appendix B & C of the DEIS). Most of May Creek occupies a , channel which is suited to the range of flow volumes that drain through it, even during flood. The creek occupies a well-defined channel which is stable over most of its length. To analyze May Creek, it was divided into distinctive segments that reflect changes in its topography, geology and drainage characteristics. (See Figure 4) Drainage in Segment 1 is controlled by perching of groundwater on impermeable glaciolacustrine -, strata. Water movement is predominantly slow because of the flat topography. At the present time i there is riot a single, major drainage contribution to May Creek, in the study reach. A future downstream drainage contribution will occur:from the proposed 124 acre plat of White Gate. The ' White Gate plat will be located approximately one-quarter mile downstream from the proposed -' Stonegate plat. i_ , The drainage pattern in Segment 2 is complex. Segment 2 is a steep gradient, narrow valley. 1 Surface water drainage enters this segment from Segment 1, from another major tributary channel , and surface water runoff during rainfall. Water also drains to the Creek from a series of springs, and from the aquifers perched atop glacial deposits along the valley walls. Groundwater pressure within these aquifers affect slope stability of the valley walls in this segment of May Creek. �I May Creek flows at a gradient from 1 to 3 percent within Segment 2. The channel is in equilibrium. The channel appears to be neither downcutting nor aggrading. The existing channel stability is �'I Stonegate Final EIS 10 controlled by course-grained bedload and man-made structures within the channel (i.e. BPA powerline). The net effect of existing water volumes on the overall creek system appears to be minimal (GeoEngineers, 1991) Downstream from the power lines (still in Segment 2), stream drainage is affected by slope stability. Large landslides move downslope into the flood plain and in some location block the channel, causing flow to be diverted laterally. During periods of high runoff, May Creek erodes the toe of these slides, straightening the channel and improving flow efficiency. The process then repeats itself. The mouth of Honey Creek is located at the lower end of Segment 2. Honey Creek is the outfall of a major tributary drainage basin from the south. Honey Creek carries a bedload of primarily fine sand, with occasional gravels up to 2 inches. Deposits from Honey Creek produce a distinct delta within May Creek. The Honey Creek channel is steeper than May Creek, approximately 4 percent just upstream from their confluence. At the mouth of Honey Creek,the flood plain is several hundred feet wide. The May Creek channel follows a gradient of 1 to. 1.5 percent. During flood,the creek carries stones up to 8 inches in diameter and fairly large trees. The slopes along Segment 3 are unstable. There is significant movement of water through varied clay deposits and overlying sands along the stream section above Jones Avenue NE. In some locations the slides extend from top to bottom of the valley walls and divert the channel southward into the flood plain. South of NE 31st Street the natural drainage path has been altered by riprap fills placed along the street, below houses and yards and as protection for bridge and culvert foundations. It has restricted the stream flow to only parts of the floodplain with limited natural meander and energy dissipation. Erosion in this section is primarily the result of modifications within the channel by man- made structure for bank stabilization and roads and bridges. Downstream from the end of Jones Avenue NE, May Creek follows a well-defined channel'through relatively gentle topography. There is little overbank flooding except during extreme events. In the Delta segment (Segment 4) stream flows are severely restricted by the fills underlying the Barbee Mills. Typically sediments would occur within a number of deltaic channels. However, in this area sediments are confined to one outfall area. As a result, more frequent dredging is required. May Creek is subject to flooding. In 1989 the Federal Emergency Management Agency mapped the floodplain of May Creek. The location of the 100 year flood line is shown in Figure 6. The May Creek floodplain crosses a broad area of the lowland portion of the site. Upstream the 100 year floodplain is shown (in FEMA maps) as a broad band located south of May Valley Road. Directly west of the site, the floodplain is shown as a narrow band where the topography limits its expansion and the channel is clearly defined along a narrow valley. Flooding along the Class 3 stream has been reported near the southern edge of the site at about SE 104th Street(Drainage Complaint Investigation Report 1991-0619). There are also other drainage complaints (1992-0169 and 1009-819) in this area. The area does not have a defined stream channel. Further downstream the Class 3 stream crosses under the on-site driveway through an undersized culvert. The May Creek Critical Drainage Area (CDA) became effective on April 22, 1993 to address initially the identified problems of the May Creek Basin. The requirements of the May Creek CDA are more stringent than the requirements of the 1990 Surface Water Design Manual and are designed to respond to the specific surface water runoff problems in the basin. Stonegate Final EIS 11 • On-site Streams &Wetlands: The site is situated on the side slopes and bottomlands of the May Creek drainage basin. May Creek and its associated wetland cross the north portion of the site. A small Class 3 stream crosses the property from south to north. Its channel has been dredged and straightened as it nears May Creek. This unnamed tributary is considered a Type 5 stream by DNR. As such, it is a drainage way having short periods of spring or storm runoff. The Class 3 stream characteristics are divided into two segments by an existing gravel road. The lower segment from the May Creek floodplain to the culvert has a gradient of 1.2% with a poorly defined stream channel except where dredged at its closest point to 148th Ave SE. Following most storm events, the stream is poorly contained and much of the surface flow is overland, especially adjacent to May Creek where the stream sheet-flows across pasture into May Creek. Upper banks and side slopes are mostly vegetated with poor quality domestic grasses and lower banks have been eroded by over grazing. Soils in this segment are very sandy and much of the stream flow infiltrates along this length. The stream channel bottom is silt and sand. Drainage from the forested area is toward the Class 3 stream. However, there is also drainage that originates from the outfall of the detention pond for the plat of Summerwind,situated directly west of the site. Storm drainage from Summerwind is released through a dispersal trench along the property line in common with the proposed plat of Stonegate. Another drainageway originates from the undetained outfall of the plat of Newcastle Terrace. An asphalt-lined drainage channel directs the runoff in an easterly direction along the north property line of the proposed Stonegate to the tributary of May Creek. There are two wetlands located on the project site. One (Wetland A) is six acres and the other (Wetland B) is 0.07 acres. The six acre (on-site) wetland is represented by emergent marsh vegetation dominated by reed canarygrass. Scattered throughout are minor amounts of soft rush, creeping buttercup, speedwell, skunk cabbage and bentgrass. This six acre wetland is classified as palustrine emergent marsh, temporarily flooded. This wetland supports moderate to high values for the wetlands functions evaluated (DEA, 1991). Wetland A.is associated with May Creek as the western most six (6.0) acres of an associated 142 acre Type 1, (unique/outstanding) wetland. The 142 acre wetland is identified by King County wetland inventory as May Creek 5. It stretches from the Stonegate site eastward along May Creek for about 2.5 miles. This 142 acre wetland may have potential habitat for bald eagle. f� For Wetland A (on-site) the storm and flood water storage value are high due to its large size and proximity to urban and developable areas. Water quality improvement value is high due to large wetland size and high vegetation density. The value of this wetland for groundwater recharge function is moderate because of its proximity to an open drainage system, regardless of size. Biological support functions are rated high due to the large wetland size (as part of the 142 acres) and potential use by bald eagle. Wetland B, is a second small (0.07 acre) Class 3 wetland occurring along this north-south stream channel. This small wetland contains only reed canarygrass and is classified by the U.S. Fish and Wildlife Service as palustrine emergent marsh, seasonally flooded. The small size, limited species diversity, and single herbaceous vegetation layer of Wetland B result in low functional ratings for storm and flood water storage, groundwater recharge, biological support and water quality improvement. Stonegate Final EIS 12 Aquifer Protection Area.Two distinct soil types are present in the near surface soils beneath the site. The first soil consists of a relatively clean,fine to medium grained sand. These sands have moderate to high permeabilities and have an A to B Hydrologic Group rating in the current King County Surface Water Design Manual (The Manual). The second soil type beneath the site consists of silty sands with varying amounts of gravel. The Manual classifies these till soils in the C Hydrologic Group. Permeabilities for the first soil group,the outwash sands, can be expected to be about 2 to 20 inches per hour. The till soils can be expected to have permeabilities of about 2.0 to 6.3 inches per hour in the upper loose horizon, and less than 0.06 inches per hour in the lower "cemented" portion of the deposit. WDOE well logs in the vicinity of the site suggest that the total thickness of till soils is about 15 to 40 feet. Beneath the till, a variety of alluvial non-glacial soils are present that consist of sands, gravels, silts, and clays. The WDOE well logs show bedrock present at about elevation 300, north of May Creek and at about elevation 200, south of May Creek. The bedrock is described in the well logs as fractured soft rock to solid rock with shales and sandstones. Groundwater exists at several levels beneath the site. The first groundwater table is perched above the low permeability till soils. This perched table occurs within the surface loose silty sands that mantle the till and within the recessional sands deposited above the till. This highest groundwater body is available for: 1) transpiration through the root systems of trees, 2) interfiow and 3) recharge of deeper aquifers through slow infiltration of the underlying till. In general, this near surface perched water table is not used for supplying domestic water. The next groundwater body found beneath the site is within sand and gravel strata that exist beneath the till in some areas. Most domestic wells appear to tap these pre-glacial alluvial deposits for groundwater. Some wells are screened in what appears to be sandier portions of the till, and some domestic wells are screened in fractured bedrock that underlies the site vicinity. The City of Renton Well No. 5A is located approximately 2.5 miles west of the subject site, at a surface elevation of about 235 feet. The site is within the groundwater capture zone of Renton Well 5A. The well has a screened interval (inlet) from approximately Elevation -50 to Elevation -150. A static water level exists in the well at Elevation 100. The well penetrates 70 feet of till and then encounters various beds of non-glacial sediments. The screened interval is within sands and gravels that appear to hold an aquifer capped by an older till layer. At this time, Renton Well No. 5A is not in use. The presence of organic chemicals in the groundwater may preclude using this well for drinkable water. The source of the groundwater contaminants is not known at this time. The other City of Renton Well Field is located adjacent to 1-405 and the Cedar River, approximately four miles southwest of the site. These wells, which currently provide the City of Renton water supply,tap recent alluvial deposits in the Cedar River Valley. The aquifers tapped by the City of Renton Cedar River well field are recharged from alluvium in the Cedar River and by lateral movement of water through permeable stratum from beneath the adjacent till capped uplands. Due to the static water level in the City of Renton Well 5A, the source of the recharge in that aquifer appears to be on the till capped upland east of Well 5A. The broad alluvial deposits in the upper reaches of the May Creek Valley probably serve as an important zone of recharge for the aquifer tapped by Renton Well 5A. The City of Renton Aquifer Protection Ordinance shows that the Stonegate project is adjacent to Zone 2 of the aquifer protection area. (See Figure 8) Zone 2 is shown to the edge of the Renton city limits. The recharge area may physically extend beyond the jurisdictional limit. Stonegate Final EIS 13 The site area represents approximately 0.5 percent of the total May Creek watershed. The actual recharge for the City of Renton aquifers includes an area much larger than the May Creek watershed area. Impacts The Proposal: Construction. Soil compaction by heavy equipment will affect infiltration capacity. Compacted soil contains fewer voids and a lower volume of water than native soil. Lower infiltration rates will promote quicker saturation and higher surface flow. Road construction would create more compacted, less permeable barriers in the soil and could affect shallow groundwater by disrupting the interflow during the wetland season. Construction of water and sewer utility lines will involve trench excavation, pipe bedding, pipe laying and backfilling. These trenches promote channelization of interflow in the backfilled utility trenches and will act as an interceptor drain. Soil creep is likely to increase during the construction period. Typically stream corridors could experience either increased erosion of sedimentation of up to 100 to 1,000 times compared to pre- existing forested conditions (Dunne and Leopold, 1978). Although the erosion and sedimentation control facilities would be designed and constructed in conformance with Ling County Surface Water Design Manual, some temporary erosion would be expected during the construction of the project, mainly into the on-site steams and wetlands. After the site is stabilized the site will produce more sediment than in the undisturbed condition. Drainage & Runoff. To determine the existing and future (developed) rates of runoff from the proposed Stonegate project, hydrologic modeling was performed by David Evans and Associates, Inc. The Santa Barbara Urban Hydrograph (SBUH) methodology was used following King County Surface Water Manual Guidelines. A 24-hour duration storm with the Soil Conservation Service (SCS)Type 1-A rainfall distribution was used in the modeling process. The model was used to calculate the pre-and post-developed storm flows for the 2, 10 and 100-year storms.' The post-development analysis includes the 28.2 acres of developed area and excludes 7.7 acres from Tract E, 1.4 acres from Tracts A and D,and 1.1 acres from lots 52 and 53. The 9.1 acres of open space, Tracts A, D and E will remain undeveloped, and therefore do not increase discharge (See Figure 2). This results in an area of 28.2 acres; runoff from which will be tributary to the detention facility. Development of the site will increase the quantity (volume) of storm water runoff, because of the addition of impervious surfaces over 19.1 acres (50%) of the site. Storm drainage from all streets, -- driveways and roof drains will be directed toward the closed storm drainage system,except for runoff from lots 52 and 53. These lots will have individual storm water infiltration systems near the Class 3 stream. Because the soils are Alderwood, a SWM variance will be required to infiltrate the runoff. The runoff entering the Class 3 stream will represent only a very small portion of the total runoff from the project. Without storm detention facilities, the hydrologic impact from construction of the Stonegate project would be an increase in the rate and volume of runoff to May Creek. To mitigate increases in storm water runoff, the surface runoff will be collected and routed through a two-celled storm retention/ detention, wetponds and biofiltration prior to release into May Creek. (See Figure 9). Pre- and post-development peak flows are contained in Table 1. No increases in peak flows after development will occur for the King County SWM design storms. Stonegate Final EIS 14 FIGURE 8 Renton Aquifer Protection Area Stonegate Property • %a `��-- 1 Q1� 3 4 \� 89i , c, S�.t,7` S ,n iP . r, SE91S ST I \ I �:.:.:, • SE•91 ST ST 1 ;EEK " ' • , •• • I o 1 W 95TH!; MA R - l SE ;:. ,y y yALLEy RD i t 95TH PL W_ _ �� F _ PROJECT.::SI:T :: 8AJ•fflfiNlS__ _Q Y •Z-�Q '-�- - �-�-�N�'=•-•-• � •-• r�•- -�:•�.-.�.�= PARK Fewimu,o.' _ ;LJ Q — — -1 - - - Y fH ST o NE25TRPL 1 E \ 2 1 Q • w -`�..., = 101ST } NE ST y$E 10QTH \\\\r yr SE 102ND T T� N d NE o E o j 1 Np \ j� SE 1471ZO. --. 1. ST' a. >S`r \\� D S (y • 'y i� HE t t 1 ntt ST d a . .I- , o z HE MI 3j SE 104TH `ST j. r' 3y• 44TH T NE > �� z F m m> .SE 106TH ST_;_ w TH ST Z e\1+. )., s y J OW > NE ��17THrl' sy8.7dr p4�- •Q I J Q . SEMTHST W _ ,a Ne,1 1sT1�ST .. ..zn� S� �e. a i m issA QU (� Z y ��.(' > ik. • r Ci�1 W A H 1 5T • <> w`CJG` H> (�1� ``� N Q a x LICENSING z w ¢ . v '^ ST *it; p ,, 4SE 0111TH PL ,W >W NE 11T►1 PL ��v .:.�. SSE 112TH• I SE I12TH ST N 1z o"NE NE• 1 a I Q 1 OUVER M. ST SE 112T H PL w a > <Z �T 11T 3 W ST r HAIEN "--�-1 I SE _113TH > ST : ,� NE a;'st �� b �ii z HS i 1 SE. 114TH >\PL vi < a SE 11TH ST ¢V. CZ u w HE 10TH ilk. ` r al I `-- I0TH IN rt' Q N.S--1:4 y 10TH 1 _ o _ SE 1 16 T H E� ,v��l: SE 116TH ST „ - E ,5 _ , . 17TH x--rmrw-W Z .1.5E-._—>. — — •-- —ow =�.117TH v� — —— —— - •,+"rx - " 4r _ 11 TH > ST I ST >I ,� Zi. : :L:.; A� Q LEGEND 1�\4HE 8T cT::: ST < u, ' ' SE 120TH ST - - — Renton CityLimits rtH NE -- --------- s --wQ .> 7TH Q City of Renton Li y ,_Q. 5. 122ND ST Aquifer W Q� •,`•°`z• NE 6TH CT-`'; •-'�`'.7. . � q er Protection Area r� a •NE �--� NE 1 i v' c oL owc • w 6____.NE PL•. . ,1 :4,..;` ' o (Zone 2) > Qw `. z Q • 3TH .`ST*' _ Q z . :I' • - ' /MPiA T 2 . • -- I f AV NE Q Cue cTu • �: • ~SE 125TH ST • 15 1, By providing storm water detention the rate of runoff leaving the site via the drainage system (at any point in time) during a peak storm event will not be increased. During 2, 10, and 100-year storm ;I events, May Creek adjacent to the site conveys flows of 36.7 cfs, 72.37 cfs and 126.6 cfs respectively. The site in its undeveloped condition produces a peak discharge of 2.07 cfs to May Creek during a 2-year frequency storm. In a 10-year and 100-year frequency storm 4.73 and 8.91 cfs respectively would enter May Creek from the undeveloped site. These flows comprise 6%, 7% and 7% of the corresponding May Creek flows. Construction of both temporary and then permanent storm detention will cause the rate of runoff from the site to not exceed that which occurs in its present condition. The duration of storm water.release will increase. Table 1 Stonegate Storm Drainage Runoff Storm Frequency 2-Year 10-Year 100-Year (cfs) (cfs) (cfs) Pre-development 2.07 4.73 8.91 Post-development before detention 7.21 , 12.07 18.80 2/10 Year Design 1.94 , 4.15 6.14 70%of 2 Year Design 0.96 1.21 1.45 Source: DEA, 1992 � I More impervious surface generates more runoff (less infiltration) but detention holds that runoff for release at a rate close to or less than pre-development and releases it over a longer time period. It is estimated that the detention pond designed for a 2/10-Year storm (King County SWM standards)will be sized to hold a maximum 67,364 cubic feet of runoff during a 100 year storm. The detention pond would need to be of a size close to 43 feet by 80 feet at the base and 8.8 feet deep without freeboard. This pond would be a two-celled detention pond in accordance with King County requirements. The flows originating off-site would be conveyed by a pipe system directly to Tract D for release into May Creek,and will not mix with the Stonegate on-site runoff, nor will it be factored into the detention calculations. Water now flows in a vegetated swale as well as a grassy ditch. This rerouting of off- site flow from an open system will not degrade water quality in May Creek since the existing open ditch is the consequence of erosion from the off-site flows. Additionally the ditch was not designed as, nor does it function as a biofiltration swale.' Peak runoff from the off-site plats are limited only by their detention systems flow controls. The attenuation currently provided by the short section of open ditch is negligible. Therefore, routing these flows through a pipe system will have no Stonegate Final EIS 16 measurable impact on peak basin flows. The drainage outfall will pass over rip rap that will act as an energy dissipator. Flooding. May Creek, during 100-year flood events in the vicinity of Stonegate, currently conveys 510 cfs at 148th Ave SE which includes 8.91 from Stonegate or 1.7% of the total flows. With the construction of the Stonegate project, including its envisioned detention system (See Figure 9) the contributing flow in a 100-year storm will be reduced from 8.91 cfs (pre-development) to 6.14 cfs or 1.2% of the May Creek flows. While additional runoff will be added to May Creek during storm events,the sizing and release rate of the detention system will be constructed so that runoff will not increase peak flooding. The runoff from the Class 3 stream will not be detained. The small quantity of water added to the stream from lots 52 and 53 will not significantly increase the flooding on-site or downstream. Hydrographs of pre-and post development runoff are shown in Appendix D of the DEIS. The post- development hydrographs illustrate the changes in drainage from the site after development. The 100-year storm peak release rate from the detention pond will be reduced. However, the total volume of runoff and duration of releases will be greater than with pre-development conditions (See Appendix D of the DEIS). Waterworks model, version 2.0 (using the Santa Barbara Urban Hydrograph methodology) was used in evaluating the data received from two storms which caused widespread damage to May Creek basin. The storms were the January 17-18, 1986 and January 9, 1990. (See Appendix D of the DEIS). The 1986 storm had two peak rainfall periods approximately five hours apart. Assuming a lag of six hour from peak rainfall in the basin to peak flows at the project site,the first peak in May Creek would reach the Stonegate site just after the second peak is discharged from the Stonegate site. The discharge from the Stonegate site would be at most 0.5 cubic feet per second (cfs) more for post-development than pre-development conditions at that time. When the second peak from upstream areas reaches the project site, the estimated discharge would be approximately 1 to 2 cfs more for post-development than pre-development. Analysis of the January 1990 storm showed that at the time the peak from upstream areas reaches the project site, the difference in flow rates for pre- and post development conditions would have been less than a 1.0 cfs increase. The estimated existing 2-year stream flow at Coal Creek Parkway is 116 cfs. the existing Stonegate site generated approximately 2.07 cfs of the 116 cfs. Using the 2/10 year design for detention, the corresponding 2-Year post-development peak runoff from the Stonegate site would be 1.94 cfs. The post development release rates from the Stonegate site would in fact be less than the peak pre- development runoff rates. In theory, the peak flows to May Creek will be reduced over the existing state. However, the reduction is in reality beyond the level of accuracy attainable in hydrologic and hydraulic modeling. (DEA, 1992) The undeveloped site or the Proposal's peak runoff would both comprise less than 2 percent of the total peak volume of May Creek. The controlled storm release from the Stonegate site will not have any measurable erosive effect on the May Creek streambank. The slight increase in flow duration due to the Stonegate project could affect streambank degradation by increasing sediment transport to downstream areas. However, these increases would be very small. Location of improvements, as shown in the Proposal, would be outside of the floodplain of May Creek. 100-year floodplain elevations from the Federal Emergency Management Agency (FEMA) were verified utilizing historical photographs, interviews with local residents and field survey efforts. Rainfall amounts for the observed flood events in January 1986 and January 1990 were confirmed as a 100-year rainfall by the consulting King County Surface Water Management rain gauge data for the same time period as the observed flooding. The measured rainfall of 3.99 inches on January 9, 1990 corresponds to the 100-year/24 hour storm isopluvials for this area of King County. Stonegate Final EIS 17 Utilizing these data and additional hydrologic calculations, the spread of water during a 100-year storm event was calculated for the Class 3 stream. Placement of the improvements for the subdivision will not encroach upon the conveyance area of the Class 3 stream. The Class 3 stream that flows to May Creek currently floods a small area of adjacent property during larger storms. This is due primarily to an undersized culvert and the lack of a developed channel. The Proposal would provide a means of collecting this runoff such that flooding would not be increased. This would be accomplished by removing the restrictive culvert, providing a more defined and stable stream channel and designing the bypass culvert under the road crossing such that inlet conditions do not increase flooding. Compensating storage will not be required if the flooding potential is decreased. Wetlands & Streams. Both short-term and long-term potential impacts are associated with the proposed development. Temporary impacts are associated the construction phase of development. Clearing, grading and filling for site construction, as well as utility construction, would potentially create accelerated soil erosion and possible sedimentation of site wetlands and streams. The use of standard construction practices and erosion control features can reduce and avoid possible erosion, sedimentation and other short-term impacts to the site wetlands and streams, if properly implemented. Avoidance of impacts and reduction of long-term impacts are included as elements of the Proposal. May Creek, the Type 1 wetland, the native grass community, the riparian forest community, and approximately on-half of the domestic grass community are incorporated into permanent open space. The use of wetponds and biofiltration of urban runoff released from the detention pond will allow for filtering and settling of pollutants and suspended silts prior to release into the wetland and May Crek. The retention of these wetland and stream elements will reduce the resultant water quantity and quality impacts to biological resources in May Creek and the associated wetlands on- site and downstream. Long-term impacts are associated with fill activities that reduce wetland acreage and reduce functional values of the wetland through loss of wetland area or loss of adjacent buffers. Long term loss of water quality, water storage and natural biologic function may also occur due to potential erosion and subsequent sedimentation of wetlands. Typically, with development increased 1 impervious surface would increase run-off volumes, lower summer base flows and impact water quality through contamination by non-point pollution associated with urban areas. Under the Proposal, May Creek and the associated Type 1 wetland,will be provided a 100 foot buffer and will remain entirely undisturbed. This area will be designated permanent open space. The 0.07 acre Class 3 wetland could be filled subject to the provisions of the Sensitive Area Ordinance. The wetland would be filled to provide access to the subdivision. There is an existing dirt and gravel driveway at the same location. Development of the residential access road to County standards necessitates the filling of the wetland. The filling of 0.07 acre of Class 3 wetland without the proposed enhancement would not be in conformance with the intent of King County's Sensitive Areas Ordinance. The impact of filling the Class 3 wetland ( 0.07 acre in size) would be significant. However, because of its low functional ratings for storm and flood water storage, groundwater recharge, minimal biological support and water quality improvement mitigation could be used to address this impact. Proposed mitigation and filling this wetland is included in the wetland enhancement proposed in the Type 1 wetland on-site. Stonegate Final EIS 18 FIGURE 9 Conceptual Drainage Plan Proposed Action - Stonegate Property _ _ .-_ _ _._.__ /48 th AVE SE � - t-- • I ' L. _ 1.T. _L,. i ,r of / . •;„., •. ; ,----,.... -1-' IJ too 8 / \ I �.• \ Q 112-A&T/E ,I . / di, .--t--____, ''':%. ‘. • �� 1 • s� 8.� II I y 1 I I. I 1 �J-9: I _ 1 e; + 7: 2 , 1 cY / �, ; '.` $ I /47 AVE SE bi ( r I L 1z Q a . ' Z $ d 1 .) _ CULVERT '� I'- IS I ti*- /•'iF • J�1 I _op COMMUNITY Lr I n Y .l + ; .11 /tii 3u' % ,po°rr T7v, .... 1 �, 340 �� .- t,1 �, F. i. 1 • cs ; • .. + I � " �' r.:- 3 s -raecf Ys- = Z EXISTING CULVERT I i ;oar o=' ���,` �'%` • BYPASS-___ _ TO BE REMOVED - I� •.— r' 1•"A`' 1 - 1 '`�� :TIcA%T n "" : PIPE \ - -- - -- --4u„ �� • SS 5f p —� �•s r7P��.,_ CULVERT °"° - _— _ - `�' r � DZI NTIOH 1 ...f ;h' • • '20 "o• iy v°^' .- „ ? -_- - b. �- O ,roHD s.,,n• - - N `I �� 5 `` 9p.. '• tiro / 5. Sal, - - •o - -••�!o - �J7 �. �`'�' .TWO-CELLED. / ; �4` ,TRaGj G rro ��Y`_qs �, • - . I• �1� ��i • aG£ ' - 3 • '7Gi a„ "Iv �. /gyp �i6h WET POND •� m ,,, � r"�` baa �40, -`y "�IG • �R v a,o BIO-FILTRATION Iy rxrA-Aa-`u•• •• r ' � `,•4"- ,Ar9 . Dr, . - . •200'MINIMUM ��r. "t FOR PLAT YPASS OF - ?`- _s` qG 1�a m tfO- -_ sP • -.1:30 �so NEWCASTLE TERRACE • r G _ - ,.y _ �. , -g _ 23 33 • _ 2, NOTE: THE PROPOSED DETENTION POND SHALL BE �t'� �1 _ Co; h - --..•-• ._______V.Pr2-i-- - • __\ �5 STORE THE 100-YEAR/24 HOUR �� 1 - 'fi \ S. ,o� - Z� No/ 90 (2 STORM EVENT WITH A PEAK RELEASE RATE yy .� a3 ' rF t�f� ?a '- .se• l 31 Oro • EQUAL TO THE PEAK RUN-OFF FROM THE - --=-- % `.`'•- �: 4r5 2-YEAR/24 HOUR STORM EVENT IN THE e__ _"'` f2' �_ 1� �� g qzo EXISTING CONDITION. wo 49 1p0' $ '`s' ' �� BYPASS PIPE - So 1q �o �f - " 4�p FOR PLAT OF 2G SUMMERWIND , ' 8- .� ti s frr f7'"• fe�a'S /27 ., " 4 p., , 10 ,- .. ,, , 0 , , . :ii•-- • „-• - t1T:' I•i-,- A\ : � ___,� - 2tn_- filo -f -Po' '��ZZo /• t /, M, • NOTE: TOPOGRAPHIC INFORMATION IS FROM AN ON-THE-GROUND SURVEY BY DAVID EVANS NTH • AND ASSOCIATES, INC. 1 • 19 - . Two road crossings (at the entry road and access road to lots 52 and 53) would involve installing large bottomless arch culvert to create a natural streambed (Lots 52 and 53) and replacing one undersized circular culvert with the larger bottomless arch culvert (entry road). This culvert would increase the flood-carrying capacity of the stream and serve a multiple use for road crossing. At the entry road crossing the culvert will be designed so as to not increase upstream flooding. The runoff from the hillside area of the site will be intercepted (from entering the Class 3 stream) and will be piped to the detention system and released into May Creek. This will reduce the flow contributing to the Class 3 stream. Changing the outfall location may be considered a diversion of runoff, and may require a Surface Water Management variance. However, the potential diversion is all in the same drainage basin. The stream will continue to receive water flows from the remainder of its drainage basin. The reduction of the total basin area that drains to this Class 3 stream will be less than 8%. This reduction of the drainage basin area will be slightly offset by the increase in runoff which will occur as a result of changing the land cover that drains to the Class 3 stream. Changes to land cover will occur when lots are developed and lawns and landscaping are installed by homeowners. The intermittent stream and associated riparian forest will also be protected by a 50 foot corridor.(25 feet on each side of the stream) except where crossed twice by roads. • Water Quality. Water quality would be adversely affected by increases in impervious surfaces and runoff. Residential uses in the study area could generate pollutants, which would be transported by runoff from the landscape into streams and wetlands. Pollutants from residential runoff could include petroleum products and heavy metals from road surfaces, nutrients from fertilizers used on lawns and gardens and bacteria from pet wastes. These pollutants eventually could reach May Creek, degrading stream water quality. The proposed drainage system will include a wetpond which is required by the King County Surface Water Manual. The system uses the current best technology available. This water quality feature coupled with the biofiltration swale will reduce the long term quantity of pollutants that could enter May Creek. Erosion of the Off-site Sections of May Creek. With the addition of impervious areas to the site, May Creek would expect to see an incremental increase in volume. For the 2-year storm, the additional volume of under the Proposal represents 55,800 cubic feet. The added volume of runoff distributed over the entire duration of a storm event would have immeasurable effects on both peak flows and peak water surface. (See Appendix J of the DEIS) Each of the differing segments of May Creek are affected differently by stream flows. Based on the observations of channel conditions, the Stonegate development will produce no adverse effects in runoff or erosion downstream along May Creek. Within Segment 1,the low gradient/wetland area,there will be no adverse impacts from the proposed development. (See Figure 4): Because of low stream gradients, any sediment carried by runoff would be fine sand or fines. Segment 1 is a depositional environment during all but the most severe weather conditions. Should a flood event exceeding the design capacity of the Stonegate detention pond occur, some sediment in suspension might escape the site. The pond will trap particles larger than 0.0066 mm during a 2-year storm and 0.0087 mm during a 100-year storm. Approximately 96 percent of the suspended load will be captured by the pond during the 2-year storm and 94 percent of the suspended load, during the 100-year storm. Smaller particles will pass through the pond. However, this represents a statistically insignificant addition to the stream system. Nearly all of the sediment would be transported downstream to Lake Washington in suspension. Minor quantities of the sediment could settle in the low gradient reaches and eddies within the stream channel. The Stonegate Final EIS 20 I , possibility of this potential impact to Lake Washington is mitigated by sizing the detention pond to the default standard outlined in the 1990 IGng County Drainage Manual. This standard is based on detention release rate not exceeding the pre-development 2-year storm. (See Appendix J of the DEIS) In Segment 2, the steep gradient/narrow valley, the stream equilibrium is controlled by slope processes. (See Figure 4). There will be 'no impacts or effects in Segment 2 as a result of the Stonegate development. Changes in flow characteristics will be negligible. Any suspended sediment that might enter May Creek, whether from Stonegate or other sources, will be carried through Segment 2 and deposited downstream. The slope erosion that diverts flow in Segment 2 will be unaffected by the Stonegate development. There will be no impacts or effects in Segment 3 (See Figure 4) as a result of the proposed Stonegate development. As in the upstream segments, flow and depositional changes will be negligible. Impacts that are occurring in Segment 3 are a result of flow restrictions caused by existing structures within the segment, not from development upstream of Segment 2. There will be no impacts or effects in the delta area of Segment 4 from the Stonegate development. Virtually all of the fine sediments deposited in the delta come from erosion of landslide deposits in the channel, carried downstream in suspension during floods. Aquifer Protection. In general, the continuous stratum of till beneath the site significantly reduces I the potential for significant recharge to lower aquifers. However, recharge to deeper aquifers may be q occurring at rates of about three to seven inches per year, per acre. With this anticipated recharge rate, assuming an average annual rainfall of 35 inches, 9 to 20 percent of the precipitation that falls directly on the site will possibly recharge an aquifer beneath the till. These estimates are based on the 1983 Vashon/Maury Island Water Resources Study prepared by JR Carr/Associates. The geologic conditions beneath the proposed plat of Stonegate are similar to those beneath Vashon Island. Although groundwater recharge is occurring beneath the site the subject site is an insignificant recharge source for the aquifers tapped by the City of Renton. The groundwater budget analysis contained in Appendix I of the DEIS assumes that the site has an average recharge rate of five inches per year, per acre. In general, the groundwater recharge potential will be affected by: (1) addition of water due to infiltration from drainfield systems, (2) reduction due to replacement of some parts of the site by impervio J's surfaces, and (3) addition due to a reduced amount of evapotranspiration presently occurring in vegetated areas. The overall effect is expected to be a slight increase or balance, or at worst,a very slight decrease in the groundwater recharge. With a gross area of 38.4 acres, using an infiltration rate of 5 inches per year per acre, the existing recharge quantity is about 5.2 million gallons. A summary of the groundwater budget is contained in Appendix I of the DEIS. The groundwater and aquifer recharge analysis contained in Appendix I of the DEIS, reviewed the aquifer recharge values in a regional perspective. It assumed the most extreme conditions. These conditions consisted of ignoring all additionsto the groundwater budget due to the addition of water from drainfields and from changes in evapotranspiration. Then, if the site represents 0.7 percent of the total May Creek Watershed, it is possible that 0.3 percent of the recharge potential of the entire May Creek watershed may be lost. It should be noted that actual losses will be less than 0.3 percent, because storm runoff is directed into the lower reaches of the upper May Creek Valley,which is likely a significant groundwater recharge zone. Since the May Creek watershed is only a small portion of the entire recharge area, the actual loss would be miniscule and virtually nonexistent. Under likely conditions, there will be significant additions,to groundwater recharge due to water from drainfields Stonegate Final EIS 21 and changes in evapotranspiration. Therefore, the net recharge potential is expected to increase slightly. Finally, water consumed on this site is provided by Water District 90 which taps the City of Seattle Cedar River watershed,a surface water resource. The primary impacts on the aquifer recharge potential of the site will correspond to the addition of drainfields and impervious surfaces. The water from drainfields will add about 2.5 million gallons of water to the groundwater cycle. The impervious surfaces and landscaping would potentially remove 2.2 million gallons of water from the groundwater cycle. This represents approximately a 6 percent net increase in recharge to deeper aquifers. (Terra Associates, 1992) In the extreme case, at least a balance with the existing groundwater budget may be expected following site development. Therefore, development of the site as currently planned should not have an impact on aquifer recharge in this part of King County. Under Renton's regulations for Zone 2, certain general and special design considerations must be incorporated into the new development's drainage facilities. The general criteria include discharge at the natural location and no significant adverse impacts to downstream properties. The Zone 2 special criteria include incorporating a wetvault or water quality swale to treat 2-year storm runoff, lining of new and reconstructed ditches and channels to prevent groundwater contamination, construction of pipe conveyance systems in accordance with Section 9 of the ordinance. The City of Renton Aquifer Protection Ordinance shows that the Stonegate project lies outside and adjacent to Zone 2 of the aquifer protection area. However, the proposed drainage and detention facilities include water quality (biofiltration) swale, wetvaults, and construction of pipe conveyance systems (for urban runoff)that would be expected to meet the Zone 2 criteria. The septic systems will be required to maintain 100 foot (minimum) from existing wells, stream and wetland and will be designed in compliance with the Health Department regulations. Septic systems can pose a threat to groundwater contamination if not installed or maintained properly. This contamination is difficult to control because it is made up of a large number of small sources. Groundwater contamination from septic systems can be prevented with varying degrees of success by implementing one or more prevention programs including 1) prohibiting the discharge of hazardous chemicals into the septic system, 2) area wide review and replacement of damaged or failing septic systems, and restricting new septic system construction. County standards for septic systems are intended to protect both human health and groundwater. (RH2, 1990) Surface water contamination can migrate within an aquifer recharge area to groundwater. Several contaminant sources are common fertilizers, pesticides and herbicides, motor fuel and oil and heavy metals. Fertilizers, pesticides and herbicides would likely be used for residential applications within the recharge area. These chemicals provide a variety of both organic and inorganic compounds and contamination can occur through both application and improper storage. As can be expected the absorption, volatilization, biodegradation and solubility of each of these organic compounds varies. Precipitation runoff from the road to the storm drains contains roadway contaminants such as motor fuel and oil. The location of 46 lots with septic systems adjacent to the Aquifer Protection area Zone 2 could raise the potential of groundwater contamination. However, the proper installation and maintenance of septic systems should prevent septic system contamination from reaching the groundwater level. Within Stonegate, the collection of drainage from roads and impervious surfaces and routing to the detention system,will allow for the pollutants normally found in runoff to be filtered prior to discharge. The drainage will enter a detention pond that allows for settlement of sediments. Released runoff will pass through a wetpond then a biofiltration swale, prior to discharge into May Creek. During non- Stonegate Final EIS 22 1 peak runoff, the wetpond will utilize microbes in the standing water to absorb and digest the pollutants in the sediment. The use of biofiltration swales and wet ponds are accepted technologies. , These measures are identified in the SWM Manual as effective in reducing pollution. Alternative 1: Increased Storm Detention and Increased Class 3 Stream Buffer. This Alternative uses the same subdivision plan but with retention/detention facilities capable of releasing the post-development 100 year flow at 70% of the pre-development 2-year flow rate. The water impacts associated with this alternative result in a decrease in the amount of runoff produced from the minor decrease in the amount of impervious area. The water detention quantity will be significantly larger and the rate of release significantly less than under the Proposal. Under this Alternative,construction of both temporary and then permanent storm detention will reduce the peak runoff rate to less than that which occurs in its undeveloped condition. The quantity of runoff leaving the site via the drainage system (at any point in time) during a storm event will be reduced. Under this alternative the release rates would be 0.96 cfs for a 2-year storm, 1.21 cfs for a 10-year storm and 1.45 cfs for'a 100 year storm. The rate of water released in a 2-year storm will be half as much less than the Proposal. For a 10-year storm the rate of water released would be 70% less than that of the Proposal. For a 100-year storm the rate of water released would be 76% less than that of the Proposal. The time duration of the peak discharge in a 2-year storm would double from approximately 12 hours for the Proposal to 24 hours for this alternative because of the lower release rate. No increase in runoff will be added to May Creek during storm events. The sizing and release rate of the detention system will be constructed so that runoff will not increase peak flooding. It is estimated that the detention pond designed for,70%ofa 2-Year storm will be sized to hold a maximum 208,320 cubic feet of runoff during a 100 year storm. The detention pond would need to be of a size close to 80 feet by 160 feet at the base and 9.9 feet deep. Hydrographs of pre-and post development runoff are shown in Appendix D of the DEIS. The post- development hydrographs illustrate the changes in drainage from the site after development. The forest retention will apply to both sides of the stream buffer, thus increasing the width of undisturbed native vegetation to 80 feet. Tha retention of a 15 foot vegetative buffer either side of the 50 foot Class 3 stream corridor would provide erosion protection along the stream. The impacts to water drainage and runoff,flooding, water quality and aquifer protection would be the nearly identical to the Proposal, except that two fewer lots (51 total) would be developed. A minor reduction in impacts, proportionate to the loss of two lots would occur. Alternative 2: No Action. Under the No Action alternative no adverse impacts on storm drainage, flooding or additional impacts to wetlands would occur. Grazing would continue on the site which could impact water quality in May Creek. jI Stonegate Final EIS 23 Mitigating Measures The proposed mitigation measures related to Water include the following: 1. Construction of the plat will be confined to the drier months from April 1 through September 30,or as authorized by DDES so as to reduce most of the temporary erosion potential. 2. The use of "Best Management Construction Practices" will reduce and possibly avoid erosion,sedimentation and other short-term water impacts. These practices include: a. Hydro-mulch on bare ground. b. Sediment control fencing along all clearing lines; c. Temporary ditches with l bales as sediment traps in utility trenches; b. Rock check dams; and d. Sediment pond. 3. Permanent Erosion and Sedimentation control measures include: a. Multi-cell detention pond providing sediment removal and sized to accommodate runoff from a 100-year storm; b. Two wetponds and a 200' biofiltration swale; c. Catch Basins with oil/water separators; d. Roof and impervious surface tightline from the back of lots 41 through 51; e. Divert off-site drainage to tightline system directed to the Tract D; and f. Infiltration system for Lots 52 and 53, east of the Class 3 stream. Other potential mitigating measures would include the following: o Construction of the detention system identified in the Alternative 1 designed to accommodate 70% release of a 2-year storm with capability to detain runoff from a 100-year storm. o Providing a minimum 40-foot buffer of undisturbed enhanced native vegetation along the edges of the Class 3 stream. o Preserve the Class 3 wetland and provide a 25 foot buffer around the Class 3 wetland. Preservation of this wetland would require moving the entry road and adjacent lots approximately 50 feet to the north and eliminating the setback between the lots and May Creek Type wetland buffer. o Provide a grass lined swale at the outfall point of the tightlined Summerwind drainage to provide water quality improvement. Unavoidable Adverse Impacts Even after the site is developed, the site will still produce more sediment than under the original vegetative cover in undisturbed conditions. However, with implementation of mitigating measures identified,the impacts would be minimal. The Proposal and Alternative 1 would remove 0.07 acres of class 3 wetland. Stonegate Final EIS 24 3. PLANTS AND ANIMALS Affected Environment Vegetation. Four vegetative communities are present on the site including coniferous forest, riparian woodland, upland grassland and wetland. (See Figure 10) These were identified by David Evans &Associates in an Environmental Study of Vegetative Communities, Wildlife and Fisheries on the Stonegate Property,dated March 23, 1992: (See Appendix E of the DEIS) A coniferous forest on the southern 22 acres of the site is dominated by Douglas fir less than 24 inches diameter. This community is classified according to Brown (1985) as a closed sapling-pole- sawtimber stand. The closed,single layer canopy limits understory growth in the forest interior,thus restricting the understory vegetation primarily to the forest edges. The ground layer consists of shade tolerant species and is well established. Woody debris (snags and downed logs) are limited. Because the majority of the stand consists of relatively young trees, most of the snags and downed logs present are less than 12 inches in diameter. These snags are predominantly in the second stage of decomposition using the five stage classification of shag decomposition outlined in Brown (1985), per the DEA assessment. One snag approximately 48 inches diameter was located near the western edge of the forested community. The community has a dense groundcover dominated by sword fern, dull Oregon grape and salal. This diversity results in high value for soil stability, and habitat for birds and small mammals. Residential development adjacent to the eastern and western , boundaries of the coniferous forest contributes to apparently frequent human disturbance. Human use of the site has been allowed by a sign posted at the southwest corner of the site. Numerous well worn trails exist through this community. Evidence of bicycle, motorcycle and domestic dog activity were noted along these trails. Adjacent residential development to the east and west has further restricted the area of edge influence. Near the forest edges more sunlight is able to penetrate, thus permitting greater understory growth. Habitat edges support plant communities of greatest species richness (Brown, 1985). The riparian woodland covers 1.3 acres along the intermittent steam at the eastern side of the coniferous forest. Douglas fir,western red cedar, red alder, and black cottonwood are the dominant tree species. The understory is represented by red elderberry,vine maple and groundcover by salal, bracken fern and evergreen blackberry. The Class 3 stream flows through a well defined channel ' over much of the site. This stream has resulted in a relatively minor influence to the adjacent vegetation (DEA, 1992). The riparian woodland provides greater plant structure and species diversity than the adjacent coniferous forest, thus providing greater habitat diversity. This community is relatively undisturbed where it abuts the forest. In its undisturbed condition, it is highly valuable providing,diverse biologic habitat and stabilizing the banks of the intermittent stream. The Riparian woodland community ends at the edge of Wetland Community B. The upland grass community consists of numerous native and non-native grass species covering nine acres (See Table 2). Other emergent,weed species are also present. This community has experienced past disturbance from grazing. The community is dominated by Kentucky bluegrass, orchard grass, colonial bentgrass, tall fescue and quackgrass. Structural and species diversity is low in the upland grass community. However, when ungrazed, this community is capable of providing food and cover for a variety of grassland dependent wildlife. Although this community currently offers low values for biologic habitat and aesthetic appeal,the extensive groundcover does enhance soil stability and hence minimize erosion and sedimentation impacts on May Creek. Two separate palustrine emergent wetland areas are present on-site. The larger wetland covers 6.0 acres and the smaller wetland covers 0.07 acres. Stonegate Final EIS 25 • FIGURE 10 • • Vegetative Communities • Stonegate Property • WETLAND A COMMUNITY UPLAND GRASS COMMUNITY 148TH AVE. T7, -'' w.. m... ■.0 sumo ' " _ .o_• , 4 - -111111111111111111111111 r . [E..:: :-:'•- 's - - 4 - swoon.: - _ _ : -` : wi eLi Ili! '' .� 1 1 1hII!I ,'� WETLAND BOUNDARY • liiiiiiiiI 1 _ WETLAND B 1 1 y _� - _ - COMMUNITY 1 11 �� : RIPARIAN WOODLAND COMMUNITY t _ {'. _ - y- - :�� suss TRIARY • -:n.' . UNNA� : - - - ■■■ :•' . -m■■■■■swam miss N. ■■mmm Imam N. p.-.;.•.. +— ,7••-�r�• �•_� . ,t_•:• .:111■11:11111111111111111 •• ;,•••• — I: •�. •• ::i ._:: �,iIIIII' ii$MiiillIIIIWi1IHflhI ::.. �:::::._:.::� . :;�r: _ •a n 1•-.' •. l.` 111 •\:• '; C`• .... (j •'] • '1 ---- - 'III '• "-,C•C•_ " ,,,, :'t � •.: i •,:•r.a:-'`:�`c'•`.*C,C,ei,n..•i C;••.C:'r.; f•. ,• .- "::•i C- �C WETLANDBOUNDARY ,i • -_'i..•''`r•<> _• �:••, _� a? is• _ r, Ca: ♦C._l'.� i ^). -r'.ci'�'•C::• .... •' ,C:' ±l: _CS' i:i;l.--•'4•C'C'•j+,• c. -'+,i C: I " + • ,i,;•_ ..,_•C: :'-t',a''C;'''•i,' O'- _C'l'''V•ii_(!''l_ C.•i:-.4'• '• ::.'; 1':f.� '•: `! , ' —_i.n G l-•'• ..a.4: .'a:, ` 7 J-i l^ a 1. '"'a3 - l `i:� C:a, _f.•r -ri r•. C °cr l C . . N '. 't _ CONIFEROUS FOREST COMMUNITY 'i:�"a ,C:•._C:a t:C: C: 'Ci` :C:',.t;�`'.,, ti' • "'''-'"`4 .•'I.::'•'2''' -'"' •_u' ` •`1 c ;C Ca.`.�Win` " a; (,4'r 'L =n• 1 •Gig-::C`^{i. -•i: .•= �>'C_ :: _ ter,.C,-.ice `c , . , ';� •••.1 I.a _ 1` c.-i C i• .r ? `'-'_ ,^ �••t C.• •:, .1^ '17' .1:: •�.`'y b:• ", '- .:L) -i^ _ _: :a : a�.^i:.�,:.C.._ is ::'. C•„':'�^ :r�=isa.'\••' :;,.1^ '+r�,•'�• - 1 'C:a a _C•�C r•:i:' a: sC::;: .;'i::•C•,C:a)•`+: C:C,•' t:'+ : .Cr ilr''a� .•p;C•+IC'- :C � _ `=C.C•,� •�C:� _C, r:,�':a�.� ;'aria: ..:'(,•.. ;�,. •v:. a,y. a:`: ,.:, .�:i'��. '. '� r�':-: �,:C c_. ._ •l-•li'C,:ai•f,•.1=, •�'.. ( • - •C' '^t: ':>'''i.v.. .C: is C-"+•';�:^.i,a•::C., ,'..(.'�:C,t.r; ' a •' _, air:.: .''- •.:. a:'.7 • l i)_•C:C'Cr •'i: E: :,c,�::i� ,.-,•':a�:_:.. C,'a ira a, r .:•.i,- ,)'.C•, ': `•?�: ^':,. --i •r. r: C . �'a• 0 23 30 100 .0 100 � I King County has identified portion of a Class 1 (unique/outstanding) wetland on the site. (King County planning Division, 1990). This 142 acre wetland occurring in the May Creek floodplain is considered a Class 1 wetland due to potential winter habitat for the bald eagle. The National Wetland Inventory (NWI, 1987) map identified this 'on-site wetland as a palustrine emergent, temporarily flooded, partially drained/ditched wetland. Wetland A community adjacent to May Creek occurs at the lowest elevations in the site. This area is dominated by reed canary grass with minor amounts of soft rush, creeping buttercup, speedwell, lowland cudweed, bentgrass and skunk cabbage. Non-hydrohphytic species including white clover, Kentucky bluegrass and plantain are also present in minor amounts. This community has a minor shrub component along its perimeter and long May Creek. This shrub layer is dominated by willow and Douglas'spirea with scattered red alder and red-osier dogwood. i The smaller Wetland B is a 0.07 acre Class 3 wetland occurring along the Class 3 stream. This wetland its a monoculture of reed canarygrass and is classified by the U.S. Fish and Wildlife Service as palustrine emergent marsh, seasonally flooded. The small size, limited species diversity and single herbaceous vegetation layer of Wetland B result in low functional rating for biological support. Wildlife Habitat.The presence of four vegetative communities suggest a variety of wildlife use would occur on-site. Nearby residential development has limited the extent of wildlife use in many areas around the perimeter of the site. Although somewhat isolated by,development, ties to nearby habitats do exist and could provide corridora for wildlife movement. Wildlife corridors are essential for wildlife movement in fragmented landscapes. Wildlife corridor requirements vary depending on the species they are intended to serve. Since individual species ; ; often have specific habitat requirements, corridors should incorporate continuous links of similar habitats if possible. A linkage in the northwest corner of the coniferous forest community (See Appendix E of the DEIS) with an adjacent off-site forested area provides a contiguous path of forested habitat (corridor) that ultimately reaches May Creek Park, located within 3/4 mile to the northwest. This corridor is interrupted by the crossing of 143rd Ave SE'between May Creek Park and the site. Numerous single ) ; family residences occur along the corridor! The corridor is 100 feet wide at the narrowest point where the northwest corner of the on-site coniferous forest adjoins the off-site forested tract. The corridor currently terminates at a small forested area that is proposed for development and is located adjacentand south of the Stonegate site. Consequently,this"dead end"corridor provides no critical links between May Creek Park and other significant habitats. The on-site wetland also provides connectivity with adjacent wetland habitat to the east and west along May Creek. This linkage to the off-site wetlands is continuous to the west where only a small 1 area (approximately less than an acre) of wetland occurs off-site. The majority of the off-site portion of this wetland occurs to the east extending three miles off-site. Although the May Creek corridor is 1- disrupted by residences and roads, a wetland linkage from one end of May Valley to the other is provided for the more mobile species. The May Creek wetland system and adjacent upland areas provide a significant function for wildlife at a regional scale. No unobstructed corridors exist between on-site habitats and Cougar Mountain Regional Wildlife Park. May Valley Road, numerous residences and fragmented habitats prevent a continuous link of similar habitat with Cougar Mountain Park. Because fragmentation of a variety of habitats persist,this corridor most likely provides movement for birds and cursorial mammals that adapt well to a variety of habitats and disturbance. (DEA, 1992) The preservation of the wetland along May Creek and associated 100-foot buffer will maintain on-isle habitat nearest Cougar Mountain, thus maintaining this potential corridor. 11 I� Stonegate Final EIS 27 TABLE 2 "- cn Plant Species List 6 Stonegate Property . CD Species Common Name Species Common Name m 5 a Coniferous Forest Community Riparian Forest Community(cont.) m Trees: Herbs: co Pseudostuga menziesii Douglas Fir Gaultheria Shallon salal Shrubs: Pteridium Aquilinum bracken fern Acer circinaturm Vine Maple Rubus laciniatus evergreen blackberry Sambucus racemosa Red elderberry Thuja plicata Western red cedar Tsuga heterophylla Western hemlock saplings Upland Grass Community Vaccinium parvifolium Red Huckleberry Shrub: Physocarpus capitatus Pacific ninebark Salix sp Willow Oemleria cerasiformis Indian Plum Spiraea douglasii Douglas'spirea Cornus stolonifera Red-osier Dogwood Alnus rubra Red Alder Herbs: Cornus stolonifera Red-Osier Dogwood Polystichum munitum Swordfern Herbs: Berberis nervosa Oregon grape Poa pratensis Kentucky bluegrass Gaultheria shallon Salal Dactylis glomerata Orchard grass Rubus laciniatus Evergreen Blackberry Agrostis tenuis Colonial Bentgrass Pteridium aquilinum Bracken fern Agropyron repens Quackgrass Fragaria sp Strawberry Trofolium repens White clover Galium aparine Catchweed bedstraw Cirsium arvense Canada thistle Linnaea borealis Twinflower Ranunculus acris Meadow buttercup Riparian Forest Community Wetland Community IVTrees: Herbs: CO Pseudotsuga Menziesii Douglas Fir Phalaris arundinacea Reed canarygrass Thuja plicata Western red cedar Juncus ettusus Soft rush Alnus rubra Red Alder Ranunculus repens Creeping buttercup Populus balsamifera Black cottonwood Veronica sp Speedwell Malus fusca Pacific Crabapple Gnaphalium palustre Lowland cudweed Shrubs: Agrostis sp Bentgrass Red elderberry Lysichitum americanum Skunk cabbage Acer circinatum Vine Maple Trifolium repens White clover Rosa sp Rose Poa pratensis Kentucky bluegrass Salix scouleriana Scouter willow Plantage sp Plantain • I'• The Washington State Department of Wildlife Natural Heritage Data System reported no documented occurrences of priority species on-site. According to IGng County Wetland Inventory, wintering bald , eagles may potentially occur in the vicinity of May Creek and adjacent wetland. Because eagle often depend on dead or weakened prey, spawned salmon are often an important food source for wintering eagles in western Washington. Since a portion of May Creek occur on-site and bald eagles are likely to occupy this habitat during salmon spawning season, bald eagles could at times occur on-site. However, considering the presence of numerous residences and roads in the vicinity, such potential for eagle presence would likely be'infrequent and of short duration during feeding and perching activities. No eagle use including perching, roosting or nesting has been documented on- site. A list of species which could potentially occupy the site has been detailed in Appendix E of the DEIS. II Fisheries Habitat. The Class 3 stream is a second-order stream, with its headwaters in a wetland depression near SR 900 and its mouth at May Creek. This Class 3 stream flows north through a broad ravine receiving groundwater seepage and surface water flow as it drains the surrounding ridge slopes. The lower two-thirds of the stream, which is predominantly on-site is relatively flat (1- 2% slope)i, while the upper on-third which is;off site, is steeper (6-7% slope). The majority of the habitat in the lower section consisted of low gradient riffles and glides due to the relatively flat bottom and low velocity. The majority of the pool quality in this area was of low value due to shallow depth and lack of cover. The only high quality cover was provided by plunge pools downstream of two road culverts, and by woody debris in the channel. Photographic documentation of the stream habitat in contained in Appendix E of the DEIS. The Class 3 stream was surveyed (by electroshock samplinq)Ifor the presence of fish on March 30, 1992. The fish were not found on the upper reach of the Class 13 stream. A raised culvert under;a driveway was identified as limiting their upstream movement. There weie three areas in the lower on-site section of the stream in which the channel was unconfined by dredging. In these areas the stream was braided into multiple channels with shallow pools win a wide swath. The majority of habitat in these area consisted of secondary channel pools, dammed pools, and glides. At the confluence of the stream with May Creek the water sheet flows through an emergent marsh wetland,without a defined channel to allow fish migration. The Catalogue of Washington Streams and Salmon Utilization list this stream as a tributary to May Creek and indicates no salmon usage (WDF; 1975). No fish of any species were observed during the survey. Electroshocks verified the lack of fish use in this system. The lack of small gravels and high sift content would inhibit salmon from spawning in the stream. The shallow water depth, intermittent flow and lack of deep pools would provide inadequate rearing areas for fry. This tributary II would be classified as a Class 3 intermittent stream without salmonids, in accordance with King County criteria. The primary value of the stream is for natural surface conveyance and hydrology support to the two on-site wetlands. May Creek is listed as a Class 2 stream (with salmonids)from its mouth in south Lake Washington to I the outlet 'of Lake Kathleen. Further information on May Creek is contained in the Water section of this EIS. The sift dominated substrate of the stream provide marginal habitat for aquatic invertebrates. The lack of large gravels and cobbles to anchor the invertebrates possibly reduced their population. The only invertebrates observed were caddis fly larvae and water striders. I Stonegate Final EIS 29 Impacts The Proposal: Short-term impacts are generally associated with the construction phase of development. Site construction could potentially create accelerated soil erosion and possible sedimentation of the wetlands and streams. Noise and other temporary human disturbances from construction activities may affect wildlife present on-site. Development would reduce the acreage and reduce the value of the plant communities. The Proposal will result in the elimination of between 14.7 and 27.0 acres of on-site vegetation. Development of lots will impact all vegetation occurring in the roads and utility easements totaling 5.9 acres. Between 8.8 and 21.1 acres of vegetation impact will occur on the proposed lots depending on the extent of lot clearing and landscaping conducted by the building contractor(s). Construction of streets, storm system, and other utilities within the right-of-way would impact 3.5 acres of the coniferous forest community. Assuming 7,250 square feet is required for a home, landscaping and drainfield, between 7.6 and 18.5 acres of coniferous forest could be affected by lot development. Street construction, detention pond and other utility construction within the right-of- way will impact 2.4 acres of upland grass community. Lot construction would impact an additional between 1.1 and 2.6 acres of upland grass community. The 0.07 acre wetland community will be impacted from construction of the proposed access road. Site development will narrow this peninsula of the corridor leading to May Creek Park. Removal of the coniferous community on-site will result in dispersal or death of wildlife associated with this habitat. The small forested area south of the site will also be isolated from this corridor connection. This is likely to be only temporary since the southern forested area is proposed for development. Because, the entire coniferous community currently experiences frequent human disturbance and provides low plant species and structural diversity, the wildlife species most likely to be affected are common forest dwelling species that adapt well to nearby human activity. Impacts to the upland grass community are expected to be minimal because this community has experienced much disturbance from grazing and other human induced disturbances. Small ubiquitous species, such as mice, voles, moles and garter snakes are most likely to be affected. Loss to this habitat would also mean a reduction in feeding habitat for raptors and other predators. The small area of wetland (0.07 acres) to be impacted has been disturbed and is dominated by invasive reed canarygrass. This wetland covers a small area providing low habitat diversity. Thus, it is considered low value as wildlife habitat. Potential impacts to wildlife from loss of this wetland are considered to be negligible. Wildlife habitat retained under the Proposal will include the 6.0 acres of on-site wetland adjacent to May Creek, 3.9 acres of upland grass community including the wetland buffer and three open space tracts, and 1.3 acres of riparian woodland. A 0.03 acre portion of the riparian woodland will be impacted by a 30-foot wide access road that will cross the Class 3 stream and adjacent 50 foot buffer to provide access to two lots. The riparian woodland will have adjacent lots on both sides of 700 feet of its 1,200 foot length on-site. The proximity to potential human activity and domestic animals will undoubtedly reduce wildlife occurrence in this community. Birds most tolerant to disturbance are most likely species to thrive after development. The remaining wildlife currently inhabiting the riparian woodland will likely be either less abundant or displaced entirely from this habitat. Stonegate Final EIS 30 Raptor and other predatory activity in the preserved upland grass community is expected to be reduced due to disturbance from human and domestic animal activity. These same disturbances are likely to reduce the potential for bald eagle activity on-site in the wetland although the 100 foot wetland puffer may lessen these affects. Affects of disturbance to other wildlife inhabiting these ' preserved areas are expected to be minimal. No fisherlies impact will occur in the Class,3 stream because no fish were found to inhabit this stream. Impacts to the Class 3 stream could potentially affect fish in May Creek. Short-term impacts to May Creek during the construction phase may occur during culvert replacement and grading at two road crossings on the Class 3 stream, thus transporting sediment downstream to May Creek. There will be minimal impacts to May Creek from increased storm water runoff from roofs, driveways, and roads because the majority of storm water will be piped to the • detention pond. The changes in drainage patterns would result in potential changes to the hydrology of the streams and drainageways. The water quality of runoff in the detention pond is anticipated to be marginally degraded due to oils, heavy metals, fertilizers, etc. originating from the homes. The runoff entering the wetland and May Creek would have improved water quality because of biofiltration. This alternative would result in the permanent displacement of most of the site's existing fauna, would discourage wildlife recolonization and result in local decline in wildlife abundance (numbers of individuals) and local declines in species diversity (numbers of species).The addition of human and domestic animals on the site will increase the urban noise and activity, which will decrease the desirability and use of the site by wildlife. There will also likely be a decrease in native vegetation as yards are landscaped. Alternative 1: Increased Storm Detention and Increased Class 3 Stream Buffer. This alternative uses the same subdivision l plan but with retention/detention facilities capable of releasing the post-development 100 year flow at 70% of the pre-development 2 year flow rate. Enlargement of the detention facility within the domestic grass community at the northwest corner of the site will not impact any more forested, riparian or wetland habitat than the Proposal. This alternative will have less of an impact on the May Creek fisheries habitat than the Proposal, due to decreased discharge from the detention facility during storm events. The increased detention of storm water will cause less erosion, sedimentation, and water quality impacts in May Creek than the Proposal The retention of the existing coniferous forest within 15 feet of the Class 3 stream buffer increasing the width of undisturbed vegetation to 80 feet. However, a 30 foot wide access road will cross this native vegetation preserve. Some vegetation removal will be necessary in the immediate vicinity of this access road. The increased Class 3 stream buffer would result in the preservation of 0.6 acres of coniferous forest habitat. This addition of coniferous forest would maintain more habitat diversity than would the Proposal,thus a wider range;of species are likely to utilize this area. This additional habitat retention would also likely reduce th'e level of disturbance to the riparian corridor from the new development. This alternative would,provide permanent protection for this area where the ' '-- Proposal would not. Proportionately less impact to coniferous dependent wildlife would occur under this alternative than the Proposal. All other vegetative communities and related wildlife impacts would generally be the same as the Proposal. Stonegate Final EIS 31 • Alternative 2: No Action. The No Action Alternative would leave the site in its existing state. No additional impacts would occur under this alternative. It is possible that some of the existing vegetation could be removed. Up to 5,000 board feet of timber could be harvested on-site without a permit. Considering the size of trees in the on-site coniferous forest, 5,000 board feet would be provided by approximately 0.1 acre of forest. Native growth protection easements along streams and wetlands will remain unrecorded under the No Action alternative. Mitigating Measures Avoidance and reduction of permanent impacts have occurred with site plan development.The focus of the mitigation is directed at preservation and enhancement of the most valuable habitat areas on- site. These areas include the Class 1 wetland and riparian corridor. The riparian woodland community and the Class 1 wetland have been designed into open space to avoid impacts. A. portion of the upland grass community has also been designed into open space with subsequent impact accedence. Only wetland B (0.07 acres) is proposed to be filled. Mitigating measures which would reduce impact to minimal levels and are included as part of the Proposal or Alternative 1 are listed below: 1. Mitigation for impacts to Wetland B and the loss of coniferous forest community would be provided in five open space tracts. These tracts contain the riparian forest community, the upland grass community and the Class 1 wetland (Tracts A, B, C, D and E). (See Figure 2 & 11) a. The riparian woodland community would be enhanced by supplemental plantings to increase the quality and quantity of the vegetation. The forested riparian area along the banks of the Class 3 stream would be enhanced by supplemental plantings to increase the quality and quantity of cover. The species provided would include: Western red cedar, Western hemlock, Black cottonwood, Willow, Paper birch, Dogwood, Rose,Thimbleberry,Current, Ninebark,and Elderberry. (See Figure 11) b. Enhancement within Tract B and C adjacent to the coniferous forest includes a dispersed planting of native trees and shrubs to establish an open forest component. The goal is to re-establish a more complex forested area with clusters of trees and shrubs and openings to provided views and passive recreational opportunities. c. Enhancement of Tract D will include enhancement of the upland grass community with trees and shrubs to increase habitat diversity. 2. Enhancement of the Class 1 wetland (Wetland A) is proposed as compensation for fill of 0.07 acres of Wetland B. a. Enhancement would consist of clustered plantings of native wetland shrubs and trees that would increase the biologic habitat of this area, as well as, increase aesthetic appeal. Total planted area would be 0.21 acres. The plantings would be along May Creek so that growth over the years would add shading and soil stability to this fisheries stream. Stonegate Final EIS 32 IL b. A dense planting of shrubs is proposed to enhance the wetland buffer along the adjacent Class 1 wetland. A tree component would be planted where permitted. The goal is to establish a dense buffer that would minimize encroachment into the wetland and would increase edge habitat values. 3. Use of standard construction practices and erosion control features can reduce and possibly avoid erosion, sedimentation and other short-term impacts to wetland. These measures include hydromulch on all bare ground, erecting sediment control fencing along all clearing lines and providing temporary detention ponds and hay bales in utility trenches for trapping suspended sediment. Specifically sediment control fencing will be placed around the outer edge of all proposed wetland buffers and open space areas. Construction during drier weather would minimize soil compaction and erosion. 4. To protect sensitive area from disturbance from construction activities, sensitive areas must IS marked in a highly visible manner prior to construction. These areas must remain marked _ t roughout the duration of the project. 5. The sensitive area tract boundaries will be marked with permanent survey stakes. Prior to final approval of on-site construction activities,sensitive areas will be marked with permanent signs as per King County BALD specifications. 6. 1itigation for two road crossings (at the entry road and access road to lots 52 and 53) would involve replacing one undersized circular culvert with larger bottomless arch culverts to create a natural streambed instead of scoured plunge pools. This culvert would increase the f ood-carrying capacity of the stream and serve a multiple use for road crossing. 7. All construction activities within the stream channel for road crossings would be conducted during the summer low flow period to avoid disturbance. Other potential mitigation for impacts to plants and animals could include: o The applicant shall file a set of Covenants, Conditions and Restrictions (CC&R's) concurrent with the final plat. The CC&R's shall incorporate an Architectural Control Committee (ACC) for the specific purpose of reviewing and maintaining the integrity of the development. Proposed lot clearing plans must be approved by the ACC. o Lot clearing limitations will include the cutting of no trees (with the exception of red alder) Over eight inches in diameter at breast height (dbh) outside the buildingfootprint without 9 9 P prior approval of the ACC. Hazard.trees confirmed by a professional forester and trees obstructing views may be removed or pruned following authorization by the ACC. o A conceptual tree retention plan be prepared for County review and approval. This plan shall provide direction on the intent to preserve designated tree retention areas, similar to the Concept as shown for the Increased Class 3 Stream Buffer (See Figure 3b.) o The addition of the preservation of 01.6 acres (15 buffer on each side of the stream corridor)Of coniferous forest along the Class 3 stream buffer. o The Class 3 wetland and a 25 foot buffer could be preserved or recreated elsewhere on-site. The implementation of this mitigation would place lots 1,2 and 3 closer to the wetland buffer (and floodplain) or would reduce their size or eliminate them (if there is not enough room for the house and septic system). Stonegate Final EIS 33 • FIGURE 11 Conceptual Mitigation Stonegate Property WETLAND ENHANCEMENT ENHANCE WETLAND'A'WITH 7.850 S.F.OF WETLAND MITIGATION USING WETLAND TREES AND SHRUBS (Willow,Alder,Black Cottonwood,Western Red Cedar, _ Salmonberry,Ninebark,Red-Osier Dogwood) ` /4e/A AVE SE RIPARIAN WOODLAND COMMUNITY ENHANCEMENT L sl__J l I' , • r �"�L3wwt,fy��e,v�<,.,aa t�,b•�`�>.,;, �'�:'�z`�;�^ `�. i<.�I '. ENHANCE PERIMETER OF CORRIDOR WITH f'ZSS'-0 s',:"4.,:"* F'" rA,t,? ✓ SUPPLEMENTARY PLANTINGS D 1I `, r'znsq,sc; ;fr:. ;, 9::1: ;; ^; (Western Red Ceda r,,Western Hemlock,Black Cottonwood,Willow,Paper Birch, Dogwood,Rose,Thimbleber Currant,Ninebark Elderberry,Salmonberry) err ' : s ':sti e0f,'- <: ''-? + I I I I Z'',' .a d S .'y< �. �• , --- UPLAND GRASS I —L J��i r.1. ���'x' '" ,, rcv e COMMUNITY ENHANCEMENT rare AVE se bi 'Q � ¢.a,-AlR,t,, r ° ;<`. +1 b' Z OPENSPACE T ical or 7 [ L; � �: �` y'.'..�£ ,; ,�r'�jr'','.;. ..�' 4}�. :.`; .; r' a.• (YP ) I `�`�• 1 ., I e. t`tt Y d' �T ` ,� ;^". ivy;u�`.; �'.;•• �` re Ao-_ n_ •� IC I n" fe t ag'•6 i �€`'��a°T.'`i�:ig: Z :. a Y;: y.:;�c 3, 3 's� \- FW'.'rP.'tj?^:lr.. , I ••._. '-_ _ - _ ''t•— gggggyyyyy,,1,,, '.:A.%V•1: 3:cF .:}f A,., 1 d,., 1'•.[::: �� '�:<,5' • �, .E<A�� k;,t. ,+. .5•',}�?•ti.ir +.:'wt«.tlo� • 4 �..j •.::';.'.:: �'iy. '.� •• G ♦ =e'__ N" __ vg Nix, ,' / g?.t 1(5..x. •.'` 15,1 '$ • e ' _•_* `°';, $ �f .r M _ �" 3 fit• rr- •frs •5i•. `'• ••� 41 '° �l��rp, 42 4r �.. 07 A: coo, UPLAND GRASS COMMUNITY ENHANCEMENT ' .9 r\� 21.�. s �'��: g �, Buffer: -II -a 13,- ,.' 14 %\ . ,a':y ,-'z S. 'n. 4,* ENHANCE THE CHARACTER OF THE UPLAND GRASS COMMUNITY - •P. W ' \ • �' •3,1 0 �" "' WITH BUFFER PLANTS.INSTALL TREES IN AREAS OUTSIDE OF THE � is r �• f,,p _ fa POWER LINE RIGHT-OF-WAY.DENSE PLANTINGS TO CREATE c. s ` tz �� t5_, g " emu. `e �., 1M A A:::: m0P0sEE0PM ' �.,pace: .w c '° If 1- ° y_f.,, " 11 2G/� '' Po . SUPPLEMENTAL PLANTINGS WITH TREES AND SHRUBS '•• ,s -. S ,/ (7 ' rD ! +e' ' ' e �•n to , $ TO RECREATE A CLUSTERED OPEN FOREST. 1' a_ '"� (Western Red Cedar,Western Hemlock Black Cottonwood,Vine Maple, r "" ram' - - rroZ' r !as — _ Paper Birch,Dogwood Rose,Thimblebeny,Currant,Ninebark,Elderberry) �!���f�J�;;{5II-"„ . /� ,+a s'' r" r i o Leave dead trees (sna sc in the open space tracts,where the are not a threat to homes. o Place nesting boxes in the open space tracts. Any nest found on-site identified on the Department of Wildlife Priority Habitat Species list be preserved with a Native Growth it Protection Easement. I f o Provide street trees within the project per the King County Road Standards. I G Unavoidable Adverse Environmental Impacts As currently described, the Proposal would potentially eliminate between 14.7 and 27.0 acres of on- site vegetation. Mitigation for wildlife and wetland impacts would preserve a portion of the fauna and wetland area on the project site, but would not fully compensate for loss of natural habitats. Built Environment 1. LAND USE Affected Environment: The project site is located within a single family residential area. (See Figure 12) The 38.4 acre site contains one single family house, which is'located in the domestic grass area described in the previous chapter. The lowlands are fenced for grazing of horses. The forested portion of the site is undeveloped. It is used by nearby residents for walking trails. The site has three zoning designations -- SR 15,000, SC-P and G-5-P. The SR-15,000 zoning is located in the forested hillside area. (See Figure 13) The G-5-P zoning covers the northern portion of the site and extends to approximately 200 feet south of May Creek. Between the two zones is SC- P zoning Thus 22.9 acres are zoned SR-15,000, 7.5 acres are zoned G-5-P and 8.0 acres are zoned SC-P. The total number of units theoretically possible for the project site is 75 units, if I _ environmentally sensitive areas are not considered. I The SR 15,000 zone allows a density of one home per every 15,000 square feet. The SC-P zone allows one dwelling unit per acre with sensitive area protection through lot clustering. The G-5-P zone allows one dwelling unit per five acres. Other special provisions accompany the "P suffix" on the SC and G-5 zones. The west side of the project site is adjacent to the Renton City Limits and the single family residential development of Summerwind Division 2. (See Figure 12) Homes in the Summerwind development were built in 1990 and 1992 at a density of 5 to 6 dwelling units per acre. The lot sizes average between 7,200 to 8,000 square feet. It has public water and sewer, supplied by the City of Renton. Summerwind has several divisions which continue to be built. The City of Renton Zoning is R-1. The R-1 zone is a low-density single family zone that allows a maximum of 6 dwelling units per acre and a minimum lot size of 7,200 square feet. i Stonegate Final EIS 35 FIGURE.12 Surrounding Land Use Stonegate Property i. is "'al."' A.a .c , / MAY ���/�/VALLEY J c;=") `�`` • ROAD 11, ". MI MM.MI flMI itefr • • . Goy% 7 eZ rNEGATE ,. f ::1 [::• •fie I I l :o I 2 T I O •LEGEND I G U SingleFamily Re sidential .I Rural Residential a ........... ................ . .. ...:„..,.....,....:.:... :..,....„..,..:.:.,.:......:.....,.. A , ., ::,....,„:::::.,,„„„::,:.,.,::,,,,k,...., s..,...„:„Reiv;::g.:,:::::, 4' Commercial :� o �;:::�;;:':•...v = Park :::::.. 2 City of Renton Boundary • nR 11 II FIGURE 13 Existing Zoning • Stonegate Property 1 . III)4 >ir.,••• • R . • 0 SC -•P w j I May vane v SR-1 Oat . SC—P ,. ... 7- 7—.14 ;�% �d. I 7... STONEGATE , /� •r •M i G-5-1 '` SR-15000 S .-fir ., ..1 v.s:_.-,41 ki...ii:::.::.:.11§... -.".:...•-a....-:.::..i.:-:.k:.:.,...:•:,.!:::. .:.....::. s i Ak Al. ' : ... . .....e.::xil:::;;'".•:.:;:::::;:.":7:::.T.:::::...::::::::: ::::."!''6:: :::;;.'lii:::;.:.:::1 1 .1 Ai- `7ixS i �9 S f il f ' " 9 1. �S a9vah . ":te ~: /, S ,. lI n • t : , 1---i)- f I ,+ 1sT !...:.:-i•:-,.•;1:::::: :::-:: ........-•0.7,1 b� if • f, �. ; ';.ram'. SE II6 I `: ?` • ri.5:'.50 :• :::,•::: ::: : :: :: : SR-i o®® K t 1 f 37 Adjacent to the project site at the southeast corner is a May Valley Co-op Community, a subdivision of 23 lots. (See Figure 12) It contains a mix of older homes, mobile homes, barns and other outbuildings. The lots average 15,250 square feet. The zoning for this development is SR-15,000. (See Figure 13) The forested portion of the project site was previously owned by the May Valley Co- op Community. North,south and east of the site the land is mixed with undeveloped and developed parcels ranging in size from 10 acres to 15,000 square feet. Many of the lots are one acre or greater. The area is unsewered. The properties east along the May Creek corridor are zoned G-5-P. (See Figure 12) The balance of the residential area adjacent to the site on the north and east is zoned SC-P. (See Figure 13) SR 15,000 zoning is located on the lands south of the site. On the East Renton Plateau,substantial residential development has taken place. There is a definite contrast between the suburban character of the East Renton plateau and the rural edge of May Valley. (See Figure 12) Between 1980 and 1990, population in the Newcastle planning area grew by 14,290 residents to a total of 80,000,an increase of 23 percent and a 6.3 percent increase of all King County growth. The 47 square mile Newcastle planning area includes parts of three King County cities -- Bellevue, Issaquah, and Renton. The 519 residential units permitted in unincorporated portions of the Newcastle planning area in 1990 marked the eighth consecutive year that the number exceeded 500 units (ling County, 1991). The one mile section of unincorporated King County land which includes the site, is predominantly a single family residential area. In 1990, only one building permit for one single family house was issued in this section. Subdivision lots approved, within this same section in 1990, totaled 112 new lots. There is a proposed single family subdivision of 124 lots on 124 acres located one-quarter mile northwest of the Stonegate site. Located at the northeast corner of May Valley Road and Coal Creek Parkway,the site contains some 50% slopes, 2 streams and 11 wetlands within its boundaries. The property is zoned SR-15,000 and SC-P. The proposed development, named White Gate, is on hold pending the outcome an appeal to King County Superior Court on the Determination of Significance required by King County Zoning and Subdivision Hearing Examiner. Another new short subdivision of 2.12 acres into 4 lots is proposed for property located directly south of the Stonegate project site. The southern boundary of a proposed new city is directly north of the project site. (See Figure 14). In the summer of 1991, an incorporation petition was filed with the King County Boundary Review Board. Two local citizen groups, Newport Hills Now! and Citizens for a Coal Creek Community Study, are represented on the Notice of Intention to incorporate. The proposed new city was to be located to the south of 1-90 and east of 1-405, including Factoria, Newport Hills and areas to the south and southeast. Five separate annexations to the City of Bellevue which lie within the proposed incorporation boundaries. Two have been annexed into Bellevue, and two others are to heard by the BRB. As a result the annexations have reduced the incorporation area. (See Figure 14). The project site is also totally within the city of Renton sphere of influence, as delineated in the sphere of influence agreement concluded between Bellevue, Renton and Issaquah in 1979. (See Figure 15). In the agreement the cities acknowledged the need for long range planning to avoid disputes between the various cities as to the future annexations or extension of city services. The site has recently been desinated within the City's Tentative Growth Area boundary and could potentially be annexed to the City of Renton within the next 20-year planning cycle ending in 2010 (See Appendix A of FEIS). 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I �/ + , 'cck • Annexation to 7, (tr - {��' -... -F • • J p .ANC:r' -.'i .-w I ' •II ' Bellevue 1, 1.1 ••!:-._,.-,-;.,,- •. • _• . rrwgl,• 1,-1) t. pf'.• Du, 1 , f�f- ,.. sr - 1 . - , •••••4 22— SL- �LZQj( , ' `. _ d'r. --\- z LLI� 1 1v3 -• - • cp• Jr.._.IN Ir =r , �,4, i:a♦/F N+!IIIt0113^r, „ ,../, • a� GicsE yyll�sn (.e F r \ ♦/i 4• F L`, .o Sri �' f�,:a- •••i " i• \ ,�, •! v s, 0 �1 11,1 r Po,r x 4•l,.Y,s ,nCa V�. i N O��u jI,.ya:FA. . a ! ♦'r /•,,a`to'. •�S(`° i; _- ...-. _ • Hazel rood ',', •., ., 4\, •3r< � '; .a-s:__ f;-' `'l-re �- g: ><Z ' �L a - a.7. 111 --- •1. zr--SrT�.,., a•'� -S`' t7-Y,s — • e• -b,_ _ -' • • 4. • r SE• ' ST wx v'ryya-,l 'c�'v.. M yg .. / e_1 \^ - i sr se b W l F oc3 �.` wI Lr �'� Y _• - 1 -ham -•:r 7[.i c- f1 ,x�P Iu3% -•eIa Lf. o+o�\ �,tS• JI\a_9 � i In krnsW"u,Y��II I�'. x�`k' -h �_ 4SI Newcastle —° Yu CREfk�� 1 - --- •-� ��i �I 'R8•tr•s-„-'i r•P �Txoo --27-- — a�26 -I- tA 33. ,q,•,r00! Sr jS �I �• -.-_ 'r ,h • r \` Coal Creak `" a:r1y I o .eT•;:,ry sc +s n. r I.z A• TGOO .., ...r , - - �'` 1 Lake Bo� � Hi,, v.. \� Icing Co P. S _`ate_ ° \- -f•,134 I ' ' • I Y; Newport Hills ,� • I. - l r - _ ,\ 1 t. IncorporationArea -4, %`\• T• «_r a.l• •\Q°< . it��`�• 8400 � t. ...impa it �CoT``. se- .., .. ; . i • A \ 1 87 5- -I . ',, n'• T 6°"- II- I 1 . \ . t Y !Sr w • N„ '.\ Av n / 1.1(� .i 1� '��-� /7��-v.co...,,,„:„..,..„ems- � r +e`mybele� may` •• •�,„o�r �+ i�f h 1.... . I/�►-.•••, • �° ..1�r, >�f' c I 95 ;>" MAY ' 'Et.,, rJ 1 27 .!Till f:' M 1 K00 % L.— — _ - + [r It4146.l, 1,4 n P, sL .:.�• ri 4 \\. I ►_�;., ; '_.. : lei;�;. Project Site .,,,„..! •s rt `+q ,�z f a \ J • Ot T Nr 5p f +16t"`�`•'>`�oc�iT \.. .. 1jE(LL_IJ E _.__ C J .' '+ '� r,• :SLlQ2JSr -\1 II 39 1 . . 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BELLEVIJE g ------Is1 •0 ., ..,.„,,,, • 111 N '"--- ........„ May•-:,Iil Pines • NeWcasti 6 . 1- ----\ .:,,i;!' n - • I , . :.. sE.p.I.L.,,..::::: .....•..:....•,C0 •,:.:.,4Q1:.q I i'vE‘111 C4wA:?L..: :". el: 900 Ccx)3' ...•••,...,..,.., :' : , OA. Boren :'••••"';:s'' T. . ISSAQUAH . . „...,..- , I ,/,..„ -i I i , , ,, ... COAL 4. -,:. . ......440..... 40 4 ii ai 01/ .. . .-....," Project Site->' ,.....,..:,::• ,,.. .., :.'.:-..... 3 wr I _ I -4. Coalfield 4,- 900V 4,:...;,-.... • . •••...,•.: ,s.„.,.. RENTON ...,.... A ,„„„.„..... \ LIJ W CO = 0 i-- I-- "( 1 Lii 9. a. c0 • Cri i— c0 .‘r ,- i-- (.0 v- co li<lp, •" . 0!.... • J41/: • SE. ., 128TH ST. .i6 A' . • ui 1+J = co 444H D \ C)gTI00..., Renton i_. .3 to j 3RD Lake ?s: ti < . • :::1 • 169 1.- . Kathleen , = co •• 1 .7. )-- 0 Lau 2 - mili Cedar • Ro. U McD Id ; 0... Maplewood • .1.,---'),.F.i',.::•.40,- JONES ;.:.•;.::......., __..... .--. b 2. / 40 i i i I In 1990 the Stonegate applicant, along with other adjacent property owners petitioned the City of ' Renton for annexation. The annexation request included 45 parcels totalling 88.52 acres of land. ;!, The petition was reviewed by the City. The;Staff made a recommendation to accept the petition for annexation. The City Council elected to deny the proposed annexation petition, indicating they did , ' not cons' er timing of the annexation appropriate. Relationship to Plans and Policies Newcastle Community Plan (1983). The site is situated in the western half of the Newcastle Community Plan area, and is within both the East Renton plateau and May Valley subareas. The Newcastle Community Plan map designates,the site as 1 unit per 5 acres in the May Creek corridor (G-5-P zone), 1 unit per acre - clustered, 'south of the May Creek corridor (SC-P zone), and a combination of 2 to 3 units per acre and natural resource/timber (all in SR 15,000 zone) on the balance of the site. When the Newcastle Plan was prepared, the hillside parcel was under current use (open space)taxation,so the Newcastle Plan map identified it as such. I Adjacent properties to the north, within the May Creek corridor, and west of 148th Ave SE are -- designated one unit per acre, clustered. Properties east of 148th Ave SE within the May Creek corridor are designated Single-family, one Unit per five acres and Single-family, one unit per acre, clustered. 1 Much of the Newcastle Plan focuses on the"creation of villages on Cougar.Mountain. However, the policies and goals identified for the May Valley area emphasize the protection of the environmentally sensitive areas and the need to retain May Valley's rural character (Policy N-7). The G-5-P and SC-P zoning ire the means to implement that policy. Within the East Renton Plateau subarea, new residential development is to retain character consistent with existing development and level of services (Policy N-5). The SR 15,000 zoning'is the means to implement that policy. Additional policies that relate to surface ;water and drainage provide guidance for potential developnent of the project site. The policies state that developments should not cause flooding, erosion, sedimentation or degradation of water quality and habitat problems elsewhere in the system. Specifically, Policy N-38 states that runoff from steep slopes should be routed so that it �I does not cause gully erosion or large scale sliding of hillsides. Streams and wetlands also get special policy emphasis in the Newcastle Plan. Policy N-39 states new development adjacent to streams should preserve an undisturbed corridor to maintain the natural I'ydraulic and habitat functions of the stream. The plan establishes stream corridor guidelines for how that policy is implemented. Policy N-40 emphasizes that stream channels should not be placed in culverts unless absolutely;necessary for property access. Policy N-46 states the floodplain and floodplain storage of May Creek is to be preserved. The project site is located outside of the local service area for sewers according to the Newcastle Plan. Ori-site sewage systems are considered a permanent wastewater solutions for this area(Policy N-55). This policy contradicts with new land use policies adopted by the City of Renton. (See further discussion of Renton Comprehensive Plan Interim Land Use Element.) 1 I Policy N-61 emphasize transportation operational improvements to efficiently utilize the existing road ,i system. Policy N-64 states traffic generated by new development should be safe and not reduce the level of service to an unacceptable level. The Newcastle Plan placed special "P suffix"conditions on the zoning of the project site (G-5-P and 1, SC-P). There is no development proposed in the G-5-P portion of the site. The "P suffix" conditions I Stonegate Final IS 41 I , would apply if there was development proposed. The SC-P "P suffix"conditions state: (on page 186 of the Newcastle Plant "S-R to SC-P This zoning change established a maximum density of one house per acre with lot clustering, and it implements Newcastle Plan policies N-7 and N-10. Also, see the discussion of Single Family Development at One Unit per Acre, Clustered under the May VallelSubarea on pp.20-21. The P-suffix condition requires that when lot clustering occurs in the SC zone, the reserve tract should be dedicated or reserved as permanent open space rather than set aside for future re-subdivision. For further information see the discussion of the P-suffix in the SC zone,on p.57.` The SC-P suffix zoning conditions are met by the Stonegate development by clustering lots and placing in permanent open space the remaining portion of the SC-P zoned area. The SC-P portion of the site contains seven lots on eight acres with at least 50% in open space. The Proposed Action is in compliance with the P-suffix conditions. IGng County Comprehensive Plan (1985). The 1985 Comprehensive Plan is the general policy document guiding growth and development in King County. The Comprehensive Plan gives two designations to the project site. In the May Creek corridor (the valley lowland) the designation is Rural. The upland portion of the site (corresponding to the zoning of SC-P and SR 15,000 designation) is Urban. (See Figure 16) The 1985 plan consists of goals, a plan concept, a comprehensive plan map and land use policies. Urban areas are where most new housing and jobs will locate and where most public spending for facilities, services and open space will be focused, to assure liveability and efficiency. Residential development within urban areas is to provide a range of housing types with a variety of densities based on landforms, environmental suitability and availability of facilities and services (Policy PC- 102). The protection of environmental features and preservation of open space is stressed in the policies. Environmentally sensitive areas are to be protected by regulations, development incentives or purchase of land or easements. When environmentally sensitive features are discovered through technical review of a development proposal, protection of the sensitive features should be factored into site planning (Policy E-302). The water quality of the county's lakes,streams, rivers,wetlands and aquifers is to be protected and enhanced (Policy E-311). The water resources should be managed for multiple uses -- including recreation, fish and wildlife, flood protection, erosion control, water supply, energy production and open space (Policy E-312). The Plan further identifies that the most direct and effective approach to protect water quality is to control the amount and quality of surface water runoff. New development should not increase peak stormwater runoff. Water quality and natural drainage systems should be protected by controlling quality and quantity of stormwater runoff (Policy E-317). Construction practices should be designed to minimize erosion and sedimentation during and after construction (Policy E-318). Stonegate Final EIS 42 , . 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"-::::::.::,.......::„...:.:•:.::•:::::-.: ::.... :.".:..,.:•::::• :::.:.:::.:.::.::.:::: •::::.::.-i:.:•::-:-1 ,.......:..:-.:......:.:i..i..i.....:-::-:.:...::::...... ...i.::i..-..•'•:.:•••••••'•••:.:..:•::i•:.••••:.a:.:::::::::?::::::.::: ,::,1.2:::•:::: ::::.:::::::::::::::H:.::::.:'••••:•••.•..i.:..••••......:•:::,::::•••::::•:::::::....:':•"• •••:::::•:.••:•••:'::•::••• •••• •••••• • .::::::*::•••:.:..:.:::•••::.i.)::.:::-:••!:.•i•-•'.-......::•:::•:::.:!i'.:.!••;.••••::: :::::::gi :.!••••:c.:i'.:.:•.:::•'•::-.:-..•••••'::•••••'•••:.; • •• ••••: • 43 I, Streams are also identified for special protection. New development adjacent to streams should preserve an undisturbed corridor wide enough to maintain natural functions (Policy E-322). Similarly, new development adjacent to a Unique Outstanding or Significant wetland should preserve or enhance the wetland and provide an undisturbed buffer around it to protect its natural functions (Policy E-329). As is the case for the project site,the comprehensive plan states that 100 year floodplains should be protected by restricting residential developments to rural residential densities and by locating roads and structures above the 100-year flood level (Policy E-334). IGnq County Urban Growth Boundary. As a requirement of the Growth Management Act (GMA) the King County Growth Management Planning Council (GMPC) identified Urban and Rural areas in King County. However, three areas of unincorporated King County east of the City of Renton were designated as Technical Review Areas. Several outstanding technical issues prevented the GMPC from making a final recommendation earlier this year. The SC-P portion of the Stonegate site was within the R-2 Technical Review Areas. The GMPC recommended that it retain the Urban designation. The SR-15.000 portion of the site was identified within the Urban boundary and the G-5- P was within the Rural BoundarL King County Zoning Code. Because the site contains three separate zoning designations (G-5- P, SC-P and SR 15,000)the development standards for each of these zones varies.The size of each zone and the number of lots proposed is as follows: Zone Total Area Lots Proposed G-5-P 7.5 acres 0 (1 du/5 ac) SC-P 8.0 acres 7 (1 du/ac clustered with 50%open space) SR-15000 22.9 acres 46 (2.9 du/ac) There are approximately 3.23 acres of roads, .09 acre of sensitive area, 1.01 acre of sensitive area buffer and .23 acre of open space within the SR-15000 zone. There are 1.1 acres of roads, .06 acre sensitive area, .90 acre of sensitive area buffer, 1.68 acres of open space and 1.55 acre of retention/detention facilities within the SC-P zone. The entire 7.5 acre area zone G-5-P is open space. The Proponent has not requested any density bonus for the sensitive areas and sensitive area buffers. About 30%of the site or 11.47 acres of open space (including sensitive areas and buffers) are provided in the plat. Specific density calculations based on King County standards will be developed by the Proponent and reviewed and approved by King County as part of the preliminary plat process. The open space located outside of the sensitive areas and sensitive area buffers will be common area open space for residents. The King County Code 19.38 requires reservation or dedication of land for open space or payment of a fee-in-lieu thereof for the portion of the Stonegate site zoned Stonegate Final EIS 44 • SR-15000. The applicant has elected to provide the fee-in-lieu of land dedication or reservation for - parks. King County General Sewerage Plan-Local Service Area. The local sewer service area boundary' does not include the project site, but is adjacent to it. The sewer service area was last revised when the plat of Summerwind was annexed into Renton and developed with city water and sewer. The sewer system within Summerwind requires pumping to reach the City's gravity lines. The sewer system for Summerwind was also sized so that someday it could connect the May Creek interceptor (planned by Metro). The May Creek interceptor is not in the Capital Improvement Plan for Metro, which covers improvement over the'next ten years. Sewer service is not expected to be extended along May Creek. a Renton Comprehensive Plan (Compendium 1986). The project site is located outside the Renton city limits, but is within the planning area of the Renton Comprehensive Plan.The 1986 Plan is undergoing revision. This section discusses the existing (1986 Plan) policies. The following section discusses the Draft Interim Land Use Element. The project site is situated within the Northeast Plan subarea. The land use designation is Single Family. Single family residential designated areas are intended for detached single family homes -- not exceeding a density of six units per gross acre--and related compatible low density uses. Detached single family dwellings or the utilization jof clustering, zero lot line, common wall or other contemporary construction and design techniques may be appropriate in these areas. The Comprehensive Plan states (Policy I.A.1) urban development should be permitted when it is compatible with the natural and human environment. Open space should be located through the City and incorporated as an integral part of all development (Policy I.C.1.). Similarly, areas or strips of open space should be retained and enhanced to serve as buffers, and desirable natural vegetation should be retained wherever possible (Policy I.C.5.). The policies also state that development should be designed to facilitate percolation and to minimize impermeable surface (Policy I.G.3.). Development should include appropriate design and/or equipment to ensure clean runoff(Policy I.G.4). Natural water bodies (i.e. May Creek) are to be preserved to minimize flood damage, protect wildlife habitats and enhance adjacent uses (excerpt of Water bodies Objective H). Land uses should not cause backwater or increase the velocity of water (Policy I.i.2). Land Development Objective III.A. states growth and development should occur in a timely and logical progression of the existing urban area to maximize the use of existing services. Development beyond the urban fringe should only be allowed where it is a consistent extension of urban services (Policy Il`.A.2). Vacant land surrounded by developed land should be given priority for development (Policy III.A.3). Land where adequate public utilities are available should be given priority for development(Policy III.A.4). Residential Goal IV. states that sound, viable neighborhoods should be created and/or maintained. Entry into neighborhoods by other than local traffic should be discouraged (Policy IV.A.7). I The Northeast Plan policies state that land use decisions within this area should be consistent with available transportation,community facilities and utilities (Northeast Renton Land Use Policy 1). Stonegate Final EIS 45 Renton Comprehensive Plan Interim Land Use Element (June 7, 1993) The Interim Policies have been prepared by the Renton Planning Commission as the policy framework for the Land Use Element of the Comprehensive Plan required by the Growth Management Act. The Interim Policies_ completed environmental review and were adopted on June 7,1993. The Land Use map of the Interim Land Use Element designates the project site.as Low Density Single Family(LSF). This is a large lot, low density single family residential classification which could be applied in areas with significant critical area designation. Density would be 1 dwelling unit per acre. A maximum of 38 lots would be allowed on the 38 acre site. The low density single family designation would_ preserve open space and natural resources, and protect environmentally sensitive areas by limiting_residential development in critical areas, areas identified as part of a city- wide or regional open space network, or agricultural lands within the City. To provide for more efficient development patterns and maximum preservation of open space, residential development may be clustered in rural residential areas. (See Appendix Al The other relevant Land Use policies identified by the City of Renton include: PolicLR-2.4:_ The City should encourage large lot single family development providing a more rural lifestyle in environmentally sensitive, habitat-valuable, or agriculturally resource laden areas. The City should discourage more intensive platting in these areas. This policy is to encourage lots at a preferred size of one unit per acre. The Stonegate project,would contain lots ranging from one-third to two-thirds of an acre. If the Stonegate subdivision were within the Renton city limits it would be inconsistent to the City's recently adopted policy because of the large lot requirement. However, it is not within the Renton city limits. The size of lots as proposed are in compliance with the County requirements and generally larger than the minimum lot size allowed under existing zoningi Low Density Single Family Objective R,5.0;Preserve open space and natural resources and protect environmentally sensitive areas by limiting residential development in critical areas,areas identified as part of a city-wide or regional wide open space network,or agricultural lands within the City. Policy R-5.1: Development densities should be limited to a minimum of 1 home per 10 acres to 1 home per 1 acre in Low-Density Single Family areas. This objective and policy again reinforce the concept of large lot development at the Stonegate site. The Stonegate proposal does partially meet the objective to limit residential development in critical areas by placing homesites outside the May Creek floodplain and wetland and the Class 3 stream corridor. The upland,forest portion of the site has not been identified as part of a region wide (or county-wide) open space network. (Under the heading of Existing Multi-Family Development) Policy R-9.3: Design standards should be applied that reflect present development patterns and are sensitive to unique features and differences among established neighborhoods. Standards should address, but not be limited to: 1) building height, width, and length; 2) fronts side and rear yard setbacks; 3) maximum lot coverage; 4) location of driveway, garages,parking areas; 5) number of garages and off-site parking spaces; 6) roofline•and 7) compatibility with adjacent uses; This policy is under the Multi-family District section of the Interim Land Use Element. It appears to conflict and would not apply to the Stonegate site because the site would be designated Low Density Residential if it were in the City of Renton. However, the •olic raises corn satabili issues which Stonegate Final EIS 46 ii • i I I, have been addressed in the design of the Stonegate proposal. The proposed lot size reflects the l dens f the May Valley Coop, its adjacent developent to the east. There is also rural develop mdeveloped areas even further east and north of the site. However, the SR-15,000 zone has similar height, setback standards to the adiacent low density single family uses. The CityIf Renton has indicated that annexation of the Stonegate area would be likely in the future. ,- Potential annexation area policies contained:in the Interim Land Use a Element of the Comprehensive Plan,support such annexations : Ob'ective AX-1.0: Support annexations of county areas which are urban in character, or are .ic._..21V served, by the City_due to;drainage basins, boundaries, and location of f aquifer recharge areas, community seperators,or environmental constraints;and. li I , Policy AX-1 2: The City should encourage annexation of all territory within the Urban Growth 1 Boundary. Specific annexation proposal should be evaluated against the annexation criteria outlined in Policy AX-1.4, j I- i The criteria contained in Policy AX-1.4 include:vacant lands subject to development pressure; lands -` which are available for urbanization under', county comprehensive plan, zoning and subdivision regulations; and aquifer recharge areas. j Impacts The Proposal: - The surrounding land use is all single family.residential. The land use impacts of the proposal focus primarily on whether the proposed density is compatible with the surrounding residential uses. ' The proposed development is designed at a density approximately half the density of the plat of ' SummerWind and at a similar density (2 dwelling units per acre) to the lots directly east in the May Valley Col-op Community. However, the majority of land to the north and east of the project site is developed at much lower densities, with lots of 5 acres or larger. The land to the south is currently -f develope0 with large tots. A new residential development is proposed just south of the project site. Four lots on 2.12 acres are proposed. That density is similar to the Proposal. Additional developable - land zoned SR-15,000 lies between the project site and SR 900 (Issaquah Renton Road) to the __ south. Within this area there is the development potential of 77 to 115 units of additional residential f development, based on the SR-15,000 zoning. Because of the zoning and comprehensive plan designation,this land to the south could be developed at similar densities to that of Stonegate. The developed portion of the plat would be within the "urban" boundary identified by King County. The May Valley Co-op is a transitional density between the urban densities of the Renton plateau and the rural May Valley. - The Proposal will contrast with development east of 148th Avenue SE,where lots vary from one half acre to fire acres or larger. The large forested stand of trees on the project site will be at least partially removed. It will appear that the urban development of the Renton plateau has extended to ? the valley edge. The density of the Proposal is in conformance with the policies of the Newcastle Community Plan. The May Creek corridor, Class 3 stream corridor and wetlands on the site will be set aside in their I own prot ctive corridor,as identified in the Newcastle Plan policies. 1 Stonegate Final EIS 47 The proposal is in conformance with the King County Comprehensive Plan (KCCP). The proposed density, and the clustering of units away from the sensitive areas are consistent with the KCCP policies that encourage residential development within urban designated areas to provide a range of housing types and variety of densities based on landforms, environmental constraints and availability of facilities and services. Most urban level services, particularly water, roads,fire, schools are available to this property. Public sewer is not available because the site is located outside of an approved sewer service area boundary. The density proposed is within the density allowed to be served by on-site sewage disposal systems. The soils (see Earth Section) will support the construction of septic systems. Other urban services (water, storm drainage, police, fire, and schools) are available and have the capacity to serve the proposed project. The Proposal is in conformance with the single family land use designation of and policies of the Renton Comprehensive Plan (Compendium 1986). The proposal provides open space, which is concentrated around and near sensitive areas. The proposed surface water drainage design utilizes infiltration and percolation techniques in addition to retention and detention. The May Creek floodplain and habitat along the creek would not be disturbed, and a Class 3 stream habitat is to be protected and enhanced. No additional flooding is expected from the development. Urban services (except sewers) are available. The site lies between two existing developments. The proposed development expands and maintains a sound, viable neighborhood. The traffic circulation discourages entry into the Renton neighborhood. The Proposal is not consistent with the Renton Interim Land Use Element policies and Revised Land Use Concept map. The development, as planned, is more dense than the 1 home per acre to 1 home per 10 acre density range identified for this site. The Proposal does meet Objective R-5.0 by limiting residential development in critical areas. The Proposal is somewhat clustered, but does not provide for maximum preservation of open space. The annexation policies of the Interim Land Use Element, now support annexation and extension of sewers to serve this site. If annexed to Renton, the extention of sewers to serve this site would be required because septic systems would not be allowed for new development within Aquifer Protection Area Zone 2. However,the land use policies for Low Density Single Family designation do not specifically support the extension of sewers to these Low Density Single Family areas. Low DensitLSingle Family areas are intended to provide a more rural lifestyle. A rural, low density development does not usually support the use of public sewers. There are policy conflicts between the desire to retain open space and low density development at the edge of Renton's city limits and the desire to have new development in the Aquifer Recharge Zone 2 area be dense enough to be efficiently served by sewers. A sewered plat is not proposed or possible when the DEIS was written and was not evaluated as a possible alternative. (See Renton comment letter, page 187). The County's and Renton's policies and plans support different densities and different levels of utility service at this site. The impact of the proposal is that it is in conflict with the newly adopted policy of Renton that new septic systems in the City of Renton not be allowed in Aquifer Protection Zone 2. Because the proposed subdivision is outside of the City's boundaries, it cannot regulate its development The Proposal will not have an adverse impact on the potential incorporation of the proposed City of Newport Hills. The development will be across May Valley Road from the new city, if incorporated. Stonegate Final EIS 48 Alternative 1: Increased Storm Detention and Increased Class 3 Buffer. The expansion of the storm detention pond will result in the loss of two lots, bringing the total to 51. The addition of buffering along the Class 3 stream would not change impacts on land use. The larger buffer along the steam would also provide additional transition between the new homes in the forested area from existing residences. The impacts on land use would be virtually identical to the Proposal. Alternative 1 would comply with the same plans and policies as the Proposal. Alternative 2: No Action. The site would remain largely undeveloped. Assuming that population, housing and employment growth continue in the area, the No Action Alternative could generally result in shifting development impacts to other areas or jurisdictions. Mitigating Measures The Proposal incorporates the following mitiglation measures related to land use. 1. Locating lots away from sensitive areas (May Creek, Class 3 stream and Class 1 wetland). The subdivision layout is designed to place lots outside of the sensitive areas (wetlands and streams) on the property. 2. ""Transitional"development containing lot sizes the larger than the urban development to the west and smaller than the rural development further north, east and south. Other potential mitigating measures would include the addition of the increased Class 3 stream buffer as identified in Alternative 2: o Providing the additional 15 foot buffer along the Class 3 stream,to enhance the "transitional" character of the Proposal. o Providing landscaping to screen the back of Lots 1 through 5. This is mitigation to soften the appearance of the development extending to May Valley. o Restriction on the plat entrance design so that it would not allow a major, urban-style "gateway"entrance. o Provide a fence along the south edge of the Class 1 wetland 100-foot buffer to discourage human intrusion. - j Unavoidable Adverse Impacts. Approximately 38 acres of largely undeveloped land would be converted to residential and open space uses, by the development of the site. The general character of the western edge of this Maple Valley area would be changed from partially developed to low density urban in nature. Stonegate Final rIS 49 2. TRANSPORTATION Affected Environment Road System. The Stonegate project is generally located south of SE May Valley Road, east of 144th Avenue SE, north of SE 104th Street and west of 148th Avenue SE. Figure 17 is a vicinity map showing the location of the site and the surrounding street network. The primary roads that will be used to access the site are May Valley Road, 148th Avenue SE, 136th Avenue SE (Coal Creek Parkway, Duvall Ave NE) and Sunset Boulevard (SR 900 . Emergency access is provided from SE ) 9 Y 104th Street by an easement running between Lots 28 and 29.. Project roads do not connect to the Plat of Summerwind. (See Figure 2) SE May Valley Road is a two lane road that is classified as a collector arterial. The posted speed limit is 35 miles per hour. 148th Avenue SE is a two lane road that connects May Valley Road with State Route 900 (SR 900). It is classified as a collector arterial, with a posted speed limit of 35 mile per hour. It is stop sign controlled at its intersections with SE May Valley Road and SR 900. The roadway is on rolling terrain in the vicinity of the project site. Consequently, site distance is slightly impaired for cars entering traffic on 148th Ave SE. 138th Avenue SE(Coal Creek Parkway, Duvall Avenue NE) is a two lane road over most of its length. This road lies within both unincorporated King County (as Coal Creek Parkway and 136th Avenue SE) and in the City of Renton (as Duvall Avenue NE). Where Duvall Avenue NE intersects with Sunset Blvd it widens to a 5 lanes. It is designated by King County as a principle arterial. The posted speed limit is 40 miles per hour. NE Sunset Blvd (SR 900) within the City of Renton is a five lane principle arterial. It serves as a connection between Renton and Issaquah. NE 20th Street (104th Street SE) is an undeveloped right-of-way situated at the southern end of the May Valley Co-op Community, west of 148th Avenue SE. A portion of this right-of-way has been vacated. Road alignments (access points) which were investigated for possible additional access to the proposed plat include: SE 99th Street,SE 100th Street,and SE 102nd Street. SE 99th Street is a long gravel driveway which provides access for four homes from 148th Avenue SE. The privately owned strip is 30 feet in width and includes a culvert crossing of the Class 3 stream at the eastern edge of the project site. SE 100th Street is a 50 foot right-of-way providing local access within the Newcastle Terrace subdivision,west of Stonegate. The right-of-way terminates in a cul-de-sac just west of the northwest corner of the project site. SE 102nd Street is a 320 foot long, 60 foot right-of-way which connects 148th Ave SE to 147th Ave SE (local access street for the May Valley Co-op community). It has no direct connection with the project site and is approximately 175 feet from the project site's eastern edge. Stonegate Final EIS 50 1 . FIGURE 17- Road NetworIi Stonegate Propert3 i 11 A �y , N 1 4` not to scale . Y' SE M a Y Volley Rd. 35 mph LEGEND q. O Traffic! (Control Signal a Ai Stop Sign Y E XX mph Posted; Speed Limit 'Fir) Approach Lane & Direction s • n. E ro / w II w ' i' '� � SE 100th St. cn p, it 1 > _L — _ 85 z v) J — a- ay 6 .: 1 f co o r? NE 23rd St. 1 S I SE 102nd St.`. / Y� i h 4> NE 21st St. 1 \ - j i z 1 1 I cwn it ( c a I Lu z — — NE 20th St. N Fire Access I 12 Sunset Blvd. SE . 41 T (SR 900) + f ' _IL Renton \f t * `�' IssaquQh ' ,i' Rd _ / 51 ' • TABLE 3 LEVELS OF SERVICE PM PEAK HOUR" STONEGATE PRELIMINARY PLAT PROJECTED 1994 PROJECTED 1994 WIO WI • INTERSECTION EXISTING PROJECT PROJECT i S.E. May Valley RdJ WB B B B Coal Creek Pkwy. S.E. (361) (319) (315) PM Peak Hour S.E. May Valley RdJ WB C D D Coal Creek Pkwy. S.E. (209) (145) (138) AM Peak Hour S.E. May Valley.RdJ NB A(2) A(2) A(2) 148th Ave. S.E. (400+) (400+) (400+) —• 148th Ave. S.ES.E./ NB C D D , S.E. Renton-Issaquah (227) (166) (148) Rd. (SR 900) SB C D D (247) (183) (175) Duvall Ave. N.E./ C C C N.E. Sunset Blvd. [21.5] [24.2] [24.8] (SR 900) Site Access/ EB -- -- A(2) 148th Ave. S.E. (400+) (1) Unless shown otherwise. (2) Estimated LOS, based on low traffic volumes. (xxx) Reserve capacity (vehicles) at unsignalized intersections. [yy.y] Average delay (seconds) at signalized intersections. j I, • Stonegate Draft EIS 52 I , , . 1 I I Transit Facilities. According to the METRO Transit system map, the nearest transit route is located along 138th Avenue SE, about 3/4 mile west of the proposed project. The route number is 114. Route numbers 107 and 108 are located along 132nd Avenue SE which is about a mile west of the project. METRO staff have indicated a possible future park and ride lot in the vicinity of SR 900/138th Avenue SE intersection. Currently the nearest park and ride lots are located at the Edmonds Avenue NE/NE 16th Street intersection and the Newport Hills facility along SR 405 at Lake Washington Boulevard SE. There is also a possibility(long term) of a transit bus route along SR 900 east of Renton. This route is dependent on SR 900 being widened. I' Non-Motorized Facilities. Pedestrian sidewalks exist in the newer adjacent subdivisions to the west of the site, as well as on the urbanized street within the City of Renton. The King County roads and State highways within the vicinity of the site do not have sidewalks. King County is considering a proposal to 'conduct a non-motorized access study along SE May Valley Road. The County's adopted Capital Improvement Program (CIP) 1992 - 1997, project #200891 will provide class II bicycle facilities on Coal Creek Parkway, including signage. Level of Service. Level of service (LOS) is a qualitative measure describing operational 1 conditions within a traffic flow, and the perception of these conditions by drivers or passengers. These conditions include factors such as speed, delay, travel time, freedom to maneuver, traffic interruptions, comfort, convenience,and safety. Levels of service are given letter designations,from A to F, with LOS A representing the best operating conditions (free flow, little delay) and LOS F the worst (congestion, long delays). Generally, LOS A and B are high, LOS C and D are moderate, and jI LOS E and F are low. Table 3 shows calculated levels of service fort existing conditions at the pertinent street intersections. The LOS' were calculated using the procedures in the Transportation Research Board Highway Capacity Manual-Special Report 209, 1985. The LOS shown indicate overall intersection operation at signalized intersections and worst case traffic approach movement operation at stop sign controlled intersections. At signalized intersections, LOS is determined by the calculated average delay per vehicle. At two-way stop sign controlled intersections, LOS is determined by reserve capacity. Reserve capacity is the number of new vehicles that can be added to a traffic movement before the operational conditions deteriorate and motorists begin to experience serious backups and delays (LOS F). Level of service (LOS) is a qualitative measure describing operational conditions. IGng County has adopted by Ordinance # 7544 as amended by Ordinance # 8056, that a level of service DI will be the minimum level of service accepted as a result of impacts from development, unless the calculated non-project LOS is E or F, in which case LOS E must be attained. On January 2, 1991, ling County initiated a.traffic impact mitigation program called the Mitigation Payment lisystem (MPS). The MPS sets a fee rate per dwelling unit for each of numerous zones established throughout the County. The fees collected from developers are combined with public funds to finance the needed transportation improvements. The fee rates will be adjusted annually by the County Council to reflect updates in the MPS transportation improvement project list. i I The Stonegate project site falls into Mitigation Payment System (MPS) zone 440 which has a fee rate of $4,9771.00 per dwelling unit. This rate includes a 15% incentive factor credit which could be forfeited if the developer chooses to appeal to the hearing examiner to resolve a MPS fee dispute. 1 Stonegate Final�IS 53 - • FIGURE 18'.' • Projected 1994 Traffic Volumes, Without the Project ' Stonegate Property co,---, o �(O O Co N 0 N N. -96[145] N t r3[2] not to scale 99 . �. 182 SE May Volley Rd. O7 co- (2960). O co u- ' o co LEGEND . rn (xx) Average Weekday Traffic Volume i ' I t xx[yy]-- PM[AM] Peak Hour Traffic Volume & Direction 0 / hiSE 100th St. cwn ai ( - j > (- - ¢ ¢ I - wi^ -a I / L - - po I- -/> w > aZ � / 1-'¢ ¢ �03 j o ? NE 23rd St. l I SE 102nd St. / Y" \ NE 21st St. ,L, I Ileiri Z ' 1 NE 20th St. 2 f 1 � o�, Blvd. SE CO N�� Sunset roaro . 249 (SR 900) • 6' 688-'' 9� cp�� ‘ r20 ' 37 31 t (10180) SE Renton 538�. rot()N 36�- ' iS50SRdh 133 co 5 67-,. M N Rd . 1 54 Accident History. A review of the accident records did not reveal any apparent accident patterns. However,there are several proposed road projects in the site vicinity which should reduce accidents at several of the intersections listed in the above tables. Even though the number of accidents shown in the above tables may seem high,the accident rate based on 1,000,000 entering vehicles (intersections) or 1,000,000 vehicle miles (roadways) are ' typical for highways in ling County. For example, the SR 900/Duvall Ave. N.E. intersection's estimated accident rate is 38 accidents over three years divided by 2,481 entering vehicles x 10 11 (factor PM peak to daily)x 365 results in a rate of 1.4 accidents per million entering vehicles per year. Similarly',the roadway section between Duvall Ave. N.E.and 148th Ave. S.E. has an accident rate per million vehicle miles as follows: d '--� o 111 accidents x 1,000,000 divided by(3.6 miles x 9050 daily trips x 365 days x 3 years)which results in a rate of 3.11 accidents per million vehicle miles. According to the Washington State Highway Accident Report, 1990, the overall accident rate for j , highways in King County is 2.3 accidents per million vehicle miles of travel. These projects are left turn channelization at Coal Creek. Pkwy. at S.E. May Valley Rd., widening of Coal Creek. Pkwy. north of the City of Renton,a signal at the SR 900/164th Ave. S.E. intersection and j channelization improvements at the SR 9001S.E. May Valley Rd. intersection. Furthermore, WSDOT just lowered the posted speed limit on SR 900 between the cities of Renton and Issaquah. This change is expected to reduce the number of accidents occurring in this section of roadway. WSDOT will be monitoring this roadway to ascertain the results of this change. 11 Future Traffic Conditions. Figure 18 shows the projected 1994 PM peak hour traffic volumes without the project. These volumes include In the existing traffic volume plus anticipated increases in !' the volumes between 1990 and 1994 (background growth). The growth factor used is 4 percent per year, determined from the Washington State Department of Transportation, Annual Traffic Report, 1990 for a location on SR 900 just east of 148th Avenue SE. Proposed Road Projects. There are. several road projects proposed in King County's Transportation Needs Report, 1990 within the site vicinity. 4 1. NC-12.1 Coal Creek Parkway from SE 72nd Street to SR 900(Sunset Blvd.).This project has a high priority and consists of consists of widening to four lanes, providing curb lanes for I' bicycles and constructing curb, gutter,sidewalk, and replacing bridge over May Creek. The estimated King County share of the cost is$11,983,000. This project is identified in the King County Dept. of Public Works 1992-1997 Roads C.I.P. program. A copy of the project sheet is included in Appendix F of the DEIS. 2. NC-31 May Valley Rd. at SR 900. This is a project needed to improve sight distance at the intersection. The project has a high priority and would be State funded. 3. NC 42 May Valley Road from Coal Creek Parkway to SR 900. This project consists of widening travel lanes, paving shoulders and providing equestrian facilities. The project has a !i medium priority and has an estimated cost of$994,000. 1 3. NC-50.1 SR 900 from 138th to SE 82nd Street. This project consists of widening roadway to four lanes, paving shoulders and improving sight distance. The project has a medium priority and will be State funded. I f� Stonegate Final EIS 55 The WSDOT Projects listed in the Highway and Marine construction Program 1991-1993 within the site vicinity are listed below: 1. SR 900, Duvall Avenue SE to I -90 Mile Post 14.31 to 21.54. This projects is in preconstruction design phase and when built will provide additional lanes, channelization and safety improvements. A construction date is not set. 2. SR 900 Junction with 164th Avenue SE- signalization. This project is for the installation of an interim traffic control signal, channelization and other safety improvements. Construction is scheduled for the 1991-1993 biennium. 3. SR 900, Junction with SE May Valley Road - channelization, Milepost 17.10 to 17.80. This project is to realign two curves, channelization and provide safety improvements. Construction is anticipated in the 1993-1995 biennium. Other Projects. The White Gate plat located northeast of the Coal Creek Parkway/SE May Valley Rd. intersection is proposing to construct a two-way left turn lane on Coal Creek Parkway between SE 91st Drive and SE May Valley Road. Impacts The Proposal: The proposed development would locate its primary access road on 148th Avenue SE approximately 750 feet south of May Valley Road. This street will be a full standard street, which will wind through the development to its southern boundary. The existence of one single family house on the site currently generates an estimated 10 daily vehicle trips. According to the Issaquah School District No.411, children who will live in the project will attend the following schools. The District will provide school busing to the following schools Apollo Elementary School (grades K-2) located at 15025 S.E. 117th St.; Brierwood Elementary School (grades 3-5), located at 17020 S.E. 134th St.; Maywood Middle School (grades 6-8), located at 14490 - 168th Ave. S.E.; and Liberty High School (grades 9-12), located at 16655 S.E. 136th Street. These bus trips have been accounted for in the trip generation. Trip Generation and Distribution. Completion of the 53 unit development by 1994 would add another 496 new vehicle trips during an average weekday and 53 trips during the evening peak hour traffic. Table 3 identifies the vehicle trips that would be generated. Figure 19 shows the estimated trip distribution and the calculated site-generated traffic volumes that would disperse on the surrounding streets. Figure 20 shows the estimated trip distribution and the calculated site-generated traffic volumes. The distribution is based on the characteristics of the road network, existing traffic volume patterns, the location of likely trip origins and destinations (employment, shopping, social and recreational opportunities),expected travel times, and previous traffic studies. SR 900 (Sunset Blvd.) will provide the quickest route to Renton and 1-405 to the west and Issaquah to the east. Coal Creek Parkway will be used to the north; 138th and 148th Ave. S.E.to the south. Stonegate Final EIS 56 . l II __ Construction. Construction of the project will require the use of dump trucks and other associated construction equipment. Traffic will also be generated by the contractor's employees. The construction traffic would use 148th Ave SE,which is a collector arterial. All the roadways used by the project generated traffic are expected to operate at acceptable level of service during the PM peak hour traffic with or without the proposed Stonegate subdivision. However, Coal Creek Parkway between SE 72nd St. and May Valley Road exceeds its daily traffic operational capacity of 18,000 vehicles per day (VPD) for a two-lane roadway section. IGng County has an identified project to improve this roadway (NC 12.1). This project is also included in the IGng County Mitigation Payment System (MPS) project list. The Stonegate project proponent will be required to pay into the MPS. i 1,, Site Access Sight Distance. An analysis of the entering sight distance was conducted by Transportation Planning & Engineering (See'Appendix F of the DEIS) at the proposed site access onto 148th Avenue SE. Field measurements,(using IGng County standard procedures) show that the ;, sight distance available at the proposed siteaccess onto 148th Avenue SE is 560 feet looking to the l' right (south) and 825 feet looking to the left (north). The sight distance to the right is limited by a !' vertical curve on 148th Avenue SE. King County standards and practice require that 620 feet of sight distance be available to entering traffic. The Stonegate project will regrade 148th Avenue SE to achieve the sight distance of 620 feet ii, ' 1 recommended in the King County Road Standards. The regrading will entail lowering a portion of the roadway by about six inches for approximately 150 feet. i Stopping sight distance for traffic using 148th Avenue SE was also evaluated by TP&E. The stopping sight distance available for the proposed access road was found to exceed the minimum County 11 requirement of 400 feet. Other Development Potential. One of the properties to the south of the Stonegate site has an application on file to subdivide into four lots. The other property south of the Stonegate site has about the same development potential. Access to these properties will be provided via a road stub. , Properties to the east and west of the proposed subdivision are mostly developed. To the northwest of the project site there are some undeveloped tracts of land that appear to be , 1 developable. The right-of-way for Street 'A' runs along the property line of one of the tracts, thus providing access to it. The other tracts are separated from the Stonegate site by other tracts of land or by a wetland along May Creek which substantially reduces access potential into the north end of .' the site. According to the current zoning, the one developable tract could accommodate up to five lots for single family dwelling units. Roadway Classification.According to the IGng County Road Standards, Section 2.03 "Residential Access Streets,"streets within the plat should be classified as follows: Street A Subcollector Street B Subcollector Street C Minor Access Street D Minor Access l Street E Minor Access Street F Minor Access All roads I ithin the subdivision would be constructed to King County standards. The interior roads ' within the plat will contain urban improvements including curb,gutter and sidewalks. i I i Stonegate Final EIS 57 - 4! • FIGURE 19 Project Generated Volumes and Distributions Stonegate Property 1I UD " i '• re) v N L 5[7] (128) not to scale 26% SE Moy Volley Rd. 2% LEGEND 9 1 (10) xx% Trip Distribution Percentage (xx) Average Weekday Traffic Volume , xx[yy]-- PM[AM] Peak Hour Traffic Volume & Direction CO rn N r- - - - — w O_ SE. 100th St. 0 Q Q I 1{4 I - Li.,w -° I L — a- • z (n =N 6ai E w I t" ¢ Q a I I • � L oy 6 Q> 1 1 7 inNE 23rd St. I I o - 1 SE 102nd St. I NE 21st St. 4J I I LLI z I I • s Q I • • I e5�y Z — — — — _1O� � `� 2% NE 20 th St. ,�. 0 (10) > Nf 17 a' SE 0 �` Sunset Blvd. 4% - (257) T10 (SR• 900) 278 ) \L .._1 (20). 17 / ( ) SE Renton L— 19 Isso4uah. • d- Rd• v0 b0rn N 58 FIGURE 2( Projected 1994 Traffic Volumes With the Projc. Stonegate Property - 1 oor-, cn -4-rn o ' (0N N 1"--r7 I 1W515231 :DH0,1ed. nbtt1e • 4 ,i- (xx) Average Weekday Traffic Volume co xx[yy]--- PM[AM] Peak Hour Traffic Volume & Direction i 0 ca N I 1w Li.] SE 100th St. cn N ai I °' Q I (— a L ro 6 > w 1 • > > o z I Q Q O I 40 - ; I o 6 a o co - NE 23rd St. I - I SE 102nd St. a NE 21st St. LL-I I I1u..,n I I > III - - - -III - J ! NE 20th St. i f 40) l � tr)o 0 Sunset Blvd. SE 13 SR g00) ,� N�to rn 249 ( s `�� r iL j20 SE Renton 373 (� (10458) uatl , 555 M 596 c co lssaq 133 CO N r 67 rn cv Rd. 1 I , 1 59 . A Road Variance was requested by the applicant to after the frontage improvements on 148th Avenue SE. _The variance was approved by Public Works on March 12, 1993. Frontage improvements on 148th Avenue SE identified under King County Road Variance Approval for the Stonegate plat are as follows: (1) The developer will construct flared guardrails to the corners of the existing bridge; (2) The developer will regrade the existing vertical curb located south of the plat access street to improve site distance; (3) The developer will construct a paved school bus turnout with a waiting area for children; (4)The developer will install a streetlight at the intersection of the plat access street and 148th Avenue SE; (5) The developer will widen, regrade and add additional crushed rock to the west side of 148th Avenue SE as much as •ossible without chan•in the front ditch slope, to accommodate a pedestrian/equestrian walkway and 6) A pedestrian/equestrian walkway could be constructed outside the gruardrail over the bridge wingwalls. . Areawide Road Improvements/Impact Fees. On January 2, 1991, King County initiated a traffic impact mitigation program call the Mitigation Payment System (MPS). The MPS sets a fee rate per dwelling unit for each of numerous zones established throughout the County. The fees collected from developers are combined with public funds to finance needed transportation improvements. The fee rates will be adjusted annually by the County Council to reflect updates in the MPS transportation improvement project list. The Stonegate project is within Mitigation Payment System (MPS) zone 440 which has a fee rate of $4,799.00 per dwelling unit per the February 3, 1992 fee schedule. This rate includes a 15% incentive factor credit which could be forfeited if the developer chooses to appeal to the hearing examiner to resolve a MPS fee dispute. The calculated MPS feet for the Stonegate project is $4,799.00 times 52 net new units equals$249,548.00. The existing 148th Avenue SE right-of-way along the project's frontage is 60 feet (30 feet each side of the centerline). According to the King County Road Standards the minimum required right-of-way for this collector arterial is 60 feet. No additional right-of-way will be required. Frontage improvements to 148th Avenue SE will be provided in accordance with the approved road variance. (See Appendix M of the DEIS) There was concern by the Proponent that frontage improvements (such as road and shoulder widening) on 148th Avenue SE, north of the proposed main access street, would intrude into wetlands and stream corridors. The traffic analysis (See Appendix F of the DEIS) recommended that frontage improvements be limited to frontage areas adjacent to developed portions of the plat. Emergency Access. An emergency access (for fire access) will be provided between the Street E and NE 20th Street (SE 104th Street). The access road will be blocked with bollards to preclude daily traffic use. The emergency access road will be available for pedestrian access. Alternative 1: Increased Storm Detention and Increased Class 3 Stream Buffer. This alternative contains a total of 51 lots. Occupation of 51 home development by 1994 would add another 478 new vehicle trips during an average weekday and 50 trips during the evening peak hour traffic. The same traffic, circulation and sight distance improvements included in the Proposal would be considered part of this alternative. There would be no distinguishable difference in the traffic impacts from this alternative in comparison to the Proposal. The calculated Mitigation Payment under this alternative would be$239,950. The additional buffering along the Class 3 stream would not change the traffic circulation, lot configuration or number of lots. Stonegate Final EIS 60 I ' _I Alternative 2: No Action. The No Action alternative would continue to produce an estimated 10 vehicle trips per average weekday for the one home on the project site. No significant adverse impacts to traffic would occur from the No Action alternative. I Mitigating Measures The following measures are included in the Proposal to mitigate traffic impacts on the roadway system that will used by the proposed development's traffic. 1. Regrade 148th Avenue SE by about 6 inches for approximately 150 feet to achieve the 620 foot entering sight distance recommended in the King County Road Standards. 2. Internal streets to be developed to County standards. 3. Construct the Street A/148th Avenue SE intersection to King County Standards. 4. Contribute$249,548 to the King County Mitigation Payment System for the Proposal. 5. Rural frontage improvements including gravel pedestrian/equestrian walkway along the west side of 148th Avenue SE will be made in accordance with the approved road variance. ;_, 6. 'rovide sidewalks in the plat, and a pedestrian connection between Stonegate and Summerwind via the emergency access. 7. Install stop sign on Street A at its intersection with 148th Avenue SE. 8. Place a street light at the intersection of the main access road with 148th Avenue SE, to illuminate the new intersection. 9. Provide a school bus turnout at the main access road. Unavoidable Adverse Impacts There will additional traffic on the roads in the vicinity of the site with the proposed project. The proposed project would generate new traffic onto roadways in the vicinity resulting in increased congestion and reduced capacity. The additional traffic would also increase the potential for traffic accidents. The introduction of additional traffic on area roadways may be perceived as undesirable by the existing residents of the area. Stonegate Final EIS j 61 IV. RESPONSE TO COMMENT LETTERS AND PUBLIC HEARING TESTIMONY Stonegate Final EIS 62 • KING COUNTY DEPARTMENT OF DEVELOPMENT AND ENVIRONMENTAL SERVICES ENVIRONMENTAL DIVISION PUBLIC HEARING in the matter of the SUBDIVISION OF STONEGATE DRAFT ENVIRONMENTAL IMPACT STATEMENT • Tuesday, May 4, 1993 Carco Theater 1717 Maple Valley Highway Renton, Washington 7: 00 p.m. , r PRESIDING: RILEY J. ATKINS Acting Chief, SEPA Section Environmental Division King County Department of Parks, Planning and Resources • C©) Pf .1 Stonegate Final EIS 63 2 • INDEX 'OF SPEAKERS SPEAKER PAGE Atkins, Riley (introduction) 3 Gurol, Kamuron.. (introductio.n) 7 Hyatt, Kendra 12 60 Keech, Mary 15 Robicheaux, Bill 21 Hayes, Randall 24 Bonwell, Julie 26 Randall, Dwayne Yne 28 Hayden, George 30 Rollins, Jean 33 Noland, Dennis 34 61 Bonwell, Jim 40 Horne, Ed 45 Duffess, Andrew 51 Redmond, Billy 53 Gillingham, Johnny 55 Donnelly, Mike 56 Gannon, Laura 58 Stonegate Final EIS 64 1 • , it i 3 I • ' 1 RENTON, WASHINGTON;. 'TUESDAY, MAY 4, 1993 i 2 7: 001A.M. SESSION • 3 -oo0oo-- 4 ' 5 MR. ATKINS: . Welcome. This is the public 6 hearing on the• Stonegate EIS, Stonegate plat; and I am �pp 7 formally opening the meeting. My name is Riley Atkins. 8 I am the Section Chief for the King County SEPA Section. 9 And we are here this evening to take testimony on the 1 10 ad quacy of the EIS for Stonegate. 1 1 11 To my `right here is Kamuron Gurol, who is I' 12 the project manager. I - 13 I'll give a brief review of the SEPA t 14 pr cess, and then Kamuron will give a brief description 15 of the project itself. Then we'll open it up to public _I ' ' 16 testimony. 1 17 There are not very many of us here 1 18 tonight, and I only havet aboutfour people who have 1 1 19 indicated that they want! to speak. But I certainly want 20 tci encourage any and all'; of you to step forward and at j ?_ : 21 1 ast give some comment,, if you have any comments on the 22 E I 1S. 1 23 Let me just kind of briefly go through 24 w at the SEPA process involves so that you understand 25 what the purpose of this, meeting is. And there are • CENTRAL COURT REPORTING (206) 747-3016 Stonegate F'nal EIS 65 , 4 1 ' additional public.hearings that will be coming up on this 2 project, and I'll explain those in just a minute. 3 The SEPA process -- SEPA stands for State 4 Environmental Policy Act. And basically the function of 5 the SEPA process is to gather information on the 6 environmental impacts of development proposals. And this 7 information is presented to the public in the form of a 8 Draft Environmental Impact Statement, which is what is 9 currently out for review. 10 There are copies of it back in the entry 11 area back there that are available for people to pick up 12 if you haven't already got a copy. 13 But the Draft EIS is our statement of what 14 we feel are the environmental impacts. Now, there is, 15 oftentimes, additional information that the public has, .16 agencies, and others. And so Draft EIS's are circulated 17 for a comment period of 30 days -- and in some cases that 18 can be extended for 15 days, if we receive a request -- 19 to receive public comment. 20 Those comments are then addressed in the 21 Final .Environmental . Impact Statement, which will be 22 published after the consultants have had a chance to 23 review all• the comments. 24 We are here tonight to take testimony from 25 you on the adequacy of the Environmental Impact Statement .CENTRAL COURT REPORTING (206) 747-3016 Stonegate Final EIS 66 5 1 in terms of whether we covered all the environmental 2 issues, whether we adequately addressed those, whether we 3 covered all the available mitigations that might be 4 imposed as part--of this development proposal. That 5 information goes`on to the decision-maker. 6 This EIS is not the decision-making 7 document. It is not where we make a yea or nay call on 8 the proposal. The decision-maker in this case will 9 ultimately be the County Council, but there will be a ' N 10 hearing before a HearinglExaminer on the plat itself, and 11 the Hearing Examiner makes a recommendation to the County 12 Concil. 13 - Typically the recommendation includes 14 conditions on the proposal. But he has the authority to 15 approve, approve with conditions, or deny the proposal. 16 He is, in effect, the first step in the decision-making 17 process as, as I said, the County Council makes the final ' I 18 decision in this.19 In the plat process, the hearing for the 20 plat will be scheduled after the Final EIS has been 21 released. Typically it takes six to seven weeks to get a 22 hearing, once the final EIS is released. So assuming 23 that the comments come in and we don't get any request 24 : for extensions, it is conceivable we could have the. Final 25 EIS out in about two months. CENTRAL COURT REPORTING (206) 747-3016 i I Stonegate Final EIS • . 67 6 1 And then the plat hearing will be 2 scheduled, as .I said, six to seven weeks, approximately, 3 after that.. There is no comment on the Final EIS. It is 4 available for review. 5 Copies of the Final and Draft are 6 available in local libraries . -- ' , 7 Do you know what libraries those are, 8 Kamuron? 9 -- in the Issaquah, Fairwood, Renton, and 10 downtown Seattle and downtown King County Libraries. 11 Copies of the Final will also be 12 ,available. To everyone who speaks tonight, we will send 13 , you a copy of the Final EIS. 14 To those who didn't speak but who put 15 their name on the list here so that they want to remain 16 informed as to what is going to occur, we will send you a 17 Notice of Availability of the Final EIS; and you can 18 either send for one, if you cover the cost of postage; or 19 you can come into the Environmental Division at the 20 Department of Development and Environmental Services to 21 . pick up a copy. 22 So I just want to be clear, as I said, 23 that tonight we are taking testimony on the adequacy of 24 the EIS. We are not here -- neither Kamuron nor I will 25 make the decision on the proposal. That's not our role. •CENTRAL COURT REPORTING (206) 747-3016 Stonegate Final EIS 68 7 1 All we simply do is see that the SEPA process is i ` 2 " fulfilled, that the environmental issues are fully ( 1 3 disclosed to the decision-maker, and that appropriate 4 mitigation is recommended. 5. The decision-maker, in this case the 6 Hearing Examiner, will make the ultimate decision with 7 the Council approving it through an ordinance. 8 With that, 2'd like to have Kamuron Gurol, i � I 9 who is the project manager; give you a brief description 10 of the proposal. Then afterwards, we'll begin taking 11 testimony. 12 Now, let me add: Neither Kamuron nor I 13 are here to answer questions formally in the public. i 14 hearing process, but we are more than welcome to meet 15 with you' afterwards to discuss specific issues. But we 16 won't enter into a dialogue or exchange here. Our role 17 is simply to hear and listen to what your comments are 18 and hake notes on those. 19 So if you have a specific question that 20 you feel that you would like to have addressed by either 21 Kamuron or myself, please see us after the hearing.. 22 Kamuron. 23 MR. GUROL: ( Thank you. 24 Are there any questions from anyone about 25 what has been stated, before I begin? CENTRAL COURT REPORTING (206) 747-3016 Stonegate Final EIS 69 8 1 I am not pure how well people can see 2 this. I hope most of you picked up a copy of the Draft 3 EIS that is available in the lobby. There is a map 4 included that you can look at. I'll just give a very ti 5 brief description of what the proposed action is. 6 The proposed action is to formally 7 subdivide a 38-acre parcel just off the May Valley area, 8 called Stonegate, into 53 single-family residential lots. 9 There are some constraints on this site to 10 developing on the site, the principal constraint being 11 there are wetlands and the May Creek, of course, down 12 here in the valley area (indicating) . 13 , There is also a Class 3 stream, a non- 14 fish-bearing stream, and comes from the south and drains 15 up through portions of the site and empties into May 16 Creek. The site is forested; and, as I am sure many of 17 you know, is a popular site right now for children in the 18 neighborhood to recreate on. 19 The proposal was an application to 20 subdivide the land, and King County decided that we 21 needed to have an Environmental Impact Statement in order 22 to review this proposal. And I will reiterate very 23 briefly what Riley said, that the EIS is not a decision 24 document. It is an informational document. It is there 25 to help the public and the decision-maker to make the CENTRAL COURT REPORTING (206) 747-3016 Stonegate Final EIS 70 9 1 best informed decision about this application. • 2 So the Draft EIS is, primarily, in a 3 ' sense, our best effort to analyze the environmental 4 impacts of that••proposal. But this is not the only 5 document that will be before the Hearing Examiner and the 6 "Council when they make their 'decision on this particular ' 7 proposal. There are many other things that will be 8 considered. But we try to present the environmental 9 impacts in this Draft EIS. 10 What is in the EIS right now. is an 11 analysis of the proposal's impacts to earth and water. 12 What probably represents the bulk of the EIS are the . 13 concerns that developing the site may have impacts on May 14 Creek and wetlands both near the site and downstream from 15 the site. • 16 And, as many' of you know, May Creek has a 17 flooding problem and erosion problem downstream from the . 18 Stonegate site. So there'sia concern about what kinds of 19 impacts this particular project would have on that 20 situation. 21 And one of the alternatives in the EIS is, 22 in fact, is an alternative design to lessen those 23 impacts, reduce those impacts, mitigate those particular 24 impacts. 25 The EIS also contains an analysis of the CENTRAL COURT REPORTING (206) 747-3016 Stonegate Final EIS 71 10 1 proposal's impacts on plants and animals. As I said, the 2 site is forested now; and it does play some role in terms 3 of wildlife habitat' and plant habitat. The proposal 4 would impact that habitat, so an analysis is provided 5 there to go. through exactly what those impacts are and •6 proposed mitigations to address those impacts. 7 The Draft EIS also contains an analysis of 8 the traffic impacts of the proposal. And I know from 9 taking to some of you over the course of this review that 10 that is very much of a concern to the people in the 11 neighborhood. 148th is a road of some concern; May 12 Valley Road, of course, as the road into Renton, as well. 13 So we've got an analysis of the proposal's impacts and 14 identified mitigation figures for that, as well. 15 As Riley said, we are here to take your 16 oral comments on the Draft EIS tonight. This is, really, 17 only one way of making those comments. You are not 18 required to speak, but we do encourage you to. Whether 19 you speak tonight or not, you can still submit written 20 comments, if you like. 21 The deadline for comments, I believe, is 22 May 13th; and if an extension is requested, that will be 23 extended to May 28th. And that's when all comments will 24 have to be in if they are to be considered for the Final 25 EIS. CENTRAL COURT REPORTING (206) 747-3016 Stonegate Final EIS 72 11 1 Any questions on the description of the 2 EIS or anything else I have talked about? 3 (NO RESPONSE. ) 4 MR. GUROL: Well, hearing none, I think we 5 will go ahead and begin taking testimony. We'll read the 6 names from the sign-up sheet in the order that people I ! 7 signed up. I'd like you to' come down and speak at the 8 podium. Please speak into the mic so that the court 9 reporter and everyone else can hear what you have to say. 10 The court reporter that we have here is 11 taking a verbatim record of what takes place here 12 tonight, all the words that; are said; and she will 13 produce a transcript from that. 14 This transcript will be reprinted in the 15 Final EIS, so you will see 'everything that you said, as 16 well as what everybody else has said here tonight. It 17 will be printed in glorious black and white. 18 So with that, let's go ahead and start. 19 • MR. ATKINS: I'll read the names off the 20 list. If you don't wish to speak, you don't have to; but 21 there is only, I think, 12 people listed on this. 22 If you do wish to speak, please give your 23 name and address so the court reporter can get that 24 accurately. 25 Barbara Scottley. • CENTRAL COURT REPORTING (206)1 747-3016 Stonegate Final EIS 73 ! . I 12 1 MS. SCOTTLEY: I signed in, but I don't 2 wish to speak. 3 MR. ATKINS: Okay. 4 Kendra and Garrett Hyatt. 5 MS. HYATT: What, essentially, I have is a 6 list of questions. I need them to be addressed in the 7 Final EIS. 8 So do I speak now? Or do I talk to you 9 guys afterwards? 10 MR. ATKINS: Well, you can raise the 11 questions in public testimony. Then they can be 12 addressed through the Final EIS. That's fairly common. 13 MS. HYATT: Okay. I just looked at the 14 statement -- 15 MR. ATKINS: Can you give your name and 16 address. 17 MS. HYATT: Kendra Hyatt. 18 VOICE FROM THE AUDIENCE: We can't hear 19 her. 20 MR. ATKINS: Maybe you could get a little 21 bit closer to the mic. It is the smaller mic, actually. 22 MS. HYATT: Oh, okay. 23 MR. ATKINS: Thank you. 24 MS. HYATT: .Kendra Hyatt; 10415 148th 25 Avenue Southeast, Renton, 98059. CENTRAL COURT REPORTING (206) 747-3016 Stonegate Final EIS 74 13 1 I haven't had a chance to go over the 2 document, so some of these questions might be -- some of 3 the answers to the questions might be in there. 4 If the entrance to Stonegate is on 148th 1 • 5 down by the pasture, I was curious as to what the design 6 standards will be for the development. 7 Are they going to -- I read in the 8 document that they were going to have -- Well, they got a 9 road variance from the urban development; so they weren't 10 going to have sidewalks; they were going to use the I , 11 widened gravel road. 12 But what about further up the street if 13 they are going to have that many more cars? Right now we —' 14 have a two-lane road with maybe a foot, a foot and a half 2 15 of gravel as a sidewalk, which now isn't -- with the 16 traffic that there is now, 'that isn't very sufficient. 17 And I was curious about widening streets, sidewalks, 18 street lights. 19 With the extra traffic turning left on 3 20 Coal Creek to Southeast May Valley Road, what does the II 21 developer propose to do, as far as signals or stop signs? ( F 22 And for all these, if any of these are 23 addressed, who is responsible for p paying for those? Is 4 24 it the people that already, live there? Is it the • 25 developer? Or is that going to be appropriated to the CENTRAL COURT REPORTING (206) 147-3016 Stonegate Final EIS 75 14 .1 people who live there? Or is it the. developer? Or is 2 that going to be incorporated into the sales price of the 3 new homes? 4 If the streets were to be widened and 5 sidewalks were to be put in on 148th -- I've got a map 6 showing that 148th supposedly is already -- If you are a 5 7 going north on 148th, there is already to the left a 30- 8 foot easement for the road. So, therefore, would the 9 road be widened on the right-hand side if you were going 10 north? That's a question I have. 11 In the document under Appendix M, it said 12 that -- Improvements were mentioned on the request for 13 the variance, that they would coincide with KCSR Section 6 14 1. 03 . And now that those would not be adhered to because 15 they got the variance, I was curious as to just what 16 those improvements were. 17 And if the new homes were to have natural 18 gas, who would be responsible for the payment of those? 7 19 Is it going to be collectible as an existing 20 neighborhood? Or is that the contractor's 21 responsibility? 22 I also read in the document under Appendix 23 F that the accidents on Coal Creek/Southeast May Valley 8 24 Road were 38, and Southeast May Valley Road and 148th 25 were 7. Then it said on page 8 of Appendix F that we CENTRAL COURT REPORTING (206) 747-3016 Stonegate Final EIS 76 15 1 have a "3.11 accidents per million vehicle miles. " And 2 what the Washington State Jiighway Accident Report says is 3 the accident rate for highways is 2.3 per million. 4 So I was wondering: Since ours is higher ' 5 ' to. begin with, what is to be proposed for taking action 6 to prevent the already higher rate of fatalities? 7 And I was curious about the emergency 8 entrance that is proposed on 104th, which currently 9 9 approximately 150 feet from 148th there are homes on that 10 proposed entrance. And I was curious about what was 11 going to happen there. 12 And you kind of addressed the problem 13 ' already about parts of 148th and Southeast May Valley 14 Road flooding. And with the addition of 51 to 53 homes, 15 the problem with that will be accentuated; and I was just 10 16 wondering where the extra water would go to, if you have 17 got te extra roads, you have got the extra homes, where 18 that would be addressed. 'j 19 And that's all for now. J 20 MR. ATKINS: Thank you. 21 MS. HYATT: Uh-huh (affirmative) . 22 MR. ATKINS: Mary Keech. 23 MS. KEECH: I probably need to address 24 some of this in a letter. So I will try not to be too 25 long. • • CENTRAL COURT REPORTING (206) ; 747-3016 Stonegate Final EIS 77 16 1 MR. ATKINS: Please put the microphone 2 closer to you. 3 MS. KEECH: Oh, this one? 4 MR. ATKINS: Yes. 5 And could you give your name and address, 6 please. 7 MS. KEECH: My name is Mary Keech. My 8 address is 10403 147th Avenue Southeast; Renton, 98059. 9 Let's see. I guess part of what I -- We 10 moved to our house because we wanted to be in a rural 11 area; and if we weren't so determined to stay on our 12 little farm, we might be forced out of our home by 13 increased taxation. With so many nice homes going in 1 14 next door to us, it is really going to put a lot of 15 pressure on us. 16 And it is kind of frustrating because this 17 was not even in the works when we moved in. And I guess 18 I just wanted to throw that out there. I know that that 19 may not be under any sort of decision for this proposal. 20 And throughout the whole EIS, a lot of 21 times the conclusions of the people who are doing the 22 research was that the impact was marginal or not 23 significant. 24 And, you know, specifically regarding the 25 -- Let's see here -- I guess specifically regarding the CENTRAL COURT REPORTING (206) 747-3016 Stonegate Final EIS 78 17 1 detention pond and the fact that the water would not have 2 2 any impact on May Creek, I guess I would like to know 3 more about how those detention ponds perform. 4 My experience has been with the Summerwind 5 detention pond that is on the south border of the 6 Stonegate plat -- just from' observing that, I have 7 noticed over the years that ' -- What they say that the 8 detention pond does is that it keeps the rate of release 9 of water to pre-development standards. 10 But what I have witnessed with the 11 Summerwind detention pond is that when you get a big 12 storm, the water comes out at a faster rate. When we get 3 13 a little storm, the water comes out at a lower rate. And 14 what happens to the little tributary is that it has 15 scoured the bank of this little tributary. it 16 And I guess I am concerned because that is i 17 not even a wetland. And what is going to happen to that _; 4 18 water once it leaves the detention pond? 19 If the rate -- So I don't know 20 technologically whether my observation is, you know, 21 accurate. But I am concerned because what is that going 5 22 to do to a wetland, to have that water being released? I 23 just can't believe that wouldn't have an impact. 24. And I am also concerned about the 25 pollutants that would be in the water from the heavy CENTRAL COURT REPORTING (206) 747-3016 Stonegate Final EIS 79 18 1 metals, the chemicals that people use in their yards. 2 I know that in the Draft it said microbes 3 within the detention pond would -- what did it say -- .it 6 4 said it would eat the pollutants so that they wouldn't go 5 into the creek. And I guess -- actually I would like to 6 see documentation to that effect. 7 And I would like to know whether the . 8 pollutants travel in the water down, you know, polluting 7 9 all of May Creek and then Lake Washington; or whether the 10 pollutants settle. 11 Also, is the detention pond a hard-walled 8 12 system? Or is it just basically a big ditch dug in the 13 earth to be open so that the -- 14 Are the pollutants going to settle in the 9 15 detention pond and, you know, basically turn into a toxic r. 16 dump site eventually? Or -- you know, I would like more 17 information on how that all works. 18 And I also am concerned about what is 19 going to happen to the Summerwind's surface water. 20 On page 11 -- I think it was of the 21 surface water drainage plan or when it mentioned that 22 -- it said it was not a single major drainage 10 . 23 contribution to May Creek. But Summerwind, to me, is a 24 major contribution to May Creek. And I see that every 25 day. CENTRAL COURT REPORTING (206) 747-3016 Stonegate Final EIS 80 • I 19 1 And I saw that at the -- Let's see here. • 2 How would you say that -- I guess it's the northwest 3 corner of the plan. There will be a tightline down to 4 the tributary for the Summerwind drainage. And I want to 5 know if that includes the southern drainage system as 11 6 well, because on the plan it doesn't show that there is a 7 tightline connecting the two. So I would like that 8 clarified as to what is going to happen to that. � 9 And, again, at this point right now, to 10 me, the system doesn't function with the detention system I - 12 11 for Summerwind. And I -- and that's not even in the 12 wetlands. 13 What is going to happen to that water from 14 Summerwind if -- I guess need more information about 15 what is going to happen with that, because I -- it just ' I 13 - 16 . ' kind of sounds like they are passing the buck and just 17 tightlining that water down there and not taking care of 18 that. 19 Just another thing, too, there used to be 20 a historic trail marker that was at the northern part of 21 the wetlands. It was visible from the road. And I can't 14 22 remember what was on it. It was like "Horse Gulch Trail" 23 or something like that. I don't know. But it is gone 24 now. And I was just wondering why and what's happening 25 with that. ' CENTRAL COURT REPORTING 'III (206) 747-3016 Stonegate Final EIS 81 20 1 I would also like to say that I agree that 2 there needs to be at least a mitigation that would 3 include vegetation enhancement around the wetlands and 15 4 the stream buffers; that the stream buffers be widened; 5 that the buffer to May Creek be as wide as possible, 6 mainly just to help mitigate all this surface water. is 7 And I would also really like to see 8 permanent, sensitive-area markers, not only for people 16 9 who are participating in the construction, but also 10 ongoing just for residents so that we, you know, don't, 11 you know, damage that area by not realizing. 12 And another concern I have is regarding 13 the septic. The soil map shows that it is AgC or the 14 Alderwood gravelly something-or-other that is around most 15 of the major part of the Stonegate site. 16 Since our property slopes -- I mean, our 17 property is on the same slope as Stonegate. And we get 18 water percolating up from the soil out of our soil on our 19 slope. And my concern is that any septic field that is 17 20 draining on that slope is going to do the same thing. 21 And I would be very concerned about that, mainly because 22 that slope is all sloping down on people's property. 23 And I guess I'd also like to establish 16 24 that this could be -- in one way, it could be postponed 25 until the May Creek Basin study was done. I know that's CENTRAL COURT REPORTING (206) 747-3016 Stonegate Final EIS 82 21 1 a long shot; but it seems like it should be -- the newest 2 information that we have should be allowed to protect 3 this area. 4 And I guess that's it. Thank you very 5 much. 6 MR. ATKINS: Thank you. 7 Bill -- and I don't know how to say your 8 last name, Bill. 9 MR. ROBICHEAUX: Robicheaux. 10 MR. ATKINS: Robicheaux. 11 MR. ROBICHEAUX: My name is Bill 12 Robicheaux. And I reside at 15144 Southeast 107th in 13 Renton. That's just off SR 900, about a half a mile to 14 the east of the proposed development. 15 Although I'm not directly affected by the 16 proposed development, I do have some concerns about the 17 ecosystem in May Valley in general and, in particular, 18 the wildlife within the May Creek Basin. So I have some 19 questions. I'll try to make them short and try to keep 20 them simple. 21 My first question is dealing with -- And 22 forgive me, but I haven't had a chance to fully look at 23 the DEIS. So these issues may already be addressed and I 24 am just not aware of them. And I'll submit some 25 additional comments after reviewing that, if I feel like, • CENTRAL COURT REPORTING (206) 1 747-3016 Stonegate Final EIS 83 I • 22 1 you know, it would be necessary. 2 One concern is the effect -- what the 3 effect of the non-point. pollution sources in the area are 4 going to be. I.9.1 just give a brief example. I believe 5 there are some fish, as you know, in the stream. And 1 6 hawks and eagles feed on them, as well as other wildlife. 7 And the question is: What would happen 8 if, say, someone accidentally breaks a car battery and 9 sulfuric acid runs down the street and flows into the 10 creek? Is that going to permanently damage the creek or 11 temporarily? That's an example of, like, a non-point 12 pollution source that would occur in the development. 13 Now, Summerwind may have already greatly 14 impacted the stream and the possibility of fish surviving 2 15 there. But it appears that the wildlife within the 16 stream and nearby are in a perilous state of just 17 becoming non-existent. 18 And related to that is the volume of water 19 in May Creek Basin. Now, I understand that Surface Water 20 Management is looking into making the May Creek Basin a 3 21 critical draining area; and they are studying that at the 22 present time. I don't know when their final 23 recommendations will be out, but it seems like they could 24 possibly contribute some additional information. 25 The obvious thing is -- All these holding CENTRAL COURT REPORTING (206) 747-3016 Stonegate Final EIS 84 23 1 pond around -- and I am not sure whether they're 2 desi ned under the pre-1990 or -'91 design manual or not. 4 3 But that would be one thing to look at. 4 But the primary concern is that they tend 5 to limit the flow of water, but not the volume of water. 6 And this additional volume going into the May Creek Basin 7 may simply pile up, waiting its turn to get downstream, 5 8 because the outlet is restricted. And so there is 9 concern at least in the effects of the possibly increased 10 flooding potential and what its effect will .have on the 11 area wildlife. 12 Those are the major concerns that I have. 13 So thanks for at least allowing me to bring these up. 14 And I'll look into the DEIS, additionally; and if there 15 is anything else that I can contribute, I'll try to do 16 that. 17 Thank you. 18 MR. ATKINS:' Thank you. 19 You have until, as Kamuron said, May 13th 20 ' to submit written comments. 21 MR. ROBICHEAUX: May 13th? 22 MR. ATKINS: Yes. 23 The rest of the people who signed up on 24 the second sheet did not indicate if they wanted to 25 speak. But I am going to read your names off, anyway; • l '" CENTRAL COURT REPORTING ' (206) •747-3016 Stonegate Final EIS 85 24 1 and if you wish to speak, please feel free to come up. 2 If you don't, just say "I'm just here to listen" or "I'll 3 submit comments later. " 4 Randall Hayes. 5 MR. HAYES: Yes. 6 My name is Randall Hayes; 14322 Southeast 7 100th Place. 8 Looking at the list of principal 9 contributors to the Draft Environmental Impact Statement, 10 it seems like most of the companies are from Bellevue, 11 Redmond, Kirkland. 12 My question is: Are these hired solely by 13 the developer for contribution to the Draft Environmental 14 Impact Statement? And if so, I was wondering: If they 15 are being paid by the developer, maybe their views on 16 these topics are somewhat biased. 17 And I was wondering if it was possible to 18 have more local companies look into this, possibly 2 19 selected by the County or the State, to provide 20 information, possibly to be paid for by the developer, 21 but not selected by the developer. 22 It just seems to me that everything says 23 it is "low" or "no impact. " Well, that's what we were 3 24 told when Summerwind went in. And so far, I've seen the 25 detention pond overflowing at much more than normal rate CENTRAL. COURT REPORTING (206) 747-3016 ' Stonegate Final EIS 86 .. 25 1 more often than their 100-year-storm calculations said 2 that it would. 3 I am also concerned about the fisheries in 4 May Creek. I know my children went to Sierra Heights. ; ! 5 Elementary and part of their project. was to plant salmon • i 6 into the creeks. And' the construction alone will -- even ' 4 7 by their own contributors they say that some silt and 8 problems will be created to May Creek. 9 Is this going to be a lasting impact to 10 it? Or is it a temporary one? Again, I'd like to have 11 another opinion provided. j 12 Pollution is another problem. We've paid 13 a lot of taxes in King County and this area to have the 14 Metro system put in to clean up Lake Washington. And it 15 did a very good job. But the more development there' is, 5 16 the more potential forces there are for pollution. The 17 area can only stand so much. And, again, I am not fully 18 in agreement with the statement that they are going to 19 all be taken care of. 20 So I'd just like to get some different 6 21 opinions on the contributions to the Environmental Impact 22 Statement, if possible. • 23 Thank you very much. 24 MR. ATKINS: '; Thank you. 25 Michael Donnelly. CENTRAL COURT REPORTING (206y 747-3016 Stonegate Final EIS 87 26 1 MR. DONNELLY: No. 2 MR. ATKINS: No comments? 3 MR. DONNELLY: Not now. 4 R. ATKINS: Bill Taylor. 5 MR. TAYLOR: Nothing. 6 MR. ATKINS: Okay. 7 Julie Bonwell. 8 MS. BONWELL: I've been frantically making 9 notes. 10 My name is Julie Bonwell. My address is 11 9616 146th Avenue Southeast. That's May Valley, 12 Washington. 13 First of all, please appreciate where the 14 neighbors' views are coming from. This development is 15 taking from our neighborhood a life style that at this • 16 time we treasure much, much more than we do new 17 neighbors. The loss of the co-op woods is a sore that • 18 will take a long time to heal. The loss of the wildlife 19 is something that will not return. That part of our 20 neighborhood will soon be over, and coping with the loss 21 has been difficult. 22 And as I see it, the developer of this 23 property is not offering any real favors or compensating 24 the remaining neighborhood, the remaining neighbors, in 25 any way. • CENTRAL COURT REPORTING (206) 747-3016 Stonegate Final EIS 88 • 27 1 Runoff issues are of a major concern, not 2 only their effect on May Creek, but to the surrounding 3 dry land. My property butts up against the proposed 4 retention pond. % I'm on a private well. And that's a big 2 5 concern to hear somebody say that the Summerwind I ' 6 retention pond isn't working. My land is dry right now, 7 and I'd like it to stay that way. 8 I am concerned; too, that the development 9 -- the new neighbors, who is going to educate these 10 people as to the sensitivity of the land they are on and 3 11 monitor their septic systems? I understand that the 12 failure of any septic system would cause a lot of impact 13 on that creek and us and all the people and their private 14 wells down the creek. l ' ' 15 Another issue I have is where are the 4 !, 16 children of 53 new homes going to play? You, yourself, 17 stated that the children of the co-op and Summerwind 18 development use the forests as a playground. I feel that 19 -- and I believe that King County has requested that an 5 20 on-site park or play field be addressed and/or be 21 included in the proposed development. 22 But getting back to the water runoff 23 issue: The detention pond is alongside the fence. It is 24 big. I am real nervous about it. 25 Who do I call, King County or the City of ' CENTRAL COURT REPORTING ' (206); 747-3016 Stonegate Final EIS 89 28 1 Renton, when my kid falls in it? What kind of buffers 6 2 are going to be put between, specifically, me and that 3 hole in the ground? I could go on about that, but I will 4 stop. 5 One thing I wanted to make a note of was 7 6 check with the Fish and Game Department -- This year was 7 the best cut-throat run May Valley has had in many, many 8 years -- before any development is done. There are fish 9 tags or egg sites up and down right in front of our 10 place, which is just off to the left, the north left, of 11 the development. • •12 At any rate, thanks. 13 MR. ATKINS: Thank you very much. 14 Dwayne Randall. 15 MR. RANDALL: My name is Dwayne Randall. 16 I live at 10632 148th Southeast in Renton 98059. 17 . I've got some questions. A lot of them 18 have been addressed somewhat before; but I would like to 19 really again question the problems of traffic, to begin 20 with. 21 • There is a constant stream of accidents at 22 the intersection of 148th and May -- or at the Renton- 1 23 Issaquah Highway. And with the additional traffic of the 24 development, I'm wondering what they are going to do to 25 mitigate the problems from that. CENTRAL COURT REPORTING (206) 747-3016 Stonegate Final EIS 90 29 s , 1 Also it has been mentioned that when 2 trying to walk along the road you -- the increased 2 ' 3 trafic there already has made walking very difficult. 4 And I can't imagine it being improved. 5 Are they going to put in sidewalks? Are 3 6 they going to do something to address this problem? 7 Obviously a big concern is with these II 8 septic systems and general water problems. I seriously 9 question the adequacy of having septic systems on this 4 10 type of site. As has been mentioned before, septic 11 systems have a tendency to fail eventually. 12 If there are no sewers available, what are I ' 13 they going to do when the septic systems fail? They are 14 not large lots. They are not going to have room to put 5 15 in another set of leach lines if the existing ones fail. 16 How are they going to address these problems? 17 The flooding: It takes very little rain 18 any more to get the water coming up over 148th completely 19 covering the roadway and having the road blocked. The 6 20 addition of that many houses with roofs and roads is 21 going to -- I seriously question whether a retention 22 system is going to be able to deal with the added water 23 flow. i ; I 7 24 And I also am concerned about the fish. I 25 have seen salmon spawning in the creeks coming off May ' ' CENTRAL COURT REPORTING (206); 747-3016 I + I ' Stonegate Final EIS 91 30 • 1 Creek there. I hate to, see that destroyed. 2 I guess that's it. 3 MR. ATKINS: Thank you. 4 George Hayden. 5 MR. HAYDEN: I am George Hayden; and I 6 live at 10630 148th Avenue Southeast. That's Renton 7 98059. 8 I've lived here approximately 23, 24 years 9 now; and I moved out here because of the environment, the 10 rural environment. And that is my major concern, 11 maintaining the rural environment of the community that I 1 12 and most other people have moved to and live in. And 13 right now we're looking at another 50 houses coming in. 14 That's fairly high density; and I know that it is not 15 just going to be Stone- -- Stoneridge? 16 MR. ATKINS: Stonegate. 17 MR. HAYDEN: -- Stonegate Development. 18 Right at the base of my driveway across the street on the 19 west side of 148th there's another clearing at least 250 20 feet wide and 1,200 feet long going up to the new 21 development on the hill, Summerwind. And you can put 22 another 40 or 50 houses on that lot. 23 So we are looking -- I'm not sure when 24 that is going to be developed. It's apparently cleared 25 for the trees. But there will be a development on that. CENTRAL COURT REPORTING (206) 747-3016 Stonegate Final EIS 92 31 1 What The are they going to do with that land? So I can 2 see that we are looking at, at least, another -- with 2 3 that development coming in in, who knows, five or ten 4 years, we're looking at another 1,000 car trips a day in 5 addition to what is already there on 148th, if you figure 6 about in general figures, maybe 10 trips per household. 7 And we can barely walk on that road right now. 8 We're going to have to address the issue I ' 9 of sidewalks, congestion, increase of problems -- just '- -; 3 10 population increase, whether it is police protection, 11 fire protection, school buses, utilities, service 12 vehicles. 13 Since Summerwind went in -- when that went II 14 in, just around my house I noticed a vast influx of I 15 wildlife, raccoons, possums, that were never around my 16 house before. Apparently they -- I assume they may have 17 vacated the area where Summerwind went in. And I don't 18 know what is in the land right now that is going to be 19 cleared. That's a fairly nice habitat there; and I'd 20 like to -- that's all going to change the environment. 21 But I do have very much concern about the 4 22 influx of people and how that will affect the local area 23 very much. 24 And, of course, there is always the issue 25 of water erosion and flooding. That's -- Right now May CENTRAL COURT REPORTING I (206) 747-3016 Stonegate Final EIS 93 32 1 Creek is right at capacity. And in the last 20 years 2 there has been some major flooding along the May Creek 3 Basin and down at the Lake Washington area. 4 4ny additional water is going to be above 5 flood stage when we get these rains. And these are not 6 100-year storms, either; they are every-five-year storms. 5 7 And there's a lot of water that is still going down there 8 as it is, right now in a relatively undeveloped stage. 9 And to have more developments is going to increase the 10 problem. 11 I cannot believe that all these holding 12 ponds are going to handle all the water that is coming 13 off the streets, off the rooftops, off the driveways; all 6 14 the pollution that is going to come from cars, oil 15 drippings from oil pans on these cars, dust coming off of 16 tires from normal usage. That's all going to be put into 17 the environment. 18 Who knows what -- a broken battery -- 7 19 there are so many unforeseen circumstances that are going 20 to come; and they will just increase the problems that 21 might already exist, to a limited extent, on the creek 22 itself. 23 That's about all I really have to say • 24 right now. I think most of the other people have covered 25 most of what I wanted to say. But I feel very strong CENTRAL •COURT REPORTING (206) 747-3016 Stonegate Final EIS 94 i c 33 1 about those issues, and I feel they are going to have to 2 be addressed. 3 MR. ATKINS: Thank you. 4 Jean Rollins. 5 MS. ROLLINS: This will be short. I' • i 6 Does this microphone work? 7 MR. ATKINS: Yes. 8 MS. ROLLINS1: I am Jean Rollins. I live 9 at 9605 143rd Avenue Southeast. I live downstream of the 10 proposed Stonegate. 11 Despite the, study, the real issue, for me, 12 are inadequate surface-water controls stemming primarily 13 from Summerwind, which have not been sufficiently dealt 14 with; but, rather, the present surface-water problems are 15 allowed to continue, crossing the Stonegate property and 16 still significantly adversely affecting May Creek. 17 The Summerwind Development is dumping I 18 water on Stonegate. How will rerouting off-site flows - 19 not degrade the water quality of May Creek? And how will 2 20 the tightlining of Summerwind's runoff decrease erosion 21 and filtration downstream and.allow for biofiltration of 22 the runoff prior to its being piped directly into May 23 Creek? 24 The report states the off-site plats are 25 controlled by the detention system's flow controls. As CENTRAL COURT REPORTING • • (206) 747-3016 Stonegate Final EIS 95 34 1 you have already heard from many of my neighbors who see 2 this on a .daily basis -- well, not a daily basis, but at 3 least a monthly basis from Summerwind -- I maintain this 4 using the old off-site water controls and using the old 5 drainage manual standards does not adequately control 4 3 6 this. 7 These standards are not adequate, as 8 evidenced by the King County 1990 Drainage Manual and by 9 King County Surface Water Management proposing May Creek 10 as a critical drainage basin. 11 The cumulative effects should not be 12 ignored. Mitigation should be offered to address these 4 13 inadequate surface-water controls, either off site or on 14 site. Surely Stonegate has the resources to seek 15 cooperation from Summerwind to stop the degradation to 16 May Creek. 17 Thank you. 18 MR. ATKINS: Thank you. 19 Dennis Noland. 20 MR. NOLAND: I am Dennis Noland; 14326 21 Southeast 100th Place, Renton 98059. My "backyard," in 22 quotation marks, is the woods of the Stonegate plat. My 23 "backyard" shares about almost 300 feet of property line 24 with the Stonegate plat. 25 In the ESI (sic) proposal, the value of • . CENTRAL COURT REPORTING (206) 747-3016 Stonegate Final EIS 96 I 1 • 35 1 the wooded lands is quite often diminished. It has a 2 high aesthetic value. I have been fortunate enough to 3 live right next to it for 13 years. It is a beautiful 4 space. The trees are gorgeous. It's a wonderful joy to 5 • look on every day. 1 6 It's. a wonderful habitat for birds. We 7' see an kinds of them flying in all the time, including 8 some fairly exotic birds such as a pileated woodpecker. 9 If you haven't seen one, they're about a foot tall; and 10 they're incredible to watch. 11 The wooded land offers visual protection 12 for May Valley. This is land that acts as a visual 13 buffer, allowing May Valleylto be the rural area that it 2 14 is. Without this buffer of trees, the new ap pearance 15 will a of homes -- of the city development, home-type 16 plat development going right down into the floor of the 17 valley. This will quite drastically alter the nature of 18 the v lley as rural, low-density development that 19 presently exists there. 20 My preference would be the alternative of 3 21 no development. But if development takes place, there 22 are some issues that need to be addressed. 23 Some of the comments tonight have been 24 about the Summerwind pond. ' There are, as I understand 25 it, two of them. The one that I am most familiar with is ' CENTRAL COURT REPORTING (206) ' 747-3016 . Stonegate Final EIS 97 I I 36 1 on the northeast corner of Summerwind. That one abuts my 2 south property line. My property line shares the 3 property line of the retention pond. 4 That outflow is strong enough that it has 5 knocked trees down in the forest.. There is a comment on 6 page Roman numeral "X" which is in the front of the 7 Environmental Impact Statement, paragraph one. I'd like 8 to find the page and read that paragraph. 9 It says: "Existing off-site flows 10 from Summerwind will be conveyed by pipelines 11 (sic) to the Class 3 stream as it passes under 12 Street A. This runoff will not be mixed with 13 the on-site runoff. Given the nature of the 14 existing ditch system, piping of this runoff 15 will have no measurable impact on peak basin 16 flows. " 17 This I very much disagree with. And the 18 wording, "existing ditch system, " is a very loose use of 4 19 that terminology. There was no -- there is no existing 20 ditch system. 21 When the Summerwind pond was built, there 22 was a pipe going out of it; and that pipe went into the 23 woods; and it meandered on its own way, creating its own 24 stream bed. At times, from my back porch, it sounds like 25 a mountain stream going through the woods. It has cut CENTRAL COURT REPORTING (206) 747-3016 Stonegate Final EIS 98 1 I - • 37 1 its own path through the woods, and there is no ditch 2 system. 3 But there is one benefit to the woods, in 4 that it acts as.a filtration system for this water. This 5 water, of course, has all the contaminants of antifreeze 6 and motor oil and heavy metals and so forth. And the 7 woods now acts as a filtration system. 8 I think there is going to be a serious 9 problem created if this water is piped underneath the 15 10 streets of Stonegate, which is what is proposed, and then 11 dumped into the Class 3 stream which will then run into 12 May Creek. This will eliminate a large natural filter 13 that now exists by the wooded lands. 14 The water does not run just through the 15 woods. It meanders. And I am sure that it filters down 16 through the ground, and some of it is soaked up and used 17 by the trees and so forth.; 18 So having all this water going straight 19 into that tributary of May Creek, unfiltered, will be 20 accelerating the pollutants level and accelerating the 21 water flow rate going into May Creek. I mean, the woods 6 22 acts as a flow inhibitor. Also piping it straight 23 through, there would be no flow inhibitor; and the � ^I 24 outflow will be significant. 25 Other than Newcastle Terrace, other than CENTRAL COURT REPORTING (206y 747-3016 • Stonegate Fin I EIS 99 38 1 what is on many of these maps as Lot No. 19, our street 2 water goes into a system of storm catches on the streets 3 and to pipes underneath the street. And then there is an 4 easement. • 5 And there is a little dotted line on many 6 of these maps on Lot 19, Newcastle Terrace. That is a 7 drainage easement that is actually in my yard. That 8 water goes underground and into a catch basin at the rear 9 of my property and then exits on what would be the 10 northwest corner of the Stonegate property. Then it 11 travels easterly to the Class 3 stream. 12 Our system was built before the days of 13 retention ponds. It is not a good system, and this would 14 be an appropriate time to deal with it in a proper 7 15 fashion. If the development takes place, it should be 16 -- my proposal would be that it be fed into Stonegate's 17 detention ponds, thereby regulating the flow and getting 18 some filtering through the filter system that is 19 proposed. 20 I also think that the water from 21 Summerwind, from the pond I previously spoke of that is 8 22 in the northeast corner of Summerwind, should also go 23 into the retention ponds of Stonegate rather than be 24 allowed to outflow freely into the Class 3 stream. I 25 think it is inappropriate to allow that outflow to go . CENTRAL COURT REPORTING (206) 747-3016 . 100 Stonegate Final EIS I ' l 1 i 39 1 unrestrained. 2 There is, of course, a pre-existing. 3 natural drainage from Newcastle Terrace, my property, and 4, all the properties of Summerwind which do filter down 5 through the Stonegate property, more so, probably, from • 6 Newcastle Terrace than from Summerwind. We are on septic '7 systems. Also our roof drains just go into ground-type 8 drainfields. 9 Now, this water flow is pre-existing to h 10 Stonegate and should be realized that it is there and 11 could possibly impact the lots which are downhill from 12 Newc stle Terrace which is - everything is downhill from 1 13 Newcastle Terrace, in reference to Stonegate. 14 If there is a development, I am in favor 15 of the alternatives listed 'iin the proposed ESI (sic) . 16 They include additional buffers for the Class 3 stream 17 and additional buffers for .May Creek, increased retention 1 18 pond capability, reduced flow rates out of those, and , 9 19 restrictions on the clearing and tree cutting that takes 20 place on individual building lots. 21 I also think that there should be an 22 enforcement of the time of year in the development for 23 the clearing. That should be restricted to the dry i , 24 months of the year to minimize sedimentation that would 25 adversely impact May Creek. ' I ' CENTRAL COURT REPORTING (206). 747-3016 T, Stonegate Final EIS 101 40 1 I think. that .the equestrian use of the May 2 Valley area needs to be included in any plans, in any 3 possible. It has traditionally been a highly used area 10 4 for horseback. ri,ding. And anything that can be done to 5 sustain that use should be done. 6 Thank you. 7 MR. ATKINS: Thank you. 8. That's all of the people who are listed on 9 the sign-up sheet. Does anyone in addition to that want 10 to speak? 11 MR. BONWELL: I think my wife signed. me in 12 on the same line. 13 MR. ATKINS: Just come up. I'll call 14 people as each person comes up. So everyone will get an 15 opportunity to speak. 16 MR. BONWELL: My name is Jim Bonwell. I 17 live at 9616 146th. It used to be May Valley; now it's 18 Detention Pond Central. 19 (LAUGHTER. ) 20 MR. BONWELL: Less than 100 feet from my 21 well I have a 225-by-200 foot square detention pond. I 1 22 want to know if it is a concrete-lined pond or if it is a 23 tank. 24 I want to know what is going to be done 2 25 about the added effect of mosquitos. Are they going to CENTRAL COURT REPORTING (206) . 747-3016 Stonegate Final EIS 102 1 41 • 1 bring"in bats to add to the kill rate of the mosquitos? 2 In your draft statement that had something 3 to do with runoff, it wasn't factored in -- it should be 4 factored in that if it runs across a property it should 3 5 be' controlled. I mean, I , bought my property; and if the 6 creek ran out onto my neighbor's property and it was my 7 fault, I'd have to have something done about it, you 8 knov. �I 9 I've livedlat the address given for I 10 probably -- it's going onsix years. In the six years 11 ,that -I have lived there,. the salmon have come; and you 12 could actually count theml That was about it. You'd get 13 maybe three or four a year. 14 But this Year and -- well, let's see -- 15 over the few years that I've lived there, I've taken the • 16 care of fencing my property off, letting it get back to a 17 natural state, keeping the' kids and animals from it. And 18 this year the State Department of Fisheries has come 19 thrcugh and tagged locations of fish nets and nests and 20 spavning grounds. 21 And on the day they came through, they 22 were able to mark three cut-throat nests and previous 23 markings showed two of the- salmon nests. And that was 24 just on the days of their; appearance. I mean, they walk 25 . it one day and expect to count it. ; CENTRAL 'COURT REPORTING • • (206) 747-3016 • . Stonegate Final IS 103 • 42 1 This year they had a good return on the 2 fish. I don't know if they are wild or -- one of the 3 other gentleman has said something about one of his kids 4 planting them. ; But there have been previous school 5 projects of planting fish in the creek. 6 In the EIS, the Draft EIS, on Appendage J, 7 Segment 1, it says there will be small sand and sediment 8 releases. And I don't know about the rest of you; but 9 what I have heard is that sand and sediment kill fish 10 eggs. 11 I'd like to see the fish run; I'd like to 12 see them come back in quantities; I'd like to see them 4 13 come back like they were when I was a kid; and it's not 14 that far off to do it. 15 As far as sidewalks, on 148th, I don't 16 know if we need sidewalks; but there ought to be 5 17 something done to widen the roadway or the availability 18 to get down the street without 'getting run over. 19 This whole development is going to be 20 emptied out onto 148th, which you either have to go to 21 May Valley Road or to SR 900. And as one gentleman 22 stated, SR 900 is a two-lane highway which is like non- 23 stop traffic as it is. 24 People are finding that coming from Coal 25 Creek -- they come down May Valley Road to 148th -- that CENTRAL COURT REPORTING (206) 747-3016 Stonegate Final EIS 104 43 1 you can skip the lights at the end of Duvall, which is 2 actually Coal Creek and Sunset there. So they cut 3 through our area. Well, that has increased the flow in 6 4 our area tremendously. Thus everybody is freaking out 5 about getting run over. 6 The area is inundated with people on 7 horses that ride along the roadways. Bicyclists ride May 8 Valley Road any time of the day, weekends especially. 9 I just can't understand how they can get 10 away with just putting one access in and out of this area 11 onto a roadway that can't actually handle the capacity. 12 You can go to May Valley and Coal Creek 7 13 Parkway and sit at a stop sign down there for 20 minutes, 14 it seems like, just to get out to take a left-hand turn.' 15 So what we have had to do is go to 148th to Sunset. 16 Well, if this has added and, put out on 148th, we're going 17 to have the same problem at Sunset. Hi 18 The park, that's a pretty good deal. I 19 mean, it's a pretty big statement -- well, right. now 20 Summerwind's kids, I'm sure, are playing in the co-op 8 21 woods. On this property here he has no parks set up. 22 I'm afraid that if there are no parks in the area that 23 all the kids that are in that area are either going to 24 end up playing in the wetlands. And right there is a big 25 destruction zone. CENTRAL COURT REPORTING (206) 747-3016 Stonegate Final EIS 105 44 1 My idea, . if they are going to keep that 2 any kind of a wetland, we should almost put barbed wire • 9 3 up to keep them out, because that's the only way they are 4 going to keep that area from being destroyed. I mean, 5 you are going to end up with bottles and tires. 6 Granted, kids will be kids. My neighbor's 7 kids, I am always yelling to them to quit throwing sticks 8 and anything and everything into the creek. So I can 9 imagine if that's the only place they have to go, it's 10 just going to be destroyed. 11 Right now if there is no other park and 12 they are confined or kept out of the wetland areas, the 13 only other park in the neighborhood is the proposed King 14 County park, which is going to make all your kids, all 10 15 the kids in the area, including Summerwind, try and • 4 16 venture across SR 900. And that ought to really be a fun 17 sight. You can't even drive across it. How are you 18 supposed to get across it walking? 19 I don't know. I could ramble forever. I 20 am not a happy camper here. 21 But one other thing, I would like to see 1.1 22 some kind of a buffer between my property. I would 23 rather look at trees than houses. When I bought my 24 place, I bought it because I'd look out and see maybe a 25 house or two; and I was looking out into the valley and a CENTRAL COURT REPORTING (206) 747-3016 Stonegate Final EIS 106 • � I III i • • N I � • 45 1 field: And now I'm going to be either looking at a 2 detention pond or a couple of tri-level houses. I am 3 sure of it. 4 So if I could have some say about the 5 buffer or some sort of screen along the property line 12 6 between my house and the proposed plat, I would 7 appreciate it. 8 Thank you. , 9 MR. ATKINS:: Thank you. 10 Any other speakers? 11 The 'hand up here (indicating) . 12 MR. HORNE: ; My name is Ed Horne. I live ' 13 at 14704 Southeast 100th Street, which is bounded on 14 three sides by this development. 15 I have, basically, six areas of concern. 16 'The first one has to do with the groundwater. I'm on a 17 well on this property. 18 And on what used to be referred to as the 19 White's property -- it's the northern-most end of the 20 development -- there are two well shafts currently. One 21 is the one that was used by the old House (phonetic) 1 22 place. And there is a second one that I am not sure the 23 developer is aware of that is just inside the pasture 24 fence to the east of that .old House place. And it will 25 be virtually in the roadbed or in the right-of-way that CENTRAL COURT REPORTING (206) 747-3016 Stonegate Final EIS 107 46 1 ' he has proposed for his access road. 2 • I'd like to know if a study has been made 3 in this DEIS -- and• I didn't find it -- as to how they ' 4 ' are going to seal these well shafts to keep debris and 2 5 oil and pollutants from getting into the groundwater 6 through these well shafts from the road right-of-way. 7 The road right-of-way will basically split between these 8 two well shafts. 9 The second issue has to do with the 10 traffic. The number of car trips predicted here boggle. 11 my mind, because coming out on 148th there, I come out of Y.' 12 -- my property driveway presently comes out -= I have two 13 modes of exit. One is along the old White's driveway, 14 which is the proposed right-of-way for this exit. And 15 the other is on 100th Street to the north. 16 And this is so close to that two-lane 17 narrow bridge that -- and as someone mentioned before, we 3 18 average one accident per month since I've lived there for 19 eight years, up at the 148th and May Valley Road 20 intersection. 21 So I just cannot imagine this amount of 22 traffic coming in and out of the road without -- I 4 ' 23 wonder, has the DEIS addressed or considered the issue Of 24 the road coming out on 148th farther to the north, either 25 through the co-op road or through the north of the co-op CENTRAL COURT REPORTING (206) 747-3016 Stonegate Final EIS 108 47 1 or out 100th Street, which is to the south of my place? 2 Anything that would move it further up the road from that 3 bridge would be an improvement. 4 One statement in the DEIS disturbed me 5 ' considerably. It says that road stubs will be provided 6• for future developible property to the south of this 7 Stonegate development. Now', one fellow has already p 8 mentioned the property that has been cleared to the 9 south, which is a considerable size development. 10 Is all of that traffic -- It's not 11 addressed in the DEIS, but it should be. It's a future 5 12 impact. Is that traffic going to be filtered out of this 13 same egress on 148th? I would like to see that addressed i 14 in the DEIS, the future implacts of that development to 15 the south that they're providing road stubs to. ' 16 The third issue has to do with the 17 surface-water drainage, and you've heard a lot about that 18 already. And I have a lot"lof first-hand experience with 19 that. 20 Since they put in the Summerwind 21 Development, the wetland that they are proposing to fill 22 by putting in the road between those well shafts they'll 23 be filling wetland, which they say is insignificant. 24. Perhaps it is. It was formed since I've lived there by • 25 the runoff from the Summerwind Development. CENTRAL COURT REPORTING (206)' 747-3016 Stonegate Final EIS 109 48 1 However, I do maintain that it does supply 2 some filtration because there is a pond there that I can 6 3 stand and watch water running into and there is no exit. 4 It is obviously•.going underground and being probably a 5 subsurface flow, which provides filtration. 6 I'm a little disturbed in the DEIS that 7 they refer to the natural drainage of this basin that 8 we're talking about as an erosion ditch that has no 7 9 value. Perhaps it is an erosion ditch since the 10 Summerwind Development went in. But, nevertheless, it's 11 a natural drainage conveyance for this basin. And 12 according to the 1990 Surface Water Design Manual, we are 13 not to close over those natural conveyances. 14 This is proposed in the DEIS, and I have 15 seen no alternative study, constructive alternate to 8 16 doing anything except tightlining the Summerwind water 17 into May Creek. 18 I would like to see a constructive study 9 19 of what could be done, rather than tightlining and 20 passing this problem through Summerwind onto the people 21 downstream. • 22 When Mr. Leavitt bought this property, he 23 bought the responsibility of the water problems that came 24 along with it. Those water problems may result from - 25 another development upstream from him; and that may or CENTRAL COURT REPORTING (206) 747-3016 Stonegate Final EIS 110 , FI • 49 1 may not be King County's problem; but, nevertheless, it 2 is a problem which should not be just passed onto the 3 next downstream property owner. 4 would like to see in the EIS a 5 constructive alternative to the tightlining of that 10 6 water, perhaps to enhance the filtration that used to be 7 in this natural conveyance.' 8 The next issue that I have is the houses 9 that are proposed -- they would be to the north of the 10 proposed egress onto 148th. These houses, they say, are 11 - providing a 100-foot buffer from the floodplain, I 12 presume, to the lot line of these houses -- but that's 11 13 not clear from the DEIS. 14 But that May Valley floodplain has been 15 changing ever since I've lived there. It is ever 16 increasing up the hill, and these houses are going to be 17 perilously close to the floodplain. 18 Since I've lived there, I've seen water 19 coming from the, quote, "drainage ditch, " that has 20 completely immersed those proposed lots. I have 21 photographs of those that you have probably seen in the 22 Whitegate study, if you've seen that. It was referred to 23 in the DEIS. 24 So I would guess that I prefer that they ' I 12 25 study, an alternative to putting houses that close into CENTRAL COURT REPORTING (206)1 747-3016 Stonegate Final EIS 111 "1 50 the floodplain, as, perhaps, showing their good faith to 12 2 the community by donating those lots to a park or a trail 3 head to access Cougar Mountain Park, which is on the 4 north side of May Valley Road. 5 The last issue I have is for my particular 6 property, I am concerned -- and it is not clear from the 7 DEIS -- if they put the road as they proposed and they 13 8 route the drainage water to the west down into the 9 detention ponds, what happens to the drainage of, say, my 10 property or the old Summerwind drainage? Does it now go 11 to the west? Are they going to leave it down by that 3; 12 roadbed? 13 Will there be a culvert? There currently 14 is a two-foot culvert going through that old driveway 15 roadbed. Will that be left there? How will my property 16 drain when this is done? 17 Finally, what provisions will be made for 18 adjoining properties to connect to the new roadbed? I 14 19 currently have a driveway that connects to the existing 20 roadbed. Will that be allowable under the new roadbed? 21 What buffers will be provided to mitigate 22 the noise and so forth that will be resulting from this 23 500 to 1, 000 car trips a day coming just to the north of 15 24 my property? 25 Will there be a fence erected along this CENTRAL COURT REPORTING (206) 747-3016 Stonegate Final EIS 112 51 1 road to keep kids from taking a shortcut across my 2 property, which would be a natural, since the road makes 3 a 90-degree bend there around my property? 4 So those are the issues that I would like 5 to see addressed, either at the plat hearing or in the 6 DEIS. 7 MR. ATKINS: Thank you. 8 Does anyone else wish to speak. 9 Okay, over on that side. 10 MR. DUFFESS: Good evening. My name is 11 Andrew Duffess; 701 Sunset Boulevard Northeast, Renton. 1 12 The Stonegate DEIS has many references to 13 Renton's aquifer recharge zone, but there are no 14 references to the many private wells around this proposed 15 development. These wells are the only source of potable 1 16 water to the homeowners. These wells are as little as 28 17 feet deep to several hundred feet deep. Therefore, they 18 are at many layers of strata. The DEIS does not 19 adequately address this q � y probable significant adverse 20 impact. 21 What will be done to ensure that the 22 private wells will not become polluted and/or experience 23 a loss in their rechargeability? 24 A dangerous 'traffic situation already 25 exists on windy May Valley Road with the mixture of CENTRAL COURT REPORTING (206) 747-3016 Stonegate Final EIS 113 52 1 horses, joggers, bicyclists, and cars traveling too fast. 2 What can be done to reduce the traffic 3 hazard created by an increase of 500 vehicle trips per 2 4 day? A certain:percentage of these auto drivers will 5 exceed the speed limit. 6 We will also have an additional 159 7 residents of Stonegate as pedestrians, bicyclists and 3 8 joggers, some of whom will be children. The King County 9 roads engineer has granted a variance to the current King 10 County roads standards. That's not mitigation, given 11 this dangerous situation. 12 I offer that real mitigation would be to 13 lower the speed limits on May Valley Road and 148th. 14 On page 17 the DEIS makes light of the 15 biofiltration swale on the property. It states that the 16 attenuation provided is negligible. 17 But you have heard tonight that the 18 detention/retention ponds of Summerwind are inadequate. 4 19 They do not work. If the runoff from Summerwind is 20 tightlined, what will be done about the increased flow of 21 storm water runoff into May Creek? 22 Regardless of the findings of the DEIS, I 23 know that the Summerwind storm water is controlled and 24 filtered as it passes across the Stonegate property. 25 Could one of the mitigating factors of the .CENTRAL COURT REPORTING (206) 747-3016 Stonegate Final EIS 114 I f 53 I' 1 development be to right the inadequate surface-water • 5 2 runoff situation from the Summerwind plat? • 3 Thank you. 4 MR. ATKINS: i, Thank you very much. 5 I think this gentleman over here had a 6 hand up. 7 MR. REDMOND:11 Good evening. My name _is 8 Billy Redmond. I live at 15839 Southeast May Valley 9 Road, 98059 Renton. H i ' 10 . My concerns 'With this new project or 11 development is that I moved' to this area in the late 12 '50's. And with each new development that came in, since 13 Environmental Impact Statements were required and 14 previous to that, each developer has assured that there 15 would be little or no impact on the creek basin, as far 16 as runoff, drain water, or septic tank and gray waters T 17 along this creek basin. 18 But it has been my experience -- I am not 19 a hydraulic engineer -- but it has been my experience 20 that with each new development that has gone in, the 1 21 flooding has increased. Many times 148th is flooded now 22 with the surface-water runoff and so forth. It is 23 blocked off as many as several days because of flood 24 waters across it. . 25 We've been assured that these surface CENTRAL COURT REPORTING • (200, 747-3016 Stonegate Final EIS 115 54 1 waters will be taken care of by the developers when they 2 put in these projects. But just as a layman, I do not 3 see where this has been accomplished; and I don't see 1 4 anything in this holdingth ing g pond development thing that 5 would assure me that this project would be any different 6 than the previous ones. 7 Water backs up as far as Mason Farm, which 8 I believe is where the radiant goes the other way towards 9 Cedar River the other way. And I live above this 10 proposed project, above it, east upstream from the 11 project. 12 My concerns are the 51 new septic tanks 13 that will be involved with this new development, what 14 their runoff would be, especially with the houses that 15 are proposed what would be north of the new entryway or 16 driveway, whatever you call it, on the creek side of 17 that, which would be the north side, because, as the 2 18 gentleman previously said, I have seen that area flooded 19 up and across the existing driveway that goes to. the old 20 burned out McCloud (phonetic) house. 21 And with new houses in that area, I don't 22 see how they could be not flooded, them or at least their 23 septic systems, which would be, I presume on the back 24 sides of their property. 125 Another concern would be there are what I CENTRAL COURT REPORTING (206) 747-3016 Stonegate Final EIS 116 55 1 beleve are protected blue heron that reside in this 3 2 valley that use that creek basin as a run or wildlife 3 wetland, or whatever you want to call it. 4 Additionally, there are hundreds and even 5 thousands of ducks and geese and all kinds of various 6 wildlife: deer, bear, coyotes, ,all kinds of wildlife. 7 And they are getting lessland less area to live in with 4 8 the removal of these woods and so forth. 9 That's pretty much what I had to say. But 10 I have questions. I question the reliability or the 11 accracy of what they saydtheir impact of this thing will 12 be on the surface water arid runoff in the area. 13 Thank you. ' 14 MR. ATKINS,1 Thank you. 15 Other speakers? 16 MS. HYATT: Yes. 17 MR. ATKINS: You have already spoken, 1 1 18 haven't you? 19 MS. HYATT: Yes. 20 MR. ATKINS: Why don't you let some of the 21 people who haven't spoken get their talks in first. Then 22 we'll come back and let you speak again. 23 This gentleman over here (indicating) . 24 MR. GILLINGHAM: Hi. I'm Johnny 25 Gillingham. I live at 15824 Southeast May Valley Road, CENTRAL COURT REPORTING (206) 747-3016 Stonegate Final EIS 117 56 1 Renton, Washington 98059. 2 One question I have is I was under the 1 3 impression that unincorporated King County was zoned for 4 five-acre lots per dwelling. • 5 The other thing is the cost. When 6 everybody talks about sidewalks and, you know, doing 7 things to widen the roadbed, what does it cost to all the 8 people in King County? 2 9 There's a proposal here to widen Coal 10 Creek Parkway at a $12 million cost to the King County 11 taxpayers. And then traffic lights are about $100, 000 12 apiece. And it seems like everybody here is pretty much 13 not wanting this development, and we are going to end up 14 with something that we don't want. 15 That's all I have to say. 16 MR. ATKINS: Thank you. 17 Any other speakers? 18 MR. DONNELLY: My name is Mike Donnelly. 19 I live at -- 20 MR. ATKINS: Would you stand a little 21 closer to the mic, please. 22 MR. DONNELLY: I live at 10415 147th 23 Avenue Southeast. 24 The thing I see missing in all of this is 25 a bigger view of things. As I was reading the surface- CENTRAL COURT REPORTING (206) 747-3016 Stonegate Final EIS 118 i 57 1 water management stuff and, to a certain degree, the 2 traffic stuff as well, it is all focused on this one 3 development, what does this one development do. And it I� 4 seems like there is no overall coordinated plan for what 5 happens with the next development and the next 6 development. 7 The typical thing I saw in the surface- 8 water stuff is all this is .4 percent of the May Valley 9 Basin. Well, the next one is .4 ; and the next one is .4 ; 2 10 and the next one is .4 ; and pretty soon it is more than 11 20 or 30 percent. And, you know, it seems like there is 12 no bigger plan for, you know, how this is all going to be 13 handled. 14 The same thing with the traffic. It gave 15 an estimation for what Stonegate is going to do. And it 1 16 acknowledges, at least, that Whitegate exists. 17 But I wonder is there a mechanism in there 3 18 that is going to go back and force whichever one is 19 second of the two, like Whitegate and Stonegate, to make i 20 them go back and re-evaluate their traffic after -- Well, 21 I'm assuming that Stonegate gets done first -- after 22 Stonegate is done, to take into account the local 23 increased traffic, because I think it is going to be a 24 lot more than the 4 percent growth that they are 25 estimating in the -- you know, for estimated growth. CENTRAL COURT REPORTING (206) 747-3016 Stonegate Final EIS 119 58 1 So I am wondering is there some kind of a 2 logical plan for all of this anywhere and it is being 3 followed. And my guess is that it is probably not, 4 because they are still proposing this development and the 4 5 King County plan says this is sup posed pposed to be rural, the 6 new Renton proposal for this area says it is supposed to 7 be rural low density, and yet the proposal is high 8 density. 9 The rest of my comments, I guess, I am 10 going to write. A lot of them are similar to the 11 comments you have already heard. 12 MR. ATKINS: Thank you. 13 Any other comments? 14 (NO RESPONSE. ) 15 MR. ATKINS: Did you want to come down and ' 16 add some additional comments to yours? 17 MS. GANNON: I have something. 18 MR. ATKINS: All right. 19 MS. GANNON: Hello there. My name is 20 Laura Gannon. I live at 14824 Southeast May Valley Road, 21 Renton 98059. 22 On page eight, Roman numeral VIII of the 23 summary, Section C, Conclusions, it states: 24 "As a requirement of the Growth 25 Management. Act, the Growth Management Planning CENTRAL COURT REPORTING (206) 747-3016 Stonegate Final EIS 120 • I 59 1 Council recently designated Urban and Rural 2 areas in King County. However, three areas of 3 unincorporated King County east of Renton were 4 designated;as Technical Review Areas. Several 5 technical issues prevented the GMPC from making 6 a final recommendation. The SC-P and G-5-P 7 portions of the Stonegate site lie within one 8 of the three Technical Review Areas. A final 9 decision on this area is anticipated in 1993 . " 10 May question is: What are these technical 11 issues that prevented the GMPC from making final 1 12 recommendation to make this area rural? And how can we 13 participate in this decision-making process as residents 14 of the community? 15 Also above and beyond the impact on the 16 ecosystem, what's the county's justification for changing 2 17 thislbeautiful natural rural environment to a suburban I - 18 environment, which it states on page 50, this will 19 happen? 20 It will change from a rural environment to 21 a suburban environment. To those of us that live there, 22 this seems like an unjustified tragic loss of this 23 greenbelt, loss of quality of life for the people that 24 are already residing there. Development does not equal I j 25 progress, in terms of us that already live there. And I CENTRAL 'COURT REPORTING (206); 747-3016 II Stonegate Final EIS 121 • • 60 1 can't pee any valid reason why our community should be 3 2 developed and changed in this manner. It makes no sense. 3 This kind of impact is difficult to 4 measure, but, nonetheless, needs to be addressed. • 5 Thank you. 6 MR. ATKINS: Thank you. 7 Additional comments? 8 MS. HYATT: The only question that I have 9 left is -- 10 MR. ATKINS: Can you state your name 11 again. 12 MS. HYATT: Oh, Kendra Hyatt. 13 The only question I have left is why can't 14 the development -- why can't the development be entered 15 through the Summerwind Development, as they already have 16 wide streets with sidewalks with a lowered speed limit 17 and people are alerted to the fact to watch for children. 18 It seems to me to be a prime entrance to the new 11 19 development. 20 And in closing, I'd just like to say that 21 I am in favor of the, quote, "no action/no development at 22 this time, " unquote, which is stated in the Notice of 23 Availability. 24 Thank you. 25 (APPLAUSE. ) CENTRAL COURT REPORTING (206) 747-3016 Stonegate Final EIS 122 61 1 MR. ATKINS: Any further comments? 2 MR. NOLAND: I am Dennis Noland. I spoke 3 previously. Domy again?y you want address a ain. it 4 MR. ATKINS: No. !I 5 MR. NOT,,AND: Just one point of r 6 clarification. On Appendix K there is a map associated 7 with that. And behind Lot No. 6 there is a designation 8 of "bypass pipe for plat of Newcastle Terrace. " 9 And I would just like to, for the record, 10 point out that the source of that water is up at the 11 northwest corner of what is proposed as Lot No. 9 of 11 12 Stonegate. It is shown on this map as just a short i I� 13 section behind the proposed Lot No. 6. 14 MR. ATKINS: Thank you. 15 If there are no further comments, I am 16 going to formally close the public hearing and testimony II 17 on Stonegate. 18 As I said, I there will be other 19 opportunities for people to make comments on the proposed 20 plat. The Hearing Examiner will hold a public hearing, 21 and I encourage all of you to bring your comments to the 22 hearing there. 23 The DEIS, Draft Environmental Impact it 24 Statement, and the Final Environmental Impact Statement 25 are available for the Hearing Examiner; and he does read CENTRALjCOURT REPORTING (206) 747-3016 Stonegate Final EIS 123 I 62 1 those before he makes his decision. So all your comments 2 will get read by the decision-maker and the issues will 3 be addressed. 4 I do, however, encourage you, if you wish, 5 to attend the public hearing before the Hearing Examiner 6 in order to reiterate your claims or, perhaps, make 7 additional comments. 8 I want to thank you all for coming. I 9 know sometimes it is difficult to get up and talk about 10 something like this, but I appreciate the willingness of 11 all of you to come out and air your concerns about the 12 quality of life in your community. That's what this is 13 all about. 14 Again, I want to thank you very much. 15 Kamuron and I will be available for 16 comments afterwards, too. 17 (THE PUBLIC HEARING ENDED AT 9:05 P.M. ) 18 19 20 21 22 23 24 25 CENTRAL COURT REPORTING (206) 747-3016 Stonegate Final EIS 124 r rl r I{ ' I CERTIFICATE Central Court Reporting hereby certifies that: the foregoing pages represent an accurate and complete transcription of the record of the proceedings of the public hearing i' in the aforementioned matter; and li 1 N that these pages constitute either the original or i q a true copy of the transcript of the hearing. Signed and dated this day of 1993 . 1 CENTRAL COURT REPORTING by: 4if c 0 PY usan H. Brown Court Reporter CSR No. BR-OW-NS-H53JT CENTRAL COURT REPORTING - (206); 747-3016 Stonegate Final EIS 125 Ms. Kendra Hyatt 10415- 148th Avenue Southeast * Renton,WA 98059 Page 13 Comment 1: (Line 5) 'I was curious as to what the design standards will be for the development." Response 1: The interior streets of the plat will be constructed with urban road improvements including curb, gutter and sidewalks per the standards found in Section 2.03 'Residential Access Streets' in the King County Road Standards. The proposed frontage improvements along 148th approved by the variance are identified in Response 6 below. Comment 2: (Line 12-18) "...but what about further up the street (sidewalks and improvements) if they are going to have that many cars."....with the traffic there is now,that isn't very sufficient. And I was curious about widening streets,sidewalks,street lights.' Response 2: The project is projected to add 357 Vehicles Per Day (VPD) and 139 VPD on 148th Avenue SE to the south and north of the site access, respectively. 357 vehicles is only about 15 vehicles per hour, one vehicle every 4 minutes. 148th Avenue SE has more than sufficient capacity to accommodate the added traffic. Comment 3: (Line 19-21) "The existing traffic turning left on Coal Creek to SE May Valley Road, what does the developer propose to do,as far as signals or stop signs?" Response 3: The project proponent will be obligated to participate in the King County Mitigation Payment System in the amount of$264,160.00 (see page 16, Appendix F). Portions of this money will be used by King County to improve Coal Creek Parkway in the vicinity of SE May Valley Road. Comment 4: (Line 22-25) "...and for all of these, if any of these are addressed,who is responsible for paying those? Is it the people that already live there? Is it the developer? or is that going to be appropriated to the people who will live there?or is it the developer? or is that going to be incorporated into the sales price of the new homes?" Response 4: The Coal Creek project NC-12.1 (see page 10, Appendix F of the DEIS, Item 1) is being funded through the Capital Improvement Program of IGng County. Existing residents will not have to pay additional taxes. New residents of Stonegate will pay higher prices for their homes to offset the mitigation costs. Page 14 Comment 5: (Line 4-10) 'If the streets were to widened and the sidewalks were to be put in on 148th....would the road be widened on the right hand side if you were going north?" Response 5: The project proponent will not be required to widen 148th Avenue SE to the north of the project other than widening associated with the new access intersection with 148th Avenue SE. See the descriptions of the road improvement in Response 6 below. Comment 6: (Line 11-16) 'In the document under Appendix M, it said that— 'Improvements were mentioned on the request for the variance, that they would coincide with a KCSR Section 1.03. And now that they would not be adhered to because they get a variance,I was curious as to just what those improvements were." Response 6: Improvements identified in the variance will be required by IGng County as part of the approved process. -References Hearing Transcript Page Numbers Stonegate Final EIS 126 Frontage improvements identified under IGng County Road Variance Approval for the Stonegate plat are as follows: (1) The developer will construct flared guardrails to the corners of the existing bridge; (2)The developer will regrade the existing vertical curb located south of the plat access street to improve site distance; (3) The developer will construct a paved school bus turnout with a waiting area for children; (4)The developer will install a streetlight at the intersection of the plat access street and 148th Avenue SE; (5) The developer will widen, regrade and add additional crushed rock to the existing west shoulder of 148th Avenue SE north of the plat access street as much as possible without changing the front ditch slope,to provide pedestrian / equestrian walkway. A pedestrian/equestrian walkway could be I, constructed outside the guardrail over the bridge wingwalls. Comment 7: (Line 17-21) 'And if the new homes were to have natural gas, who would be responsible for the payment of those? Is it going to be collectable as an existing neighborhood?or is that the contractors responsibility?" Response 7: Natural gas used by the residents would be extended to each lot as part of the development and paid for by the developer. Connection of the gas line to the individual homes will be the responsibility of the home builder. Natural Gas is currently located at the intersection of NE 20th Street and Ilwaco Avenue NE (in Summerwind). Comment 8: (Line 22-25) "I also read in the document under Appendix F, that accidents on Coal Creek/SE May Valley Road were thirty-eight (38) and SE May Valley Road and 148th were (7), then it said on page 8 of Appendix F that we have a 3.11 accidents per million vehicle miles. And what the Washington State highway accident report says is that accident rates is 2.3 per,million. So I was wondering: since ours is higher to begin with, what is to be proposed for taking action to prevent the already high rate of fatalities?" Response 8: The report also stated that the'accident rate at the SR900/Duvall Avenue NE is 1.4 accidents per million entering vehicles which is lower than the average. The report also stated that the County and WSDOT have several road projects in the site vicinity which should improve traffic safety. The report did not discuss fatality rate. However, review of the accident data at the end of Appendix F shows a total of 2 fatalities in the IGng County listing. Both involved vehicles traveling faster than the safe speed. Page 15 , II Comment 9: (Line 7-12) 'And I was curious about the emergency entrance that is proposed on 104th, which currently approximately 150 feet from 148th, there are homes on that proposed entrance. And I was curious as to what was going to happen there.' Response 9: There is no planned connection of SE 104th with 148th Avenue SE. The emergency entrance to which you refer is a easement connection from Street E of Stonegate to a 30 foot easement at the termination of NE 20th Street. The emergency access road will be closed to daily vehicle traffic with bollards blocking access. Pedestrian movement along this access will be possible. Comment 10: j (Line 14-18) With the addition of fifty-one (51)to fifty-three (53) homes, the problem (roadway flooding) will be accentuated.. And I was just wondering where the extra water would go to? If you've got the extra roads and you've got the extra homes, where that would be addressed." Response 10: The 'extra water will be routed to the Stonegate storm drainage detention system where it will be temporarily stored and released into May Creek at a slower rate than what currently enters May Creek. Comment 11: (Line 14-23 of page 60) "...why can't the development be entered through the Summerwind development, as they already have wide streets with sidewalks with a lowered speed limit and people are alerted to the fact to watch for children. It seems Stonegate Final EIS 127 to me to be a prime entrance to the new development.And in closing I'd just like to say that I am in favor of the,quote, "no action/no development at this time", unquote, which is stated in the Notice of Availability.' Response 11: Appendix F, pages 12 through 14 of the Draft Environmental Impact Statement investigated potential additional connections into the Stonegate Project. The following road alignments were analyzed: (1). S.E. 102nd Avenue (2). N.E.20th Avenue (3). 148th Avenue S.E. (4). S.E. 104th Street (5). S.E. 100th Street (6). S.E.99th Street Page 13 of Appendix F discusses the specific connection to the Summerwind subdivision, and concludes that a potential connection to the Summerwind subdivision could provide access. However, a City of Renton letter dated September 15, 1992, strongly urged that King County isolate the plats of Stonegate and Summerwind. In addition,and in recognition of the following factors considered in the design of the preliminary plat, the plat connection to Summerwind, except for emergency fire access,was eliminated. (1) Insufficient Right of Way A full street connection to N.E. 20th would require the acquisition or incorporation of additional property outside the confines of the Stonegate plat. (2) Excessive Grade at the N.E. 20th Extension A full street connection to N.E. 20th along the Southern boundary of the plat of Stonegate to eventually tie to the S.E. 104th Avenue would, based upon the existing topography exceed the maximum vertical grade allowable for a residential street. (3) Additional Clearing&Grading Impacts A street connection that runs curvilinearly north from the southern boundary would entail additionally clearing and grading of the hillside. The present configuration of plat will utilize to maximum extent possible the existing contours of the land thereby reducing the impact to the hillside for road construction. (4) S.E. 104th Right of Way Vacation Portions of the right of way for the extension of S.E. 104th Avenue S.E. to S.E. 148th Avenue have been vacated by King County in recognition of the excessive grade. Development and use of this right of way in conjunction with the N.E.20th Avenue S.E.extension would not be feasible. (5) 148th Avenue S.E. 'Collector Arterial Classification' Fling County designation of 148th Avenue S.E. as a collector arterial indicates that this particular portion of the County road network is intended to accommodate the type of street access as shown on the plat of Stonegate. (6) Existing Traffic Patterns The Stonegate plat access street is consistent with existing traffic patterns. The street access onto S.E. 148th Avenue will not represent a deviation in terms of patterns current drivers are witnessing with the existing single family residence. The driveway access apparently (see Mr. Ed Horne's Testimony) presently incorporates additional residences as they exit their property and proceed onto 148th Avenue S.E. Stonegate Final EIS 128 - c (7) May Valley Floodplain Location The 148th Avenue S.E. Street Access Road was determined to be located outside of the May Valley 100 year Floodplain. (8) 148th S.E. Avenue Capacity 148th Avenue S.E. is a collector street with more than adequate capacity to accommodate the additional traffic. (9) N.E. 20th Avenue Traffic Conflicts The N.E. 20th Avenue/Field Avenue N.E. corridor in Renton has substantial direct driveway access onto the street. Providing a connection between the Summerwind and Stonegate subdivisions would result in a substantial increase in traffic on the N.E. 20th Street/Field Avenue N.E. corridor with a potential for increased driveway conflicts. N.E. 20th/Field Avenue N.E. is a residential street not an arterial. Ms. Mary Keech 10403- 147th Avenue Southeast Renton,WA 98059 Page 16 Comment 1: (Line 13-15) 'With so many nice homes going in next door to us, it is really going to put a lot of pressure on us." Response 1: Thank you for your comment. The size of lots proposed for Stonegate are larger than the minimum lot requirements allowed by the SC-P and the SR-15,000 zoning. The land south of the proposed Stonegate subdivision is also zoned SR-15,000. This would appear to include your address of 10403 147th Avenue SE. The SR-15,000 is not considered a rural zone,although many parcels south of Stonegate are 2 or more acres in size. Page 17 Comment 2: (Line 1-3) 'I guess I would like to know more about how those detention ponds perform.' Response 2: Please refer to pages 16 through 19 of the DEIS., See section 2.1. Performance of a detention system is a function of available technology, design criteria, maintenance, monitoring and history. At this point in time, the detention system proposed is a state of the art in this region. Assuming careful design, adequate maintenance and traditional storm patterns, the pond should perform as outlined in the design criteria and reduce runoff rates from the site. Comment 3: (Line 10-15) "What I have witnessed with the Summerwind detention pond, is that when you get a big storm the water comes out at a faster rate, when we get a little storm,the water comes out at a lower rate, and what happens to the little tributaries --- that it has scoured the bank of this little tributary.' Response 3: The outfall of the tightlined drainage from Summerwind will be armored with rip rap to prevent erosion and provide energy dissipation. Comment 4: (Line 16-18) 'And I guess I'm concerned because that is not even a wetland, and what is going to happen to that water once it leaves the detention pond.' Response 4: The water from the detention pond will enter a biofittration swale which outlets to the wetland and eventually enters May Creek. Comment 5: (Line 21-23) 'But I'm also concerned because what is that going to do to a wetland to have the water being released. I just can't believe that wouldn't have an impact." Response 5: Surface water runoff from the site has always entered the wetland. It will continue to it do so under the project proposal as described on pages 16 through 19 of the DEIS. - Stonegate Final EIS 129 The project drainage system includes a three-stage water quality system the last stage of which is biofiltration. As stated in Water section of the FEIS, ". . no impacts that are distinguishable from the natural conditions will result from the fines that pass through the pond. Page 18 Comment 6: (Line 1-6) 'I know that in the draft it said microbes within the detention pond....it said it would eat the pollutants so that it wouldn't go into the creek. I guess I would like to see documentation to that effect.' Response 6: Please refer to studies and reports prepared by professor Richard M. Homer at The University of Washington (available at IGng County SWM) Comment 7: (Line 7-10) `I would like to know whether the pollutants travel in the water down,you know polluting all of May Creek and then Lake Washington,or whether the pollutants settle." Response 7: Most pollutants will settle out in one of the two cells of the pond. It is possible that some pollutants may travel all the way to Lake Washington. Some pollutants will be ingested or broken down by organisms, plants,animals or fish. However,the amount of pollutants leaving the pond will be small because of the two-cell pond design and the two-celled wetpond and biofiltration water quality features proposed. Comment 8: (Lines 11-14) "Also is the detention pond a hard wall system or is it just basically a big ditch dug in the earth to be open...' Response 8: The detention pond is not a hard wall system, but is dug into the ground with moderately steep side slopes. A fence would be placed around the pond for safety reasons. Comment 9: (Lines 14-17) "Are the pollutants going to settle in the detention pond and, you know, basically turn into a toxic dumpsite eventually?" Response 9: The detention pond will be maintained per King County requirements. Maintenance activities include periodic sediment removal which will contain most of the pollutants which accumulate in the pond. Comment 10: (Line 20-25) 'On page eleven I think that it was one of the surface water drainage plan or when it mentioned that it said it was not a single major drainage contribution to May Creek. But Summerwind, to me, is a major contribution to May Creek, and I see that everyday." Response 10: The Summerwind project is about 37 acres in size in a drainage basin of 8,128 acres or only 0.5% of the total area. This does not constitute a major drainage contribution. Page 19 Comment 11: (Line 4-11) 'And I want to know that if that includes the southern drainage system as well, because on the plan it doesn't show that there is a tightlining connecting the two. So I would like that clarified as to what is going to happen to that." Response 11: The existing Class 3 stream along the eastern boundary of the site will continue to flow in its existing course and will continue to be joined with the Summerwind drainage as it passes under the access road. Comment 12: (Line 9-12) 'And again at this point right now,to me the system doesn't function with the detention system for Summerwind' Response 12: Your concern regarding the Summerwind drainage is noted for the public record. To address your concerns,as well as others, the Summerwind drainage includes a Stonegate Final EIS 130 potential mitigation measure that requires a grass lined swale be provided prior to the release of the tightlined drainage into May Creek. Comment 13: (Une 13-18) 'What is going to happen to that water from Summerwind, if, I guess I need more information about what is going to happen with that, because it just kind of sounds like they are passing the buck and just tightlining that water down there an not taking care of that." Response 13: The project proponent is typicallyresponsible for intercepting upstream flows and Po P 1 P Po P� P 9 P safely conveying that runoff around or through the site. Repairs or upgrading of drainage systems upstream of a project are not typical. Biofiltration of the Summerwind drainage has, however, been identified as a potential mitigating measure. Comment 14: (Line 19-25) 'Just another thing,too,there used be an historical trail marker that was part of the northern part of the wetlands, I was just wondering why and what's happened with that.' Response 14: No record or other evidence lindicates this property was part of a historic trail passage. Creation or recreation of such a trail is doubtful in light of today's sensitivity towards wetlands. Page 20 Comment 15: (Line 1-7) 'I would also like to say that I agree that there needs to be at least a mitigation that would include vegetation enhancement around the wetlands and the stream buffers, and that the stream buffers be widened,that the buffer to May Creek be as wide as possible, mainly just to help mitigate all this surface water." Response 15: Thank you for comment. Proposed stream and wetland buffers are in compliance with current King County regulations described in the ling County Sensitive Areas Ordinance. Comment 16: (Line 7-11) 'And I would also like to see permanent sensitive area markers, not only for people who are participating in the construction, but also, ongoing just for residents so that we,you know,don't you know,damage that area by not realizing." Response 16: Thank you for your comment. Proposed stream and wetland mitigation activities are addressed in the "Environmental Study of Vegetative Communities, Wildlife and Fisheries on the Stonegate Property'. Plantings of trees and shrubs are proposed within stream and wetland buffers to provide, in part, a physical barrier to help protect these natural areas. The King County Sensitive Area Ordinance requires both the temporary and permanent signing of sensitive areas. Comment 17: (Une 17-22) 'We get water percolating up ...and my concern is that any septic field that is draining on that slope is going to do the same thing (percolate)." Response 17: All septic system drainfields must be approved by the Seattle/King County Health Department prior to installation. Their requirements for septic system design have been developed to reduce, the possibility of failure and/or ground water contamination. The presence or absence of spring seepage will be taken into account during the Health Department review process of the proposed septic systems. Comment 18: (Line 23-25) 'And I guess I would like to establish that this could be in a way, be postponed until a May Creek basin study was done.' Response 18: The proposed storm drainage system meets the requirements of the 1990 Surface Water Design Manual. In addition, the new Critical Drainage Area (DSA) Retention/Detention requirements for the May Creek Basin became effective on April 22, 1993. Alternative 1 exceeds the retention/detention requirements of the Critical Stonegate Final EIS 131 Drainage Area. Your concern regarding the May Creek basin study has been noted for the public record. Mr. Bill Robicheaux 15144 Southeast 107th Renton,WA 98059 Page 22 Comment 1: (Line 2-10) 'One concern is the effect — what the effect of the non-point pollution sources in the area are going to be....What would happen if, say, someone accidentally breaks a car battery and sulfuric acid runs down the street and flows into the creek?' Response 1: The project drainage system includes a three stage water quality treatment system which includes wetponds and biofiftration to capture neutralize pollutants. Also due to the large volume of water, the sulfuric acid from a car battery would be diluted to such a point that measurable traces would be difficult to find at the point where runoff enters May Creek. Comment 2: (Line 13-17) 'Now, Summerwind may have already greatly impacted the stream and the possibility of fish surviving there. But it appears that wildlife within the stream and nearby area in a perilous state of just becoming non-existent." Response 2: The proposed project will retain the Class 3 stream and a 50 foot buffer. May Creek and its wetland will be provided a 100 foot buffer. Enhancement of the wetland and the Class 3 stream will include plantings. Comment 3: (Line 19-24) Now, I understand that surface water management is looking into making the May Creek Basin a critical drainage area; and they are studying that at the present time. I don't know when their final recommendations will be out, but it seems like they could possibly contribute some additional information." Response 3: A Critical Basin Drainage Area (CDA) became effective on April 22, 1993. Please refer to the May 28, 1993 letter from King County Surface Water Management Division (and enclosures). The proposed pond in Alternate #1 exceeds the performance requirements outlined in the CDA plan. Page 23 Comment 4: (Line 1-3) 'I am not sure whether they are designed (detention ponds) under the pre 1990 or'91 design manual or not. But that would be one thing to look at." Response 4: The detention pond under the proposed action is designed to meet or exceed the detention requirements of the revised 1990 King County SWM manual. Comment 5: (Line 6-11) 'And this additional volume going into the May Creek Basin may simply pile up, waiting it's turn to get downstream, because the outlet is restricted. And so there is concern at least in the effects of the possibly increased flooding potential and what it's effect will have on the area wildlife." Response 5: The detention pond is located outside of the 100 year floodplain and so would not be physically restricted by topographic or hydraulic constraints. No impacts to wildlife are anticipated. • Stonegate Final EIS 132 Mr. Randall Hayes 14322 Southeast 100th Place Renton;WA Page 24 Comment 1: (Line 12-16) "My question is, are these (contributors) hired solely by the developer for contribution to the Draft Environmental Impact Statement? If they are paid by the developer, maybe their views on these topics are somewhat biased.' Response 1: The EIS was prepared by Nancy A. Ryan & Company under the direction of King County Department of Development and Environmental Services. The County publishes and takes the responsibility for the contents of the EIS. The determination that an EIS was required for this particular project occurred prior to the Environmental Division implementation of the current 3 party-contract system for EIS preparation. The EIS consultant selected was registered with the Environmental Division and not involved with the project approval. The technical reports provided to the EIS consultant were prepared by other Fling County registered consultants paid by the developer. The technical studies were prepared in response to the EIS scoping process to address issues raised during the preparation of the EIS. All technical studies were reviewed by King County prior to issuance of the Draft EIS. Comment 2: (Line 17-21) 'If it was possible to have more local companies look into this, possibly selected by the County or the State, to provide information, possibly to be paid for by the developer,but not selected by the developer." pp' Response 2: The Environmental Division has initiated a procedure for selecting consultants used in preparing EIS's. Under the new procedure payment for consultant services is made to King County by the developer and is disbursed to the Consultant(s) by the County. ju st seems to me that everything says y s it's 'low' or 'no impact'. Well, Comment 3: (Line 22-25) y that's what we were told when Summerwind went in. And so far, I've seen detention pond overflowing at a much more than normal rate more often than their 100-year- storm calculations said it would." Response 3: Your concern regarding the degree of impacts and Summerwind detention pond are noted for the public record. The purpose for this EIS is to identify significant environmental impacts and mitigation measures associated with those impacts. This document also provides analysis on the issues to assist in the ultimate decision on the Stonegate Plat. Page 25 ' Comment 4: (Line 3-4 &9-10) 'I'm also concerned about fisheries in May Creek....ls this going to be a lasting impact to it? Or is it a temporary one?" Response 4: As stated on page 32 of the DEIS, Short term impacts to May Creek during the construction phase may occur during culvert replacement and grading at two road crossings on the Class 3 stream, thus transporting sediment downstream to May Creek.There will be minimal impacts to May Creek from increased storm water runoff from roofs,driveways and roads because the majority of storm water will be piped to the detention pond. Comment 5: (Line 12-19) 'Pollution is another problem...l am not fully in agreement with the statement that they are going to all be taken care of.' Response 5: Your concern regarding potential pollution is noted for the public record.. J Stonegate Final EIS 133 • Comment 6: (Une 20-22) "So I'd just like to get some different opinions on the contributions to the Environmental Impact Statement if possible." Response 6: The material contained in the EIS has been reviewed and accepted by King County Environmental Division, in agreement with other departments such as Surface Water Management, Public Works/Transportation, Seattle-King County Health Department and Community Development. Correspondence related to King County's review of the Draft EIS is contained in the Stonegate file at the Environmental Division offices. Ms.Julie Bonwell 9616- 146th Avenue Southeast May Valley,WA Page 26 Comment 1: (Line 22-25) "And as I see it, the developer of this property is not offering any real favors or compensating the remaining neighborhood, the remaining neighbors, in any way." Response 1: Your concern is noted for the public record. The purpose of the EIS is to identify impacts associated with the proposed action and alternatives. The 'offering of real favors or compensating the remaining neighborhood" does not fall within the procedural requirements for SEPA. The applicant will be required to pay a fee in lieu of park dedication/reservation and contribute to the traffic Mitigation Payment System (MPS) as part of the mitigation required for the subdivision. Page 27 Comment 2: (Line 1-6) 'Runoff issues are of major concern, not only their effect on May Creek but the surrounding dry land. My property butts up against the proposed retention pond. I'm on a private well. And that's a big concern to hear somebody say that the Summerwind retention pond isn't working.' Response 2: Your concern regarding the protection of your well is noted for the record. Per the Health Department regulations, septic systems cannot be built within a 100 foot radius of your well. The location of drainage facilities will also be evaluated by the Health Department. This project will not add to the storm drainage of Summerwind. However, to address your and others concern regarding the Summerwind runoff, a potential mitigating measure has been added to provide a grass lined swale at the outfall of the Summerwind drainage and prior to discharge into May Creek. Comment 3: (Line 8-14) "I am concerned,too,that the development--the new neighbors,who is going to educate these people as to the sensitivity of the land they are on and monitor their septic systems? I understand that the failure of any septic system would cause a lot of impact on that creek and us and all the people and their private wells down creek." Response 3: Septic system designs within the plat will be reviewed and monitored by the Seattle/King County Health Department. The requirements for these septic systems have been developed based on considerable experience to reduce the possibility of failure and/or groundwater contamination. Also, Section 14C of the King County Sensitive Areas Ordinance requires that the boundary between the sensitive area tract be marked using permanent signs. Comment 4: (Une 15-16) 'Another issue I have is where are the children of the 53 new homes going to play?" Response 4: There is no recreation area included within the plat of Stonegate. Small children would likely play within their own home and yards or friends homes and yards. Stonegate Final EIS 134 Some children may venture to the open space tracts.The closest King County parks are (undeveloped) Sierra Heights Park, May Creek Park, and Lake Boren Park. All are a significant distance from the project site. Comment 5: (Line 18-21) 'I feel that — and I believe that King County has requested that an on- ti site park or play field be addressed and/or be included in the proposed i development.' Response 5: King County Code requires reservation or dedication of land for open space or I� payment of a fee-in-lieu thereof for the portion of the site zoned SR-15,000. The applicant proposes to provide the fee-in-lieu of dedication. Approximately 11.5 acres of open space (including sensitive areas and buffers) are provided in the plat. However,the open space land is intended to provide scenic open space and habitat retention rather than active (recreation area. This fee will be used for park development in this general area. For example, the fee could be used toward the construction of the Sierra Heights Park site. Page 28 Comment 6: (Line 1-3) 'What kind of buffers are going to be put between, me and that hole in the ground?" Response 6: There are no buffer requirements or setbacks from a property line to a detention pond listed in the King County]SWM manual. However, there are building setback requirements from a structure to an open ditch. Development on a piece of property typically is not allowed to encumber or restrict development on other adjacent parcels. For this reason the top of the detention pond will be located a minimum of 10 feet from the west property' line near the proposed pond to provide a setback. The pond will be maintained by King County and it will be fenced. Comment 7: (Line 5-8) 'One thing I wanted to make a note of was check with the Fish and Game Department -- this year was the best cut-throat run May Valley has had in many, many years--before any development was done. There are fish tags or egg sites up and down in front of our place, which is just off to the left, the north left, of the development." 1 Response 7: Thank you for your comment. 'Any work in a tributary to May Creek or May Creek itself, requires a Hydraulic Project Approval (HPA) permit from the State of Washington Department of Wildlife. � I Mr. Dwayne Randall 10632- 148th.Southeast L_. Renton,WA 98059 Page 28 Comment 1: (Line 21-25) 'There is a constant stream of accidents at the intersection of 148th and May --or at the Renton-Issaquah Highway. And with the additional traffic of the development, I'm wondering what are they going to do to mitigate the problems from ' that. Response 1: WSDOT has reduced the speed limit on SR900. The developer is required to contribute$249,548 to the King County Mitigation payment System. The money is to be used for road improvements in the area. The accidents identified by King County records show that 8 accidents were recorded at the SR900 and 148th Avenue SE intersection in a three year time period which is relatively low. Also see response 8, Ms. Kendra Hyatt's testimony. Stonegate Final EIS 135 . Page 29 Comment 2: (Line 1-4) 'Also it has been mentioned that when trying to walk along the road you — the increased traffic there already has made walking very difficult. And I can't imagine it being improved.' Response 2: The project is projected to add 357 Vehicles Per Day (VPD) and 139 VPD on 148th Avenue SE to the south and north of the site access respectively. 357 vehicles is only about 15 vehicles per hour,one vehicle every 4 minutes. Vehicles per day differ from Average Daily Trips which are double VPD because VPD count the leaving and return trip as one vehicle per day trip. Comment 3: (Line 5-7) 'Are they going to put in sidewalks? Are they going to do something to address this problem?" Response 3: The project will not install sidewalks on 148th Avenue SE. Gravel shoulders exist along the road which are usable by both pedestrians and horses. Frontage improvements identified under King County Road Variance Approval for the Stonegate plat are as follows: (1) The developer will construct flared guardrails to the corners of the existing bridge; (2)The developer will regrade the existing vertical curb located south of the plat access street to improve site distance; (3) The developer will construct a paved school bus turnout with a waiting area for children; (4) The developer will install a streetlight at the intersection of the plat access street and 148th Avenue SE; (5) The developer will widen, regrade and add additional crushed rock to the existing west shoulder of 148th Avenue SE north of the plat access street as much as possible without changing the front ditch slope. Comment 4: (Line 7-13) 'Obviously a big concern is with the septic systems and the general water problems. I seriously question the adequacy of having septic systems on this type of site. As has been mentioned before, septic systems have a tendency to fail eventually. If there are no sewers available, what are they going to do when the septic systems fail?" Response 4: Please see Response 3 to Julie Bonwell's testimony. Also approval of a septic system by the Seattle-King County Health department includes approval of a reserve area for each individual lot. Comment 5: (Line 14-16) 'They are not going to have enough room to put another set of leach lines if the existing ones fail? How are they going to address these problems?" Response 5: Please see Response 4 above. Comment 6: (Line 17-23) "The flooding: It takes very little rain anymore to get water coming over 148th completely covering the roadway and having the road blocked. The addition of that many houses with,roofs and roads is going to—I seriously question whether a retention system ns goinctto be able to deal with the added water flow.' Response 6: One of the retention pones intended purposes is to slow the release of water into May Creek from the developed project site so as to reduce flooding both upstream and downstream. The site drainage pond will control runoff from the developed 30.5 acres and will not significantly impact flooding at the bridge. Comment 7: (Line 24-25) 'And also I'm concerned about the fish. I have seen salmon spawning in the creeks coming off May Creek there. I hate to see that destroyed." Response 7: Your concern regarding the salmon has been noted for the public record. As stated in an earlier Response, any work in the May Creek or a tributary requires an HPA Permit from the State of Washington Department of Fisheries Mr. George Hayden Stonegate Final EIS 136 • Mr. George Hayden 10630- 148th Avenue Southeast Renton,WA 98059 Page 30 Comment 1: i (Line 10-12) the 'rural environment" is my major concern maintaining the rural environment of the community that I and most of the people have moved to and live in. Response 1: The 'rural environment that you are used to in this area especially west of 148th Avenue SE is changing. This area is designated Urban by IGng County. The plat of Summerwind,that you describe is located inside the City of Renton. And as you are aware,Stonegate is located in unincorporated ling County. The current zoning over most of the Stonegate site and the land south of it (to SR 900) is zoned for approximately two to three dwelling units per acre (15,000 square foot lots). 148th Avenue SE in this area is a dividing line between the urban zoning and rural zoning. The ling County along with Cities in IGng County have established an urban/rural boundary. This boundary currently places property at 10630 148th Avenue SE (your property) in a rural designation. This designation should prevent urban level development east of 148th Avenue SE.for the foreseeable future. , _ Page 31 Comment 2: (Lines 1-3) "What else are they going to do with that land?, So I can see that we are looking at, at least, another — with that development coming in, who knows, five or ten years,we're looking at another 1,000 car trips a day in addition to what is already there on 148th, if you figure about, in general figures, maybe 10 trips per household. And we can barely walk on that road right now." Response 2: The project is projected to generate 496 vehicular trips per average weekday (see Table page 9, Appendix F of the DEIS). The project is projected to add 357 Vehicles Per Day(VPD) and 139 VPD on 148th Avenue SE to the south and north of the site access respectively. 357 vehicles is only about 15 vehicles per hour, one vehicle every 4 minutes. The project does add traffic to the areas streets. The developer will contribute $264,160 to the Mitigation Payment System to be used for road improvements in the area! The project will not install sidewalks on 148th Avenue SE. Gravel shoulders exist along the road which are usable by both pedestrians and horses. The improvement to 148th are listed in Response 6 to the Testimony of Ms. Kendra Hyatt. Comment 3: (Lines 8-12) 'We're going to 'have to address the issue of sidewalks, congestion, increase of problems --just population increase, whether it is police protection, fire protection,school buses, utilities,service vehicles.' Response 3: The project proponent will be required to mitigate traffic impacts with improvements within the plat and along 148th Avenue SE, and to contribute to the Mitigation Payment System for road improvements. The improvements are identified on page 16 of Appendix F in the DEIS., Comment 4: (Lines 21-25) 'But I do have very much concern about the influx of people and how that will affect the local area very much. And,of course,there is always the issue of water erosion and flooding.That's—right now May Creek is right at capacity." Response 4: Your concern regarding flooding has been noted for the public record. Page 32 Comment 5: (Lines 4-10) 'Any additional water is going to be above flood stage when we get these rains. And to have more development is going to increase the problem." I � Stonegate Final EIS 137 Response 5: Thank you for your comment. The Stonegate Alternate #1 detention system is designed to limit the release rate to less than 20% of the flows from the site in its existing condition during a 100 year storm. That is, currently the peak runoff from the undeveloped site in a 100-year storm is 8.91 cubic feet per second (cfs); in the developed condition under the Proposal the peak will be 6.14. Under Alternative A the peak runoff from the 100-year storm would be 1.45 cfs because of the additional retention/detention required. Comment 6: (Line 11-17) 'l cannot believe that all these holding ponds are going to handle all the water that is coming off the streets, off the rooftops, off the driveways; all the pollution that is going to come from the cars, oil drippings from oil pans on these cars, dust coming off the tires from normal usage. That's all going to have to be put in the environment.' Response 6: Your concern regarding the adequacy of the detention pond is noted for the public record. The drainage design will be based on the County's latest standards. Comment 7: (Line 18-22) 'Who knows what--a broken battery-- there are so many unforseen circumstances that are going to come; and they will just increase the problems that might already exist,to a limited extent on the creek itself." Response 7: Your concern regarding pollutants entering May Creek is noted for the public record. Please refer to Response 1 of Bill Robicheaux's testimony. The drainage system will be designed to IGng County standards and maintained by King County as a county facility. Ms. Jean Rollins 9605- 143rd Avenue Southeast Renton, WA 98059 Page 33 Comment 1: (Line 11-16) 'Despite the study,the real issue,for me, are inadequate surface-water controls stemming primarily from Summerwind, which have not been sufficiently dealt with; but, rather, the present surface-water problems are allowed to continue crossing the Stonegate property and still significantly adversely affecting May Creek." Response 1: The Summerwind drainage system was designed and constructed consistent with the then current County drainage requirements. Subsequently, Summerwind was annexed to the City of Renton and is therefore a City facility. Comment 2: (Line 18-23) 'How will rerouting off-site flows not degrade water quality of May Creek? And how will the tightlining of Summerwind's runoff decrease erosion and filtration downstream and allow for biofiltration of the runoff prior to its being piped directly into May Creek?" Response 2: Please see Response 1 above. However, to address concerns regarding the Summerwind runoff a potential mitigating measure has been added to provide a grass lined swale prior release of the tightlined runoff into May Creek. Page 34 Comment 3: (Line 4-10) 'I maintain this using the old off-site water controls and using the old drainage manual standards does not adequately control this. These standards are not adequate, as evidenced by the Kling County 1990 Drainage Manual and by King Stonegate Final EIS 138 I ' Response 3: As noted in the DEIS, It is the current 1990 SWM Manual and not the old drainage manual standards that are being used. !i Comment 4: (Une 11-16) 'The cumulative effects should not be ignored. Mitigation should be offered to address these inadequate surface-water controls, either off site or on site. Surely Stonegate has the resources to seek cooperation from Summerwind to stop the degradation to May Creek." Response 4: Your comments regarding the cumulative effect of surface water impacts is noted for the public record. Please also refer to Response 1 and 2 above. I ' Mr. Dennis Noland 14326 Southeast 100th Place Renton,WA 98059 Page 35 Comment 1: (Line 1-10) 'In the ESI (sic) proposal, the value of the wooded land is quite often diminished. It (the wooded lands) has a high aesthetic value...It's a wonderful habitat for birds. We see all kinds of them flying in all time, including some fairly exotic birds such as a pileated woodpecker.' , Response 1: Appendix C of the DEIS in the 'Environmental Study of Vegetative Communities, Wildlife, and Fisheries on the Stonegate property" lists potential and documented wildlife, including birds, on the Stonegate property. Pileated Woodpecker is included in this list. Potentials mitigation measures have been added that would provide nesting boxes and leave dead trees (snags) in the open space tracts, and would require that a conceptual tree retention plan be prepared. The plan is to provide direction on the intent'to preserve designated tree retention areas. (See Potential Mitigation Measures, page 33.) i l Comment 2: (Une 11-19) 'The wooded land offers visual protection for May Valley. This is land that acts as a visual buffer, allowing May Valley to be the rural area that it is. Without this buffer of trees, the new appearance will be of homes--of the City development, home-type plat development going right down into the floor of the valley. This will quite drastically alter the nature of the valley as rural, low-density development that presently exists there." Response 2: The majority of the Stonegate site is designated SR-15000. Approximately 30% of the site will remain as open space. Mitigation measures emphasize retention of ;I existing vegetation as much as possible. (See page 33) Comment 3: (Line 20-21) "My preference would be the alternative of no development." Response 3: Your preference is noted and made part of the public record. Page 36 Comment 4: (Line 17-20) 'This (piping of this runoff will have no measurable impact on peak basin flows) I very much disagree with. And the wording,'existing ditch system', is a very loose use of that terminology. There was no — there is no existing ditch system.' Response 4: Your concern regarding the use of'ditch system'is noted for the public record. The 'ditch system in question was reviewed by a King County wetland planner and determined not to be a stream. Stonegate Final EIS 139 ti • Page 37 Comment 5: (Une 8-13) N think that there is going to be a serious problem created if this water is piped underneath the streets of Stonegate, which is what is proposed, and then dumped into the Class 3 stream which will then run into May Creek. This will eliminate a large natural fitter that now exists by the wooded lands.' Response 5: To address this concern, a potential mitigation measure has been added to provide a grass lined swale prior to discharge of the tightlined drainage into May Creek. Comment 6: (Une 21-24) 'The woods act as a flow inhibitor.Also piping it straight through, there would be no flow inhibitor;and the outflow will be significant." Response 6: The outflow point of the tightline will have rip rap to act as an energy dissipator. Also,see Response 5 above. Page 38 Comment 7: (Line 13-19) 'It (the Newcastle Terrace drainage system) is not a good system, and this would be an appropriate time to deal with it in a proper fashion. If the development takes place, it should be—my proposal would be that it be fed into Stonegate's detention pond, thereby regulating the flow and getting some filtering through the fitter system that is proposed." Response 7: IGng County cannot require the Stonegate property owner to rectify existing problems with other developments. Comment 8: (Une 20-25) 'I also think that the water from Summerwind, from the pond I previously spoke of that in the northeast corner of Summerwind, should also go into the retention ponds of Stonegate rather than be allowed to outflow freely into the Class 3 stream. I think it is inappropriate to allow that outflow to go unrestrained.' Response 8: Please see Response 6 and 7 above. Page 39 Comment 9: (Line 14-25) "If there is a development, I am in favor of the alternatives listed in the proposed ESI (sic). They include additional buffers to the Class 3 stream and additional buffers for May Creek, increased retention pond capability, reduced flow rates of those, and restrictions on the clearing and tree cutting that takes place on individual building lots. I also think that there should be an enforcement of the time of year in the development for the clearing. That should be restricted to the dry months of the year to minimize sedimentation that would adversely impact May Creek.' Response 9: The mitigation measures limit clearing for the plat development to between April 1 and September 30, or as authorized by DDES, so as to reduce most of the temporary erosion potential. Page 40 Comment 10: (Line 1-5) 'I think that the equestrian use of the May Valley area needs to be included in any plans, in any way possible. It has traditionally been a highly used area for horseback riding. And anything that can be done to sustain that use should be done." Response 10: Your concern regarding equestrian activities in this area is noted for the public record. Stonegate Final EIS 140 Page 61 Comment 11: (Line 9-13 of page 61) "And I would just like to, for the record, point out that the source of that water (Newcastle Terrace).is up at the northwest corner of what is proposed as Lot number 9 of Stonegate. It is shown on this map as just a short section behind proposed Lot number 6." Response 11: The outfall of the Newcastle Terrace drainage is by the corner of proposed lot 9 of Stonegate. The drainage is conveyed by an asphalt lined ditch located generally on the rear property line of lots 9, 8, 7 and 6. The proposed bypass for Newcastle Terrace would pick up the drainage by lot 6 and pipes it to Tract D. Your comment regarding the source of water from Newcastle Terrace has been noted for the public record. Mr.Jim Bonwell 9616-146th Avenue Southeast May Valley,WA Page 40 Comment 1: (Line 20-23) 'Less than 100 feet from my well, I have a 225-by-200 foot square detention pond. I want to know if that is a concrete lined pond or if it is a tank." Response 1: It is a constructed earth and vegetation lined pond, designed per the 1990 SWM Manual. . Comment 2: (Line 24-25) "I want to know what is going to be done about the added effect of mosquitos." Response 2: Mosquitos require a stable water source with a constant elevation to successfully breed. Only the wetpond will have an opportunity to retain water for extended periods. However, the water elevation will fluctuate somewhat within the wetpond during the mosquito season due to alternating storms and dry spells. This changing water surface will help to keep mosquito propagation to tolerable levels. Page 41 Comment 3: (Line 2-9) 9n your draft statement that had something to do with runoff, it wasn't factored in — it should be factored in that if it (Summerwind drainage) runs across a property, it should be controlled. I mean I bought my property; and if the creek ran out onto my neighbor's property and it was my fault, I'd have to have something done about it,you know." Response 3: The Summerwind drainage has passed through a detention system prior to crossing the Stonegate site. Once entering the Stonegate site it will be tightlined to May Creek. Biofiltration of this drainage in a grass lined swale has been added as a potential mitigation measure. .j Page 42 . Comment 4: (Line 11-14) I'd like to see the fish run; I'd like to see them come back in quantities; I'd like to see them come back,like they were when I was a kid;and it's not that far off to do it." Response 4: Approximately 96 percent of the suspended sediment in runoff will be captured by the pond during the 2-year storm and 94 percent during the 100-year storm. The pond will trap sediment particles larger than 0.0066 mm during a 2-year storm and 0.0087 mm during a 100-year storm. Particle of this nature are often termed "washload"and often remain suspended in the water column for extended periods of I time. No impacts that are distinguishable from natural conditions will result from the , fines that pass through the pond. Stonegate Final EIS 141 -_i Comment 5: (Line 15-18) 'As far as sidewalks, on 148th, I don't know if we need sidewalks but there ought to be something done to widen the roadway or the availability to get down the street without getting run over." Response 5: Frontage improvements identified under IGng County Road Variance Approval for the Stonegate plat are as follows: (1) The developer will construct flared guardrails to the corners of the existing bridge; (2)The developer will regrade the existing vertical curb located south of the plat access street to improve site distance; (3) The developer will construct a paved school bus turnout with a waiting area for children; (4)The developer will install a streetlight at the intersection of the plat access street and 148th Avenue SE; (5) The developer will widen, regrade and add additional crushed rock to the existing west shoulder of 148th Avenue SE north of the plat access street as much as possible without changing the front ditch slope. Page 43 Comment 6: (Line 2-5) 'So they (traffic movement- May Valley Road/148th cut through to SR900 and Coal Creek Parkway) cut through our area. Well, that has increased the flow in our area tremendously. Thus everybody is freaking out about getting run over." Response 6: Improvements at the Coal Creek Parkway/May Valley Road intersection via project NC-12.1. (see page 10, hem 1, Appendix F of the DEIS) will reduce the advantage of the 148th Avenue SE route. Comment 7: (Line 9-17) "I just can't understand how they get away with just putting one access in and out of this area onto a roadway that can't actually handle the capacity. You can go to May Valley and Coal Creek Parkway and sit at a stop sign down there for twenty minutes, it seems like just to get out to take a left turn. So what we have to do is go on to 148th to Sunset. Well, if this has added and put out on 148th, we're going to have the same problem at Sunset." Response 7: The King County Road Standards allow a single access for a plat of less than 100 lots. The 53 lot plat is not required to have two access points. That single access connects with an arterial street. In addition, several options for the traffic circulation of the plat were considered. These are described in Response 11 of the Kendra Hyatt Testimony. Improvements at the Coal Creek Parkway/May Valley Road intersection from project NC-12.1. (See page 10, Item 1, Appendix F of the DEIS) will reduce the advantage of the 148th Avenue SE route. Comment 8: (Line 18-25) 'The park,that's a pretty good deal. I mean, it's a pretty big statement-- well, right now Summerwind's kids, I'm sure,are playing in the co-op woods. On this property here he has no park set up. I'm afraid that if there are no parks in the area that all the kids that are in that area are going to end up playing in the wetlands. And right there is a big destruction zone.' Response 8: Approximately 11.5 acres of open space (including sensitive areas and buffers) are provided in the plat. However, the open space land is intended to provide scenic open space and habitat retention rather than active recreation area. The applicant has agreed to provide a fee in-lieu-of reservation or dedication of park land. The fee collected will be used for County parks in this area. Page 44 Comment 9: (Line 1-5) 'My idea, if they are going to keep that any kind of wetland, we should almost put barbed wire up to keep them out, because that's the only way they are going to keep that area from being destroyed." Response 9: The King County Sensitive Area Ordinance requires permanent signs be placed to identify sensitive areas. Vegetation plantings which would discourage intrusion are Stonegate Final EIS 142 I 9 I I included in the Conceptual Mitigation plan (Figure 5 of Natural Resource Assessment in Appendix F of the DEIS). A potential mitigation measure has been added to fence the wetland to discourage human intrusion. Comment 10: (Une 11-18) 'Right now if there is no other park and they are confined or kept out of the wetland areas, the only other park in the neighborhood is the proposed ling County park, which is going to make all your kids, all the kids in the area including Summerwind,try and venture across SR900...You can't even drive across it (SR900). How are you supposed to get across it walking?' Response 10: The developer will pay a fee-in-lieu of providing active recreation on the site. This is allowed per the ling County Code (for the SR-15000 zone). For example, the fee • could be used toward the construction of the Sierra Heights Park site (on 138th Avenue NE),which would not require children to cross SR 900. Comment 11: (Line 21-23) 'But one other thing,I would like to see some kind of buffer between my property. I would rather look at trees than houses." Response 11: The King County Code does not require buffers be provided between the same residential zone or like residential uses. Your concern regarding buffering has been noted for the public record. Page 45 Comment 12: (Line 4-7) `So if I could have some say about the buffer or some sort of screen along the property line between my house and the proposed plat, I would appreciate it." Response 12: As p part of the Conceptual Mitigation Plan plantings will be provided for Wetland A enhancement and Upland Grass Community enhancement. These plantings may serve as a sort of screen, while the intent of the mitigation is to enhance and buffer the wetland. Mr. Ed'Horne 14704 Southeast 100th Street Renton,WA - Page 45 Comment 1: (Line 18-25) "And on what used to be referred to as the White's property--it's the northern-most end of the development--there are two well shaft's currently. One is the one that is used by the old House place. And there is a second one that I'm not sure the developer is aware of that is just inside the pasture fence to the east of that old House place. And it will be virtually in the roadbed or in the right-of-way that he has proposed for his access road.' Response 1: Thank you for your comment. Any wells found within the project limits will be abandoned in accordance with State Department of Ecology guidelines. Otherwise, the Health Department regulations prohibit septic systems within a minimum 100 foot radius of non-abandonded wells. Page 46 Comment 2: (Line 2-8) 'I'd like to know if alstudy has been made in the DEIS--and I didn't find it— as to how they are going to seal these well shafts to keep debris and oil and pollutants from getting into the groundwater through these well shafts from the road right-of-way." Response 2: The 'abandoning" of wells is regulated by the State Department of Ecology and normally consists of grouting the well. Stonegate Final EIS 143 • � I ' Comment 3: (Line 16-20) 'This (the access road) is so close that two-lane narrow bridge (148th Avenue/May Creek bridge) that--and as someone mentioned before, we have one accident per month since I've lived there for eight years up at the intersection of 148th and May Valley Road." Response 3: According to the accident data on page 6,Appendix F of the DEIS,there have been only 7 accidents reported at the referenced intersection in 6 years 7 months reviewed. This is about one accident per year. Access to the site is in compliance with the IGng County Road Standards. A portion of 148th Avenue SE will be regraded to improve sight distance from the project entrance. Page 46 Comment 4: (Line 23-25) '...has the DEIS addressed or considered the issue of the road coming out on 148th farther to the north, either through the co-op road or through the north of the co-op or out 100th Street, which is to the south of my place? Anything that would move it further up the road from that bridge would be an improvement.' See pages 12-14,Appendix F in the DEIS. Response 4: An existing wetland (and May Creek floodplain) in the Northeast quadrant of the project site severely limit locating the site access further north. Portions of the right- of-way for the extension of SE 104th Street have been vacated by King County in recognition of the excessive grade. Development and use of this right-of-way in conjunction with 20th Avenue SE was not considered feasible. See pages 12-14, Appendix F in the DEIS. Page 47 Comment 5: (Line 10-15) 'Is all that traffic (potential development)--It's not addressed in the DEIS, but it should be. It's a future impact. Is the traffic going to be filtered out of this same egress on 148th? I would like to see that addressed in the DEIS, the future impacts of that development to south that they're providing road stubs to.' Response 5: Other development potential is addressed on page 14, Appendix F In the DEIS. In addition any future development will require King County Environmental review. Page 48 Comment 6: (Line 1-5) 'However, I do maintain that it (Class 3 wetland) does supply some filtration because there is a pond there that I can stand and water running into and there is no exit." Response 6: To address this concern, a potential mitigation measure has been added to provide a grass lined swale prior to discharge of the tightlined runoff into May Creek. Comment 7: (Line 6-13) 'I am a little disturbed in the DEIS that they refer to the natural drainage of this basin that we're talking about as an erosion ditch that has no value. Perhaps it is an erosion ditch since the Summerwind development went in, but nevertheless, it's a natural drainage conveyance for this basin. And according to the 1990 Surface Water Design Manual,we are not to close over those natural conveyances.' Response 7: The natural conveyance as you describe it,was evaluated by a King County wetland staff member. It was concluded that the drainageway did not constitute a stream and therefore could be piped. Comment 8: (Line 14-17) 'This is proposed in the DEIS, and I have seen no alternative study, constructive alternate to doing anything except tightlining the Summerwind water into May Creek.' Stonegate Final EIS 144 I I Response 8: Your concern regarding tightlining is noted for the public record. A potential mitigation measure has been added that provides a grass lined swale at the outfall of the tightlined drainage prior to release into May Creek. Comment 9: (Line 18-21) 'I would like to sere a constructive study of what could be done rather ' than tightlining and passing this problem through Summerwind onto the people downstream." Response 9: Please see Response 1,Jean Rollin's testimony. Page 49 Comment 10: (Line 4-9) 'I would like to see in the EIS a constructive alternative to the tightlining of that water, perhaps to enhance the filtration that used to be in this natural conveyance.' Response 10: Please see Response 8 above. Comment 11: (Line 8-17) 'The next issue that I have is the houses that are proposed--they would be to the north of the proposed egress onto 148th. These houses, they say, are providing a 100 foot buffer from the floodplain...but that May Valley floodplain has been changing ever since I've lived there. It is ever increasing up the hill and these houses are going to be perilously close to the f oodplain.' Response 11: Both the field and historical data show that no lots will be located within the 100 year v - floodplain. Page 49 and 50 Comment 12: (Line 24-25 page 49 and 1-4 page 50) 'So I would guess that I prefer that they study an alternative to putting houses that close into the floodplain, as, perhaps, showing their good faith to the community by donating those lots to a park or trail head to access Cougar Mountain Park,which is on the north side of May Valley Road." ' Response 12: Your concern regarding the floodplain is noted for the public record. Also, please see Response 11 above. The applicant has proposed to contribute a fee in-lieu-of reservation or dedication of land for park. The fee collected will be used for County parks in this area. Page 50 Comment 13: (Line 5-16) 'The last issue I have is for my particular property. I am concerned...if they put the road as they proposed and they route the drainage water to the west down onto the detention ponds, what happens to the drainage of, say, my property or the old Summerwind drainage? Does it now go to the west? Are they going to leave it down by that roadbed?' Will there be a culvert?...How will my property drain when this is done?" Response 13: Surface water runoff from the project area will enter the detention pond. To address —' concerns expressed about the Summerwind drainage, a potential mitigation measure has been added to provide a grass lined swale for the tightlined drainage 6 prior to discharge into May Creek. Drainage patterns of off site properties will be unaffected by this project. There will be a culvert under the entry road. Comment 14: (Une 17-20) 'Finally, what provisions will be made for adjoining properties to connect to the new roadbed?' I currently have a driveway that connects to the existing roadbed. Will that be allowable under the new roadbed?" Stonegate Final EIS 145 Response 14: No provisions within the construction or dedication of the Stonegate plat access street would preclude adjoining properties from not connecting. This issue can be addressed at the public hearing of the plat. Comment 15: (Une 21-25) 'What buffers will be provided to mitigate the noise and so forth that will be resulting from this 500-1000 car trips a day coming just to the north of my property? Will there be a fence erected along this road to keep kids from taking a shortcut across my property, which would be a natural, since the road makes a 90 degree bend there around my property?' Response 15: There will be about 500 vehicle trips (496 estimated) attributable to the Stonegate roject from the 53 proposed residences. During the PM peak hour, when traffic levels tend to be higher than other parts of the day, the noise level from vehicles entering Stonegate (53 vehicle trips) is almost equivalent to the traffic level currently on 148th Avenue SE (65 vehicle trips northbound on 148th). The PM Peak noise level that you could experience to the north would be like the PM Peak noise level that presently exists from 148th Avenue SE, east of your property. From the aerial photos and maps of the surrounding homes, it appears that your home is set back 375 feet from the Stonegate access road. The proposed project has no plan for fencing adjacent properties. Mr.Andrew Duffus 701 Sunset Boulevard Northeast Renton,WA Page 51 Comment 1: (Une 12-20) 'The Stonegate DEIS has many references to Renton's aquifer recharge zone, but there are no references to the many private wells around this proposed development. These wells are the only source of potable water to the homeowners. These wells are as little as 28 feet deep to several hundred feet deep. Therefore, they are at many layers of strata. The DEIS does not adequately address this probable significant adverse impact. What will be done to ensure that the private wells will not become polluted or experience a loss in their rechargeability?" Response 1: Every practical and reasonable measure is currently being used in the project to collect and treat potential pollutants and to keep them from entering the ground water system. Although it is unknown what the strike and dip of the various strata which control the ground water system, it is unlikely that the Stonegate project will measurably diminish recharge rates for local private wells because it is at the lowest part of the area in the valley. The proposed plat is reviewed by the Health Department prior to the public hearing process. Page 52 Comment 2: (Line 2-5) What can be done to reduce the traffic hazard created by an increase of 500 vehicle trips per day? A certain percentage of these auto drivers will exceed the speed limit.' Response 2: It is our assumption that the residents of Stonegate will drive similarly to other drivers in the area and will adhere to the posted speed limit. Comment 3: (Une 6-11) 'We will also have an additional 159 resident of Stonegate as pedestrians, bicyclists and joggers,some of whom will be children. The King County roads engineer has granted a variance to the current King County roads standards. That's not mitigation,given this dangerous situation.I offer that real mitigation would be to lower the speed limits on May Valley Road and 148th." Stonegate Final EIS 146 i R . , Response 3: The speed limit on both 148th Avenue SE and on May Valley Road are 35 mph. Both 148th Avenue SE and May Valley Road are collector arterials. Your concern - regarding speed limits and the pedestrian safety are noted for the public record. Changing the speed limit would be the responsibility of the Public Works Department to investigate. Comment 4: i (Lines 17-21) 'But you have heard tonight that the detention/retention ponds of Summerwind are inadequate. They do not work. If the runoff from Summerwind is tightlined,what will be done about the increased flow of storm water runoff into May Creek? Regardless of the findings of the DEIS, I know that the Summerwind storm water is controlled and filtered',as it passes across the Stonegate property. Could one of the mitigating factors of;the development be to right the inadequate surface- water runoff situation from the Summerwind plat?' Response 4: Two particular actions may address the concerns you expressed about the Summerwind drainage. The Stonegate development will tightline the Summerwind drainage and take to downhill for release. The point of release will have rip-rap to prevent erosion and provide energy dissipation. This is one of the proposed mitigating measures. A potential mitigation measure has been added that provides a grass lined swale be place at the tightline outfall, prior to release of the Summerwind drainage into May Creek. Page 52 and 53 Comment 5: (Lines 25, 1 & 2) Could one of the mitigating factors of the development be to right the inadequate surface run-off situation from Summerwind. Response 5: Please see Response 4 above. Your concern regarding correction of the Summerwind drainage has been noted for the public record. _ Mr. Billy Redmond 15839 Southeast May Valley Road Renton,WA 98059 Page 53 and 54 , Comment 1: (Lines 18-25 of page 53 and 1-6 page 54) 'But it has been my experience -I am not a hydraulic engineer-but it has been my experience that with each new development that has gone in the flooding has increased. Many times 148th is flooded now with the surface-water runoff and so forth. It is blocked off as many as several days because of flood water across it and I don't see anything in this holding pond development thing that would assure me that this project would be any different that the previous ones.' Response 1: Flooding of 148th may be the result of inadequate storm water control upstream of this project or an inadequate budge crossing. The proposed project is downstream of this bridge and does not significantly affect the floodplain. The proposed detention pond will reduce the rate of runoff from the site in its existing condition. Page 54 Comment 2: (Line 12-24) 'My concerns are that 51 new septic tanks that will be involved with this new development, what their runoff would be, especially with the houses that are proposed what would be north of the new entryway or driveway,whatever you call it, on the creek side of that, which would be the north side, because,as the gentleman previously said, I have seen that area flooded up and across the existing driveway that goes to the old burned out,McCloud house. And with new houses in that area, I don't see how they could not be flooded, them or at least there septic system which would be, I presume on the back sides of their property.' Stonegate Final EIS 147 Response 2: All proposed lots are outside of and above the floodplain. The Seattle IGng County Health Department does not allow the construction of septic systems in areas where surface flooding or sub-surface flooding could occur as both situations present health problems. Page 54 and 55 Comment 3: (Line 25 page 54 and 1-3 page 55) 'Another concern would be there are what I believe are protected blue heron that reside in this valley that use that creek basin as a run or wildlife wetland,or whatever you want to call it." Response 3: As indicated in Appendix E of the DEIS, 'Environmental Study of Vegetative Communities,Wildlife, and Fisheries on the Stonegate Property", Great-Blue Herons are likely to occur in on-site wetland and stream habitats. The majority of these habitats are proposed to be preserved and will continue to provide habitat for the wildlife that presently inhabit these areas. Page 55 Comment 4: (Line 5-12) "Additionally,there are hundreds and even thousands of duck and geese and all kinds of various wildlife: deer, bear, coyotes, all kinds of wildlife. And they are getting less and less are to live in it the removal of these woods and so forth." Response 4: Thank you for your comment. Potential impacts to the most significant habitats would be minimized through preservation and mitigation. For example, no development is proposed within the May Creek wetland or 100-year floodplain. Comment 5: (Line 9-12) 'That's pretty much what I had to say. But I have questions. I question the reliability or the accuracy of what they say their impact of this thing will be on surface water and runoff in the area." Response 5: Copies of the technical studies are available for public review. Mr. Johnny Gillingham 15824 Southeast May Valley Road Renton,WA 98059 Page 56 Comment 1: (Line 2-4) 'One question I have is I was under the impression that unincorporated King County was zoned for five-acre lots per dwelling." Response 1: No, not all unincorporated IGng County zoning is one unit per five acres. King County residential zoning includes multiple family and urban single family residential zoning, rural and agricultural zoning. A variety of IGng County zoning designations occur along 148th Avenue SE, south of May Valley Road. Those zoning designations include SC-P (one unit per acre, clustered), G-5 and G-5-P (one unit per 5 acres) and SR 15,000 (2.9 dwelling units per acre). The Stonegate site has all three of these zones within its boundaries (See Figure 13 of the Draft EIS). The proposed project is consistent with the existing IGng County zoning designations. Comment 2: (Line 5-14) "The other thing is the cost. When everybody talks about sidewalks and, you know, doing things to widen the roadbed, what does it cost to all the people in IGng County?...And it seems like everybody here is pretty much not wanting this development,and we are going to end up with something we don't want." Stonegate Final EIS 148 a I _ Response 2: The cost of the road improvements for Stonegate will be paid for by the developer of Stonegate. The impacts on roads and traffic congestion are to be mitigated. The developer is required to pay into the 'Mitigation Payment System' fees which are combined with public funds to finance the needed transportation improvements. I _ Mr. Mike Donnelly 10415-147th Avenue Southeast Renton,WA Page 57 Comment 1: (Line 1-6) "As I was reading the surface-water management stuff and, to a certain -- degree,the traffic stuff as well,'it is all focused on this one development, what does this one development do? And it seems like there is no overall coordinated plan for what happens with the next development and the next development." Response 1: The evaluation of traffic impacts from this project, takes the traffic expected and compares it with the (increased) levels of traffic in the year the project is expected to be complete and occupied. The level of service within the traffic study measures the affect of the project on the critical intersections while accounting for additional - growth from other sources (such as other projects). Comment 2: (Line 7-13) 'The typical thing II saw in the surface-water stuff is all this is .4 percent May Valley Basin. Well,the next one is .4;and the next one is .4; and the next one is .4; and prettysoon it is more than 20 or 30 percent. And, you know, it seems like there is no bigger plan for,you know, how this is all going to be handled." Response 2: Your concern regarding cumulative impacts is noted for the public record. The retention/detention standards fbr Alternative 1 do comply with the Critical Drainage Area criteria which is the latest effort by King County to address cumulative impacts. ' ! A Basin Plan for May Creek currently is not availble but is being prepared. Comment 3: (Line 14-25) 'The same thing with traffic. It gave an estimation for what Stonegate is going to do. And it acknowledges, at least, that Whitegate exists. But I wonder is there a mechanism in there that is going to go back and force whichever one is _' second of the two, like Whitegate and Stonegate, to make them go back and re- evaluate their traffic after--Well! I'm assuming that Stonegate gets done first--after Stonegate is done, to take in account the local increased traffic, because I think it is going to be a lot more than the 4 percent growth that they are estimating in the—you know,for estimated growth." Response 3: A growth factor of 4% per year (see page 8, Appendix F of the DEIS) is used to account for other projects including Whitegate to be developed in the area. This growth factor has been accepted by IGng County for the traffic analysis. Page 58 Comment 4: (Line 1-8) 'So I'm wondering is there some kind of logical plan for all of this anywhere and is it being followed. And my guess is that it is probably not, because they are still proposing this development and the IGng County plan say this is supposed to be rural, the new Renton proposal for this area says it is supposed to be rural low density,and yet they proposal is high density." Response 4: The proposed development is in conformance with the existing King County zoning (G-5-P,SC-P and SR 15,000), the existing Newcastle Plan (adopted in 1983) and the existingIGn CountyComprehensive g Plan (adopted in 1985). By IGng County standards two to three lots per acre is not'high density". Both IGng County and Renton are updating their comprehensive plans in conformance with the Growth Management Act. In doing so IGng County and the Cities of IGng County have identified an urban/rural boundary. The SC-P portion of Stonegate Final EIS 149 this property lies within a Technical Review Area, which has been recommended by the Growth Management Planning Council (GMPC) to retain the Urban designation.. The SR 15,000 portion of the site is identified within the Urban boundary, and the G-5-P is within the Rural boundary. It does get very confusing when a project occurs while existing plans are being updated. That is why the subsequent plans and regulations may not match what was allowed and required when the subdivision application was submitted in 1991. As stated earlier, the plat is being reviewed in accordance with the state vesting law covered in RCW 58.17. Ms. Laura Gannon 14824 Southeast May Valley Road Renton,WA 98059 Page 59 Comment 1: (Line 10-14) 'My question is: What are these technical issues that prevented the GMPC from making final recommendation to make this area rural? And how can we participate in this decision-making process as residents of the community?" Response 1: The G-5-P portion of the site is located in the rural designated area. The SR-15,000 portion of the site is located in the urban designated area. The issues considered for the Technical Review area include (but are not limited to) the environmental sensitivity and open space benefits,sedimentation and erosion occurring in the May Creek Basin,and increased conversion of vegetation to impermeable surfaces. You may receive information about the process (for Renton Technical Review Area R-2) by contacting Tom Koney, King County Growth Management at 296-8721. Comment 2: (Line 15-19) "Also, above and beyond the impact on the ecosystem, what's the County's justification for changing this beautiful natural rural environment to a suburban environment,which it states on page 50,this will happen.' Response 2: Thank you for your comment. The proposed plat is in compliance with the 1985 King County Comprehensive Plan and the Newcastle Plan. Most of the Stonegate site is zoned (SR 15,000) and has been for over 10 years. The existing land and homes (south of Stonegate) have not been built at that density. That is why the Unavoidable Significant Adverse Impact on Land Use from implementing the Proposed Action would be the change to the general character of the western edge of this May Valley area. Page 60 Comment 3: (Line 1-4) 'And I can't see any valid reason why our community should be developed and changed in this manner. It makes no sense. This kind of impact is difficult to measure, but,nonetheless, needs to be addressed." Response 3: The assessment of land use impacts in the Draft EIS included the discussion of the compliance or noncompliance with land use plans and policies, compliance with zoning, and changes to the character of the area. These were used as a way to measure the land use impact. The Proposed Action was also analyzed for its impacts to earth, water, plants and animals and transportation. Where it was possible to provide specific measurements (i.e. regulatory requirements) they have been included. Also,see Response 2 above. Stonegate Final EIS 150 I ar ® F Washington State District f • .7r' Department of Transportation •'F'E C E I V E D 1570o Dayton Avenue North 1 Duane Ocrentson PO Dox330310 . . •Secretary of Transportation 93 FLU Y 12 AID 101•32eattfo.WA 98133.9710 •• . , • El IrinO14clij' LDIVISI0r1. )4go.�o«r , S. •, May 6, 1993 • .' ' ' • ....Kamurbn Gurol, Senior.,Environm ntal PIanner • King County Etivironmental,,Divisien ' f '• 3600 - •136th• Place•S.E; :,' • " .• ' ' • . .Bellevue;: Washington tr 98006 ' • _, • ; , Proposed Subdivision o1" • S'tonegate • • • • .• . • DEIS Review.Comments • ••':Dear Mr. Gui•oI, ' , ' • . This letter is in:response to.the raft.,Environmental Impact • Statement D( EIS) •issued by;King County Environmental Division .foi .the'proposed.-subdivision of 'Stonegate. The proposed action is the.. • 'subdivision of,a .38 acre .lot into 53 residential units. The site is • • located in, the May Valley arch, bounded by 148th Street oh •the east; May Valley Road on the •north, SE 104th Street on the .south, and 1 144th Avenue SE on the west. We have reviewed ,the Draft Environmental Impact Study, and have. the. following comments: • • 1. *The DEIS should address the relationship of the proposed project with Vision 2020, the .growth management position •report • 1 published by the Puget Sound Regional Council. . 2.• The state roadways in the vicinity of this proposal are not . 2 anticipated to fall to an unacceptable LOS,due to this project's traffic. • It was not possible to verify the consultant's LOS calculations Iisted • Stonegate Final EIS 151 • in Table 1, page:17' of Appendix F. The odd-numbered pages of the data printout calculations seem to have been omitted from the appendix, and the Even 'numbered pages duplicated. This should be corrected in the'Final EIS. • • .Thank you for the opportunity to comment on the DEIS for .the • . . proposed project. We look forward to reviewing the Final EIS when it becomes available. If you have any questions about these comments, please contact my staff member responsible for reviewing EIS matters, Mr. Toni Washington, at 440-4716. - - • • SincereIy, • Q.41.o • DONALD K NELSON P.E. Manager of Planning and Local Coordination • TW/stonegate • • • • Sionegate Final EIS 152 • t Letter-Washington State Department of Transportation May 6, 1993 Donald K. Nelson, P.E.- Manager of Planning & Local Coordination Comments 1: The D.E.I.S. should address the relationship of the proposed project with Vision 2020, the growth management position report published by the Puget Sound Regional Council. Response 1: The regional growth and transportation plan,Vision 2020,establishes a shared vision and range of strategies to achieve containment of growth and conservation of open space, better transit and ride sharing use, reduced dependence on single occupant vehicles, more energy efficient and less polluting development patterns and a more equitable distribution of economic growth that benefits all areas of the region. The vision and strategies are identified on a large scale, and difficult to apply to a small development project. Stonegate appears to be in compliance with the Vision 2020 Strategy. The proposed Stonegate subdivision lies within a Major Center (Renton area). It provides protection of the wetlands and riparian corridor. Pedestrian connection to existing development is provided. Because of its location on the periphery of a Major Center (Renton area), the development is not adjacent to high capacity 1 transportation corridors (i.e. rapid transit or bus service). However, within a few minutes commute residents will have access to Park and Ride lots, bus service, HOV corridors and rapid transit. Two major arterials near Stonegate (SR900 and Coal Creek Parkway) are identified to be widened as part of a regional circulation improvements. Comment 2: The state roadways in the vicirity of this proposal are not anticipated to fall to an unacceptable LOS due to this project's traffic. It was not possible to verify the consultant's LOS calculations listed in Table 1, page 17 of Appendix F. The odd- j ti numbered pages of the data printout calculations seem to have been omitted from the appendix, and the even numbered pages duplicated. This should be corrected in the FEIS.. Response 2: You are correct, in an effort to reduce paper consumption via double siding some pages were inadvertently duplicated while others were omitted.A complete set of the LOS calculations are available. Two bound traffic reports have been mailed directly to WSDOT. I --1 Stonegate Final EIS 153 •�� MUCKLESHOOT INDIAN TRIBE � `� • - TRIBE 'FISHERYES DEPARTMENT TRIBE • • 28 May, 1993 • Mr. I:ainuron Gurol . • Environmental Division Department of Development and Environmental Services •• 3600- 136th Place SE Bellevue, Washington 98006-1400 • RE: DRAFT ENVIRONMENTAL IMPACT STATF1ONT FOR THE PROPOSED SUIIDIV ISION OF STONEG•ATE (S90P0068) Dear Mr. Gurol: The Fisheries Department of the Muckleshoot Indian Tribe has reviewed the • Draft Environmental Impact Statement for.the Stonegate Subdivision. .The following.:.... comments are forwarded to protect the salmonid resource within the Usual and Accustomed Areas of Fishing of the Muekleshoot Indian Tribe. The current proposal will divide 38 acres into 53 lots. A Class 3 stream traverses the site and May Creek adjoins the site to the north. A wetland with poorly contained flow appears to be at the confluence of May Creek and the tributary (pg. 12, 31) and the DEIS assigns low salmonid habitat value to the Class 3 stream and its confluence with May Creek (pg. 30, 31). However, the information collected to produce the DEIS may be insufficient to demonstrate temporary salmonid use of the confluence of May Creek and the unnamed Class 3 1 stream during high flow events in May Creek. From a perusal of the DEIS, we were unable.to ascertain when the electroshoc}dng occurred. In addition, only one survey appears to be conducted (pg. 1, Appendix 13 to Appendix E. Therefore, the survey may have missed salmonids temporary using the confluence as shelter from high flows in May Creek. Often stream rearing salmonids move out of main channels into smaller . tributaries or even into flooded wetlands to avoid'high flow events on the larger streams. . If this site is indeed used as a high flow refuge area by salmonids, then site stormwater discharge may impair the ability of salmonids. Depending upon the • mitigation measures adopted site stormwater discharge into May Creek, rate will drop 2 very little, 2.07 to 1.94 cfs, or considerably 0.96 cfs (pg. 17). The decrease to 1.94 cfs is very small, but will see a considerable increase in stormflow duration. This increased duration of a slightly reduced rate will result in salmonids swimming against 39015 172nd Avenue S.E.•Auburn,Washington 98002•(206)931-0652•FAX(206)931-0762 Stonegate Final EIS 154 • the flow for a longer period/of time. Upon exhaustion salmonids will be displaced 1•'' downstream. The FEIS should reconsider the habitat value of the confluence of May Creek and the`'tributary, and propose mitigation measures of direct high flow benefit to salmonids.,. • The potential tightlining of water to May Creek may affect salmonids for the reasons stated above. The location of any outfall should be studied for potentially 3 impacts to salmonid habitat, particularly wintering rearing and pooling habitat. If this water will be discharged intoarca used by salmonids for•winternaring or pooling, then direct mitigation measures must b imposed. • I,thank you for your attention to our concerns. If you have any questions regarding this letter call me at 931-0652. • 411cely, � • Roderick Malcom • Habitat Specialist cc: WDF!Larry Fisher • • • • I !_ Stonegate Final EIS 155 • Letter- Muckleshoot Indian Tribe Fisheries Department May 28, 1993 Roderick Malcom- Habitat Specialist Comment 1: However, the information collected to produce the DEIS may be insufficient to demonstrate temporary salmonid use of the confluence of May Creek and the unnamed Class 3 stream during high flow events in May Creek. From a perusal of the DEIS, we were unable to ascertain when the electroshocking occurred. In addition,only one survey appears to be conducted (page 1,Appendix B to Appendix E). Therefore, the survey may have missed salmonids temporary using the confluence as shelter from high flows in May Creek. Response 1: The electroshocking occurred on March 30, 1992. (See FEIS Appendix B.) The level 1 stream survey (Appendix E of the DEIS) identified a fish migration barrier (raised culvert under a road) near the confluence of the tributary stream with May Creek. It is conceivable that salmonids could access this tributary during periods of extreme high flow. However, this is unlikely considering the conditions observed during the survey. Comment 2: If this site is indeed used as high flow refuge areas by salmonids, then site stormwater discharge may impair the ability of salmonids. Depending on the mitigation measures adopted site stormwater discharge into May Creek, rate will drop very little,2.07 to 1.94 cfs,or considerably 0.96 cfs (page 17). The decrease to 1.94 cfs is very small, but will see a considerable increase in storm flow duration. This increased duration of a slightly reduced rate will result in salmonids swimming against the flow for a longer period of time. Upon exhaustion salmonids will be displaced downstream. The FEIS.. should consider the habitat value of the confluence of May Creek and the tributary, and propose mitigation measures of direct high flow benefit to salmonids. Response 2: Please see Response#1 above. Comment 3: The potential tightlining of water to May Creek may affect salmonids for the reasons stated above. The location of any outfall should be studied for potential impacts to salmonid habitat, particularly winter rearing and pooling habitat. If this water will be discharged into an area used by salmonids for winter rearing or pooling,then direct mitigation measures must be imposed. Response 3: The Stonegate outfall from the detention pond will be via a biofiltration swale which discharges into May Creek about 500 feet downstream of the confluence of the Class 3 tributary with May Creek. Flows within the biofiltration swale and ultimately at the discharge point will be less than 1.5 per second as required in the current IGng County Drainage Manual. This low velocity will only occur during a 100 year storm and will be much less during more frequent storms. In response to concerns about the Summerwind drainage, a potential mitigation measure has been added to provide a grass lined swale prior to release of the tightlined Summerwind runoff. Stonegate Final EIS 156 • King County R ECE/ I'1.lnningmut Com:minify 9 ���Y ��CD . i Development Division 3 Parks.Plinnlnt and f i4 PII i Resources!kiwi mall• �1IV• j/j t �7 3. I smith Ttn,vr nundln 19 60G sccnnd A,rnuc �m 707 OI ��r�t G1L� Scottie,WA 00104 /•��0/� (206)20G•OGS0 • . • May 12, 1993 : • • • • • TO: Ann Dold, Acting Manager, Environmental Division J( FM: Paul •Reitenbach, Chief, Community Planning Section ' RE: Comments on the Draft Environmental Impact Statement (DEIS) for DDES File No.S90P0068, the Preliminary Plat of Stonegate Thlank you for the opportunity to review this DEIS. ' `We•'have reviewed the DEIS and have the following comments: 11. Page 35. Appendix E discusses t length various wildlife that may be present •on the site.:•.These'.include•hawks.‘andtowls`:0 More mitigation 1 measures for the loss `of animal -habitat should be specifically . considered. This may'include •t ;e fencing of the May Creek wetland, as well as building nesting boxes on-site. Such mitigation would be r _ appropriate .based on Newcastle Community Plan policy N-35, which states: N-35 Maintain or enhance the natural hydraulic and habitat functions of •• .all elements of the natural drainage system. These elements include streams, lakes and wetlands. The functions to be preserved or enhanced include storm water storage and conveyance, — groundwater recharge, and fish and wildlife habitat. _ •2. Page 40, paragraph four. It is unclear what•is meant by the first • ' sentence. This sentence could be read to mean that 23% of all King 2 County growth between 1980 and 1990 occurred within the Newcastle Panning Aea, which is not the case. Please clarify this sentence. • 3. Page 41, figure 14. The map erroneously labels the Newport Hills 1 incorporation proposal as the "Newport Hills Annexation Area". This _,. 3 I label should be corrected to state "Newport Hills Proposed Incorporation Area". 4. Page 43. Within the discussion of the Newcastle Community Plan, there is no mention of the meaning of the P-suffix conditions which are 4 • attached to the SC-P and G-S-P zoned portions:of••the• property. While it appears that the ;proposal and=its alternatives.meet all the P-suffix conditions, mention of the conditions and.how they are met by the proposal is appropriate. A copy of the conditions is attached. 46 "MANAGING CHANCE TO BUILD BETTER COMMUNITIES" i ' I Stonegate Final EIS 157 Ann Dold May 12, 1993 5 5. Page 46, paragraph 1. The DEIS should note that a draft staff recommendation has been presented to the community to designate the R-2 Technical Review Area, which covers a portion of the 'site, as an urban • separator within the urban area. 6 16. Page 46, paragraph 6. It may be appropriate to state here that the development proposes to use septic systems: 7 7. Page 47, paragraph 10. The second sentence does .not make sense. Please clarify. 8. Page 50, Mitigating Measures. Ways to further reduce the impact of the development on the aesthetic character of the rural-designated land located west of the site need to be discussed. The open-space tract 8 abutting.148th Avenue Southeast could be expanded and planted with native materials. Restrictions could be placed on. the plat entrance which do not allow a major., urban-style, "gateway" entrance. A clearing • , plan could be required which uses established vegetation to screen the development•from the rural character of the May Creek Valley. These types of mitigations are supported by Newcastle Community Plan policy N- 7, which states: N-7 In order to prot.ect.. theeenvironmentally •sensitive May Valley. Subarea and retain itsTural.character, the residential density adjacent tb May Creek.shou7d be one unit per five acres. The remaining portion of the subarea should be allowed to cluster•at average densities which do not exceed one dwelling unit per acre. 9. Page 50, paragraph 3. The statement that the development lies in the • Maple Valley should be corrected to read "May Valley". ' In addition, the • upland portion of the development is characterized as "suburban", while 9 elsewhere is discussed as "urban". Land uses within King County are typically characterized as urban, rural, or.resource in nature, to emphasize the delineation between the three general land use types. If further explanation of the'density of.the development is needed at this •point, the phrase "low density urban" would better characterize the nature of the upland portion of the proposal. • . Thank you again for the opportunity to comment. If you have further questions, please contact Brad Liljequist at 296-8666. PR:b1 • ec2/stgtets cc: Rich Hudson, Environmental Planner ' Jim Reid, Manager, Planning and Community Development Division ATTN: . Brad Liljequist, Newcastle Planner Rick Rutz, May Creek Project Manager, Surface Water Management Division Stonegate Final EIS 158 f, Utter- King County Planning and Community Development Division May 12,i 1993 Paul Reitenbach-Chief, Community Planning Section Comment 1: Page 35. Appendix E discusses at length various wildlife that may be present on the site. These include hawks and owls. More mitigation measures for the loss of animal habitat should be specifically considered. This may include the fencing of the May Creek wetland, as well as building nesting boxes on-site. Such mitigation would be appropriate based on Newcastle Community Plan policy N-35.... Response 1: Thank you for your comment. i 1ppendi x E lists characteristic wildlife of the habitats on the Stonegate site, not documented occurrences. Such mitigation could be beneficial subject to a site specific wildlife study. Identified as potential mitigation, are your suggestions for fencing of the May Creek wetland and the placement of nesting boxes in the open space tract. Any nests found on-site for those species identified on the Department of Wildlife Priority Habitat and Species list would be preserved with a Native Growth rotection Easement. Comment 2: Page 40, paragraph 4. It is Unclear what is meant bythe first sentence. This sentence could be read to mean that 23% of all IGng Cunty growth between 1980 and 1990 occurred within the Newcastle Planning Area, which is not the case. Please clarify this sentence. Response 2: The first sentence should read: 'Between 1980 and 1990, population in the Newcastle planning area grew by 14,290 residents to a total of 80,000, an increase of 23 percent and 6.3 percent of all King County growth." The source for this statement is the Newcastle Community Planning Area profile in the 1991 Annual Growth Report. Comment 3: Page 41, figure 14. The map erroneously labels the Newport Hills incorporation proposal as the "Newport Hills Annexation Area'. This label should be corrected to state'Newport Hills Proposed Incorporation Area". Response 3: You are correct. It should be labeled Newport Hills Incorporation Area. Comment 4: Page 43. Within the discussion of the Newcastle Community Plan, there is no mention of the meaning of the,P-suffix conditions which are attached to the SC-P and G-5-P zoned portions of thel property.While it appears that the proposal and its alternatives meet all P-suffix conditions, mention of the conditions and how they are met by the proposal is appropriate. Response 4: The SC-P P-suffix condition is: It 'The P-suffix condition requires that when lot clustering occurs in the SC zone,the reserve tract should be dedicated or reserved as permanent open space rather than set aside for future re-subdivision. For further information see the discussion of the P-suffix in the SC-P zone on p.57.' SC-P suffix zoning condition is met by the Stonegate development by clustering lots and placing in permanent open space the remaining portion of the SC-P zoned area. There is no development proposed in the G-5-P portion of the site. The P-suffix conditions would apply if there were development proposed. The G-5-P P-suffix conditions are: 1. 'New permanent structures designed to be used for human habitation, commerce employment or public assembly shall not be permitted anywhere within the floodplain. Stonegate Final EIS 159 2. Grading and/or filling which reduces the storage capacity of the floodplain, raises the elevation of the 100-year flood or obstructs the site's ability to pass the 100-year flood shall not be permitted. 3. New graded vehicular access to lands or structures located within the floodplain or in the flood free area shall not obstruct flow, impound water,or reduce the storage capacity of the floodplain. 4. Subdivision of parcels within the Flood Hazard Area shall provide a minimum of 5,000 square feet of buildable area outside the floodplain. Lots shall have rear-round flood free access to the buildable area which does not obstruct flow, impound water or reduce the storage capacity of the floodplain. 5. Barbed wire fencing or better shall be installed ten feet from the top of the stream bank on both sides of the stream as a condition of development when animals are to be kept on the site. If the stream lies in a shallow depression,without banks,the fence should be set two feet from the normal water's edge. To provide stream access for watering livestock, entrance ramps to the stream can be constructed inexpensively. At a ramp,the fence can extend two feet into the water for a distance of ten feet. The ramp can be constructed of railroad ties. (See page 68 of the Newcastle Plan).' G-5-P suffix zoning conditions are met by the Stonegate development by placing no structures in the May Creek floodplain, and by placing no fill or obstructions in the floodplain. The remaining P-suffix conditions would not apply to the Stonegate proposal. As you indicated, the Proposed Action (and Alternatives) are in compliance with the P-suffix conditions. Comment 5: Page 46, paragraph 1. The DEIS. should note that a draft staff recommendation has been presented to the community to designate the R-2 Technical Review Area, which covers a portion of the site,as an Urban designated area. Response 5: At the time the DEIS was published, that decision was not complete. Thank you for your clarification. Discussion of the GMPC recommendation for Technical Review Area R-2 has been added to the Land Use section in the FEIS. Comment 6: Page 46, paragraph 6. It may be appropriate to state here that the development proposes to use septic systems. Response 6: Thank you for your comment. Septic systems will serve the proposed Stonegate subdivision because it is outside of the Local Sewer Service Area. Providing sewer service to this area was considered in 1990 and again in 1991 when an annexation request was made to the City of Renton. The City denied the request for annexation. Also See Response to City of Renton (Don Erickson) letter. Comment 7: Page 47, paragraph 10. The second sentence does not make sense. Please clarify. Response 7: The second sentence should be replaced by the following two sentences: '?h e Draft Land Use Policies have completed environmental review. A Final EIS was issued for the Land Use Element of the Comprehensive Plan in February of 1993.' This has been corrected in the FEIS. Comment 8: Page 50, Mitigating Measures. Ways to further reduce the impact of the development on the aesthetic character of the rural-designated land located west of the site, needs to be discussed. The open-space tract abutting 148th Avenue Southeast could be expanded and planted with native materials. Restrictions could be placed on the plat entrance which do not allow a major, urban-style, 'gateway' entrance. A clearing plan could be required which uses established vegetation to Stonegate Final EIS 160 screen the development from the rural character of the May Creek Valley. These types of mitigations are supported by Newcastle Community Plan policy N-7... Response 8: Your comments and suggested mitigations restricting urban style gateway entrance have been incorporated into the potential mitigation for land use. The text of the DEIS did not emphasize the enhancement of the open space tract abutting 148th, but the Conceptual Mitigation Plan for the Stonegate property (See Figure 11, DEIS) identifies in the notes, enhancement for the upland grass areas of Tract D,Tract C and Tract B that consist of: Buffer: Enhance the character of the upland grass community with buffer plants. Install trees outside of the power line right of way. Dense plantings to create a barrier the proposed development. Open Space: Supplemental plantings with trees and shrubs to recreate a clustered open forest. (Western Red Cedar,Western Hemlock, Black Cottonwood,Vine Maple, Paper Birch, Dogwood Rose,Thimbleberry,Current, Ninebark, Elderberry). These proposed plantings and the functions they serve seem to provide the intended buffering you suggested. Since they are already a part of the proposed mitigation, no further planting mitigation has been added. Comment 9: Page 50, paragraph 3. The statement that the development lies in the Maple Valley should be corrected to read 'May Valley". In addition, the upland portion of the development is characterized as 'suburban", while elsewhere is discussed as "urban". Land uses within King County are typically characterized as urban, rural or resource in nature,to emphasize the delineation between the three general land use types. If further explanation of the density of the development is needed at this point, the phrase 'low density urban" would better characterize the nature of the upland portion of the proposal. Response 9: Thank you for your comment. You are correct. The last sentence of the Unavoidable Significant Adverse Impacts (for Land Use) in the FEIS has been modified to read: 'The general character of the western edge of this May Valley area would be changed from partially developed to low density urban in nature." Stonegate Final EIS 161 Potst-Il"'brand tax transmtttat memo 7671 rorp.po. KIwt Ct)i11)ty To p : From Kurttuo Water7•Innngentent Division -(%,�L 14�rS�y � . ��f��yY� nrportmcnt nrrublic Works co. co. Wskr!lallrtinr D�pl. Phone R IOp l'rnlrr l4s}}�•11ne111400 'ca11to,1VA 90101.2W7 Foss Foy r G-{!1�"� 2/6 e05.3 May 211, 1993 TO: Rich.Hudson, Senior Planner,- SEPA Section, Environmental Division VIA: Jackie Krolopp Kirn, Manager, Regulations Progra -(�. < fe��•v FM: Kitty Nelson, SCPA Coordinator, 9 Re ulations Pram RE: Stonegate Draft Environmental Impact Statement (DEIS) File #S90P006B ?thank you for the opportunity to review and comment on the Stonegate DEIS published in April 1993. We have the following information and comments to relate to you about this proposal . The DEIS incorporates many of our previous comments; however, we still have two major concerns we presented in our March 9,. 1993 memorandum to Kamuron Gurol that have not been addressed: 1. The alternatives do not meet the Critical Drainage Area (CDA) Retention/ 1 Detention (R/D) requirements for the May Creek Basin, which became effec— tive on April 22, 1993. This proposal will contribute to identified - downstream problems and therefore mitigations equivalent to the CDA should bo proposed for this' action. In particular we suggest the 65 percent forest retention standard from the CDA as a mitigation to reduce increased runoff surface water and stormwater generated from the development. 2. Both the Proposed Action and Alternative 1 propose the filling of 2 Wetland B'which results in a cumulative impact of additional wetland loss and a loss of stormwater storage function for the area. We suggest an alternative with a different plat design be developed to avoid'the filling of Wetland B. SWM is now developing a basin plan for the May Creek basin. The data collection phase is nearly complete and the Current and Future Conditions Report is being written. ' The problems of the May Creek Basin include: 1) chronic and extensive flooding; 2) extensive loss and degradation of wetlands resulting in loss of stormwater storage functions and poor water quality; 3) high and erosive streamflows from stormwater runoff; 4) degradation of fisheries and habitat resources. These conditions are anticipated to deteriorate significantly unless addressed by the County and the City of Renton. This is the basis for the requirements and mitigations we are suggesting for the proposed Stonogate Project; . StonegaterEKlal EIS 162 err May ZU, 1993 1 Page 2 • Critical Area Drkinage R/D Requirements The May Creek CDA (Enclosure 2) became effective on April 22, 1993 to address Initially the identified problems of the May Creek Basin. The requirements of 3 the May Creek CDA are more stringent than the requirements of the 1990 Surface ' Water Design Manual and are designed to respond to the specific surface water runoff problems in the basin. The measures in the CDA would be good mitiga- tions for these problems. The Proposed Action and Alternative 1 in their. present configurations do not meet the COA requirements. The May Creek Basin' Plan will likely propose R/D requirements at least as stringent as those in the CDA in the future. Wetland B May Valley has had many of its wetlands filled which has contributed to the flooding conditions. Considering the present state of problems in the basin, 4 further losses of the drainage functions and habitat-values should be avoided. The DEIS states that .development'"of the residential access road to. County stan- dards necessitates the filling of the wetland. However, this is only the case given the current platting and transportation design. We suggest revision which might avoid or minimize this wetland impact. o If Wetland B were to be filled, full replacement of the wetland and its functions would be required for mitigation. The proposed plantings in 5 Wetland A are not appropriate mitigation for Wetland B loss; however, they would help to address, in part, the hdverse impacts of the proposed development ' on the habitat values of the area. i . The proposed filling of Wetland B could increase the delivery of sediments 6 directly into May Creek because the $odiment-trapping capacity of the wetland would be lost. In addition, the loss of stormwater storage functions of Wetland. B is not mitigated in any of the alternatives. 1 Forest Retention j The Proposed Action could load to extensive clearing of forested area. The DEIS proposes the possible additional mitigation measures of a covenant to retain many of the existing trees and an architectural control committee to approve trod removals. We suggest that these mitigation measures be required 7 in all development alternatives and include the following additions: 1) the committee should be given guidance and direction regarding the need for retention of forest cover for surface water, stormwater, and environmental reasons; 2) a forest retention standard should be established; we recommend 65 percent forest retention; 3) the committee should review the adherence of builders to the limits and require restitution for violations. 8 I The 65 percent forest retention standard is part of the CDA and is likely to be a part of the proposed May Creek Basin Plan. This standard was found to be the Stonegate Final EIS 163 ;- Rich Hudson May 23, 1993 Page 3 • appropriate value for tho'draft Issaquah Basin Plan for the neighboring Issaquah and Tibbetts Creek basins. • Additional comments about the DEIS are contained in Enclosure 1. Thank you for the opportunity to review and comment on•tho Stonegate proposal . Please keep us informed of the status'of this-project. If you have any further questions, • please call me at 296-1953. KN:ss C/WP1:.MM74 • Enclosures (2) cc: Jim Kramer, Manager, Surface Water Management Division AIM Ken Guy, Assistant Manager; Surface Water Management Division Keith Hinman, Manager, Basin Planning Unit ,.A Rick Rutz, Project Manager, May Creek Basin Plan Dick Thiel , Manager, Engineering'and Environmental Services Section Curt Crawford, Supervising Engineer, Drainage Investigation and Regulation Unit Don Althausor, Senior Engineer, Regulations Program Fatin Kara, Engineer • • • • • Stonegate Final EIS 164 . , a • • I I Enclosure 1 ' • Specific Comments about the Stonegate orxs. are: 1 Pg'xxv Range of Alternatives We' suggest the DEIS consider a .revised plat design. 9 There is little to diEtinguich the Proposed Action from the nearly. identical Alternative 1. The only other . alternative is no action. An additional plat design should avoid ttra filling of Wetland B. (1) . j •• Pg 19 jivdrol.ogy.. Flooding, . end Erosion SWM has requested in previous ccoping comments, that all, drainage channels be evaluated for their surface 10 • water, drainago, . and habitat values., and that this . review be included as 'part of the -evaluations of the EIS. 'There is a drainage. feature that is identifiable from topography which 'l, lodc .back towards the Summerwind plat. It is unclear f this drainage feature is due, in part, to drainage from the Summerwind plat. This . drainage feature should be evaluated in the EIS. The DEIS• states that.crainage from the Summerwind plat 11 '- ' will be handled by tightlining..the. flow from the point or entry at the Stonegate plat. The hydrologic affect to May Creek of the tightlined "d'elivery of stormwater Should be, evaluated in the .EIS. (2) Pg 43 Relationship to plane_ And policies The land Use Section's discussion of "Relationship to Plant and Policies" should describe several additional plans or policies such as: , - • 1. Critical Drainage Area A Critical Drainage Area (CDA) was designated for. 12 the May Creek Basin on March 18, 1993 and became effective on April 22, 1993. A description of this designation and its principal features should be included. 2. Mav Creek Basin Plan The SWM Division' is currently completing data collection, and is developing the Current and 13 Future Conditions Report for a new comprehensive surface water basin plan for the May Creek Basin. , , This plan will develop recommendations and measures to 'improve water quality, reduce flooding, improve stream and streamside habitat, . • maintain and enhance wetland values, reduce peak stream flows, and reduce erosion/sedimentation impacts. 3. Newcastle Community Plan Undated An amendment to the Newcastle Community Plan will be developed concurrently to implement any land- 14 I use recommendations of the May Creek Basin Plan. Furthermore, an update to the full Newcastle -, it • • Stonegate Final EIS 165 • Community Plan is currently targeted to begin in 1994-95 by the Planning Division. (3) Pg 50 Transportation We concur with comments on the. pbEIS that were provided by the DDES Subdivision Section regarding the need to consider alternative transportation access plans for 15 the development. Such alternatives should present one or more designs that differ from the design in the Proposed Action and Alternative 1 in the DEIS. This consideration would- include the traffic circulation and environmental benefits that could be realized by an alternate design. (4) App. E Details on the approach .to clearing limitations are included on pg 31-32. This information should be part 16 of the mitigation commitment in the main body of the • EIS. (5) App. H Zmnaot of Stoneaate on Unnamed Tributary to May creek This report should mention the existing flooding problems of Unnamed Creek at SE .104th st. Please see the copy of the -attached 'Drainage!-Complaint •_ . 17 l 'Investigation 'Report '1991-0619. There are also drainage complaints- under 1992-0169 and 1990-819 regarding this area. The DEIS should address • mitigations to those existing problems, as appropriate. (6) • • • • • • • • • • • Stonegate Final EIS 166 • Eho og ed • • C% rJ SIN i • Cy c . 0 ' • bounty Kin • .. • Public ,____. ,, Rules ' . • . , . , , . I. 141r I ' . txcorocw Cock wo •1' . • ' MAY CREEK CRITICAL DRAINAGE AREA r:CNk09.04.050 PUT 5-6 (PR) • • biDirimcrwmonp Aperu� ---'"�•"'�_ Elkton Diet •' •' DEPT. of PUBLIC WORKS/ SURFACE WATER MANAGE1ENT DIVISION .April ??. 192 ri i -, J j. Stonegate Final EIS 167 ran E ua . MAY CREEK Critical Drainage Area : KCPR D9.04.050 ' PUT 8:6 (PR) apenmrni4swwng Agency ,._..� ..._ II Enfro,.r imp bepartme t_of Public Works/Surface Water Management Division 1 April _ 1993. .__ V « • • 1.0 ,SUBJEC'LJITLE: MAY CREEK Critical Drainage Area 1.1 EFFECTIVE DATE: Thirty days after filing with the Clerk of the King County Council . 1.2 TYPE OF ACTION: This is anew Public Rule. • 1 .3 KEY WORDS: (1) Critical Drainage Area Designation; (2) Drainage Problem; (3) Development Restriction; (4) May Creek; (5) Coal Creek/Newport i;ills; (6) Newcastle Community Plan 2.0 PURPOSE! To designate the May Creek Critical Drainage Area and to establish a standard procedure for reviewing applications for development within this - tCritical •Drainage Area in order to preserve the health, safety and welfare of•the general public. • 3,0 ORGANIZATIONS AFFECTED: • 3.1 Landowners and residents of the May Creek Critical Drainage Area 3.2 Developers • 3.3 Department of Development and Environmental Services 3.4 Department of Parks, Planning and Resources 3.5 Department of Public Works: Surface Water Management Division, Roads and Engineering Division, Solid Waste Division 4.0 JEFERENCES: King County Charter section 850; King County Code 2.16.040.8.4 .g; ,King County Code 9,04, King County Code 2.98; King County Code 21.54; $urface Water Design Manual . 5.0 AFFI0TIOt1S: In addition to the definitions listed in Section 5 of this Public Rule, all definitions included in the King County Surfa, Q Water Design Manual arc hereby adopted by reference. • • (E/us:PM2) • Stonegate Final EIS 168 FROM :KC SWM-1111 IILULi. l u,v - --• •• . • • Department of Public Works PUT S-6 (PR Effective Date: 4/22/93 •KCPR 09.04.050.0 Page ,2 of 8 5. 1 "Critical Drainage Areau means an area kith such severe flooding, drainage and/or erosion/sedimentation conditions that the area has been formally adopted as a Critical Drainage Area by rule under the procedures specified in K.C.C. 2.98. This designation is based on the observation or predic • - ' •tion, using standard hydrological! •methods, of one or more •of the following concerns and the need for more specific regulations than' the Countywide standards in order to mitigate the impacts of projects, 5.3 .1 Flooding Concerns: 5.1 . 3 . 1 First-floor flooding of a residential or commercial structure occurs for is predicted to occur more frequently than once every' ten years; and/or j ' 5.1 . 1 .2 Flooding of an ar .erial road or over one foot of flooding on a residential or:corruncrcial access road occurs or is ?:, predicted to occu '. more frequently than once every ten years. • 5. 1 .2 Erosion/sedimentation Concerns: 5. 1, 2, 1 Erosion/sedimentation has caused or is predicted to cause • blockage or wash-out of an arterial road, residential or ' commercial access road; • 5, 1 .2.2 Erosion/sedimentation has caused or is predicted to cause • flooding or displacement of a residential or commercial • • structure by way of a landslide and/or debris flow; and/or 5. 1 .2.3 Erosion/sedimenta .ion has caused or is predicted to cause significant habitat damage. C " , .,.2 dUES'i means the Department of Development and Environmental Services.' 5.3 "Design storm event" means a rainfall (or other precipitation) event or ' • pattern of events for use in analyzing and designing drainage facilities. S.4 "Director" means the Director of the Department of Development and Environmental Services or the Director's designee. • 5.5 D. ainage' control system" means e temporary drainage system which provides the level of retention/detention specified in Policy 6.4 for the entire site at all times during construction. ' •5.6 "Drainage plan" means a plan for receiving, transporting and discharging - ' surface and storm water runoff as specified in the ;urface Water Design 8nuc1 .• • (EAD:PRR2) Stonegate Final EIS 169 ..I.pui vwcuI. uI r uui ,. nu. ..b PUT U-G I.PK) Effeotive Date: 4/22/93 KCPR. 09.04.050.0 Page 3 of .8 ,; • • 5.7 "Infiltration" means the hydrologic process of surface and storm water runoff soaking into the ground and is commonly referred to as percolation. 5.8 "On-site" means the entire property that includes the project. • 5.9 "Surface and storm water runoff" means water originating from rainfall and ,other precipitation that is found in drainage facilities, rivers, streams, springs, seeps, ponds, lakes and wetlands as well as shallow ground water. 5. 10 "Surface Water Design Manual " means the manual (and supporting documents as * appropriate) describing surface and storm water runoff analysis and design requirements, procedures and guidance which is formally adopted by rule under the procedures specified in K.C.C. 2.98. The Surface Water Design Manual is available from the DDES permit center.. • 6.0 POLICIES ' ' .6.1 ..:The:May. .Creek..drainage basin, .generally identified on the 'Critical Drainage 'Area map at the:DOES •permit center and the map (Appendix 9.1) of this Public Rule, is hereby designated as a Critical Drainage Area because: • 6.1 . 1 First-floor flooding of a residential or commercial structure occurs or isj.predicted to occur more frequently, than once every ten years (Concern 5.1.1 .1 of this' Public Rule) . 6.1 .2 Flooding of an arterial road or over one foot of flooding on a • residential or commercial access road occurs or is predicted to occur more frequently than once every ten years (Concern 5.1.1.2 of this Public Rule) . ' ' • 6. 1 .3 Erosion/sedimentation has caused or is predicted to cause a blockage or wash-out of •an arterial road, residential or commercial access road (Concern 5.1 .2. 1 of this Public Rule) . • 6.1 .4 Erosion/sedimentation has caused or is predicted to cause flooding or displacement of a residential or commercial structure by way of a . landslide and/or debris flow (Concern 5.1 .2.2 of this Public Rule) . 6.1 .5 Erosion/sedimentation has caused or is predicted to cause signifi- cant habitat damage (Concern 5.1 .2.3 of this Public Rule) . 6.2 The standards specified in Policy 6.4 of this Public Rule apply to all development proposals which require drainage review as specified in the King County Surface Water Design Manual . Unless otherwise specified in this Public Rule, all Surface Water t)esian Manual thresholds apply. ,E/AD;ARR2) Stonegate Final EIS 170 • it Department of Public Works PUT 8-6 (PR) Effective Date: 4/22/9,3 KCPR 09.04 .050.0 • Page 5 of 8 • 6.5 A drainage control system, as approved by the Department of Development and Environmental Services, or, in the case of public works facilities, as approved by the Surface Water Management Division, shall be installed prior to any land clearing, vegetation removal , site grading, road construction, or utility installation, except that those activities associated with pre- development exploration, such as .surveying and performing soil tests, and limited clearing and grading associated with construction of drainage facilities, will be °permitted prior to construction of the drainage control system. • :6.6 In those situations where features of the final drainage system or subsequent development make installation of the final drainage system impossible, a phased drainage' control plan shall be developed. This phased plan shall provide the level of retention/detention set forth in the appli- cable detention standard for. the entire site at all times. 6.7 Point discharge from detention systems shall be only into drainage channels that previously conveyed surface and storm water runoff in the pre-• development state. No point. or dispersed discharge shall be permitted onto or upstream of steep slopes where erodible granular deposits lie anywhere downstream of that discharge. • ' 6.8 All commercial , subdivision, and. short plat permits for projects located on '. . rural zoned; lands within ,this ;Critical 'Drainage Arca must impose a clearing limitation for hydrologic, erosion, and water quality control such that a maximum of 35 percent of the total project area may be cleared and a mini- mum of 65 percent of the total project area must be retained in existing • vegetative cover. These clearing lim`tations will terminate upon adoption -i of the May Creek Basin Plan. 6.9 The clearing restrictions in Policy 6 6 may be waived by the Director to provide for needed public services an facilities to accommodate growth. i In such instances, on-site detention Must be provided in accordance with the standards specified in Policies 614.1 .1 or 6.4.1.2 ' 6.10 1f any porti°an of this Public Rule or its application to any person or property is teld invalid, the remainder of this Public Rule or the applica- . tion of the provision to other persons or property. shall not be affected. • 6.11 This Public Rule is. exempt from the rule of strict construction and shall be liberally, construed to give full effect to the objectives and purposes for which it was adopted. • • • • (f/lJ :PRR2) Stonegate Final EIS 11 • Department of Public. Works PUT 8-6 (PR) Effective Date: 4/22/93 KCPR 09.04.050.0 Page 4 of 8 • 6.3 Development proposals within this Critical Drainage Area may be exempt frog these Critical Drainage Area requirements if they demonstrate to the satis- faction of the Director that on-s•ite surface and storm water runoff drain- age does not in fact drain into the basin mapped in Appendix 9.1 of this Public Rule.• 6.3. 1 Development proposals within this Critical Drainage Area are exempt from the standards specified in Policy 6.4 if the project will add 1-less than 5,000square feet of impervious surface to a lot intended for single-family residential use. • 6.4 Engineering plans for projects located within this Critical Drainage Area must meet t•he following conditions, unless the conditions identified in Policy 6.2 are documented to the satisfaction of the Director. 6.4 .) The proposed storm water facilities must meet one of.the ,following • 1 standards: • 6.4.1.) Surface and storm water runoff detention shall be computed ,Using .an SCS-based hydrograph method (or other method as •subsequently approved by King County). The performance of proposed detention facilities shall be such that. discharge from the developed area shall be no more than one-half • (50 percent) of the pre-development two-year/24-hour release rate for design storm events up to and including the two-year/24-hnur design storth event, the pre- development two-year/24• hour release rate for all design storm events up to and including the ten-year/24-hour design storm event and the pre-development ten-,year/.24-hou. release rate for all design storm events up to and includ- ing the 100-year/24-hour design storm event. The storage volume so calculated shall be increased by a safety factor of 30 percent as required by the King County Suriac ,water j)esion Manual ; OR 6.4, 1.2 As determined by hydrologic analysis using a continuous . hydrologic model such as the Hydrologic Simulation Program . - Fortran (HSPF) , post-development flow durations shall no exceed pre-development flow durations for all flows greate than one-half (50 percent) of the two-year event and less than the 50-y.ear event. In addition, the )00-year post- development peak, flow rate shall not exceed pre-developmen levels. . 6.4.2 The detention standards in 6.4 .1 will terminate upon adoption of th 11ay Creek Basin Plan. ce9/9 ea7fe Final EIS • 172 • f • • Department of Public Works PUT 8-6 (PR) Effective Date: .4/22/9.3...... . i:CPR 09.04.050.0 . , .page' G'.Df 8. ; 7.0 GENERAL PROCEDURES. • es onsibilit\ action, • DDES 7.] Identifies that the project is, in a Critical Drainage Area. DOES _ 7.2 Informs applicant that the project is in a Critical • Drainage Area. Applicant ' ' 7.3 Submits additional information which either: 7 .3.3 Demonstrates that the project qualifies for. the exemption in Policy 6.3; or. . • • 7.3.2 Complies with Policy 6.4. 7.4 Reviews the materials submitted in step 7.3 and DOES determines if it complies with this Critical • • Drainage Area Public Rule. 7.4 .I . Returns inadequate material to the applican with specific instructions to comply with • step 7 . 3. • 7.4 .2 Fo wards adequate engineering plans to be processed according to the established • 1 review ,process. it i It • 1 8.0 RCSPONSiMIT!)ES / 8.1 The Surface Water Management Division is responsible for: • 8.3 .1 Ainending this Critical Drainage Area Public Rule if requirements of this Critical Drainage Area Public Rule warrant alteration. 8.1 .2 Updating the Critical Drainage Area map as new information becomes available. • • C.2 The DOES is responsible for: • • e.2.1 Identifying each project which is within a Critical Drainage Area. 6.2.2 .Determining if the material •subniitted.,by .the.,applicant compelies with either Policy 6.3 or Polio 6.4 of this Public Rule. • • (E,,Negate Final EIS 173 Department of Public Works PUT 8-6 (PR) 'Effective Date: 4/22/93 KCPR 09.04.050.0 P'agc 7 of 8 • . • . 8.3 The applicant is responsible, at a minimum, for: 8.3.1 Demonstrating that the project complies with Policy 6.3 or with the requirements in Policy 6,4 of this Public Rule:- • 9.0 APPENDICES . 9.1' Flap of the May Creek Critical Drainage Area. Precise borders of this Critical Draipage Arca are indicated on the Critical Drainage Area map at the DOES permit center. • • • • • • • • • • • • • . r= • • (c/u:P al • Stonegate Final EIS 174 • • 5L • SIi rule ake6euoIS. 1 . ' 1 ••` '•• •:;,t'•1' •„......,,,,,1 •, i ___. a , 'A`:IJ. ,... ..„ tit• �\• .vlr�J,.•.:1,}1 , /y{ ‘�1 _I, I ,1: �.t`• � , , ; t • t••'`\• •)'';�. ?� -.• �•�•,�-j'' t ♦''\i./ 7 1 ••,�'t``.�:.+P yrt 41 •• , '`_ "•"•,, !.+s-.- .� • .1• 1•....,�� y t 4.•••• it 1 1 .1 \ �:''•«"•�' 'v :. �••1'•. ♦ r! ':•1 '�� • , '•f ' l' •• '•1't:: •1•1+� \II•• i •% 11 +'�l�♦� •S•�1• • r 7 ,i 1••-Ile....40 3.:�)�':•1- •�i-.•"f•( II -• • S.J4 �•' • • , ..,.ma.p).•.Ma..„AIX•�I„ ..• 1•'., {•• .: , .ti ��•�i' i.▪ •..'1 �il:1i• .I.1i�Si{I;ti:. :� ,' •.,•'•N0 :rc7 ..• i .! •1 • ... 'i, J '▪. •_. •, 7.:::: •7 t iJi •t• T 1 . ••▪ • f i• '♦''' ! L • N. \ 4 •• •\ • • •i•• • , 1 . \ :i.•. 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T. *•ti- •.- .--ter; ^91..;-..•,.., - ••I 1 •\ 1 1 i i...1_1 y'11. /, 11 'I .•!\ :-s:...titi-•3:�'ti,..n _ .,1�... _ ae•-� ti,+•.v/Y �.,, , _l i i t 1' 1 I. J •1-1..i . • I I lrl' 1•. is • • • Department ofPu61ic Works • M)T 8- 6 (PR) ' Effective Date: 4/22A/93 I:CPRPage 09Of48050.0 APPENDIX 9.1 • MAP . • • • • • • • • • • • • +. • CC/AD•ponegate Final EIS 176 1 r• -f\INU IiUUN I Y •I:ttYMK I IVlrN I Ur f'UbLII.. WUrinO 132 l SURFACE WATER MANAGEMENT DIVISION• it14 COMPLAINT INVESTIGATION REPORT '~ • o,tr Mtv NATURE OF COMPLAINT: : y �` 944/.(q r�• C/�f&- 2 Y t/ ' LOCATION: i SEC .TWPRGE . 1. KROLL PG. 7()n •COMPWNANT• 1�I,.e.J • Ie's Q4 (kt ECJ/) COUNCIL DiST. (, . I / r 0 r+.owt N°' 1.7 l-'80 Y-r Address, I t'Y&_ /Y71ft �`' f� . city -1� Stale T.IDI/i)17 , HOME ' I DETAILS OF COMPLAINT; i /� j ' / ,/ t°"`•.0, d s.'G ja 4( GC,c cl /1 d-7'`tt A0 7 f'n.Llj'p,+,..-( J. ,.� ow..Wt. ,i.i/ AA'•/i.. ✓c...era. 1 7 k 1•-C L .�.r I‘y �It:,/ a ram{e.(6 d ri s,.r �-D Cee a.(C d...I f�C�. (.' (MC i'.'._•.+e �r J ( / (/1 N� , ! A. C.�I 614.0.+-e/yr•-�...'r ( h.c b�!.-cP •aJ• ,.J� 6 4 !ti-l"iY r,-• itz.4 d e... .) if,/•/ c 644.e c yL.t rf f✓ ` Gr o f c.t--• 0✓l t lC /.t J iG O'.//!4 el,p AID p O7t (./ s't.j�/,/ ,...4,r`fy Li/ c c'o su e f 1 Y 9/4 . • 'Pt 3 e v(dil P`..i" .e c f-•c�.� c r kip 74.E fi4.A' Q e/, situ-)'fC t 0lief. O 71 4 e^4.. (.:t,.,c . i t . COMP1AINT''RECEIVED DY: ��-��"-" DETAILS OF INVESTIGATION: Sketch on reverse side:Yes D'No D Photos:Yes or-....No 0 kiVpAA i l __ On site 4-26-911. The Keech residence is in a low area where a swale from the south tends to spread out. The swale appears to be a natural phenomenon and crosses the Renton-Issaquah Rd west of 348th where a'• 12" concrete culvert is in place. The area. af• her concern is a hillside north and west df their residence. An access road along her property line has been put in and rip rap ' and silt screening put in place for erosion control in that arca. The access road to• the Keech residencel off of 147th has one 30" CMP and one 10" metal pipe got run off from the swale. The stream bed at this point has experienced some erosion along the banks Did not observe the point on May Creek where this stream enters. Photo 1) Looks west along Keech property line and access road for new development. 2) Looks east along access drive to Keech residence off of 147th. Culverts under road • beyond silt screening. 3) Looks south at swaled area from };etch yards • 4) Looks downstream from Keech access road. • r �a�zV' COMPLAINT INVESTIGATED DY: •�`'`"�+L ge,.,,_ • DATE: ' ''It -.1( ACTION TAKEN: C.-3-1 t. ru0•.L ,ril /t P f Is 4&C.0 - .,O ,4 r—f..l-(• S1IY r_ ( $• .Oed 7,+al. ';',..tA_ eil7 .• 0..... '7. -e. CCf r/ \"TRFD Gt3-14)SP�a �. ompialnant advised of action possible or taken by: Phone L✓Lcttcr 0 Personal Contact 0 • aL :omplatnt Action Handled Lay 64:„Vt.,,:icAto - e.44..-- Closed: 0 S. Lb 711 OK'd:• !, Stonegate Final EIS 1. 177 Letter- King County Surface Water Management Division May 28, 1993 Kitty Nelson - SEPA Coordinator, Regulation Program Comment 1: The alternatives do not meet the Critical Drainage Area (CDA) Retention/Detention (R/D) requirements for the May Creek Basin, which became effective on April 22, 1993. This proposal will contribute to identified downstream problems and therefore mitigations equivalent to the CDA should be proposed for this action. In particular we suggest the 65 percent forest retention standard from the CDA as a mitigation to reduce increased runoff surface water and stormwater generated from the development. Response 1: The 65% forest retention standard for the May Creek Basin relates only to 'rural zoned lands" Stonegate is an urban zoned land. However, a potential mitigation measure has been added to address the issue of tree retention. Comment 2: Both the Proposed Action and Alternative 1 propose the filling of Wetland B which results in a cumulative impact of additional wetland loss and a loss of stormwater storage function for the area. We suggest an alternative with a different plat design be developed to avoid the filling of Wetland B. Response 2: A potential mitigation measure in the Draft EIS identified that the wetland be preserved with a 25 foot buffer and the roadway moved. (See Matrix) Placement of the road to avoid the wetland would move it closer to the edge of the May Creek floodplain and wetland buffer. Comment 3: Critical Area Drainage R/D Requirements The May Creek CDA(Enclosure 2) became effective on April 22, 1993 to address initially the identified problems of the May Creek Basin. The requirements of the May Creek CDA are more stringent than the requirements of the 1990 Surface Water Design Manual and are designed to respond to the specific surface water runoff problems in the basin. The measures in the CDA would be good mitigations for these problems. The Proposed Action and Alternative 1 in their present configurations do not meet the CDA requirements. The May Creek Basin Plan will likely propose R/D requirements at least as stringent as those in the CDA in the future. Response 3: Thank you for your comment. Alternate #1 of the proposed action exceeds the requirements of the May Valley CDA. These standards could be required as conditions (mitigation)applied to the proposal as well. Comment 4: Wetland B May Valley has had many of its wetlands filled which has contributed to the flooding conditions. Considering the present state of problems in the basin, further losses of the drainage functions and habitat values should be avoided. The DEIS. states that development of the residential access road to County standards necessitates the filling of the wetland. However, this is only the case given to the current platting and transportation design. We suggest revision which might avoid or minimize this wetland impact. Response 4: Preservation of Wetland B has been identified as a potential mitigation. (See Response #2 above.) An SAO variance will be required for the placement of the road across wetland B. Your preference is noted in this FEIS to be part of the public record. Comment 5: If Wetland B were to be filled,full replacement of the wetland and its functions would be required for mitigation. The proposed plantings in Wetland A are not appropriate mitigation for Wetland B loss; however, they would help to address, in part, the adverse impacts of the proposed development on the habitat values of the area. Stonegate Final EIS 178 Response 5: Thank you for your comment. Proposed mitigation is in compliance with the ling County Sensitive Areas Ordinance. The final design of the road will determine if it is filled. Comment 6: i The proposed filling of Wetland B could increase the delivery of sediments directly into May Creek because the ;sediment-trapping capacity of the wetland would be lost. In addition, the loss of stormwater storage functions of Wetland B is not mitigated in any of the alternatives. Response 6: Thank you for your commen . The proposed action and alternatives will include compensating storage for the filling of Wetland B. In addition, the two-celled pond and wetpond will provide excellent sediment collection capabilities. i I Comment 7: Forest Retention The Proposed Action could lead to extensive clearing of forested area. The DEIS. proposes the possible additional mitigation measures of a covenant to retain many of the existing trees and an Architectural Control Committee to approve tree removals. We suggest that these mitigation measures be required in all development alternatives and include the following additions: 1) the committee should be given guidance and direction regarding the need for retention of forest cover for surface water,storm rater, and environmental reasons; 2) a forest retention standard should be established; we recommend 65 percent forest retention; 3) the committee should review the adherence of builders to the limits and require restitution for violations. Response 7: Thank you for your comment. It should be noted that the 65% forest retention standard is County policy for rural areas within the May Creek drainage basin. The Stonegate hillside is urban. However, a potential mitigation measure has been added to address the issue of tree retention. (See Matrix.) Comment 8: The 65 percent forest retention standard is part of the CDA and is likely to be a part of the proposed May Creels Basin Plan. This standard was found to be the appropriate value for the draft Issaquah Basin Plan for the neighboring Issaquah and Tibbetts Creek basins. Response 8: Please see Response#7 above. Enclosure 1 Comment 9: Range of Alternatives We suggest the DEIS. consider a revised plat design. There is little to distinguish the Proposed Action from the nearly identical Alternative 1. The only other alternative is no action. An additional plat design should avoid the filling of Wetland B. Response 9: The Alternative followed scoping requirements for the EIS. Some of the distinguishing features of Alternative 1 include: o 51 single family lots (versus 53 for Stonegate); o Increased size of detention system to hold a maximum of 208,320 cubic feet of runoff during a 100 year storm (versus 67,364 cubic feet storage for Stonegate);and o Increased buffer to Class 3 stream buffer to 65 feet on each side of the stream (versus 50 feet on each side of the stream for Stonegate). The location of the access road (Street A) was largely affected by an existing access easement which has to bell provided to an adjacent property owner. Other considerations for locating the access road include placing the entry point adjacent lots and as far as possible from May Creek and its wetland, and utilizing an existing driveway and culvert crossings of the Class 3 stream. A design to relocate Street P was not shown, but in the potential mitigation for impacts to plants and animals the last mitigation states: the Type 3 wetland and the Stonegate Final EIS 179 • 25 foot buffer could be preserved or (else) recreated on the site. The implementation of this mitigation would place lots 1, 2 and 3 closer to the wetland buffer or reduce their size. A revised plat design with sewer was not an option for a clustering design, because the site is outside the LSA and annexation to the City of Renton (for sewers) was twice denied. The Renton sewer capacity and availability has not been assured,thus the proposal remains as an unsewered plat. In the event of a decision by Renton to extend sewers to the subject property and a new plat (or a changed plat) with the option for sewers is proposed,additional environmental review could be necessary. Comment 10: Hydrology. Flooding and Erosion SWM has requested in previous scoping comments,that all drainage channels be evaluated for their surface water,drainage and habitat values, and that this review be included as part of the evaluations of the EIS.There is a drainage feature that is identifiable from topography which leads back towards the Summerwind plat. It is unclear if this drainage feature is due, in part,to drainage from the Summerwind plat. This drainage feature should be evaluated in the EIS. Response 10: Prior to final scoping the drainage ditch you refer to was evaluated for its drainage, habitat and surface water values, where upon it was determined by King County wetlands staff that this outfall and the proposed piping did not represent a significant environmental impact, and therefore didn't warrant additional analysis. The tightlining of the Summerwind drainage is proposed. The outfall point of the tightlined drainage will be reinforced with riprap. Also a potential mitigation measure has been added to require a grass lined swale for the Summerwind drainage prior to release into May Creek. Comment 11: The DEIS states that drainage from the Summerwind plat will be handled by tightlining the flow from the point of entry at the Stonegate plat. The hydrologic effect to May Creek of the tightlined delivery of stormwater should be evaluated in the EIS. Response 11: The hydrologic effect of tightlining will be to shorten the time it takes for the water to be delivered from the Summerwind project to May Creek. It is estimated that this difference would be less than 5 minutes and would have little if any effect on May Creek. The outfall point of the tightlined drainage will have rip-rap for erosion control. Also as mentioned above,a potential mitigation measure has been added to provide grass lined swale prior to release of the tightlined drainage into May Creek. Comment 12: Critical Drainage Area A Critical Drainage Area (CDA) was designated for the May Creek Basin on March 18, 1993 and became effective on April 22. 1993. A description of this designation and it's principal features should be included. Response 12: Thank you for your comment. The text of the FEIS has been modified to reflect your comment. . Comment 13: May Creek Basin Plan The SWM Division is currently completing data collection,and is developing the Current and Future Conditions Report for a new comprehensive surface water basin plan for the May Creek Basin. This plan will develop recommendations and measures to improve water quality, reduce flooding, improve stream and streamside habitat, maintain and enhance wetland values, reduce peak stream flows,and reduce erosion/sedimentation impacts. Response 13: Thank you for your comment,which is noted for the public record. The subdivision application has been 'Vested' under prior regulations. The mitigation measures identified in the EIS are according to WAC 197-11-660 (1)(a) which requires mitigation to be based on policies, plans, rules or regulations formally adopted by King County prior to the DEIS. Comment 14: Newcastle Community Plan Updates An amendment to the Newcastle Community Plan will be developed concurrently to implement any land use recommendations of Stonegate Final EIS 180 the May Creek Basin Plan. Furthermore, an update to the full Newcastle Community Plan is currently targeted to begin in 1994-95 by the Planning Division. Response 14: See Response# 13 above. Y ur comments,though,are part of the public record. Comment 15: I Transportation We concur ith comments on the preliminary DEIS that were provided by the DDES Subdivision Section regarding the need to consider alternative transportation access plans for the development. Such alternatives should present one or more designs that differ from the design in the Proposed Action and Alternative 1 in the DEIS. This consideration would include the traffic circulation and environmental benefits that could be realized by an alternate design. Response 15: See Response#11, Ms. Kend7 Hyatt testimony,page 128. Comment 16: Details on the approach to clearing limitations are included on pages 31 and 32. This information should be part of the mitigation commitment in the main body of the EIS. Response 16: . ! Thank you for your comment. The Matrix and mitigating measures in the Plant and Animals section have added potential mitigation measures to address tree retention. Comment 17: Impact of Stoneqate on Unriamed Tributary to May Creek This report should mention the existing flooding, problems of Unnamed Creek at SE 104th Street. Please see the copy of they attached Drainage Complaint Investigation Report #1991-0619. There are also idrainage complaints under 1992-0169 and 1990-819 regarding this area. The DEIS. should address mitigations to these existing problems,as appropriate. Response 17: The proposed project will ha a no negative impact on existing flooding problems which may be located upstream from the site. Stream gradients are too steep in the area for the development to affect upstream areas and no work is proposed within the"unnamed"Class 3 stream until 900 feet north of SE 104th Street. The Drainage Complaint InveTstigation Report #1991-0619 is a concern for future 1 drainage problems and possible erosion that could occur as a result of the Stonegate project. The complainant, Mrs. Mary Keech, later testified at the Public Hearing for the DEIS. The design of the storm drainage system for the Proposal meets the criteria of the 19 Surface Water Manual. The design of the storm 0 9 drainage system for Alternative 1 meets and exceed the MayCreek Critical Drainage 9 Y Area criteria. Drainage Complaint Investiga ion Report #92-0169 is from Mr. Terry Brundage who felt that runoff from 148th Avenue SE is running into his backyard and ponding. His property is located east of th Stonegate project and the unnamed Class 3 stream. The reported drainage problem is in no way related to the project and therefore no mitigation is proposed. 1 Drainage Complaint Investigation Report#90-0819 was also generated by Mrs. Mary 1 Keech at 10403 - 147th Avenue SE. Her address is located upstream from the project. The drainage problems reported are the result of runoff from properties which we upstream of her property. No mitigations are proposed because the P reported problem is unrelated to the project site. Stonegate Final EIS 181 • Icing County r• •1 it?wb s �� Um!Use Scrvlccs•DlvIslon • Cij +,I• Department ofDcvelopment �C,. v. oe and Environmental Services • JN WOO.13(11h Place Southeast Di:1St Dclkvuc,Washington D80064400 . /• (7�� May 10, 1993 . • • TO: Riley Atkins, Acting Chief, SEPA.Section ^ ) • • FM: .Laura Casey, Senior Wetland Scientist -n1(z" ( • RE: Stonegate Draft Environmental Impact Statement S90P0068 • .I have reviewed the summary and text sections of this document, dated April, 1993, which discuss the project and its possible •impacts:'on water, •.plants and.•animals. •I appreciate-the layout • of the summary section; it is clear and concise. Several of the comments in my June 18, 1992, have not been •addressed in this version of the EIS. Specific comments on the document follow: 1. The Class 3 stream is referred to occasionally as an 1 . unclassified stream, particularly in the first _ . section of the text and in some figures. Please consistently refer to it as a Class 3 stream. 2. Page 20, last paragraph - the .SAO does not permit filling of up to 4,000 square feet of Type 3 wetland. 2 The second sentence in this paragraph should be deleted; or replaced with a statement that the proposed filling of the Class 3 wetland on site is not in conformance with the SAO. (Previous comment #6) • • 3. Page 21, paragraph 2 - The first sentence is 3 incorrect; while two road crossings are proposed, only one involves replacement of an existing culvert. • (Previous comment'#5) 4. Page 34, Mitigating Measure #1 - Tracts B, C and D • are proposed to be planted with trees and shrubs. • 4 Most of the existing site is a dense second-growth forest. Greater wildlife benefits would be provided • • by leaving more acreage of the existing forest than• by0creating new, immature habitat. (Previous comment Stonegate Final EIS •182 • • • • TO; Riley' Atkins, Acting Chief, SEPA Section RE: Stonegate Draft Environmental Impact -Statement, S90P0068 May 10,. 1993 .r; • Page 2. • • • 5. • Page 35, Mitigating Me sure 16 - The forested • 5 riparian area already Fontains mature trees; " .. . •. enhancement' plantings should concentrate on adding shrub layer.along the Fpland and stream edges of the • ' buffer: (Previous: comment 16) : • If you have any questions regarding my comments, please call me at 1296-7291. • • • . • Enclosure • cc: Randy Sandin, Supervis.r, Grading/Sensitive Areas Section • • • . i • • . • • Stonegate Final EIS • 183 • • . Letter- King County Building& Land Development Division May 10, 1993 Laura Casey-Wetlands Scientist Comment 1: The Class 3 stream is referred to occasionally as an unclassified stream, particularly in the first section of the text and in some figures. Please consistently refer to it as a Class 3 stream. Response 1: The FEIS has been modified to consistently refer to a Class 3 stream. Comment 2: Page 20, last paragraph -the SAO does not permit filling of up to 4,000 square feet of Type 3 wetland. The second sentence in this paragraph should be deleted, or replaced with a statement that the proposed filling of the Class 3 wetland on site is not in conformance with the SAO. Response 2: Thank you for your comment. The FEIS has been modified in response to your comment. Comment 3: Page 21, Paragraph 2 -The first sentence is incorrect; while two road crossings are proposed,only one involves replacement of an existing culvert. Response 3: Thank you for your comment. Your corrections have been made in the FEIS. Comment 4: Page 34, Mitigating Measure#1 -Tracts B, C and D are proposed to be planted with trees and shrubs. Most of the existing site is a dense second-growth forest. Greater wildlife benefits would be provided by leaving more acreage of the existing forest than by creating new, immature habitat. Response 4: Some potential mitigating measures to support habitat have been added to the Plants and Animals section of the FEIS and the Matrix. Your concern regarding wildlife benefits is noted for the public record. Comment 5: Page 35, Mitigating Measure #6-The forested riparian area already contains mature trees; enhancement plantings should concentrate on adding a shrub layer along the upland and stream edges of the buffer. Response 5: Some of the species listed in the mitigating measure would supplement the shrub layer. The mitigation plan for the plat will likely be modified, where appropriate, during the plat review process to reflect more emphasis on the shrub layer. Your concern regarding enhancement plantings is noted for the public record. Stonegate Final EIS 184 . . b • °. 142. King County • Divlsllon of Roads and Engineering 93 1y�Y ' ��.�!�. '^ • Department of Public Works `� 500 XinThurthtAvenue•Room 900 dg. • Eli /11�!iL1 i 1 Psi.bi;%iSIO�f Seattle,WA 90104.2339 1 • May 11, 1993 • • • • Il ' TO: I Kamu • • Gurol,• • Section, Environmental -Divisjon • • ''FM: Lew 1. H ff, $., County Road Engineer •.', RE: ' Stonegate - Draft Environmental Impact Statement (DEIS) . Thank yo u u for the opportunityto review the � o St negate DE.IS. The Roads and Engineering Division has the foll wing comments and/or concerns: Appendix F. Transportati.on•..Table; 1.,•Levels,of..Service: v4 - . i Table should be revised to reflect the level of service for the most . ;critical movement, the •westbound left turn, • at Southeast May Valley Road and - Coal Creek Parkway Southeast. . • Our other .concerns,.;as ..stated in she June.12, .1992 memorandum from Roads and Engineering Division, have now been adequately addressed. If you have any questions concernjng these comments, please call Paulette Norman, Senior Engineer, at 296-6596. LJH/SB/ab . • • cc: Harold Taniguchi, Assistant Manager, Roads and Engineering Division ATTN: Sue Blazak, Program Analyst Lloyd E. Neal, Traffic Engineer, Traffic and Planning Section • , - ATTN: Gary Samek, Supervising Engineer Bill Hoffman, Manager, Transportation Planning Section ATTN: Dave Mark, Senior Transportation Planner Ti• • . CCFIt/dsld.ab/11059 • Stonegate FiIEIS 185 Latter-King County Division of Roads and Engineering May 11, 1993 Louis J. Haff, P.E.-County Road Engineer Comment 1: Appendix F,Transportation,Table 1, Levels of Service Table 1 should be revised to reflect the level of service for the most critical movement,the westbound left turn,at Southeast May Valley Road and Coal Creek Parkway Southeast. Our other concerns, as stated in the June 12, 1992 memorandum from Roads and Engineering Division,have now been adequately addressed. Response 1: See page 4, Appendix F of the DEIS, middle of last paragraph, LOS shown is '...worst case traffic approach movement at stop sign controlled intersections.' It is true the left turn portion of the LOS is worse than for the approach as a whole, very few vehicles make this movement. Typically it is not appropriate to separate the LOS on shared approach operations since the LOS is the average for all vehicles using the approach. See Chapter 10 Highway Capacity Manual Special Report 209. Stonegate Final EIS 186 N stir - . 14 4 .1' -- `' :�. CITY OF RENTON • • ._ '�" • Planning/Building/Public Works Department :arl Clyrncr, Mayor Lynn Cuttmann,Administrator June 2, 1993 • ti Ms.Ann Dold . . .. Chief 51cPA Section • . • . .Enviro,rnnental Division ••. • .Park, PI Inning &Resources Dept..• •?.3G00 133th Place SE• - Beilevut,,WA 98000-1400 . SUBJEC:T: Stonegate Draft EIS ' . Dear Ms.Dold: • • . I . ' I would 'rest like.to apologize for the tardiness of.these..comments.y Due to the holiday:and.a computer • • :_.malfuncJon•we.were not.able,to.complete•o[r-comments by the due•date.•As-you•know-we•previously • commer ted on the Preliminary DEIS last Se tember. Most of our concerns have not changed but there • area al eas where further clarification may be elpful. These follow. The pro Dospd Stonegate subdivision Is located outside of the City of Renton. It is located within the ,. Renton:sphere.of infuence;and could be'annbxed into the City of Renton. Therefore,we request that,to 1 the exte It possible, City of Renton design standards be considered when reviewing this project. Although'this project is outside of the existing City limits,this area is shown on the proposed zoning map as an area that In the future would be zoned for Single-Family Low Density Residential (SFL), at one , dwelling unit per acre, or Resource ConserValion (RC), at a density of one dwelling unit per acre. The maximum number of units that could be constructed on this project site, under the proposed City of .Renton.Single-Family Low Density zoning,would be thirty-eight units. 1 It shoulc be noted that the draft EIS discussed the residential density allowed by the proposed City of Renton comprehensive Plan as being at range of one to ten dwelling units per acre. This was based on a letter from the City, dated September 15, 1992. The draft Comprehensive Plan has been amended since thu letter of September 15, 1992 was issued. •The Comprehensive Plan now reflects two zones, - one at 1 DU/Ac.and the other al 1 DU110 Ac.gather than a range as was previously presented to you. . Paoe•4E, second paragraph. On a similar note the reference to Objective 10.0 should be revised to Objectiv; R•5.0 to reflect the changes to the wording in the City's draft Comprehensive Plan and to make It easier for people to cross reference these documents. In addition,we would request that Policy R-2.4 2 and Policy R-5.1 be included. Policy R-2.4states that: "The City should encourage large lot single- ' family d welopment providing a more rural life style in environmentally sensitive, habitat-valuable, or j agriculturally resource laden area. The City should discourage more intensive platting patterns in these areas.", Policy R-5.1 states: "Development densities should be limited to a minimum of one home per ten acre::or one home per acre in low-densitisingie-family areas." Pape 48third paragraph. Please revise the policy reference from Policy 10.3 to Policy R-5.3. Revised policy language would include the following phrase: "clusters should not exceed six dwelling units in one cluster." • 3 Page 49 third paragraph. The draft EIS indicates that a range of densities could occur under the City's proposed zoning. As was discussed previously in„this letter, the draft Comprehensive Plan has been amended to show the specific zones that the City of Renton would consider in this area. Stonegate Final EIS 187 • • Ms.Ann Dold •June 2.••993 • • 145 Stonega•:e DEiS • Page-2 • • • in addition, either zone (SFL or RC) would permit construction of one single-family dwelling and its accessory buildings on pre-existing legal lots less than the minimum required lot size, provided that all 4 setback, lot coverage, height limits, and parking requirements could be met. If any of the development standarcs could not be met due to some unique aspect of the project site,the applicant could apply for a variance. It is our inderstanding that the proposed project would be developed on individual septic systems for the single-fz mity homes. This project is located over the aquifer which is used by the City of Renton as the sole water source for its domestic use. The City has, in effect, an Aquifer Protection Ordinance. The 5 intent of this ordinance is to protect the aquifer from sources of pollution or contamiriation. The area that this prof. ct is located within would be designated as Aquifer Protection Area Zone 2 when it is annexed to the City. The use of septic systems is not allowed within Zone 2. We are concerned that the development could contribute to the degradation of the aquifer if the septic systems were to fall at some time in the future. We believe that the option of developing this site at a density that would allow for the use oft sanitary sewer system should be investigated. Although this would conflict with the density options•;onsidered by the proposed zoning for this area,we believe that the EIS could,be the formatto review this conflict and determine which of the policies should prevail. Thank you'for the opportunity to present our comments on the draft EIS. 'If you have any questions regarding our comments, please contact either myself or Mark Pywell a1.235-2550. ' Bret J. • tit Donald IC Erickson,AICP Secretary • • DE/mrp • • • • Stonegate Final EIS 188 Letter- City of Renton June 2, 1993 Donald K. Erickson Comment 1: Although this project is outsider of the existing City limits, this area is shown on the proposed zoning map as an area that in the future would be zoned for Single-Family Low Density Residential (SFL), at one dwelling unit per acre, or Resource Conservation (RC),at a density of one dwelling unit per acre. The maximum number of units that could be constructed on this project site, under the proposed City of Renton Single-Family Low Density zoning, would be thirty-eight units. It should be noted that the DEIS.discussed the residential density allowed by the proposed City of Renton Comprehensive Plan as being at range of one to ten dwelling units per acre. This was based on a letter from the City,dated September 15, 1992. The draft Comprehensive Plan has been amended since the letter of September 15, 1992 was issued. The Comprehensive Plan now reflects two zones, one at 1 DU/Ac. and the other at 1 DU/10 Ac.rather than a range as was previously presented to you. Response 1: Thank you for your comment to clarify the current revisions to the Land Use Element of the Comprehensive Plan. Under the City of Renton's SFL zoning, development of this site within the City of Renton would accommodate a total of thirty-eight dwelling units. These units could be clustered'in groups of up to six units on lots under one acre, however the maximum density for the entire,Site would remain at thirty-eight units. The density of one dwelling unitl per acre would only apply if the proposed plat were in the Renton city limits. The use of clustered design was not explored because sewers are not currently available to this property, and annexation to the City of Renton (to receive city water and sewer service)was denied in 1990 and 1991. 1, A newplat (or a changedplat)with the option for sewers g p could require a Supplement Environmental Impact Statement t (SEIS)to evaluate the impacts of that proposal. Comment 2: Page 48, paragraph 2. On a similar note the reference to objective 10.0 should be revised to Objective R-5.0 to reflect the changes to the wording in the City's draft Comprehensive Plan and to rake it easier for people to cross reference these documents. In addition, we would request that Policy R-2.4 and Policy R-5.1 be included. Policy R-2.4 states that: 'The City should encourage large lot single-family development providing a more rural life style in environmentally sensitive, habitat- ' valuable, of agriculturally resource laden area. The City should discourage more _ intensive platting patterns in these areas.' Policy R-5.1 states: 'Development densities should be limited to a minimum of one home per ten acres or one home per acre in low density single-family areas.' Page 48, paragraph 3. Please revise the policy reference from Policy 10.3 to Policy R-5.3. Revised policy language would include the following phrase: 'Clusters should not exceed six dwelling units in one cluster.' Response 2: A number of Renton's old Comprehensive Plan policies were referred to in the DEIS. The City of Renton has requested that relevant policies from its recently adopted (June 7, 1993) Interim Land Use Element of the Comprehensive Plan be referenced in the FEIS. Specifically the 'City has requested that the FEIS address how the subject proposal relates to those policies having to do with the low density residential zones (R-2.4, R-5.1, and R-5.3). Those policies have been addressed in this FEIS in the Land Use Section. Comment 3: Page 49, paragraph 3. The DEIS. indicates that a range of densities could occur under the City's proposed zoning. As was discussed previously in this letter, the draft Comprehensive Plan hash been amended to show the specific zones that the City of Renton would consider in this area. Stone ate Final EIS 9 189 . Response 3: You have identified for this site in comment number 1 and stated that under the proposed City of Renton Single Family Low Density zoning the maximum number of units that could be constructed would be 38 units. Comment 4: In addition, either zone (SFL or RC) would permit construction of one single family dwelling and its accessory buildings on pre-existing legal lots less than the minimum required lot size, provided that all setback, lot coverage, height limits, and parking requirements could be met. If any of the development standards could not be met due to some unique aspect of the project site, the applicant could apply for a variance. Response 4: Thank you for your comment. Comment 5: The area that this project is located within would be designated as Aquifer Protection Area Zone 2 when it is annexed to the City. The use of septic systems is not allowed within Zone 2. We are concerned that the development could contribute to the degradation of the aquifer if the septic systems were to fail at some time in the future. We believe that the option of developing this site at a density that would allow for the use of a sanitary sewer system should be investigated. Although this would conflict with the density options considered by the proposed zoning for this area,we believe that the EIS. could be the format to review this conflict and determine which of the policies should prevail. Response 5: Your comment regarding the provision of Renton sewers to the proposed plat has been noted for the public record. It is acknowledged that the site is within the City of Renton's Urban Growth Boundary and what would be in Aquifer Protection Zone 2 if the site were annexed into the City of Renton. While the policies of the City may indicate that this area should become part of the City and that sewers would be required in the Aquifer Protection Zone 2,there is currently no indication that there is capacity for and availability of sewers to serve the development. The City of Renton has recently indicated support for sewer service to this site (See Appendix A of the FEIS). In order to extend sewer service the property would have to be annexed into Renton's corporate limits of the proponent would have to comit to a no protest annexation agreement. It should be noted that the proponent requested annexation to Renton on two previous occasions and was denied. It was based on these denials that the EIS did not analyze a sewered plat alternative. In the event a decision by Renton to extend sewers to the subject property and a new plat (or changed plat) with the option for sewers is proposed, additional environmental review could be necessary. Stonegate Final EIS t90 , • Seattle Water De artment °r•', a RECEI\ ED ' •4%. ,i i Roliorl P.Groncznack,Suporintondont .4:a1ir+ . - "- Norman 0.Rtro•Mayo•r :93 f 111Y 12 • A1H110: 3 4 ,,,�c:a k;,k :NVIR014E11TAL D1VIS1011 May 7, 1993 • • '• Kamuron,Gurol,• .Senior Environmental Planner • King County. Environmental .Division . 3 60'0 136th Place .SE . •• . . • __ Bellevue,.:Wash. 98006-1400 Retl Stonegate,Subdivision (DDES File f90P0068) Draft Environmental •Im act .Statement " Dear Mr. Gurol:' •. ,, Following g review•of the Stonegate Subdivision • . (DDES rile' #90P0068) Draft Environmental Impact . . • . Statement; the•'Seattle Water• Department-has the'following' comments. • , • Because Seattle's increased emphasis on wise water use, .wat;'er conservation is extremely important in the &sign. ' h o.f:.arty new home.. :..Therefore J..•the ruse .of the latest, 1 !Imost efficient,plumbing fixtures'available in. any new or • ; remodeled structures is' strongly encouraged. Most . important is the installation of ultra low flush (ULF) toilets in private restrooms. ULF toilets; which use 1.6 - gallons or less per flush, are readily available at competitive prices. and is required by code starting this. year. Droght-resistant varieties of vegetation and ground 1 cover, which are adapted to the climate of the Northwest 2 andrequire little irrigati n, should be used'for, any landscaped areas. , Furtherm re, where possible drip watering should be used to irrigate landscaped areas. If you have any questions or require further .information -- please contact Mr. Abe •Santos at 684-5904. Thank you 1 forithe opportunity to comment on this document. Sincere , • • • • A LAUGHLIN __ Senior Environmental Analyst Sonttlo Walor Dopartmont—Ooxtor Horton Oulldtng•10th Floor I 710 Socond Avonuo•Soattlo•Washington 90104 . • I Stonegate Final EIS 191 . Lotter-Seattle Water Department May 7, 1993 Jay Laughlin-Senior Environmental Analyst Comment 1: Therefore,the use of the latest, most efficient plumbing fixtures available in any new or remodeled structures is strongly encouraged. Most important is the installation of ultra low flush (ULF) toilets in private restrooms. ULF toilets,which use 1.6 gallons or less per flush, are readily available at competitive prices and is required by code starting this year. Response 1: Thank you for your comment. Your concern regarding the use of efficient plumbing fixtures has been noted for the public record. Comment 2: Drought-resistant varieties of vegetation and ground cover,which are adapted to the climate of the Northwest and require little irrigation, should be used for any landscaped areas. Furthermore, where possible drip watering should be used to irrigate landscaped areas. Response 2: Thank you for your comment. Your concern regarding the use of drought resistant vegetation has been noted for the public record. Stonegate Final EIS 192 • • • • • • /HIU' 1• 50', I, • • City of Seattle 1CIng County RECEIVED • Norma 14 ka•Wyse Tim Hill,&rendre 93 HAY 18 • • Aft 10: 26 Senttle-TCing County Department of Public tIe:Iih •r Ir. E�+VIRO,�,_i1TAL DIVISION Dtirld M.Lurie,Director , • • • .May 10. 1993 .4• '• To: Rich Hudson, Planner, SEPA Section • From: BillLasby, •Supervisor, Drinking g Water Pro ram Re: Draft EIS for the roposed•subdivision of Stonegate• (File E #S90P0068 • 1 I We have reviewed' the Draft IS for the referenced plat and find • that•all of our previous concerns have been addressed adequately,. • • • . • • • • • • • • • i• • • • • • • -I • • • • • • • Environmental Ilenllh Ah•laion Roam 201 SmhttTower Seattle.Washington 92104 C'0C129G-0722 `-_ • •'hintsematremoctrepw" Stonegate Final EIS 193 • • Letter-Seattle-King County Department of Public Health May 10, 1993 Bill Lasby-Supervisor, Drinking Water Program Comment 1: We have reviewed the DEIS. for the referenced plat and find that all of our previous concerns have been addressed adequately. Response 1: Thank you for your comment. Stonegate Final EIS 194 . . 1 • • o►etr Munici ality of MctropoIitan Seattle R ' Exchange Building • 821 Second Ave. • Seattle,WA 98f04-1598 • (206)684-2 C, 1� � . : ;` . May 12, 1993 Cfl p?CrF ', Oil:SO • .. . off An Dold -.:::. . • ' 0 ng County.:Environmental••Division . . .. 3600 136th Place Southeast • ;Bellevue, WA. 98006-1400- � - Draft Environmental, Impact;.Statement File 'Name: Subdivision c&Stonegate . . . , ;',Dear: Ms`e: Dold: . Metrostaff has reviewed-the Stonegate Subdivision Drafts. .. Environmental, Impact Statement' and we have the..following;. . comments regarding•water.� ality.,and public .transportation ...services: . •.'.. : . . . . .,.. .. .Pu)1ic. Transportation services .. . 1 .:+•\•p;! •.; • ,,;•• :�:.:::. : .;: . •. .; • ' There �is. no existing transit service operating close or', • �adjacent-to.,Stonegate. ..Existing transit service provided by • ;Route l 4 operates•.alonV138th:;: ,D.uvall •Avenue SE north of ' ,NE }23rd. Street. :.Transit'::service':;may at!•some.:time be. . . ..... • •.•extended south of NE 23rd"Street on •Duvall Avenue SE. • ? To, make, it easier for residents. of Stonegate to access :: i existing and future transit' service along 138th Avenue•SE, peiestrian connections to Summerwind should be provided. If - 1 : NE 20th Street is not extended thorough to connect with SE ' 104th. Street then the proposed fire access point between iStonegate Street East and NE 20th Street in Summerwind i should be opened for pedestrian use. If feasible, a • pedestrian connection should also be located in between ' Stonegate Street C and. SE••100th :Place, • which serves the' existing Newcastle Terrace subdivision. L., For, more information please contact Doug Johnson, Metro Service Planning at 684-1597. ' ` Water Quality , To minimize water quality impacts during construction, we recommend the followingmitigation measures be required g of the' developer: - - Avoid disturbing surrounding areas more than necessary. - Avoid exposing,soils .during periods. that have the , highest potential for,..erosive rainfall. I :;=:. .. . Stonegate Final EIS ' 195 . •• • Ann Dold . April 12; 1993 • • Page Two • Cover, secure or berm all stockpiled material. Provide geotextile siltation fencing along onsite • surface waters. ••• . • • • Develop and implement a regular maintenance. schedule 2 for structural controls such as filter fabric fences and, stockpiled covers. ;u.i r' • •, • 07 Handle petroleum products and other construction material with care to prevent their entry'to-ground and; surface waters. • Mitigation measures that are implemented should be • . routinely inspected and maintained..' .• ' Information concerning water quality •should be distributed ••.to: all home buyers or residents in the proposed' development, The information should identify water quality concerns within local water bodies, the potential impacts of car ' • '.washing and maintenance;activities .(particularly changing 3 and disposing' of oil) , misuse or inappropriate disposal .of • • hazardous household products, and inappropriate use of ...fertilizers. The information should include suggested • methods for car washing, disposal of hazardous household wastes, use of fertilizers, and other household activities that could potentially endanger•local water quality. Home buyers should also be informed of the location and • 4 significance of native growth protection easements within or abutting the proposed development. Please contact Barbara Badger, Metro Water Resources at 684- 1231, with any questions regarding water quality. Thank you for the opportunity to review and comment on this proposal. Sincerely, . • Gregory M. Bush) Manager , Environmental Compliance and Right of Way and Property Division . GMB:km-2692 • • Stonegate Final EIS 196 Letter-1 Metro ' Environmental Compliance, Right of Way& Property Division May 12, 1993 Gregory M. Bush-Manager „-" i Comment 1: To make it easier for residents of Stonegate to access existing and future transit , service along 138th Avenue SE, pedestrian connections to Summerwind should be provided. If NE 20th Street is pot extended through to connect with SE 104th Street then the proposed fire access point between Stonegate Street East and NE 20th Street in Summerwind should be opened for pedestrian use. If feasible,a pedestrian ' connection should also be Ideated in between Stonegate Street C and SE 100th Place,which serves the existing Newcastle Terrace subdivision. Response 1: A pedestrian linkage is provided via the fire access to NE 20th Street from Street E. Further pedestrian linkage rev w will be addressed with the plat design review and I at the public hearing. Comment 2: Water Quality To minimize water quality impacts during construction, we recommend the following mitigation measures be required of the developer: 1)Avoid disturbing surrounding areas more than necessary; 2) Avoid exposing soils during ' periods that have the highest potential for erosive rainfall; 3) Cover, secure or berm all stockpiled material; 4) Provide geotextile siltation fencing along onsite surface waters; 5) Develop and implement a regular maintenance schedule for structural controls such as filter fabric fences and stockpiled covers; 6 Handle petroleum products and other construction material with care to prevent their entry t ground and surface waters; 7) Mitigation measures that are implemented should be routinely inspected and maint7ined. Response 2: The mitigation measures you have listed appear to be included in the list of -= mitigating measures identified on page 24 of the FEIS and the Matrix. The regular , maintenance and inspection of these erosion and sedimentation controls is covered under the best management practices identified by King County. Thank you for your Icomment. Comment 3: Information concerning water quality should be distributed to all home buyers or residents in the proposed development. The information should identify water quality concerns within local water bodies, the potential impacts of car washing and 1 maintenance activities (particularly changing and disposal of oil), misuse or inappropriate disposal of hazardous household products, and inappropriate use of - ' fertilizers. The information should include suggested methods for car washing, disposal of hazardous household wastes, use of fertilizers, and other household activities that could potentiallylendanger local water quality. Response 3: i Your comment has been made part of the public record. _ Comment 4: Home buyers should also be informed of the location and significance of native growth protection easements within or abutting the proposed development. Response 4: I Thank you for your comment. All native growth protection easements will be ' ' identified on the final plat maps, per the IGng County Sensitive Areas Ordinance. I Stonegate Final EIS 197 1 • • • • • :a L_ May. 25Aas 3 n N m• To Whom It May Concern: . i' ,.. Re: Stonegate Development. E2 o • • • , As.: home. owners, in. the. existing •commun.ity, we have 'a number of concerns. • • Firstly, that of the stub -road/emergency access road which is being proposed for 104th. St, to provide access to 1 Stonegate. Is 104th St which is mentioned in the proposal the "already established road"?, or is it the undeveloped easement (half of which has been abandoned)? Also, when will this be constructed?. How will It remain an—emergency . 2 access. road only?. How will. vehicles of private residents be • kept off of the road? • On page xii, regarding the statement "Access to the site . will be provided by an .internal road system having an • 3 intersection with 148th :Ave`.SE. The Stonegate project will provide a stub road to provide access for. undeveloped • parcels to the south:". . . . Is this •during construction of the site., or after Stonegate is an established development? If •it is after Stonegate is established, why won't NE 20th 4 St. be used, as it has a 30 foot ROW, and a 30 foot easement ('which is more than any of the other proposed accesses)? If sidewalks are to be put in• (or other road improvements) on 148th Ave SE, will the road be transitioned back to 5 within the ROW? If not, what is the possibility of property owners on the west side of the road losing more of their property, rather than the county using 'the existing easement towards the east? What exactly does "Proved an efficient circulation system 6 which supports the character of a family oriented residential neighborhood." mean? (ref page vii) • Regarding "the most valuable habitats on the site be • 7 preserved and enhanced through mitigation measures.", how • exactly will the habitats be enhanced by the new development, and what habitats •are considered to be the "most valuable"? • • Stonegate Final EIS 198 •i • • • In the DEIS, it is stated that the developer will contribute • 8. to the Mitigation Payment System:. Will the people that reside in the existing community have to pay (be it in. the • form of more and/or higher taxes etc. )? • • on page x. ,"Potential removal of most of the forest • c. vegetation community .wilI result' in•.dispersal and death of wildlife associated with that•habitat". . . page xi "The 9; proximity to potential human activity and domestic animals would substantially reduce wildlife occurence". .how does !, 1 _his preserve or contribute to the rural character of the community that the developer appears to be •concerned about in the Request for Variance dated March 12, • 1993? - • 10 .Does, Street. A. .of. .Stone�gate.dust• end! after:.passing• •byStreet• . F? Is it slated to hook up to •any existing streets in the future? What will replace the extensive groundcover which enhances • soil;stability .and hence ..minimizes .erosion. and sedimentation ;� 1 1' impacts•'on •May rCr.eek;• hi•ch •is ment'oned•' on-'page 28? • • At the May 4th meeting at Carco Theater it was mentioned that at some time in. the future a "hook-up" will be • constructed between the existing Summer Wind development •'and 12 Stonegate.. If this is so, why can't the "hook-up". be constructed at the time Stonegate is being developed, and be , used for the emergency vehicle access, rather than .the • access being ,on 104th? We look forward to your •response. • . Garrett and Kendra Hyatt 10415 148th Avenue SE Renton, WA 98059 (206) 277-3534 . • • • Stonegate Final EIS • 199 Latter- May 25, 1993 Garrett and Kendra Hyatt Comment 1: Firstly, that of the stub road/emergency access road which is being proposed for 104th Street, to provide access to Stonegate. Is 104th Street which is mentioned in the proposal the"already established road"?,or is it the undeveloped easement (half of which has been abandoned)? Response 1: No emergency access road has been proposed in the vicinity of 104th Street SE and SE 147th Avenue.The emergency access road to which you refer is located between Lots 29 and 28 in the general vicinity of NE 20th Street. The emergency access road will be closed to daily vehicle traffic with bollards blocking access. Pedestrian movement along this access will be possible. Comment 2: Also, when will this be constructed? How will it remain an emergency access road only? How will vehicles of private residents be kept off this road? Response 2: See Response#1 above. Comment 3: On page xii, regarding the statement 'Access to the site will be provided by an internal road system having an intersection with 148th Avenue SE. The Stonegate project will provide a stub road to provide access for undeveloped parcels to the south"...Is this during construction of the site, or after Stonegate is an established development? Response 3: The stub road to which you refer will remain after construction and will be built with the development of the plat. Comment 4: If it is after Stonegate is established,why won't NE 20th Street be used,as it has a 30 foot ROW, and a 30 foot easement (which is more than any other proposed accesses)? Response 4: Please see Response 11 to Ms. Kendra Hyatt's testimony,page 128. Comment 5: If sidewalks are to be put in (or other road improvements) on 148th Avenue SE, will the road be transitioned back to within the ROW? If not, what is the possibility of property owners on the west side of the road losing more of their property, rather than the County using the existing easement towards the east? Response 5: Frontage improvement for 148th Avenue SE would be limited to the project's frontage and within the existing right-of-way. Comment 6: What exactly does 'Proved an efficient circulation system which supports the character of a family oriented residential neighborhood'mean? (ref page vii) Response 6: The word 'Provide' should be substituted for 'Proved". Traffic patterns within this development will not encourage traffic other than that which will serve the residential community. Comment 7: Regarding 'the most valuable habitats on the site be preserved and enhanced through mitigation measures', how will the habitats be enhanced by the new development,and what habitats are considered to be the'most valuable'? Response 7: May Creek and its associated 100 year foodplain, is considered the'most valuable' habitat. See page 34 of the DEIS.for the mitigating measures incorporated with the development that will enhance this wetland. Stonegate Final EIS 200 Comment 8: In the DEIS., it Is stated that the developer will contribute to the Mitigation Payment System.Will the people that reside in the existing community have to pay (be it in the form of more and/or higher taxes etc.)? Response 8: No existing homeowner will be required to contribute to the mitigation payment system,as a result of this development. Comment 9: On page x.Potential removal of most of the forest vegetation community will result in dispersal and death of wildlife associated with that habitat" ...page xi 'The proximity to potential human activity and domestic animals would substantially reduce wildlife occurrence"...how does this Fireserve or contribute to the rural character of the community that the developer, appears to be concerned about in the Request for 1 Variance dated March 12, 199 ? I I ; Response 9: The potential removal of the coniferous forest and a development of 1/2 acre lots will result in a change in the land use that is consistent with the May Valley co-op and surrounding areas. Comment 10: Does Street A of Stonegate just end after passing by Street F? Is it slated to hook up to any existing streets in the future? Response 10: Street A may be extended out for future growth and related traffic circulation.. Comment 11: What will replace the extensive groundcover which enhances soil stability and hence minimizes erosion and sedim ntation impacts on May Creek, which is mentioned on page 28? Response 11: Front, side, and rear yard Ian soaping and lawns will replace the ground cover to which you refer and maintain the soil stability in this area. Comment 12: At the May 4th meeting at Carlco Theater, it was mentioned that at some time in the future a "hook-up" will be constructed between the existing Summerwind development and Stonegate. If this is so, why can't the 'hook-up"be constructed at the time Stonegate is being developed, and be used for the emergency vehicle access, rather than the access being on 104th? Response 12: A emergency access connection is proposed between eastern edge of Summerwind and Stonegate at the current terminous of SE 104th Street. The emergency access will constructed when the plat is developed. It will allow only emergency vehicle and pedestrian passage between these two developments. Daily vehicle traffic will be ! blocked by bollards. ' I I I -I Stonegate Final EIS 201 • 14704 S. E. 10dtli St. - Renton, Wa. 98059 May 7, 1993 • ' -Mr. Kamuron GuroI . •• „Department of Development and Environmental Services i,.,, • ..King'County ..:..f. • ..• ,:-. ;p. Environmental Division w ' '�' ao 3600-136th Place Southeast a m. '•.:,•: Bellevue; '-Washin'gtorf 98006-1400 `�' n' _Ref: DEIS for Subdivision of Stonegate (File No. S90P0068) c 'm.' .. o, . '._... Dear •Sir: • o 'o '' Thank.you for the opportunity to review the DEIS for Stonegate. 'After:r.reviewing the draft, I have a few " .''`-- "- on `r questions reglyding:tiotli:the. 'my.'p operty`• •which' immediately• joins ' the 'development. ' and about the impact on the surface water and traffic for the valley as a whole. These questions follow: 1. How does the proposed development plan to seal the • . two well shafts between which the . .proposed• entrance and ' exit,road. will ,lie? 'These, two shafts are located .near the 'existing • house site on, the plat. 'One lies just to the southeast of the House and . -supplied water to the dwelling as recently as the summer of 1992. •The second is an abandoned shaft that lies about 200 ft. due east of the in-service shaft. It is currently sealed only by some cement- • slabs and timbers. these shafts by definition are direct circuits to the ground water supply for the area and many houses (including my own) are still dependent on wells for their water supply. The proposed road right-of-way will lie either on or between these two well shafts. Having these shafts lie amost, •if not on 'the right of way of a major road sustaining from 500 to 1000 car trips daily poses considerable probability that oils, antifreeze, heavy metals, hydraulic fluids and etc. .will find their way into the ground water. • 2 2. Why does the Deis not address what would be a constructive alternative to tightiining the existing runoff water through the Stonegate property? The DEIS refers to the existing drainage channel for the basin which includes Stonegate as an "erosion ditch". Indeed, the results of improperly planned and constructed developments may have turned it to such. However, At the time of the Stonegate proposal, these conditions existed and the resulting water problems became Stonegate's problems. It is • Stonegate Final EIS 202 1 .• I improper, according. to..King County's 1990 Surface Water Design • Manual to cover'•or.otherwise alter the natural drainage conveyeance of a basin. The "erosion ditch" its what is left of the natural conveyance. In fact the DEIS states that much of the water entering 4 this conveyance infiltrates into. the soil before reaching May Creek. • • It would seem more proper for either .Stonegate, or a partnership . between Stonegate, and the county to deal with the problem in a proper 'manner and construct grassy swales etc. 'as• required to • adequately filter this runoff water. It is' not'proper to allow a • .nonresident developer to simply pass• the problem on through his plat by means .of a pipe to. 'the,(downstream region. j. 3. How does the study address the issue of keeping 3 children, , pets, and household pollutants and debris from lots' 1,2, and 3 out of the Tay crecic wetland and how does the sudy address the potential for future flooding of lots 1 and 2? The lots T and•.2 are.perilously close to the major wetland . . . on May.creek and lie' only approximately 10 .ft'above the 1980 FEMA - floodplain. I have personally witnessed lots 1 And 2 immersed in a continuos sheet of water during past major flood events due to i , overflow. of the intermittent stream draining Stonegate. The May Creec floodplain-ist..continually;rising• due to.•development upstream. • ..• It appears that lots 1, 2,. and 3 articu ) '. becokne ' another Sunset Farms scenario which flooded hous sa during • • recent major storms. I am sure that the consultant's report for that . development expected no such impact either. • ' ' 4. What provisions are planned for providing drainage 4 for the properties between SI E. 102nd and " the proposed Stonegate access rOad? If the wetland B is filled and the ,- i Summerwind outflows tightlined will the natural drainage' be. 1 bypassed? The filling of wetland B will force the natural drainage off of the Stonegate property onto that of W. E. Horne to the southeast of . Stonegate and the access road can potentially block drainage which currently flows through a culvert under the existing driveway. 5. Why has a • site specific study of the time-phase relationships between the peak runoff occurrence in the 5 Stonegate stream and the peak runoff occurrence in May creek (which lags by several hours as discussed by my exhibits in the Whitegate appeal hearings and which arc alluded to in this DEIS) not been performed?: It would appear that in. the absence of such a study, the only safe alternative for this plat would be 'alternative '1 which. confines the longterm outflow from ,,the detention facility to less than that which would be sustained at an equivalent long time in the plat's current state. • • Stone ate Final EIS 9 203 1 • • • • • • • • .6. .Why.;,cloes the study not consider alternatives for • 6 access to .the:.plat :such S. E.100th St.,' S. E. 104th St., or' through the Summerwind development. All these accesses • would appear. to .be preferable in that they are farther removed from • the. narrow bridge over .May .creek and •the intersection -of .148th •and• • S. E. May.Valley Rd. where several accidents occur annually already. .It would••appear that one "access 'road onto •148th in an area adjacent to a narrow two lane. bridge.on one side and with poor visibility on. • ,•the other is.poorly advised; .•A•.development of this size should offer • ;:alternative means of access. 7. Why does the study not include • impacts of 7 potential traffic •loads- from future development of tracts to the south . of. Stonegate for which "stub connections" are • 'being provided? • • . 8. •Will provisions be made for existing properties to . 8 .connect' on:, to• the Stonegate access road or roads • as the case • • Mar be?: • - 9. General Comment on Traffic impact study---Overall, . 9 the impression left by the traffic •study is that every effort is being made to justify the plat's first,design and no real concern is being . • demonstrated 'for the people who already live 'in the vicinity or for those who will eventually live in the Stonegate community. 10. What mitigations will be made in terms of fences 10 • to reduce loss of privacy impacts, noise, and trespassing? What mitigations will be made for pasture fences that have been shared in common between neighbors and the • stonegate properties? 11. Recommendation 11 Finally it is my view that at the very least, alternative 1 should be the plat of choice for Stonegate. My recommendation would be that lots 1,2, and 3 also be eliminated in the interest of preserving the sensitives wetland area and floodplain which could very easily • increase to engulf these lots (only —loft of elevation margin). This is particularly true for lot 1. It would seem to be an environmentally and community conscious decision if either Stonegate would donate to the county or to the Northwest Preservation Trust or that the county would purchase lots 1,2, and3 and make the Northern 14 acre • tract of Stonegate a Community Park and 'openspace. There is cur'rentIy no playfields for kids either from summerwind or from the surrounding community. • • Stonegate Final EIS 204 • • • II • .I Thank you for your,consideration:j . As a further consideration, I would Iike to request that the period •of comments , be ;extended fifteen additional days to allow a neighborhood meeting to followup , p on . the public hearing. held last tucsiday to discuss concerns of local landowners who were unable !to attend that meeting. . . • w' ••• • ,W: E. Horne, P. E. I I I I • • • • I • , I • • I • • ail • • I• • I� • • • • I I • I ' I • . I I � ' • IY' • • • Stonegate Final EIS 205 • I I Letter- May 7, 1993 W.E. Home, P.E. Comment 1: How does the proposed development plan to seal the two well shafts between which the proposed entrance and exit road will lie? Response 1: Abandonment of wells is regulated by the State of Washington Department of Ecology(DOE). The wells will be sealed per DOE regulations. Comment 2: Why does the DEIS. not address what would be a constructive alternative to tightlining the existing runoff water through the Stonegate property? Response 2: The current King County policies allow for the collection of offsite runoff and bypassing the water around the site. Tightlining via pipe is an acceptable alternative. Placement of rip rap at the pipe outfall to prevent erosion from the tightlined runoff was considered part of the proposal to tightline the water. To address the concerns regarding the water quality, potential mitigation has been added which would provide a grass lined swale prior to release of the tightlined runoff into May Creek. Comment 3: How does the study address the issue of keeping children, pets, and household pollutants and debris from Lots 1, 2 and 3 out of the May Creek wetland and how does the study address the potential for flooding of Lots 1 and 2? Response 3: The proposed stream and wetland mitigation activities are addressed in Appendix E of the DEIS. Dense plantings of trees and shrubs are proposed within the stream and wetland buffers to provide, in part, a physical barrier to help protect these natural areas. In addition, the Sensitive Areas Ordinance requires permanent signs to mark the sensitive area tracts. As noted on page 19 and 20 of the DEIS, drainage studies show all proposed lots are outside the floodplain. Comment 4: What provisions are planned for providing drainage for the properties between SE 102nd and the proposed Stonegate access road? Response 4: Drainage for existing properties north of SE 102nd, outside of Stonegate,will not be impacted by the plat. Comment 5: Why has a site specific study of the time-phase relationships between the peak runoff occurrence in the Stonegate stream and the peak runoff occurrence in May Creek (which lags by several hours as discussed by my exhibits in the White Gate appeal hearings and which are alluded to in the DEIS) not been performed? Response 5: The proposed drainage systems for the Stonegate project do not measurably affect peak runoff occurrences in the unnamed Class 3 stream situated within the site. Therefore,a study of time-phase relationships is not warranted for the two streams.A study of the time-phase relationships between the proposed Alternative #1 detention system and May Creek might be warranted, however, during the 100 year storm the flow in May Creek is roughly 510 cfs.and the peak flow from the detention pond would be 1.45 cfs. It was decided that with a phase shift of several hours,the difference between existing conditions and developed conditions would show a difference of less than 0.5 cfs. or 0.1%which would have a negligible effect on the flood elevations. For this reason no study was performed. Comment 6: Why does the study not consider alternatives for access to the plat such as SE 100th St,SE 104th St,or through Summerwind development? Stonegate Final EIS 206 Response 6: Additional connections where:discussed on pages 12-14 In Appendix F of the DEIS. See also Response 11 to the Hearing Testimony of Kendra Hyatt, on page 128. Comment 7: Why does the study not include impacts of potential traffic loads from future development of tracts to the south of Stonegate for which "stub Connections" are being provided? Response 7: Other development potential is addressed on page 14, Appendix F ki the DEIS. Any future development will require Zing County Environmental review and possibly 1 traffic studies to assess the impacts. Comment 8: Will provisions be made for existing properties to connect on to the Stonegate access road or roads as the case may be? Response 8: No provisions within the construction or dedication of the Stonegate plat access street would preclude adjoining properties from connecting. Roads A through F are proposed as public roads. Comment 9: General Comment on Traffic Impact Study—Overall,the impression left by the traffic study is that every effort is being made to justify the plat's first design and no real concern is being demonstrated for the people who already live in the vicinity or for those who will eventually live in the Stonegate community. Response 9: The traffic study was prepared in accordance with IGng County criteria. Some of the specific considerations that influenced the road design are the limited area of access due to the May Creek Floodplain (and wetland) on the north, the lack of right of way on the south,and sight distance concerns on the east. Comment 10: What mitigations will be made in terms of fences to reduce the loss of privacy impacts, noise, and trespassing? What mitigations will be made for pasture fences that have been shared in common between neighbors and the Stonegate properties? Response 10: Any fences damaged by the construction of the plat would be repaired. The proposed project has not plan for fencing adjacent properties. The Conceptual Mitigation Plan (See Figure 11) includes in the Tracts B (that is adjacent to your property) plantings that would be buffer or recreated forested _ clusters. This mitigation plan should retain your privacy along the west property boundary. You identified the same concerns in your hearing testimony. See also the Responses to your hearing testimony. Comment 11: My recommendation would be;that Lots 1, 2 and 3 also be eliminated in the interest of preserving the sensitive wetland area and floodplain dplain which could very easily increase to engulf these lots (only 10 ft of elevation margin). This particularly true of Lot 1. It would seem to be an environmentally and community conscious decision if either Stonegate would donate to the community or to the Northwest Preservation Trust or that the County would purchase Lots 1, 2 and 3 and make the Northern 14 acre tract of Stonegate a Community Park and open space. There is currently no play fields for kids either from Summerwind or from the surrounding community. Response 11: Your concerns regarding preserving the sensitive wetland area and floodplain have be noted for the public record. The applicant is required by the zoning code for the SR-15,000 zone to provide open space or contribute a fee in-lieu-of the land dedication. The fee collected will be used for parks in this area. Stonegate Final EIS 207 • • Jean Rollins 9605 143rd,Ave~ SE • • . Renton, WA 98059 • al ra w RE: DEIS-Stonegate :0 -yam. •• p -c rn May 11, 1993 �`` h . 4--• -6 . fn. . . tN O Dear Mr. Atkins, N . o co • The DEIS for the proposed Stonegate .Development does not address the very real issue of inadequate surface water controls.,' stemming' primarily.from. Summerwind.•_ The present• surface water prob?ems;;'are: allowed to 'continue, simply ••crossing the Stonegate propertyy:and• • still significantly adversely impacting May Creek. "~5'' • :::- The Summerwind development is dumping water on•Stonegate`How'will 1 ' rerouting off-site flows not.further degrade the•water quality of • May: Creek?: ,,.. • 2 • How will tightlining Summerwind's water run-off decrease• erosion ' and siltation, and allow biofiltration of the surface water prior . to being 'piped directly into May Creek? • The DEIS states the "off-site plats -are controlled by their 3 detention systems flow controls". I maintain the off-site water using the old King County drainage manual is not adequately controlled. • • 'Apparently King County Surface Water Management, agrees with the inadequacies of the off-site detention systems of Summerwind. King 4 County Surface Water Management has proposed the May Creek Basin as a Critical Drainage Basin. They are questioning the effectiveness of the King County Surface Water Manual of 1990 which already has higher standards ' than the guidelines used to. implement the Summerwind detention systems. In discussions with KC Surface Water Management at Basin Plan Community meetings, they have expressed • their concerns about how to correct the specific surface water problems exacerbated by the Summerwind development. They acknowledge correcting this specific run-off problem will be a • • major challenge of the May Creek Basin Plan. This specific area of the .May .Creek Basin would be the most challenging surface water issue to be addressed in the Basin Plan, even without the added impact of Summerwinds insufficient water controls. The area is a transitional area between the flood plain . of May Valley and the May Creek Gorge, and a no-win situation. If you focud on reducing the flooding in this specific area, you will 5 increase the severe erosion .experienced down stream. Conversely, if you have slower water release rates to reduce erosion, the flooding in the valley will be increased. ._ , • • Stonegate Final EIS 208 1, ; • _ -, I i• ' i , ' • • . ; . Given the extreme challenges yet. to be met for this transitional . ,. . area, mitigation . should be offered to address .these inadequate- surface water controls , be they off-site or on-site. 11. . . • r • Surely StOnegate and King Couty has the resources to seek • 1 ; cooperation for Summerwind to stop the degradation to May Creek. . , II, . • , . . . Sincerely • . ' • .. It r-o-w... . . J n Rollins • . .1 1 . . • • .. . , • • • . , , . . , • , . . . 1 • . . , , ' -• . • . ,, • . , . : • • •. . . . . . . • • . . . ,. • . . • . - .,., . . . . • ' :__ ' • • . .. .. t • • . .. +' • . • ; • ! ., 1 • • . . , 1 1 1 . 1 1 • . , 1 . . ! I ; ! ; .. •; . . • ,-- . ; ; . . • 1 !--- ' , . . 1 . . ! ,. • ! . 1, . . ; • . 1 • . : . • , ! ' • • ' --‘ ! • , ! . . ' Stonegate Final EIS , 209 1 1 . , , . , . Utter- May 11, 1993 Jean Rollins Comment 1: The Summerwind development is dumping water on Stonegate. How will re-routing off-site flows not further degrade the water quality of May Creek? Response 1: Rerouting the runoff from the Summerwind project through pipe to May Creek will not improve it's quality. However, it is quite likely that the discharge from Summerwind did not improve it's quality much by y flowing across the Stonegate property for the following reason. There has been much public testimony regarding the inadequacy of the Summerwind detention system and that storm water control was only minimal. This would indicate that fairly high flow rates would be deposited on the Stonegate property on its way to May Creek. With the steep slopes found near the outlet of the Summerwind detention system and the lack of functioning disposal system it would appear that a drainage channel has formed. While certain grasses may grow within the channel, the velocity of flow within the channel would be such that only very marginal contact with biofiftration media would occur. iGng County biofiftration requirements currently restrict flow velocities to 1.5 feet per second in a wide, flat channel with heavy vegetation consisting of special biofittering plant mixtures. None of these criteria are met in the existing channel and therefore the biofiftration value of the current route across Stonegate is questionable. To address the concerns expressed you and others, a potential mitigation has been added that would provide a grass lined swale prior to release of the tightlined Summerwind runoff into May Creek. (See Matrix and page 24). Comment 2: How will tightlining Summerwind's water run-off decrease erosion and siltation, and allow biofiftration of the surface water prior to being piped directly into May Creek? Response 2: Tightlining Summerwind's water runoff eliminates the ditch that currently conveys flows to May Creek. The steep slopes in the ditch and high flows which are discharged from Summerwind cause channel erosion and sedimentation downstream. The outfall point of the tightline will be reinforced with rip rap to as an energy dissipator. Very minimal biofiltration is provided in the existing channel because of high velocities of the runoff. To address this concern, a potential mitigation measure has been added that would provide a grass lined swale prior to release of the tightlined runoff into May Creek. Comment 3: The DEIS. states the doff-site plats are controlled by their detention systems flow control?. I maintain the off-site water using the old King County drainage manual is not adequately controlled. Response 3: As you are aware, the storm drainage system was built to then current standards. Your concerns regarding the adequacy of storm water control is noted for the public record. Thank you for your comment. Comment 4: Apparently King County Surface Water Management agrees with the inadequacies of the off-site detention systems of Summerwind. King County Surface Water Management has proposed the May Creek Basin as a Critical Drainage Basin. They are questioning the effectiveness of the King County Surface Water Manual of 1990 which already has higher standards than the guidelines used to implement the Summerwind detention systems. In discussions with King County Surface Water Management at Basin Plan Community meetings, they have expressed their concerns about how to correct the specific surface water problems exacerbated by the Summerwind development. They acknowledge correcting this specific run-off problem will be a major challenge of the May Creek Basin Plan. Stonegate Final EIS 210 • Response 4: May Creek has been officially;designated a Critical Drainage Basin. Your concern regarding the correction of the drainage problems from the Plat of Summerwind have been noted for the public record. Comment 5: If you focus on reducing the; flooding in this specific area, you will increase the severe erosion experienced down stream. Conversely, if you have a slower water release rates to reduce erosion,the flooding in the valley will be increased. Response 5: Your concern regarding downstream flooding or erosion have been noted for the public record. � I i I ; ; I ' � ! I i 1 Stonegate Final EIS 211 I. • • • • 10415- 147th•Avenue SE • Renton,WA 98059 • Kamuron Gurol • • King County.Environmental . Division ., Department of Development and Environmental Services - 3600 - 136th Place SE Bellevue:WA:98006-1400, . Dear Mr. Gurol: ' Thank you for providing us with the opportunity to comment on the draft environmental impact statement for Stonegate. Our comments follow. Determination of Significance, dated 8 October 1991 (copy attached), cites 1 seismic•hazards on site. There are no references to seismic hazards in the Stonegate EIS, nor in any material contained in the appendices. This section should be added. • • There appears to be a double standard applied to surface water on site. Water collected in the retention-pond must exit through a series Of biofiltration swales. • Water•from the Summerwind detention pond is proposed to be dumped directly in the Class 3 stream without biofiltration. Even though outflow from the • ' Summerwind detention pond does not flow as intended, i.e., drainage ditch instead of sheet flow, the current Stonegate property was intended to be a 2 biofilter for it. Since development of the Stonegate site removes this biofiltration, it should be replaced with adequate biofiltration at the outlet of the proposed pipe. I am in agreement with Mr. W. G. Home, P.E., with regard to the - erosive potential of concentrated streams of water and feel that biofiltration will also slow down the water streams and reduce their erosive effect.. Sediments which collect in the detention pond will accumulate over time, and concentrate pollutants. Since potential pollutants, such as heavy metals are not 3 broken down by biological processes,the detention pond may become a hazardous waste site. Who is responsible for testing and removal of sediments ' from this pond? Who pays for this? • I believe that the 22 acres coniferous forest will be totally lost. In part due to 4 road and lot construction, and in part due to subsequent action to remove "hazardous"trees. All trees remaining after lot and road construction will by • i Stonegate Final EIS 212 I I i t .1<amuron Gurol - • ; i i. ,, default be hazards because their height and lack of vegetation at lower levels • 4 make them susceptible to high winds. I fully expect Stonegate to look like.. Summerwind. • ' • The retention of 5 tracts to mitigate the impact to the property is meaningless. If 5 'these parcels had been buildable, I am convinced that houses would be placed on them. I think real mitigation of impacts would•force a.developer.to.retain. . : :, natural vegetation on buildable lots. - 1 .. • I feel that the proposed preservation of an additional.6 acres of forest by ; • . widening the 50'stream buffer to 80' is an inadequate mitigation for the total loss' of the coniferous forest: Only a handful of additional trees will be included in the • additional 30'. I ask that to mitigate the loss of the coniferous forest that the ; 6 stream buffer be increased to 200'.-- 100 feet on either side of the stream. I feel - 1 the larger buffer has may benefits: . ' • j , • i o A more meaningful number of: coniferous trees will be preserved. i The additional trees will help protect each other from high winds. • o ' Proportionally less impact to coniferous dependent wildlife. • • • •• A more effective visual barrier between Stonegate and the May ' Valley Co-op Community. • • 7 Surveys of the unnamed'stream did not cross private property south and east of Stonegate,,why? I know we would have let them cross ours. References to the unnamed stream are inot consistent. It is referred to as: 8 • . o Unclassified o Type 3 Stream o Type 5 Stream ' The upstream basin of the unnamed stream was not considered with regard to 9 increasing surface water flows from future development/clearing. Some clearing has already begun. i \ A flower/herb was not included in the list of plants—trilliums are common in the 00, 10 coniferous forest. • • • • Stonegate Final EIS 213 . I 1 • • 'Thank you for allowing us to make these comments. Please do not hesitate to call if you have any questions regarding the statements made. • • r • • • 1 i • I • • • I • • • Stonegate Final EIS 214 1 II II Letter undated and unsigned Presumed to be from Mr. Mike Donnelly 10415-147th Avenue S.E. Renton,WA 98059 , i Comment 1: Determination of Significance, dated 8 October 1991 (copy attached), cites seismic hazards on site. There are no'references to seismic hazards in the Stonegate EIS, nor in any material contained in the appendices. This section should be added. Response 1: The reference to Seismic hazard area on-site is under the Proposal Description, not the proposed contents of the EIS. According to the King County Sensitive Area Folio does not include the Stonegate site or any of its immediate surroundings as a seismic hazard area. However,it seems that seismic may have been substituted for erosion hazard,which 1 is identified for the site on the Sensitive Area Folio. Erosion hazards are discussed in the earth section,water section and plants and animals sections and Appendix B, D, j i J, and L of the DEIS. 1 Comment 2: Even though outflow form the Summerwind detention pond does not flow as intended, i.e., drainage ditch instead of sheet flow, the current Stonegate property was intended to be a biofilter for it. Since development of the Stonegate site removes this blofiftration, it should be replaced with adequate biofiltration at the outlet of the proposed pipe. Response 2: The Summerwind project was not required to have biofiltration included as part of its __ drainage system. That project was constructed before biofiftration began being used as a water quality enhancement facility. In addition, it does not seem logical to encumber an adjacent property to serve as a part of a drainage system without an easement, drainage release or some other form of agreement to assure continued availability of the land. No 1 such documentation has been presented which substantiates this arrangement. For these reasons, it is unlikely that the current Stonegate property was intended to be a biofilter for Summerwind drainage. However, to address the concerns expressed about the water quality of the , i Summerwind runoff, a potential mitigation measure has been added to provide a grass lined swale prior to release of the tightlined runoff into May Creek. This measure is supported based on comments received by the Surface Water Management and Engineering Review Units of King County. Comment 3: Since potential pollutants, such as heavy metals are not broken down by biological processes, the detention pond may become a hazardous waste site. Who is , ; responsible for testing and removal of sediments from this pond?Who pays for this? Response 3: IGng County Department of Public Works takes over maintenance and operation of ' the pond upon recording of the plat. Maintenance of the pond includes periodic sediment removal and disposal. The pond maintenance is paid for through the Surface Water Management fees assessed against all County residences. Comment 4: All trees remaining after lot and',road construction will by default be hazards because their height and lack of vegetation at lower levels make them susceptible to high ' ' winds. I fully expect Stonegateto look like Summerwind. Response 4: Your comment and concern regarding the trees being susceptible to high winds and , i the potential of removing all of the vegetation has been noted for the public record. The development of the plat will remove trees only in the areas of road and utility right-of-ways. Additional vegetation will be removed for the placement of homes and _` septic system. As potential mitigation measures,the homeowners association would be given local review authority;through the CC&R's for tree removal as a means to encourage tree retention, and'a conceptual tree retention plan would be required. Stonegate Final EIS 215 1 The conceptual tree retention plan is to provide direction on the intent to preserve designated tree retention areas similar to the concept as shown for the increase Class 3 Stream Buffer(Figure 3b). Comment 5: The retention of 5 tracts to mitigate the impact to the property is meaningless. If these parcels had been buildable, I am convinced that houses would be placed on them. I think real mitigation of impacts would force developer to retain natural vegetation on buildable lots. Response 5: Tracts B, C and D are part of the open space required for the SC-P zone and the Newcastle Plan P-suffix requirements. The planting and enhancement of these tracts and Tracts A and E will also receive enhancement plantings.Your concern regarding the adequacy of mitigation has been noted for the public record. Comment 6: I feel that the proposed preservation of an additional .6 acres of forest by widening the 50' stream buffer to 80' is not an adequate mitigation for the total loss of coniferous forest. . . I ask that to mitigate the loss of the coniferous forest that the stream buffer be increased to 200' - 100' on either side of the stream. I feel the larger buffer has may(sic) benefits: * A more meaningful number of coniferous trees will be preserved. The additional trees will help protect each other from high winds. * Proportionally less impact to coniferous dependent wildlife. * A more effective visual barrier between Stonegate and the May Valley Co-op Community. Response 6: The buffer required for the Class 3 stream per the Sensitive Areas Ordinance is 25' on either side of the stream. This has been provided by the proposal. Alternative 1 evaluates the benefit of widening the buffer to 40' on either side of the Class 3 stream. Your concern regarding the adequacy of this buffer has been noted for the public record. Comment 7: Surveys of the unnamed stream did not cross private property south and east of Stonegate,why? Response 7: Staff performing the stream survey did not have permission to enter other private property and it was determined a more detailed survey to the south was not needed. Comment 8: References to the unnamed stream are not consistent. It is referred to as: Unclassified,Type 3 Stream,Type 5 Stream. Response 8: Thank you for your comment. The notations to the Class 3 stream have been corrected in the FEIS. Comment 9: The upstream basin of the unnamed stream was not considered with regard to increasing surface water flows from future development/clearing, Some clearing has already begun. Response 9: If there is another development upstream of the Stonegate project,it should have as part of it's development plans storm water quality and quantity control systems. That stormwater system will empty into the unnamed Class 3 stream and flow toward May Creek. The Stonegate parcel cannot be held responsible for projects which are upstream. Comment 10: A flower/herb was not included in the list of plants - - trilliums are common in the coniferous forest. Response 10: Thank you for your comment. See Response#6 to the comments from Jean Rollins. Stonegate Final EIS 216 . ! ' RECEIVED - ., 10415- 147th Avenu •SE • Renton, WA ,98059 'J31;:'lY 12 Ali 10:'•33 • ' May 10, 1993 ��' • • El,V1„Oi4El.1T/L DIVISIOiN ' • Kamuron Guro1 • ' King County Environmental • • • •- -• • ; , . Division "• ' -;�.:• :,ri ;: : ..• •::,�. • _F: Department of Development: l - • ' .� and Environmental Services:. •1 • • • • • • , .' 3600. 136th Place SE I •,.....;. •i ' Bellevue, WA1:98006='1400' '`•` • , °: T I, ' •':- � • ,, :. --. - •.. • • -•My.; :~:. •.•'�'•:�•• .:i• .•..w, L•:r�.. . • ••l'L:u.y ... -ram..1N4u fTif�i'i•• OYii% ;Iitt- �i---:� 4,••, 7....C.T.*.•':�.K v :.•. L'.J.Y..�� , ,.w r•'u • ' Dear Mr•.Guro1: :.,••.• ,r :;;;, u,' •7 �� - • .�•.• •w,•••,�a:v.,1-•;,,, �.-.;,;-:Y-� r ; .I •,0,.,. •� •-tit.. •i•iP:atr• ,f.! •✓ u �..`1 • ,,,•• . �• • RE: Comments on Draft Environmental lmDact Statement CO?the Proposed Plat of Stonegate (File Number S90P0068). .•..'•• -. y I • I • We are-opposed to the'Ston'egate'developrnent." We feel it will adversely affect: • • ou'rquality of life arid ou(property values. We do'not see the need for additional' ' development at this time:' • • ' We also recognize that there are very substantial sums of money to be made by. • the developer through completion of this p ioject and by various municipal - agencies through taxation of the people who will move into it. And, that when such large sums of money are at stake little regard is given to their.concerns. To •• _ :,• . quote a Renton City Planner, "Development is inevitable. If you don't like it, I move somewhere else". • It is with great sadness that we concede ihlat we cannot prevent this • development,from occurring. It is our hope that by our comments, some • • changes will be made to improve the end result. Our comments are attached. • 1 . 1 / , ' : iy._./.. -.. ,f UeLta.,. R D • 4--"e4 . r;, ., ;Michael F. Do elly Claudia R. Donnelly ;- 1 Attachment M,, ..:: Stonegate Final EIS 217 ATTACHMENT EROSION/SEDIMENTATION One of the holding ponds for the Summerwind development has an outflow onto Stonegate property. As described in the EIS, this outflow has resulted in an open ditch system of drainage. It was noted that this outflow 1 Was meant to be sheet flow. Would be piped directly to and dumped straight into the unnamed stream. Because sheet flow was intended for this outflow, it would seem the Stonegate property was intended to act as a biofilter for it. Why, then, does the proposed pipe to the unnamed stream have no biofiltration at its exit? Mr. W. E. Horne, P.E., states that concentrated flows are erosive in nature. Biofiltration would also act to dissipate the energy of the outflow and greatly reduce its erosive effects on the unnamed stream. Again, why no biofiltration? As an alternative, perhaps all of the Summerwind runoff could be diverted to the Stonegate detention pond. Above the Stonegate project on the unnamed stream is an (8 acre?) parcel which was recently logged off and now its exposed. The .07 acre wetland 2 • currently filters sediments from this property. After the .07 acre wetland is filled in, what measures will be taken to control sedimentation from further activities upstream of Stonegate on the unnamed stream.? Over time, pollutants will concentrate in the muck in the storm water detention pond. Who tests for hazardous accumulations of pollutants in the • .detention pond? 3 Who is responsible for dredging and removal of the muck? What mechanism/who makes sure this is done? Who pays for all of this? , r Stonegate Final EIS 218 . . 1 I I I I .br . • i. •, •' - IMPACTS TO`IlfABITAT/WILDLIFE ' ' "'''" " ' We have observed a number of species of birds which were listed as possibly i using the site. I - • :=. ' 4 ' -- Red-tailed hawk • -•• ••• -- %: , ,„-• • i 1. • Sharp-shinned•hawk i•. ._.•' .,;r,.•• Band ailed pigeon : '• 1 • . . •'1 • Calliope Hummingbird (not listed) • .. -'•• •'• •' We feel that neither,the proposal nor alternatives 1;1A, or 1B are adequate~-:: ' • . -. . mitigations for•the loss of the coniferous forest._. ;_:.._ .• 1;.:_.�"_ :.'� ` We believe that the 22 acre coniferous forest will be totally lost. In part . due to road construction and lot development, and in part due to • • ' . subsequent actionsto;:remove hazardous trees:•:Ail.trees'remaiiling'aftbr: ` ' I, J. ••,:. . , lot....onstruction•will be, by"default, be Jiazardous because their height'•;: i• • : :' lack:of vegetation at lower levels, lack of nearby trees for protection,'and disturbed root'systems willjmake them susceptible to damage from high winds. Important to note here, also, is that the EIS under-reported the . height of•the trees;by sorW254eet:' Many are 100 feet tail. The • 5 ,I neighboring development of Summerwind offers a good example of how • we expect Stonegate to look after completion. . • The retention of five open space tracts to mitigate the loss of the forest • is meaningless. All of the'open space tracts are wet in some fashion and their preservation is required by community plans such as the King , • County Comprehensive Plan. So, in effect,the developer•is offering . i no mitigation at all. If these tracts had been buildable, we are convinced that houses would be placed on them. We feel that real mitigation • of impacts would force a developer to retain natural vegetation on ' • buildable lots. . Mitigation of the loss of the forest by the addition of fifteen additional • feet on either side of tract A Is also meaningless. The additional • fifteen feet includes mainlyAlder trees and other trees common to the . riparian corridor and very few trees period, let alone a significant number'of coniferous treed • • • We ask that to mitigate the loss of the coniferous forest the stream buffer in tract _ 6 A be increased to 100 feet on either side of the stream. We feel that this '; proposal has the following advantages: .. .:� ,• i I Stonega ee Firial EIS • 219 • . • • • A meaningful number of coniferous trees will be preserved, with r proportionally less impact to wildlife dependent on the forest. • Approximately nine acres of coniferous trees will be preserved instead of none as per the proposal; or.6 acres in Alternative 1.. 6 • • • :•:.... between larger stream buffer will make a more effective visual barrier •:•:.... between Stonegate and the May Valley Co-op community:. • We have observed an herb not listed in the EIS which is common in the • • coniferous forest—•TRILLIUM. It has always been our•understanding • • that.this is a protected plant. •— - ••�=• - •—'j— • • ••' 7. ' . ESL _:J1-L- �i' '•,:• •' '; _.i�� a; .N . '; •IMPACTS TO NEIGHBORHOOD PLANS _._``- • • As noted,the proposed Stonegate development is not in accord.with county ••• •• „planning..r; . . . . • 7 It is also not in accord with proposed planning for the City of Renton,which• • proposes that this area be considered rural-low density. What will be done to bring Stonegate•ir�tocompliance with these plans? -• '• ' . TRAFFIC IMPACTS _ We disagree with the distribution and quantity of trips into and out of the 8 proposed Stonegate development and feel the traffic impacts will be more severe than estimated in the EIS. • The 53 trips at PM peak clearly assumes one car trip per household. • - . 9 ' With so many two income families (and it will take two incomes to afford the houses in Stonegate), the number of trips would be more like 75 to 100. Also,the distribution between incoming (64%) and exiting (36%) • 10 I over estimates the number of second shift workers of whom such upscale developments would probably not contain many. 1 ; • • • Stonegate Final EIS 220 �` 1 • • • I . The one intersection most likely to be affected by the project is the , one we use the most- SR900'at 148th SE. The EIS states that there 11 will be no change in the Level of Service (LOS) at this intersection. Yet, Appendix F does not contain any estimation for traffic flows after • ' the project is completed. How was the non-change in LOS status i determined without data? We find it hard to believe that 496+car trips per day will not affect this intersection. To prevent further accidents at this intersection, something (like a traffic light) needs to be done to 12 SR900. Either:.(a) Improve the sight distance down SR900 east of 4. this intersection. (b) Further reduce the speed limit on SR900 near this intersection. (c) (Least preferred) signalize the intersection. The EIS contains an analysis of traffic resulting from the proposed Stonegate -I development. It recognizes the presence of other developments in the area, � .! Whitegate, for example, but does not address the combined traffic flow from both 13 developments. We assume that the Whitegate EIS is written in a similar ., manner. Assuming Stonegate is completed first;�what mechanism force"s'� • ~ • • ' Whitegate to re-evaluate traffic flows to take Stonegate traffic into account? The " assumption for general traffic increase of four percent per year is not adequate to describe the significant local increase in traffic that Stonegate will create. i • • MISCELLANEOUS , • . The Determination of Significance (Appendix A) cites seismic hazards on site. P There is no section on this subject in the Draft EIS. This section should be 14 added and the draft recirculated so the public can judge whether adequate measures have been taken to mitigatethese hazards. 1 15 The Draft EIS was sent to King County Fire District#25. Stonegate is in King . I County Fire District#10. Why wasn't District 10 sent a copy? . The County should change procedures for preparing an EIS. Presently the • ' • developer is responsible for preparing,this document. Naturally, he selects firms favorable to his cause to help prepare it. The results, therefore, always come J 16 out with development being acceptable. We propose that a developer pay the county for the EIS and that the county . , contract to have the various studies done. This will help to remove pro- development bias from future impact statements. I , • Stonegate Final EIS 221 Letter Dated May 10, 1993 Mr. Michael F. Donnelly and Mrs Claudia R. Donnelly 10415- 147th Avenue S.E. Renton,WA 98059 Comment 1: One of the holding ponds for the Summerwind development has an outflow onto the Stonegate property. As described in the EIS., this outflow has resulted in an open ditch system of drainage. It was noted that this outflow was meant to be sheetflow...Why then does the proposed pipe to the unnamed stream have no biofiltration at its exit? Response 1: Outflows from point sources are often required to be dispersed over a wider area to encourage sheet flow conditions which are intended to reduce erosion. However, this dispersal cannot be considered biofiltration as defined by the IGng County Drainage Manual. At the time the Summerwind project was being reviewed by City of Renton requirements for biofiltration were non-existent. Biofiltration swales have only been required for developments since about 1989. Therefore,the Summerwind project had no requirements for water quality enhancement and currently there are no IGng County or State policies requiring new projects to clean runoff from upstream areas. However,a potential mitigation measure has.been added that a grass lined swale be provided for the tightlined drainage prior to release to May Creek. This potential mitigation is included in the Matrix and the Water section of this FEIS. Comment 2: After the .07 acre wetland is filled, what measures will be taken to control sedimentation from further activities upstream of Stonegate on the unnamed stream? Response 2: Drainage systems for upstream properties will be designed under IGng County regulations which include provisions to minimize sedimentation. Comment 3: Who tests for hazardous accumulations of pollutants in the detention pond? Who is responsible for dredging and removing the muck? What mechanism/who makes sure this is done? Who pays for all this? Response 3: IGng County performs periodic cleaning of detention ponds. This includes removal and disposal of sediment. County maintenance is paid for by the Surface Water Management fee assessed against all County residents. Comment 4: We have observed a number of species of birds which are listed as possibly using the site. Red-tailed hawk, Sharp shinned hawk, Band-tailed pigeon, Calliope Hummingbird. Response 4: The first three species are listed in Appendix C of the DEIS, `Environmental Study of Vegetative Communities, Wildlife, and Fisheries on the Stonegate Property. The Calliope Hummingbird sighting is questionable, however, since their documented range does not extend into IGng County. Appendix E of the DEIS lists characteristic wildlife of the habitats on the Stonegate site, not documented occurrences. Potential mitigation has been added the placement of nesting boxes in the open space tract. Any nests found on-site for those species identified on the Department of Wildlife Priority Habitat and Species list would be preserved with a Native Growth Protection Easement. Comment 5: We feel neither the proposal nor alternatives 1, 1A or 1B are adequate mitigation for the loss of the coniferous forest. We believe that the 22 acre coniferous forest will be totally lost. In part due to road constrictions and lot development,and in part due to subsequent actions to remove hazardous trees. All trees remaining after lot Stonegate Final EIS 222 I � construction will be, by default, be hazardous because their height, lack of vegetation at lower levels, lack of nearby trees for protection, and disturbed root systems will make them susceptible to damage from high winds. Important to note here, also, is that the EIS. under reported the height of the trees by some 25 feet. Many are 100 feet tall. The neighboring development of Summerwind offers a good example of how we expect Stonegate to look after completion. The retention of five open space tracts to mitigate the loss of the forest is meaningless. All the open space tracts are wet in some fashion and their preservation is required by community plans such as the King County Comprehensive Plan. So in effect, the developer is offering no mitigation at all. If these tracts had been buildable, we are convinced that houses would have been placed on them. We feel the real mitigation of impacts would force a developer to retain natural vegetation on buildable lots. Mitigation of the loss of the forest by the addition of fifteen additional feet on either side of tract A is also meaningless. The additional fifteen feet includes mainly Alder trees and other trees common to the riparian corridor and very few trees period, let alone a significant number of coniferous trees. Response 5: These same concerns expressed were in the letter on page 212. As a potential mitigation measure, the homeowners association would be given local review authority through the CC&R's for tree removal as a means to encourage tree retention. Enhancement planting of the open space tracts is identified in both the Matrix and the Plants and Animals section of the FEIS. Potential mitigation measures also require a Conceptual Tree Retention Plan and that street trees be provided on the internal roads. Comment 6: We ask that to mitigate the loss of the coniferous forest,the stream buffer in tract A be increased to 100 feet on either side of the stream. We feel that this proposal has the following advantages: A meaningful number of coniferous trees will be preserved, with proportionally less impact to wildlife dependent on the forest. Approximately nine acres of coniferous trees will be preserved instead of none as the proposal, or .6 acres in Alternative 1. The larger stream buffer will make a more effective visual barrier between Stonegate and the May Valley Co-op community. We have observed an herb not listed in the EIS. which is common in the coniferous forest — TRILLIUM. It has always been our understanding that this is a protected plant. Response 6: The buffers provided in the proposal are in conformance with the Sensitive Area Ordinance. As stated in Response 5, above, the homeowners association is to be given local review authority through the CC&R's for tree removal as a means to encourage tree retention. Enhancement planting of the open space tracts is identified in both the Matrix and.the Plants and Animals section of the FEIS. Your concern regarding the adequacy of mitigation for vegetation loss has been noted for the public record. The Western Trillium (Trillium Ovatum) is a common plant in western Washington and probably does occur onr site, but it is neither a state or federally listed species and is not provided protection under the Endangered Species Act. Comment 7: As noted, the proposed Stonegate development is not in accord with county planning. It is also not in accord with proposed planning for the City of Renton, which proposes that this area be considered rural-low density. What will be done to , bring Stonegate compliance with these plans. Response 7: The proposed Stonegate development is in compliance with the existing adopted plans for ling County. The Stonegate proposed development is in compliance with the King County Comprehensive Plan, and the Newcastle Community Plan. The proposed development is in compliance with the King County zoning regulations and the (1986 Compendium);Renton Comprehensive Plan. The Urban-Rural boundary !identified by the King County Growth Management Planning Council (GMPC) places the G-5-P portion of the site in rural area. The SR- I' Stonegate Final EIS 223 • 15,000 portion of the site is in the designated Urban area. It is the SC-P portion of the site that is included in a Technical Review Area by the GMPC. The recommendation of the GMPC is that the SC-P land within the Technical Review Area be Urban. Although the application is vested as of the date submission, evaluation of the compliance with new policies of the Interim Land Use Element of the Comprehensive Plan has been added to the FEIS Land Use section. Under the City of Renton Single Family Low Density (SFL) zoning, a maximum of 38 units could be constructed on the 38 acres. Comment 8: We disagree with the distribution and quantity of trips into and out of the proposed Stonegate development and feel the traffic impacts will be more severe than estimated in the EIS. Response 8: The quantity of trips is calculated using data contained in the Institute of Transportation Engineers, Trip Generation, 5th edition which is based on 348 studies of the Daily trip generation characteristics of single family homes. The distribution has been found acceptable by King County. Comment 9: The 53 trips at PM peak clearly assumes one car trip per household. With so many two income families (and it will take two incomes to afford the houses in Stonegate), the number of trips would be more like 75 to 100. Response 9: For the PM peak period 301 studies were included in Trip Generation. The distribution has been found acceptable by King County. (See also Response 8 above) Comment 10: Also, the distribution between incoming (64%) and existing (36%) over estimates the number of second shift workers of whom such upscale developments would probably not contain many. Response 10: See Response 8 and 9 above. Comment 11: The EIS states that there will be no change in the Level of Service (LOS) at this intersection.(SR900 -14Bth Avenue S.E.) Yet, Appendix F does not contain any estimation for traffic flows after the project is completed. How was the non-change in LOS status determined without data? We find it hard to believe that 496+ car trips per day will not affect this intersection. Response 11: See Figure 7, Appendix F in DEIS. This figure shows 38 vehicle trips from the Stonegate development passing through the SR 900 and 148th Avenue SE intersection during the PM peak hour. Table 1 of Appendix F in the DEIS shows the level of service of this intersection in October 1992 was LOS C and that without the Stonegate project the LOS in 1994 will be LOS D. With the added traffic (during the PM Peak hour) this same intersection will operate at LOS D. The level of service condition at this intersection is acceptable by IGng County standards. . Comment 12: To prevent further accidents at this intersection, something (like a traffic light) needs to be done to SR900. Either: (a) improve sight distance down SR900 east of this intersection. (b) Further reduce the speed limit on SR900 near this intersection. (c) (Least preferred)signalize the intersection. Response 12: WSDOT has reduced the speed limit on SR900. Per table on page 7,Appendix F of the DEIS, 8 accidents were recorded with IGng County in a 3 year time period which is relatively low. The Transportation Planning section of King County agrees that the intersection has a relatively low accident record.. Comment 13: The EIS contains an analysis of traffic resulting from the proposed Stonegate development. It recognizes the presence of other developments,White Gate . . .but does not address the combined traffic flow from both developments. Stonegate Final EIS 224 . . l ' I it Response 13: A growth factor of 4% per year (see page 8, Appendix F of the DEIS) is used to account for other projects including White Gate to be developed in the area. Comment 14: The Determination of Significance (Appendix A of the DEIS) cites seismic hazard on site. There is no section on this subject in the Draft EIS. Response 14: The reference to Seismic hazard area on-site is under the Proposal Description, not the proposed contents of the EIS. According to the King.County Sensitive Area Folio does not include the Stonegate site or any of its immediate surroundings as a seismic hazard area. However, it seems that seismic may have been substituted for erosion hazard,which is identified for the site on the Sensitive Area Folio. Erosion hazards are discussed in the earth section,water section'end plants and animals sections and Appendix B, D, J, and L of the DEIS. Comment 15: Why wasn't District 10 sent a copy? !i 11 Response 15: Fire District #10 has been sent a copy of the Draft EIS. Fire District #25 was incorrectly inserted in place of Fire District#10. Fire District*10 has been contacted and a copy provided to them. Comment 16: The county should change procedures for preparing an EIS. . . We propose that a developer pay the County for the EIS and that the county contract to have the various studies done. Response 16: The Environmental Division has initiated a procedure for selecting consultants used in preparing EIS's. The consultant work is directed by King County. Under the new procedure payment for consultant services is made to King County by the developer and is disbursed to the Consultant(s) by the County. !I ' I I I Stonegate Final EIS 225 • , Rich Hudson . King County Environmental Div. • 3600 13Gth Pl. SE Bellevue, WA 98006-1400 May 12, 1993 RE:• Draft EIS Stonegate Proposal (File No. S90P0068) Dear Rich, . We moved to May Valley in 1989. Since we became aware of this proposal, we have learned about potential problems with surface water management, septic systems, pollution, traffic and land • use. I attended. the .public meeting on. May .4., but want to emphasize.,our concerns .in' greater detail.. . . . ,SDRPAC1 WATER MANAGEMENT . • • We live on the southern border of this ' About the time we moved in, King County SurfaceWater Management rerouted the runoff of. 148th Avenue SE from the east side to the west side of the road. •. This runoff uses the seasonal creek on • our property, a tributary of May Creek, as the drainage .vehicle. We have been told that prior this rerouting, the.,water could. not. g; t over:the elevation on:•theleast .side of.:the:road. The DEIS on page 11 of the surface water section, states there is 1 "not a single major drainage contribution to May Creek" at this time. :The seasonal creek on ,our.property,.has flooded 2 times in -.. :the -last.'four,.years. • .The..floodwaters flowed:Into:May.Creek. • Doesn't this constitute 'major" input? . The Stonegate developers plan to .use a very large detention pond to control surface water runoff. The outflow would drain directly into the wetlands adjacent to' May.Creek. A detention system for Summerwind (the development uphill from the proposed Stonegate project) was installed about 1989. This was to mitigate runoff to pre-development rates. It is an underground system with a pipe exiting onto a sloping rip-rap and grass swale, ending with a fabric barrier, meant .to. filter the drainage before .it enters the seasonal creek. The DEIS acknowledges that the. Summerwind system does not work. we agree with the DEIS that the Summerwind system does not work. 2 In the space of only four years, we have watched the self destruction of this system. During and after heavy rains we have seen the water shoot out of the. exit pipe. What comes out of the pipe looks like coffee with cream. • By the time we moved to May Valley, the force of the water had ' already crumpled the fabric' barrier. The flow of water is so excessive during storms that it has excavated some of the riprap and grass Swale and changed it's slope. At times in the spring • Stonegate Final EIS• 226 • q•a AIID c- n-\I la�Ml-11•II3'-83.0.131.1 217:22 E6, 2T AMd 1 . 4I' 1 ;. II it ' 1i • I +.there is standing water with mosquitos at •various .points in the • r Swale. r.. _ , { The problems we have observed with the Summerwind detention • system makes us question theLproposed Stonegate system. Would .that system operate differently? How? I' see' a number of defects _ 3 in that plan. Since the effluent from the planned Stonegate , ' detention pond would drain directly into the May Creek wetlands, -, there would be no time for the silts and fines, much less any pollutants to settle out before the effluent dumps into May Creek. . May Creek has always been •a salmon spawning stream. Silts and 4 fines are deadly to salmon spawning grounds. The DEIS states that the release from the detention pond would only contain silt:'s and fines and that these would "just" flow to Lake -I Washington. What happens to the salmon? 1 S A State Forester told me that, during a rain storm, the needles of one fir tree (regardless of whether it's old growth or second) can hold 300 gallons of water on their surface. This water 5 evaporates without reaching the ground. Additional water is drawn up by the roots of the natural plant growth. Rainwater is 1-1 ii also-.filtered'.and .diffused•by'.the soil before it seaches,•,May H Creek. Therefore, -with- the resent•conditions, 'the volume, j velocity, purity and entry point of the storm water is controlled 1 naturally. . •In the DEIS report there are many comments that May Creek will -only be "marginallydegraded i• 'from •th'e Stonegate"and 'Summdtitand detention pond outputs of silts, fines and other pollutants. 6 What:, does that mean? I feel the report should state the faits and ;'not bypass them with opinions. How many parts per millic. -- what kind of timeline are they basing the degradation on - 1 j yeax, 100 years, or 1 day o£ ipollution from the proposed ,, development? Do pollutants flow with the water or settlein the soil and accumulate, like inlhumans, to toxic levels? The report states that some of the chemicals will be consumed by organisms living in the detention pond , Won't most of these accumulate in the 'organisms as well? Possibly the fertilizers such as7 nitrogen, phosphorous •and potassium will be assimilated, but we ;1 are very concerned about the ,half life and cumulative effects of ! j many garden chemicals, oil, heavy metals, etc. The interaction of 8 I many. different chemicals canlbe most deadly. Will these levels and combinations be MONITORED :in the detention pond or May Creek? What about the cumulative effects from unrelated developments? • The plan shows the bypass pipe for the Summerwind detention 9 system shown on the Northwest 'border being tightlined to exit j closer to May Creek. It also shows house lots being located where the Summerwind underground detention system is on the southern border._.", „How can this be? Do they know it exists? i. I feel that there should be better water TREATMENT for surface i � I Stonegate Final EIS 227 j -- . • j • water runoff, and that it should occur close to the origination point to avoid contaminating more soils and ,natural water. Since, . according to Bulletin 26 "The SEPA Process" the 10 mitigations must be based on existing regulatory County policies • or plans, what other options or modifications does the county ' have for •detention pond systems, that might work better? • Can't the county come up .with a better system than this? Instead • of tightlining all these systems,' could there be smaller but more numerous hard walled detention ponds distributed within the • development? Maybe under the roads where the point of entries are? . Do chemical. filters .exist. to equip. detention ponds with the • 11 ability to remove the pollutants from the runoff? Could separate diffueer pools throughout the development help settle the silts. and fines? ' With the knowledge the developer now has about the. natural habitat in our area, could these be naturalized areas that would even enhance' his development? And finally, is there .a more gentle way for•the water to .access May Creek to AVOID the scouring and velocity problems we have seen? SEPTIC SYSTEMS Another observation we have that concerns us is regarding soil • filtering capacities for the septic systems. Because our property is on the. south border of. the proposed development, it is on.the same, elevation. as Stonegate. water percolates out of the ground when it rains. I'm -concerned about septic infiltration problems for any downhill neighbors in the eastern 12 portion of the plot and for the bordering May Valley Co-op neighbors,. The:.report .states that;:there :should-be no problems. The .soils .map shows AgC around.most of the proposed building area 13 of Stonegate. ' I would like to see where the actual .test sites are - is it typical for the soil to remain the same with all the elevation changes? Why would our soil percolate like that? MAPFIC I appreciate the effort to maintain a rural atmosphere regarding ' our country roads. It seems the variance was trying to. do that. 14 But it's really an oxymoron. To relieve the neighboring properties of .frontage improvement costs. by not improving these areas is not mitigation, will not maintain a "rural atmosphere", and is not SAFE. • There are only a few ways to properly mitigate the traffic. Maybe the county could make .a trade. If the county took care of the Summerwind runoff, Stonegate could have the planned-for road access through Summerwind. I understand it would then have impact on Summerwind residents, but the road stub was there from 15 the beginning. ' And there system is currently set up for wide roads and dense developmental use. , . It:'s .also a shorter distance to Coal Creek Parkway. It would have the benefit of lessening the already overloaded May Valley Road and 148th. I. still don't • quite see the logic of not utilizing this existing roadway. • • Stonegate Final EIS 228 R'd • ' Another option would be to'LOWER THE SPEED LIMIT. We currently have. MANY joggers, bikers, ihorse riders, and' school bus stops , along 148th and May Valley Road. If we cannot mitigate. the 16 volume, we can at least mitigate .the. velocity (sound familiar?) . I yould personally be amenable to. home sort of minimal speed bump I 1 that would not. be noticeable at low speed, but would be VERY ' • noticeable after a 'certain 'point. _ • • • • ',AND VSE, h A Regarding land use. I. also have 'some concerns. On page 38 I think 17 it should show our property as rural. , We have 1.67 acres, and • __j next door to us. are large tracts of woods each singly owned by a _, number of neighbors: It is NOT all residential to the south. . 1 • The May Valley Co-op is continually used as a measuring stick' for. • land use density in our area. They created a dense cluster of lots while preserving 20 acres as a community open space buffer. i 18 They did not need large lots to have a rural effect. Those 20 acres were sold and are now most of the Stonegate proposal. What �rf they DON'T show, is that of! those 23 lots in the co-op some of them •are not built on, and some residents own 2 lots with one lot -, not being built on. • + i Whitegate •is also'used as"justification"for` strengthening •` Stonegate'•s proposal. . And vice versa. Whitegate is still in 19 court, have not broken ground - it doesn't exist and is still up' in the air as' to what mitigation will be required. 'I take issue with using these two as examples. ; I There will be impact on the majority of us.. Some of us will have • increased property taxes due to many new homes so close' by. We 1 20 moved here to get out of suburbia. If we weren' t determined to -i • stay on our little farm, we might be forced out of our home due j to' taxes'. I wouldn't be so angry if we could be grandfathered in , as 'RURAL for taxation purposes. Others will have trouble trying to sell their' homes because of increased traffic on 148th especially. The noise level will probably make for a stressful atmosphere. This proposal does not havej,any provision for local recreation for children. Adults and children have for many years enjoyed 21 walks and exploration in the woods. Our concern is •that .the wetlands might become the unofficial "play area" This would be I , disastrous. People might unknowingly degrade the wetlands. One person at the May'4 meeting suggested that there should be a fencing in addition to permanent sensitive area markers to prevent as much human traffic as possible. I agree. The current 22 and new residents need to understand the importance of the wetlands and how to protect them. If their was an optional recreational space this might be enough of a diversion.' . -, i Because the Stonegate site slopes and faces another large slope, this giant "channelit creates an already noticeable echo effect. We can hear neighbors on the other slope very clearly. I'm -, i Stonegate Final EIS 1 22g . concerned about what another 52 homes will do to the noise level of our little "holler" . I notice the DEIS does not address this 23 problem. I believe it would be significant. The same holds true for wood stove usage. Quite often we have an inversion effect just in our neighborhood because of the topography. The smoke hovers and is not carried by air. Could these two issues be addressed? The only mitigation I can think of.would be to have 24 l.00 ft, planted buffers all around the proposal. I would also recommend widening the buffers around the class 3 stream and May Creek, and include vegetation enhancement that is as close to natural in vegetation type and placement as possible. Especially for the soil stabilizing and habitat effects. And LEAVE ANY. DEAD 25 TREES. They are extremely valuable for habitat - eagle and hawk lookout posts. ]n closing, I would like to ask whether this proposal could ,be 26 put on hold until the May. Creek Basin Plan is completed? I understand it would cause short term problems for the developer, but we would all pay the consequences in the long run. We already know the SWM manual this proposal is vested at is inadequate. Just because something is up to code, or mitigated, 27 doesn't mean there isn't going to be hell to pay when the real impacts are experienced. What's "impact would be minimal?" That you're brain dead,. but.life support .is keeping .:you.alive? .. . Tis development proposal has already further entrenched the 28 urban pressures. Our neighborhoods, May Creek, the holding capacity of our wetlands, would be irreversibly damaged. There would be more flooding, traffic accidents/deaths, pollution, ' noise, loss• of another salmon bearing stream,..degradation carried out to Lake WA, and many other widespread impacts. • How dense does it have to get - how much quality of life has to be lost, how much taxpayer's dollars have to be spent in cleanup? Thank you for your time and attention to our letter. Sincerely, Steve and Mary Keech 10403 147th Ave SE • Renton, WA 98059 Stonegate Final EIS 230 Wr'J 1 q • `II 1 Letter dated May 12, 1993 Mr. Steve& Mary Keech 10403 147th Avenue S.E. Renton,WA 98059 1 Comment 1: I The DEIS on page 11 of the surface water section, states there is'not a single major drainage contribution to May Creek'at this time. The seasonal creek on our property has flooded 2 times in the last four years. The floodwaters flowed in May Creek. 1 Doesn't this constitute°major'input. Response 1: 'Major Drainage Contribution' refers to year round streams which are fed primarily by groundwater during dry periods. The unnamed Class 3 stream within the j Stonegate project is an intermittent stream. i _' Comment 2: We agree with the DEIS that the Summerwind system does not work. . . During and after heavy rains we have seen water shoot out of the exit pipe. What comes out of ! ` the pipe looks like coffee with cream. ii i Response 2: Your concern regarding the effectiveness of the Summerwind drainage has been noted for the public record. Comment 3: The problems we have observed with the Summerwind detention system makes us question the proposed Stonegate system. Would that system operate differently? How? I see a number of defects in that plan. Since the effluent from the planned Stonegate detention pond would drain directly in the May Creek wetlands, there would be no time for the sifts and fines, much less any pollutants to settle out before the effluent dumps into May Creek. Response 3: The Summerwind project detention system was designed using criteria which was probably inappropriate for this area. Since then, a considerable amount of effort within IGng County has been spent to develop more sophisticated storm modeling to - determine detention volumes and relea se rates which provide more conservative protection. Alternative #1 ofi the proposed action is one of the most conservative designs used in the Puget Sound region. The system will operate similar to the Summerwind detention facility by storing water using a small orifice to restrict flows. , 1 The difference between to the two systems is that the orifice will be much smaller for the Stonegate system and the detention pond will be many times larger. Because the orifice will be smaller, flows through the pond will be much slower which allows sediment to drop out. The Stonegate detention pond also has two cells to increase settling of particles. In addition, a two-celled wetpond is proposed which will further removed suspended particles. A biofiltration swale will be the last piece of the system to remove many of the remaining pollutants which may be left in the water. Comment 4: May Creek has always been a salmon spawning stream. Silts and fines are deadly to + salmon spawning ground. The DEIS states that the release from the detention pond — would only contain silt's and fines and that these would 'just' flow to Lake Washington.What happens to the salmon? Response 4: The proposed stormwater detention facility and release rates are in compliance with King County standards. The idetention facility would incorporate two detention cells, , - two wet pond cells and a biofiltration swale, thus minimizing release of sediments from the site. I ._ Comment 5: A state Forester told me that, during a rain storm, the needles of one fir tree - (regardless of whether its old growth or second) can hold 300 gallons of water at , their surface. This water evaporates without reaching the ground. Additional water , is drawn up by the roots of the natural plant growth. Rainwater is also filtered and diffused by the soil before i it reaches May Creek. Therefore, with the present conditions, the volume, velocity, purity and entry point of stormwater is controlled naturally. Stonegate Final EIS 231 , Response 5: To address concerns about the water quality of the Summerwind runoff a potential mitigation measure has been added that runoff from the tightline pass through a grass lined swale prior to discharge into May Creek. (See Matrix and revised Water section). Your comment regarding the absorption of rainwater has be noted for the public record. Comment 6: In the DEIS report there are many comments that May Creek will only be `marginally degraded" from the Stonegate and Summerwind detention pond outputs of silts, fines and other pollutants. What does this mean? I feel the report should states the facts and not bypass them with opinions. How many parts per million? What kind of time line are they basing the degradation on - 1 year, 100 years,or 1 day of pollution from the proposed development? Do pollutants flow with water or settle in the soil and accumulate, like in humans, to toxic levels? The report states that some of the chemicals will be consumed by organisms living in the detention pond. Won't most of these accumulate in the organisms as well? Response 6: The organisms breakdown the pollutants into simpler, less harmful products. (See also Appendix B of the FEIS.) The long term concerns should be addressed through King County maintenance of the facility. Comment 7: Possibly the fertilizers such as nitrogen, phosphorous and potassium will be assimilated, but we are very concerned about the half life and cumulative effects of many garden chemicals, oil, heavy metals, etc. The interaction of many different chemicals can be most deadly. Response 7: The detention pond will be maintained per Fling County requirements. Maintenance activities include periodic sediment removal which will contain most of the pollutants that accumulate in the pond. Your concern regarding the affect of household and yard chemicals on the water quality has been noted for the public record. . Comment 8: Will these levels (pollutants) and combinations be MONITORED in the detention pond or May Creek? Response 8: No monitoring program is proposed because the proposed storm system utilizes water quality systems the County recommends and have been shown to be effective for pollutant removal. Comment 9: What about the cumulative effects from unrelated developments? The plan shows the bypass pipe for the Summerwind detention system shown on the Northwest border being tightlined to exit closer to May Creek. It also shows house lots being located where the Summerwind underground detention system is on the southern border. How can this be? Do they know it exists. Response 9: No lots for homes are proposed where the Summerwind detention pond is located. The Bypass pipe through Stonegate will pick up the Summerwind detention outfall that leaves the pond and pipe it to Tract D for release. A bypass pipe for the drainage from the (existing) Newcastle Terrace plat will connect into the Summerwind bypass. (See Figure 9 of FEIS.) Comment 10: I feel that there should be better water TREATMENT for surface water runoff,and that it should occur close the origination point to avoid contaminating more soils and natural water. Since, according to Bulletin 26 'The SEPA Process' the mitigations must be based on existing regulatory County policies or plans,what other options or modifications does the county have for detention pond systems that might work better? Response 10: The County's current best, most appropriate systems for treating surface water runoff are being used in this project. The May Creek Basin Plan is not complete or adopted. The May Creek Critical Drainage Area criteria have been adopted and these regulations are more stringent than the 1990 SWM requirements. The Stonegate Final EIS 232 Alternative 1 storm drainage system meets and exceeds the Critical Drainage Area requirements,and is identified as potential mitigation. Comment 11: Can't the county come up with a better system than this? Instead of tightlining all these systems, could there be smaller but more numerous hard walled detention ponds distributed within the development?Many under the roads where the point of entries are? Do chemical filters exist to equip detention ponds with the ability to remove the pollutants from the runoff? Could separate diffuser pools throughout the development help settle the silts and fines? With the knowledge the developer now has about natural habitat in our area, could these be naturalized areas that would even enhance his development? And, finally, is there a more gentle way for the water to access May Creak to AVOID scouring and velocity problems we have seen? Response 11: The analysis of water quality impacts for this project include the use of the current best most appropriate technology available. Regarding the velocity I problems of outfalls at May Creek - during the 100 year storm the rate of water discharged to May Creek will be less that currently entering the creek during a much smaller storm in the site's existing condition. The biofiltration swale will pass this flow at a velocity which will not exceed 1.5 feet per second. This will be well below the threshold where erosion will occur. All other outfalls will be armored to diffuse flow velocities to prevent erosion. Comment 12: I'm concerned about septic infiltration problems for any downhill neighbors in the eastern portion of the plat and for the bordering May Valley Co-op neighbors. Response 12: Septic system design is regulated by the Seattle/ King County Health Department. Septic system must meed the standards of the Health Department to obtain final approval. The soils of the lot must be able to accommodate the drainfield and a sufficient area for the reserve drainfield area. All requirements of the department will be strictly adhered to in order to avoid system failure. Comment 13: The report states that there should be no problems. The soils map shows AgC around most of the proposed building area of Stonegate. I would like to see where the actual test sites are - is iti typical for the soil to remain the same with all the elevation changes? Why would our soil percolate like that? Response 13: Data from previous soil tests is on file with the SEPA section. It is typical for soil types to remain constant withinIsloped areas. In fact,slope is used to classify certain soil types. Comment 14: I appreciate the effort to maintain a rural atmosphere regarding our county roads. It seems the variance was trying to do that. But it's really an oxymoron. To relieve the neighboring properties of frontage improvement costs by not improving these areas is not mitigation,will not maintain'a rural atmosphere'and is not safe. Response 14: The roads within meet the King County Road Standards. The proposed frontage improvements along 148th approved by the variance will include and additional guardrail on the May Creek bridge corners and a gravel pedestrian/equestrian $ walkway along the west side of 148th Avenue SE,outside the bridge guardrails over the bridge wingwalls. Your concern regarding the improvements to 148th Avenue SE are noted for the public record. (See also Kendra Hyatt's hearing testimony, Response 6) Comment 15: There are only a few ways to properly mitigate the traffic. Maybe the county could make a trade. If the county took care of the Summerwind runoff, Stonegate could have the planned-for road access through Summerwind. I understand it would then have impact on Summerwind residents, but the road stub was there from the beginning. . . I still don't quite see the logic of not utilizing this existing roadway. Response 15: The comment is acknowledged. (See Kendra Hyatt's testimony, response 11) Stonegate Final EIS 233 Comment 16: Another option would be to LOWER THE SPEED LIMIT. We currently have MANY joggers, bikers, horse riders, and school bus stops along 148th and May Valley Road. If we cannot mitigate the volume, we can at least mitigate the velocity. . . I would personally be amenable to some sort of minimal speed bump noticeable after a certain point. Response 16: The speed limit on both 148th Avenue SE and on May Valley Road are 35 mph. Both of these roads are classified by IGng County as Collector Arterials. Comment 17: Regarding land use I also have some concerns. On page 38 I think it should show our property as rural. We have 1.67 acres, and next door to us are large tracts of woods each singly owned by a number of neighbors. It is NOT all residential to the south. Response 17: Thank you for your comment. The description of your property (and some others south of Stonegate) would probably be better identified as Low Density Urban Residential. The Rural Residential typically connotes parcels 2.5 acres or larger (which corresponds to the Rural zoning classifications). Comment 18: The May Valley Co-op is continually used as a measuring stick for land use density in our area. What they DON'T show, is that those 23 lots into the co-op some of them are not built on,and some residents own 2 lots with one lot not being built on. Response 18: The comparison of Stonegate density is based not on the number of built lots but of the available and potential lots allowed by the zoning. Your observation about the May Valley Co-op homes can partially be seen in Figure 9 of the DEIS. that shows the building outlines of the Co-op homes on the west side of 147th Avenue SE. Comment 19: White Gate is also used as justification for strengthening Stonegate's proposal. . . I take issue with using these two as examples. Response 19: Drainage information related to White Gate was required to be included in the DEIS for Stonegate. The two projects illicit similar concerns storm water runoff, erosion and flooding impacts on May Creek and May Valley. The inclusion of White Gate in the Land Use Affected Environment section, was to describe location in relationship to Stonegate and to identify what was being proposed for that site. Mention of White Gate is appropriate in the context of all the development proposed for the area and the incorporation activities in Newport Hills. Comment 20: There will be impact on the majority of us. Some of us will have increased property taxes due to many new homes so close by. . . If we weren't determined to stay on our little farm, we might be forced out of our home due to taxes. . . Others will have trouble trying to sell their homes because of increase traffic on 148th especially. The noise level will probably make for a stressful atmosphere. Response 20: 148th Avenue SE is an arterial designated for these traffic volumes. The increase in traffic along 148th Avenue SE (north or south) attributable to the Stonegate project is 496 average daily weekday trips or 53 Weekday PM Peak Hour Trips. Noise would be expected to increase relative to the general traffic levels. However, the traffic increase from Stonegate would be about 14 percent for traffic on 148th Avenue SE. Noise is not directly comparable or proportional to the increase in traffic without the use of noise measuring equipment. No noise study was prepared, and was not required by the scope of the DEIS. Comment 21: This proposal dose not have any provision for local recreation for children. Adults and children have for many years enjoyed walks and exploration in the woods. Our concern is that the wetlands might become the unofficial`play area'. . . One person at the May 4 meeting suggested that there should be fencing in addition to permanent sensitive area markers to prevent as much human traffic as possible. I agree. Stonegate Final EIS 234 I • • ' H Response 21: Approximately 11.5 acres of open space (including sensitive areas and buffers) are provided in the plat. However, the open space land is intended to provide scenic open space and habitat retention rather than active recreation area. To provide recreations mitigation the developer will pay a fee in-lieu-of providing active recreation on the site. The fee in-lieu-of dedication is allowed by the IGng County code. The money collect by th'e fee will be spent for parks in this area. Comment 22: The current and new residents need to understand the importance of the wetlands and how to protect them. If their (sic) was an optional recreation space this might be enough of a diversion. Response 22: The Sensitive Areas Ordinance requires that signs be used to identify the sensitive areas. The Homeowners Association could provide guidance to new residents about the care and protection of the sensitive areas. Your concern regarding the availablity of recreation space has been noted for the public record. (Also see Response 21 above.) Comment 23: Because Stonegate site slope) thisgiant 'channel'and faces another large slope, creates an already noticeable echo effect. . . I'm concerned about what another 52 -- homes will do to the noise levels of our little 'holler. I notice the DEIS does not address this problem. I believe it would be significant. Response 23: Normal residential noise (from cars, children, and pets) is not regulated, until it becomes loud or disturbing enough to qualify as a nuisance. The effect of traffic noise has been discussed in Response 20 above. Comment 24: The same holds true for wood stove usage. Quite often we have an inversion effect just in our neighborhood because of the topography. The smoke hovers and is not carried by air. Could these two issues be addressed? The only mitigation I can think of would be to have 100 ft. planted buffers all around the class 3 stream and May Creek, and include vegetation enhancement that is as close to natural vegetation 11 type and placement as possible. Especially for the soil stabilizing and habitat effects. Response 24: Wood stove usage is a concern to neighborhoods where stagnant air causes an inversion. Because of this, new wood stoves are certified by the Department of Ecology,and their use regulated by the Puget Sound Air Pollution Control Authority . Presuming that the new homes would install wood stoves, could also be followed by the presumption that the wood stoves installed would be new and certified by the State.Their use during stagnant air periods would be regulated as would be all other wood stoves. The mitigation that you suggest - 100 feet planted buffers all around the Class 3 stream and May Creek has been partially provided as mitigation identified in the DEIS. Enhancement of Wetland A is proposed as compensation for fill of the 0.07 ' acres of Wetland B. Enhancement would consist of clustered plantings of native wetland shrubs and trees that would increase the biologic habitat value of this area, as well as increase aesthetic appeal. May Creek wetland will receive plantings along its edge that. includes Willow, Alder, Black Cottonwood, Western Red Cedar, Salmonberry, Ninebark, Red-Osier Dogwood. These plantings would be placed so that growth over the years would add shading and soil stability to the fisheries stream. A dense planting of shrubs is proposed to enhance the wetland buffer. The May Creek wetland will also have 100 foot buffers that will be planted with Western Red - Cedar,Western Hemlock, Black Cottonwood, Paper Birch,Vine Maple,Thimbleberry, Red Current, Pacific Ninebark, Red Elderberry and Rose. The tree component would be planted where permitted (outside the power right-of-way). The list of these mitigation plantings is found on page 30 of Appendix E of the DEIS. These plantings around the 100 foot wetland buffer would appear to satisfy your recommendation. Stonegate Final EIS 235 A 50 foot buffer on both sides of the Class 3 stream is proposed by Stonegate. In the DEIS, as potential mitigation that buffer was suggested to increase to 65 feet. The plantings along the perimeter of the riparian corridor are to include Western Red Cedar, Western Hemlock, Black Cottonwood, Willow, Paper Birch, Vine Maple, Red-Osier Dogwood, Rose, Thimbleberry, Red Current, Pacific Ninebark, Red Elderberry and Salmonberry. Your suggestion is to increase that buffer to 100 feet. The enhancement of the 50 to 65 foot riparian corridor does not meet your suggested buffer,but will function the same as a 100 foot buffer would. Comment 25: And LEAVE ANY DEAD TREES. They are extremely valuable for habitat - eagle and hawk lookout posts. Response 25: Dead trees, if any exist,could be left in the open space tracts, where they are not a threat.to the homes. This has been added as potential mitigation. Comment 26: In closing, I would like to ask whether this proposal could be put on hold until the May Creek Basin Plan is completed? Response 26: The proposed plat meets the code requirements in effect at the time it was submitted (in 1990). Change to the drainage standards are evaluated by Alternative 1. The plat hearing in the spring of 1994 will allow for additional public comment on your concerns about drainage. Comment 27: We already know the SWM manual this proposal is vested at is inadequate. Just because something is up to code, or mitigated,doesn't mean there isn't going to be hell to pay when the real impacts are experienced. 'What's impact would be minimal?" Response 27: The Alternative #1 of the proposed action exceeds the current Critical Drainage Area requirements for the May Valley Basin for water quality and quantity control. Impact would be minimal" means that impacts could not be measured using reasonably available equipment. The differences between existing conditions and developed conditions would be less than the accuracy limitations of current equipment. Comment 28: This development proposal has already further entrenched the urban pressures. Our neighborhoods, May Creek, the holding capacity of our wetlands, would be irreversibly damaged. There would be more flooding, traffic accidents/deaths, degradation carried out to Lake WA,and many other widespread impacts. Response 28: Thank you for expressing your interest, which is now part of the public record. The County shares your concern that the impacts of development should not degrade and irreversibly damage the environment in which it occurs. This has been the basis for the adoption of all past and current code protections. Application of 'Best Management Practice"methods is a tool used during development review. Stonegate Final EIS 236 • • JUDE P. BONWELL m 9616 - 146th Avenue Southeast I May Val�Iey, WA 98059 0 rn L: • , (206) 271-0680 c� . ..,;• r— 3�:y" '< , - May 13, 1993 _ _._.. c� _.._'.:.P1 , Mr = Riley`Atkins �9 , ,;t- •via,fax;— "Z96-6604 Mr.' Kamuron Gurol' :_:" . �.'.L ' � ��=t',r r _• -_.. Mrl.,..•Rich'Hudson'. !.;•t_...• • . _ . I- i.'• y.. :, ;:r_ ;. .• �:==_.--I . _"-',.,,.,.: • ' senior En l Planner ...• ;;r •'4.i:•, - vironmenta • • .� ::.. 'R,..;•.• •.:x;;-. � �•� :•,;�r��k,.r. . f:SEPA• Secti'on,• Ernvirorimental' Division • uy,::••,. ,e-.��'��` :_-..1';s-t{":"n.:. 3600�� .136th Place .S _ -- • . :� fir•<i..., oUtheast" '• ' �L-.•;.i:..-• .i N ._ ;T :,-i •f B• ellevue -WA 980 �rtT� -....• -„ ,,,. sr_. ... -,• . .: : ,•. :� •• Its: Draft Environmental Impact Statement for tho..Proposed ' L 4?,. subdivision of. Stonegate .(File No. • . . . s.4, B90P0068):. =L4'. `r, ' '.ttJ':;' ar��...•'�' 'M1''.!► :•p!• �. •.:+.1. '�r y '.•�..::' ' ti+P '•..�k ,l }�� • 11 Dear:Messrs Atkins, :Gu d..Hudson: ' ==?' - '• -• " '`' ` fd • • ••io•IY •. ...v. .•..r•.:.t.:! • 41•. Certain statements made in the draft:EIS are"inaccurate,'and misleading; and* need clarification or further analysis:" _ •General •• . '• %� 7 ; .: ` ''^ '• `Stonegate is a development disrupting the entire rural • nature, of the Valley floor. The proposed project site. is within the Growth Management Act's Technical Review Area because, .of this 1 development; otherwise"the designation would be,:rural`�; The; ';. Growth Management Act recognizes May Valley's sensitive"'' '•" •' ' ' environment and, in light of this project, there is discussion , { that this Technical Review Area will become an Urban Separator' between the city and rural King County. • The proposed project encompasses an irregular piece ofland,' the •north end ,of which is an identified Wetland Type 1 (unique/outstanding) aquifer/water 'recharge area. •Jtecharaing of Wetland and its Effect on Wells - �� In sp the preparation of the !draft EIS, the terms "wetland" and ,,, open ace�t seem to be interchangeable. Protected wetlands are just that; protected from pollutants, allowing an ecosystem to survive unhampered that is vital to the proper filtration of f --- water. My drinking water. . The majority of residents in May 2 Valley,' including myself, are on wells. The new Stonegate ' ' residents are to be on County piped water. Let's face it, they are not going to be particularly careful what goes into their ,--' septic tank, because they are not drinking water from a hole on ' ' the other side of the house. .Why are these residences not on private water supplies;like the rest of us? Then they too could better understand. theprinciples� of 'livingalong; such a..viable.:,.. • :resoue:rc '"2Why"•Have••the' residences''adj acent'•to'_tlie• Storiegater;:. Stonegate Final EIS • .. • 237 :-" '"' • t' ' • SEPA Section, Environmental .Division• May 13, 1993 . - Page 2 • . • :,. . .. • .. .,,.L. •1 :•::::' . development not been offered hooked up to the water supply • :.,:.-.._:.= • serving the.proposed Stonegate development? i. r_ � it. .;�� }�• ri 7••fit" 7...tr �• - • y ••f,� :..-_ '•r'!•• ." ri •'4K:; The. location,rof 46 '[sic]•'1'ots. with septic.'systems' '�:,?;.;:!,v,., ,adj acent:to'the. A ifer P to '. .• 3 .,. . _ r qu ro ction area Zone ,2=• '= • • could.raise tho;'potential• of groundwater "� `� ;' ... contamination:+: •• •{ h�;:'.:%;- :' : t. J?A.•J•t '• • • -Y • .. ..• T .f!••VtVi1•rr� •'1-� • • • This'.is'•unacceptath.e:•.::kWould less homes and larger.,swales4'not.b 'd ' •: ::i: .beneficial?, Why.:is';the..development not .restricted to the. area'*' -- 4 south. of 100th Street,''as• far away as possible from May':'Creek -:' . allowing as much natural:filtration as possible? 53 septic tanks in my drinking water„is:..outrageous. • I: • y*.e:; .Rotention/detention Pond Within 11" 100 Poet of Private We : '= • •• . ;; .•. *The project'proposes 'a retention/detention.pond just.outside' ,. " my•property line.• `:Seel Figure' 3'.a in the draft EIS. This'.. ' ; 'retention/detention pond••is anticipated to be the size of almost four lots with grass _swales. running ,the length•of my three acres! The rest .of the water •quality system appears to be the .• • wetlands/open space. .While the detention pond and its discharge are approximately 600 feet downstream of 148th (see Appendix D, 5 p. ,2') , it is within 100 feet of my well -- my only source of • water. Should this not be. a consideration in the placement of 1 -<'r the retention/detention ponds within the proposed plat } development? Put the retention ponds 100 feet from 14ffth -- ' there are no wells immediately nearby, and catch the piped runoff from Summerwind and Newcastle Terrace (but that's another section :' -- see Off-site Runoff below) . What mitigation measures will be made that I will not have cave-ins within my well (causing sand and grit throughout my plumbing) once ground is broken in • • 6 Stonegate? Or for that matter, continuing problems from the • • effects of the concentrated outflow from the detention pond? Who will monitor water quality? Where will I get water once my well and others. around me are contaminated? My residence is located on the south side of May Creek. Piping water into-my home from May Valley Road (if it were available) across May Creek .is not as viable as it might be from the Stonegate project. I've seen in action the retention/detention ponds newly built in the• .abutting Summerwind development. Summerwindis northern retention pond flows out and into the co-op woods. The • eroding stream from that detention/retention .pond 'has caused a large portion of the woods to become muck, a foot or better deep. _ How can I living next door to the project be assured that the retention/detention .ponds ,will work as forecasted and not turn my property into a raging swath of mud at the first heavy rainstorm? 8 'What reimbursement will be provided to me (and from whom?) for ' • • Stonegate Final EIS 238 . • 7.ii SEPA Section, Environmental.Division May 13, 1993 Page 3 • I having a bog that will undoubtedly affect my yard, quite• possibly g •; endainger my house and undoubtedly affect my well? It is. too d ' • 8 . close.to my home and too close to the Creek•tto react if-something. _:- •• 'r. • goes wrong. • :,,•,.••. i • puffer/Open Space and 'Mv Residence fir,. '...:; ,1 It is interesting to note that Figure,'il' and Appendix E,• tl:'� Z. `' i • Figure' 5,. in. the draft.EIS:"show.:"buffer./open space'!�rrwhere!;-other:: 1;'. a: qm ";L.! 9 :maps .show the anticipated retention/detention*pond•••is to be :: - ��: :-.v ihstalle is which, or- is' the retention de -_ .r _ d. 'Which / tentiOn pond;;�;�. ,..: :7,.M part of the open space buffer? ••. • • • :, .rTyr�•-•• ,1:-. Septic and Retention/Detention Pond Failure ',:' •.Why, is the retention/detention •pond as•.planned• being':built >': : • tip, • in close. proximity to• the .protected.•wetlands?;-:Won't%the:ponds, ',.�.' twhen the•water table is high, ,as-well'•as;the."septic tanks::from:;• ;'�' -�,: Lots 1 through have difficultyworkingcorrectl ? 7 g 5, y.'• Will the -. retention/detention pond/tanks be covered? . If not covered,' is ' :'_' : .:, there not •a threat that the introduction of microbes (i.e. '•�••i:...• ..v: :, - 10 algae, microorganisms,; mutants) will be .washed'•out•.contaminating ': '.a-'' not only drinking Water,' but .the wetlands and•:May Creek?u;.Since -r�: • r•r- the••bats and various species of insect-eating birds currently - • !-4 livi �g on-site will be .displaced or eliminated due to the .. ,• . �: •• development of the project, what will be done about the :ensuing k :�_ ; • -swarmis of mosquitos and other flying insects? How 'is it-that the-4'�' 4 EIS states exactlyhow devastatingthe •°=,- � project on environmentally'•' • 11 sensitive land will be to flora and fauna, yet•offers very little • in mitigation? A project this close to the Creek is a big interruption in the ecosystem: that with more planning/mitigation could, be•prevented. • - - Off-s.te• Surface Water ' Thy is surface water originating off-site (primarily from. Summerwind and Newcastle Terrace) not being brought into Stonegate's retention/detention, system? Is it because the • resulting' calculations would be over the standards for a viable I ' 12 housing development? To intercept and pipe it directly to May • Creek will insure more than erosion problems. Will entry at that point not cause more water to ;back up into the Valley floor? • • In response to Rick Rutz, King County Surface Water Management's concerns regarding the impact of off-site runoff being piped directly.to May Creek, the Level 3 Drainage Analysis was completed. Nowhere in the report does it mention off-site .water flows .through Stonegate 'nor 7i'ts .impact •on the Creek. Nor:;. , does it• address anticipated •water .runoff•from •other potentialkt . .10;.;,,- .1•developments• surroundin •Ma Valleyi'.e:• ' `r.`*i`r''"�• '.''.:11;;::• ' Park•• �White g Y �( ,: M�Y:;ValleyCoiriiaunity,.�.;,�,;c�.�, �a ;': gate,, 4 lots south of`"Stonegate)` ' �:Each;' `'.="`L� �'�roj ect=•'adds dtrrt, .`ie 4=• .-grr'iI Stonegate Final EIS 239 3.06 A .r . SEPA Section, Environmental Division . May 13, 1993 Page 4 0 . . ti . 4.4 • ', its• own "incremental increase in volume" to May Creek. What can .7S 13 I do about water issues if no-one is looking at the entire �,- picture?... : •_ _.. '±,. : "aY •C; .. . 4' Other Of "•f-sit© Runoff ;.. �: . r• 14 • * •�-.• , onsideration..been.,given..to• how,.Stonegate's•surface-;:;* '• 'I' `1' '1 •water system will react once'%the sthree retention/detention "ponds,''i " ; I� in` the proposed Whitegate'development are installed? •1 Assurance That Wetland Maple Troo Will Not Do Removed and Eagle r;, Sighting On-Site ' . What can, be.done to insure that the lone maple tree within ;r the:northern• portion:'.(wetland);••of'the'proposed "praj ect not ba • : -'. .. removed?;:: The •draft .EIS states"that no eagle use including _ :y perching,: roosting or nesting has been documented on-site. , This `V is• not true. As recently as March, 1993, when the' cut-throat 1;, 15 were running/spawning, in May Creek, an eagle was sighted perched ':' in the .maple•tree dead-center of the wetlands on-and off, for • .,!, several weeks. That'particular. tree is also used daily by red- tails, sparrow hawks and other raptors and should remain . ti unscathed: it also happens to be the ONLY tree between the forest and the wetlands and at all costs must not be removed. ' Fish 1 ._, • . .. ; , . . .. .. ,. . .,% • The run of cut-throat this year was excellent. Along our .,'.1 portion .of the Creek are nesting sites marked by the State Fish & l; , Game Department of not only cut-throat but coho. With a resurrection' of the fish population, the eagle will no doubt return on a regular basis to May Valley. Other raptors (hawks 16 and owls) are just beginning to reestablish themselves since the China Creek rape began. An interruption now will prove fatal to • these 'efforts. Recreational Facilities • Why are there no playgrounds proposed within this ' • development? .Kamuron, you yourself stated that children from both the May Valley area and the Summerwind development play in . the forested area. Recreational facilities, however minimal, should be provided within the confines of this development to 17 encourage residents to avoid disturbing the wetlands. Here again . the "open space" and "wetland" definitions are blending. The "wetlands" are not parks, but are vital links to recharging and purifying water supplies. Has any thought been given to setting • , the retention/detention pond away from the wetland and placing a . tennis .court, a •hoop and maybe some swings on its ? Would • • that not be an aesthetical approach to an environmental eyesore as well as assist in the reduction of tresspass in the wetland • Stonegate Final EIS 240 I ' 1 SERA Section, Environmental Division May 13, 1993 Page 5 a• . and standing water, i.e. bugs? Could that not be done with a • 17 waiverlof the "fee-in-lieu of park development" provided to King County? _ Btreetlightina Will street lights within the project be dimmed or turned :,. , t' off after 10:00 p.m.? ' Traffic •i . Traffic will increase on an already too-fast and too-busy • 1 road. Why, with the estimated increase in traffic, is the speed i• __ limit not being reduced? Bicyclists, pedestrians, children and 18 equestrians use May Valley Roadl: and 148th. If improvements are made to 148th, will they benefit these individuals? A King ' :County Equestrian Park' on .SR 900 and. 148th draws' riders from the Valley and slippery pavement and fast cars do not mix. 1 Mitigating Plantings 1 • Any plantings along.the• Creek must be tall. Horses have been removed from the upland .grass' area for years and the vegetatlion is now five feet or taller. With the removal of ' twenty acres of 60 to 75 foot trees, won't the property need a 19 substantial planting to avoid serious sediment loss? Why, at p . -certain points in the draft EIS; does it refer to the Puget Power right of way as being abandoned; then points out that the planting of trees will be restricted due to overhead transmission lines (see Appendix E, p.17)? 1 Conclusions • With each new develo ment .1 p , ;a part of the Valley succumbs1. Please appreciate my concerns. By developing a subdivision in as highly sensitive an area as May ;Valley using the same standards of operation which are not fail 'safe, you are threatening my drinking water, my land, my privacy and a lifestyle unique to the 20 Valley. Why is the anticipated total destruction of vegetation, the forest, and the loss of wildlife something that is to occur in this age of technology? Are there not other methods of • developing a neighborhood without total wipe out? ; j ' I look forward hearing from you. /l f / pg, 1? 'l:�l-L-r' '' 1"Succumb" as defined by Webster's New Collegiate • Dictionary, means "to be brought to an end (as death) by the effect of destructive or disruptive forces." • 1 I Stonegate Final EIS 241 1 Letter dated May 13, 1993 Mrs.Julie P. Bonwell May Valley,WA 98059 Comment 1: Stonegate is a development disrupting the entire rural nature of the Valley floor. The proposed project site is within the Growth Management Act's Technical Review Area because of this development; otherwise the designation would be rural. The Growth Management Act recognizes May Valley's sensitive environment and, in light of this project, there is discussion that this Technical Review Area will become an Urban Separator between the city and rural King County. Response 1: The Technical Review Area R-2 includes more area than just the SC-P portion of the proposed Stonegate subdivision. Within Stonegate, a total of 7 lots on 8 acres lie within the Technical review area. The GMPC has recommended that R-2 retain its Urban designation. Comment 2: In preparation of the draft EIS, the terms 'wetland' and 'open space' seem interchangeable. . . The majority of residents in May Valley . . .are on wells . . . The new Stonegate residents are going to be on County piped water. Let's face it, they (the future Stonegate residents) are not going to be particularly careful what goes into their septic tank, because they are not drinking water from a hole on the other side of the house. Why are these residents not on private water supplies like the rest of us? Why have the residences adjacent to the Stonegate development not been offered hook up to the water supply serving the proposed Stonegate development? Response 2: The terms wetland' and 'open space' are not interchangeable. Wetlands can be retained as open space, but they do not meet the obligation for open space required by zoning. The obligation for open space is provided by dedication or by payment of fee in-lieu-of the dedication. The lots proposed within the project are on public water supply because the water is available and much less expensive than drilling a well for each lot. The Stonegate project has no responsibility to provide water supply to all adjacent properties.The City Water Department has the responsibility to provide water service to an area if it is economically feasible and physically possible. Each individual residence has the opportunity to request service from the water department. Comment 3: The location of 46 (sic) lots with septic systems adjacent to the Aquifer Protection area Zone 2 could raise the potential of groundwater contamination. This is unacceptable. Would less homes and larger swales not be beneficial? Response 3: Properly installed and approved septic systems have adequate and acceptable measures incorporated within their design to reduce the risk of groundwater contamination. There is no evidence to indicate that a reduction in the number of homes would result in a reduction in the potential risk. The potential for one properly installed septic system to contaminate is equal to the potential for two adequately installed septic systems. Comment 4: Why is the development not restricted to the area south of 100th Street,as far away as possible from May Creek allowing as much natural filtration as possible? 53 septic tanks in my drinking water is outrageous. Response 4: Seven lots are located north of (approximately SE 100th Street). Lots 1 through 4 range in distance 250 feet to 450 feet from May Creek, Lots 50 and 51 are 675 feet and 825 feet respectively from May Creek. These measurements are the closest Stonegate Final EIS 242 1 _ I ' boundary line on the lots, and not from the location of the septic drainfields that would be further away from the property edge. The Hydrogeological Review (See Appendix I of DEIS) identifies that groundwater exists at several levels beneath the site. The first groundwater table is perched above the low permeability till soils. This perched table occurs within the surgical loose silty sands that mantle the till and within the recessional sands deposited above the till. The next groundwater body found beneath the site is within sand and gravel strata that exist beneath Vashon Lodgement till in some areas. WDOE well logs in the vicinity of the site suggest that the total thickness of the lodgement till soils is about 15 to 40 feet. Most domestic wells appear to tap pre-glacial alluvial deposits below the lodgement till. Some wells are screened in what appears to be sandier portion of the till and some domestic wells are screened in fractures bedrock that under lies the site vicinity. Based on the description of the various soil layers, the Stonegate septic systems would discharge to the upper strata,and the nearby wells draw groundwater from 75 to 150 feet below the surface. Comment 5: While the detention pond and its discharge are approximately 600 feet downstream of 148th (see Appendix D of the DEIS, page 2), it is within 100 feet of my well-my . only source of water. Should this not be a consideration in the placement of the retention/detention ponds within the proposed plat development? Response 5: Currently no extraordinary measures are planned during construction to protect existing private wells. It was assumed during project development that private wells in the area were correctly installed, had not unlawfully encumbered adjacent properties and had required setbacks from adjacent properties and were stable. No evidence has been presented by the public or any agency which shows the assumptions were incorrect. Comment 6: What mitigation measures will be made that I will not have cave-ins within my well (causing sand and grit throughout my plumbing) once ground is broken in Stonegate? Or for that matter, continuing problems from the effects of the concentrated outflow from the detention pond? Who will monitor water quality? Response 6: The water quality system proposed for this project will remove most of the pollutants from water that is discharges at the outfall. Due to the soils in the area, it is highly unlikely that measurable amounts of contaminants will show in private wells which have been properly located and constructed. Water quality in private wells will be monitored by the well owners as is required by the Department of Ecology. Water quality in the stream will be monitored by IGng County and possibly other jurisdictions. Comment 7: How can I living next door to;the project be assured that the retention/detention ponds will work as forecasted and not turn my property into a raging swath of mud at the first heavy rainstorm? Response 7: The detention system volume has been designed such that it exceeds most regional requirements for stormwater systems. In that regard the pond has a large factor of safety. The pond will also be designed with controlled overflow systems in the event of an emergency. The County will provide required maintenance so that emergencies will be avoided. Finally,the developer is required to post a bond which guarantees the pond for at least one year. After that period the County becomes responsible for the pond. 1- Comment 8: What reimbursement will be provided to me (and from whom?) for having a bog that will undoubtedly affect my well? It is too close to my home and too close to the Creek to react if something goes wrong. Stonegate Final EIS 243 Response 8: No reimbursement to any adjacent landowner will be provided if there is no evidence that damage or displacement will occur as a result of this project. The Health Department has required setbacks from wells and the streams. Comment 9: In the draft EIS show 'buffer/open space" where other maps show the anticipated retention/detention pond is to be installed. Which is which, or is the retention/detention pond part of the open space buffer? Response 9: Although the R/D pond may provide some open space benefits, it is not credited as open space in the mitigation calculations. The R/D pond Is proposed to occur between Lots 4,5 and the wetland buffer. The 51 lot'Alternative 1'uses more space and eliminates 2 building lots to expand the R/D pond. Comment 10: Won't the ponds,when the water table is high,as well as the septic tanks from Lots 1 through 5, have difficulty working correctly? Will the retention/detention ponds be covered? If not covered,what will be done about the ensuing swarms of mosquitos and other flying insects? Response 10: Septic system design and installation is regulated by the Seattle/King County Health Department and all the rules and regulations will be followed. This includes the requirement that all infiltration trenches be above the high groundwater table. Correctly designed and constructed septic systems will function properly. The detention ponds will not be covered. The proposed stormwater system will not provide significant breeding habitat to measurably increase insect populations. Comment 11: How is it that the EIS states exactly how devastating the project on environmentally sensitive land will be to flora and fauna,yet offers very little in mitigation? Response 11: The proposed mitigation is designed to satisfy adopted agency requirements in response to proposed development actions. The highest value habitat (May Creek and its wetland) have received the most protection by no disturbance. However,the upland portion of the site is in an Urban area, and the impacts identified and mitigation offered (or considered as potential mitigation) reflects the allowed urban use of the site. Comment 12: Why is surface water originating off-site (primarily from Summerwind and Newcastle Terrace) not being brought into Stonegate's retention/detention system? Is it because the resulting calculations would be over the standards for a viable housing development? To intercept and pipe it directly to May Creek will insure more than erosion problems. Will entry at that point not cause more water to back up into the Valley floor? Response 12: Surface water from off-site properties is being routed around the Stonegate detention pond because the responsibility for water control of upstream properties cannot be forced on downstream property owners. However, to address the concern a potential mitigating measure has been added that the tightlined drainage will pass through a grass lined Swale prior to discharge into May Creek. The entry of the bypassed water from offsite properties into the stream will cause no measurable difference in floodwater elevations. Comment 13: Nowhere in the report does it mention off-site water flows through Stonegate nor its impact on the Creek. What can I do about water issues if no-one is looking at the entire picture? Response 13: King County Surface Water Management has been studying the May Creek Drainage Basin and it's inherent problems for many years. The result of this study is the recently adopted May Creek Critical Drainage Area requirements. Alternative #1 of Stonegate Final EIS 244 ii the proposed action exceeds all of the CDA requirements. Please contact King dl County SWM for more information. Comment 14: Has consideration been given,to how Stonegate's surface water system will react once the three retention/detention ponds in the proposed White Gate development are installed? Response 14: The Stonegate detention system will function independently of the White Gate ill detention ponds. Their ponds will have no effect on the Stonegate detention system ' because of the horizontal and vertical distance separation between the systems. Comment 15: What can be done to insure that the lone maple tree within the northern portion (wetland) of the proposed project not be removed? The draft EIS states that no eagle use including perching, roosting or nesting has been documented on-site. This is not true. That particularitree is also used daily by redtails,sparrow hawks and other raptors and should remain unscathed. It is also the ONLY tree between the forest and the wetlands and at all costs must not be removed. Response 15: No trees that occur within wetland A or its buffer are proposed to be removed. Comment 16: Other raptors (hawks and owls) are just beginning to reestablish themselves since the China Creek rape began. An interruption now will prove fatal to these efforts. Response 16: Your concerns for the reestablishment of raptors has been noted for the public record. Some of the potential mitigation measures that have been added may address your concern. Comment 17: Why are there no playgrounds proposed within this development? Here again the 'open space' and 'wetland' definitions are blending. The "wetlands" are not parks, but are vital links to recharging and purifying water supplies. Has any thought been given to setting the retention/detention pond away from the wetland and placing a tennis court,a hoop and maybe some swings on its lid? Could that not be done with a waiver of the'fee-in-lieu of park development'provided to IGng County? Response 17: Refer to Response 4 and 5 of your(Julie Bonwell)testimony at the Public Hearing. Comment 18: Why, with the estimated increase in traffic, is the speed limit not being reduced? If improvements are made to 148th, will they benefit bicyclists, pedestrians, children and equestrians? Response 18: The speed limit on both 148th Avenue SE and on May Valley Road are 35 mph. Both of these roads are classified by King County as Collector Arterials. The project is. projected to add 357 Vehicles;Per Day (VPD) and 139 VPD on 148th Avenue SE to the south and north of the site access respectively. 357 vehicles is only about 15 vehicles per hour,one vehicle every 4 minutes. Comment 19: With the removal of twenty acres of 60 to 75 foot trees, won't the property need a substantial planting to avoid serious sediment loss? Why at certain points in the draft EIS, does it refer to the Puget Power right of way as being abandoned, then points out that the planting of trees will be restricted due to overhead transmission - lines (see Appendix E, p.17)? Response 19: Development of the plat into kits will remove trees from the road and utility right-of- ways. To avoid a significant sediment loss the plat construction will be conducted during dry months (See mitigation under Earth). Additional vegetation will be removed as lots are built.Areas cleared for lots would likely not cover large areas all at the same time. Plantings of trees could occur within the abandoned transmission line easement as partial compensation for the removal of trees on other portions of the site. I ' Stonegate Final EIS 245 C I Comment 20: By developing a subdivision in as highly sensitive an area as May Valley using the same standards of operation which are not fail safe,you are threatening my drinking water,my land, my privacy and a lifestyle unique to the Valley. Why is the anticipated total destruction of vegetation, the forest, and the loss of wildlife something that is to occur in this age of technology? Are there not other methods of developing a neighborhood without total wipe out? Response 20: The plat of Stonegate consists of 38.8 acres of which 11.5 has been set aside as permanent Open Space. In addition, mitigating measures both proposed and potential have been prepared to address potential significant environmental impact. Stonegate Final EIS 246 . • •• • 701 Sunset•Blvd.NE • 214 Renton,WA 98056 • . m May 12th,1993 • . • • Ann Dold .^ �` Cn Responsible Official • .r .•N fn •' • Environmental Division •r` . . ' ' Department of Development&Environmental Services r 'n • • King County,Washington • ' •j v, N •;. .. 3600 136tb Place SE p N• Bellevue,WA. 98006-1400 RE: Proposed Subdivision of Stonegate (rile No,S90P00681 • Dear Ms.DoId: • •• • •1 :, .,:.04�«r;; • ;;4., 1 1• wd .'S^, V '4C.�. Thankyou for opportunityt,to comment at thei recent public meetingeeti ,regarding this proposed:i.:!,; ::_ subdivision's draft environmental impact statement. I would like reiterate the points I and several :• others raised in that meeting. ,,•,: • :.,....•• t A. The Stonegate DEIS considers the possible impacts to Renton's aquifer recharge zone.r=s:T ; .•• • •• I-Io�vever there do not appear to be•any references to'the mnny•private drinking water,wells in this. • .1 area. There arc a number of homes on the north side of the valley as well as the'valley floor that'';` arc not in the Iocal service areas of Water District 107 or 90. •• :,. . Private wells arc the sole source of potable water to these homes. Increasing the service area of a 1 water district is very difficult. Therefore,any pollution or,decrease in recharge rate would be a';?' practical and financial disaster to these home owners. •. The various wells range in depth from as little as 28 feet to several hundred. The recharge area of 2 .these wells is located in many different layers of strata. The DEIS does not adequately'address this.'probable significant adverse impact. What will be done to ensure that the private wells will • not becomepolluted and/or experience a loss;in their current recharge rate? B. A well documented dangerous traffic situation already exists on windy and narrow May Valley Road. This road is popular with equestrians;joggers,walkers and bicyclists. Unfortunately, 3 many automobile drivers exceed the posted 35 miles per hour speed limit. The development of• Stonegate will add approximately 160 persons and 500 automobile trips per day to the immediate area thus exacerbating an already dangerous situation. ._ i 1 The King County roads Engineer has granted the developer a variance to current King County road standards. A variance to safety standards is not mitigation of the probable significant adverse impacts of a subdivision. However,lowering the speed limit to 25 miles per hour on May 4 Valley road and 148th would be mitigation. The Environmental Impact Statement and/or the hearing examiner needs to offer this reasonable mitigation. Please address this in the EIS. 5 A related question is why only one ingress/egress to 148th Ave.SE? Could not the proposed subdivision be connected to the stub roads in,the Summer Wind division immediately to the west? C. On page 17 the DEIS makes light of the vegetated Swale on the Stonegate property. The DEIS states that"pealc runoff from the off-site plats (namely the first phase of Summer Wind 'Subdivision and the original Newcastle Terrace Subdivision) are controlled by their detention 6 system flow controls." This is incorrect. It is a well documented fact by both King County Surface Water Management,the.City of Renton Department of Public Works and local residents.• • that the surface water runoff systems of these subdivisions do not work adequately. Newcastle Terrace was developed many years ago when,surface water runoff was not considered an issue. Stonegate Final EIS 247 •• • 215 ' • Summer Wind was developed using the old 1979 KC drainage manual standards. These standards have been belatedly recognized as totally inadequate. • (The DEIS states in Appendix C on page 2 that SWM has no complaints regarding drainage • • problems in the 1985-1990 time frame. This is 1993. I ask that you check with Jim Kramer or 7 Rick Rutz of SWM or perhaps,King County Council Person Bruce Laing,all of whom,in 1990 • and 1991,hosted several well attended public meetings concerning May Creek flooding and •. erosion problems.) rr Page 11 the DEIS states that within Segment 2 of May Crcck"the channel is in equilibrium and appears to be neither downcutting nor aggrading." As a ten year resident of that segment of May 8 Creek I can testify and provide photographs that the creek is meandering(changing course)and the channel is cutting deeper and deeper. Most of the latter occurred from 1987 after the development of the Summer Wind sudivision. I am intimately familiar with one 150 foot section of the creek bottom (grade?) that has dropped at Ieast 3 feet since 1987. The DEIS states that "the attenuation (of this ditch/swale) is negligible. (page 17-18) This is incorrect. The storm water runoff over the Stonegate property,especially when it over flows the banks of the open ditch, is both temporarily detained,slowed down and to some extent biofiltered. • 9 .Routing these flows through a.pipe systemand discharging.directly intorMay:Creek will have a • • ' significant adverse impact on'the alreadyserious flooding and erosion of May Creek basin. The EIS and/or hearing examiner need to address as mitigation adequate control of the surface water ;t runoff that currently flows across the Stonegate property. Thank you. Sincere' • • • . • A.Duffus • • • • stonc051293G • • • • • • • • • • • • • Stonegate Final EIS • • • 248 Letter Dated May 12, 1993 Mr.Andrew Duffus 701 Sunset Blvd. Renton,WA 98056 Comment 1: Private wells are the sole source of potable water to these homes. Increasing the service area of a water district is very difficult. Therefore,any pollution or decrease in recharge rate would be a practical and financial disaster to these home owners. Response 1: See Response 2 below. Comment 2: The various wells range in depth from as little as 28 feet to several hundred. The recharge area of these wells is located in many different layers of strata. The DEIS 'does not adequately address this probable significant adverse impact. What will be done to ensure that the private wells will not become polluted and/or experience a loss in their current recharge rate. Response 2: Every practical and reasonable measure is currently being used in the project to collect and treat potential pollutants and to keep them from entering the groundwater system. The septic system will have to meet the current Health Department requirements. Although it is unknown what the strike and dip of the various strata which control the groundwater system,it is unlikely that the Stonegate project will measurably diminish recharge rates for local private wells because it is at the lowest part of the area in a valley. Comment 3: The development of Stonegate will add approximately 160 persons and 500 automobile trips per day to the immediate area thus exacerbating an already , dangerous situation. Response 3: According to the King County,accident history pages 5-8 in Appendix F in the DEIS, no significant accident pattern or problem exists in the site vicinity. Comment 4: However, lowering the speed limit to 25 miles per hour on May Valley Road and 148th would be mitigation. The Environmental Impact Statement and/or the hearing examiner needs to offer this reasonable mitigation. I Response 4: The speed limit on both 148th Avenue SE and on May Valley Road are 35 mph. Both of these roads are classified by King County as collector arterials. Comment 5: A related question is why only one ingress/egress to 148th Avenue SE? Could not , the proposed subdivision be connected to the stub roads in the Summer Wind _ division immediately to the west? Response 5: The comment is acknowledged. (See Kendra Hyatt's testimony, Response 11). A fire access will be provided via NE 20th Street in the Summerwind Plat. •I Comment 6: On page 17 the DEIS makes light of the vegetated swale on the Stonegate property. The DEIS states that 'peak runoff from the off-site plats (namely the first phase of Summer Wind Subdivision and the original Newcastle Terrace Subdivision) are controlled by their detention:system flow controls'. This is incorrect. It is a well documented fact by both King County Surface Water Management, the City of , Renton Public Works, and local residents that the surface water runoff systems of , these subdivisions do not work adequately. Response 6: Your comments regarding the adequacy of the Summerwind drainage system has been noted as part of the public record. Stonegate Final EIS 249 ' I r r Comment 7: The DEIS states in Appendix C on page 2 that SWM has no complaints regarding drainage problems in the 1985-1990 time frame. This is 1993. I ask that you check with Jim Kramer or Rick Rutz of SWM or perhaps,King County Council Person Bruce Laing,all of whom, in 1990 and 1991, hosted several well attended public meetings concerning May Creek flooding and erosion problems.) Response 7: The record search only covered the area of May Creek between 148th Avenue SE and Coal Creek Parkway between the years 1985 and 1990. The flooding of winter 1990-1991 may not have been part of that record. The FEIS has identified and discussed the known complaints about drainage in the vicinity of Stonegate. The reports and comments are found in the letter from the IGng County Surface Water Management,dated May 28, 1993. Comment 8: Page 11 (of) the DEIS states that within Segment 2 of May Creek'the channel is in equilibrium and appears to be neither downcutting nor aggrading'. As a ten year resident of that segment of May Creek I can testify and provide photographs that the creek is meandering (changing course) and the channel is cutting deeper and deeper. Most of the latter occurred from 1987 after the development of the Summer Wind subdivision. I am intimately familiar with one 150 foot section of the creek bottom (grade?)that has dropped at least 3 feet since 1987. Response 8: Appendix B of the DEIS describes some of the (1991) existing conditions. 'The channel equilibrium is maintained by a number of factors. Downcutting at the niche point is limited by the relatively unerodable overconsolidated glaciolacustrine deposits, the absorption of erosional energy by bank contribution of significant quantities of course grained sediments along the reach between the bridge and the BPA power line and the permanent base level control, consisting of a gabion basket channel wall/spillway system beneath the BPA power lines. The man-made niche point below the power lines is a major energy dissipation point in the system, as indicated by significant bank undercutting and coarse cobble bar deposits upslope. While the niche point successfully controls upstream gradient, it produces a plunge pool and cobble/gravel bar downstream; the net effect on the overall system appears to be minimal. Downstream from the power lines, stream equilibrium is controlled by slope processes. Large landslides move downslope into the floodplain and in some locations block the channel, causing the flow to be diverted laterally. During periods of high runoff, May Creek erodes the toe of these features, straightening the channel and improving flow efficiency. New small scale slope movements occur as pressures develop along stream channel margins. These movements are eroded away almost immediately by high stream flow, leaving the scarp as the only remnant feature.' This description seems to more closely match yours. However,the study appears to find that the conditions in this segment have reached an equilibrium. Your comments and concerns regarding May Creek the erosion and channel movement are noted for the public record. Comment 9: The DEIS states'the attenuation (of this ditch/swale) is negligible. (page 17-18)This is incorrect. The storm water runoff over the Stonegate property, especially when it over flows the banks of the open ditch, is both temporarily detained, slowed down and to some extent biofiltered. Routing these flows through a pipe system and discharging directly into May Creek will have a significant adverse impact on the already serious flooding and erosion of May Creek basin. Response 9: Please refer to response 12, Mrs. Julie Bonwell's letter, and response 11, Ms. Kitty Nelson's letter. To address concerns regarding the tightlining of the Summerwind drainage a potential mitigation measure has been added to provide a grass lined swale prior to release of the tightlined runoff into May Creek. (See Matrix and Water section of FEIS.) Stonegate Final EIS 250 r , ' I VI. REFERENCES Brown,E.R. (tech.ed.). 1985. Management of Fish and Wildlife Habitats in Forests of Western Oregon and Washington. Part 1 -Chapter Narratives. USDAForest Service, PNW Region. Publication number R6- FBWL-192-1985,Portland Oregon. David Evans& iates, Inc 1992,Environmental Study of Environmental Communities, Wildlife and Fisheries on the Stonegate Property. March 23,I1992. 1992. Impact of Stonegate on Unnamed Tributary to May Creek 1992. Stonegate Preliminary Plat,Drainage Analysis for Leavitt Companies. March 13, 1992. 1992. Stonegate Preliminary Plat Off-site Drainage Analysis-Level I. 1992. Stonegate Soil Loss Calculations. Dunne,Thomas and Luna D. Leopold, Water in Environmental Planning,W. H. Freeman, 1978. GeoEngineers, Inc. 1991. Geotechnical Consulting Services, Review of Stonegate Preliminary Plat Off-site Drainage Analysis, King County, Washington.Jule 24, 1991. I I� King County, 1985. King County Comprehensive Plan.'April 8, 1985. King County,King County Sewerage General Plan. IGng County Planni g Division. 1991. King County 1990 Annual Growth Report. King County Planni g Division. 1990. King County Wetlands inventory Notebook,Volume 2. King County Plannipg Division. 1983. Newcastle Community Plan,December 1983. RH2 Engineering. 11990 of Renton Comprehensive Water System Plan. March 1990. City Terra Associates,Hydrogeologic Review -Proposed Plat of Stonegate,King County, Washington. (Project No. T-2145), November 30, 1992 Transportation Planning &Engineering, Inc. 1992,Draft Environmental Impact Statement Transportation Element.October 23, 1992 U.S. Department of Agriculture,Soil Conservation Service. 1978,Soil Survey of King County Area, Washington. Washington Department of Fisheries, 1975. A Catalog of Washington Stream and Salmon Utilization, Volume 1. 1 Stonegate Final EIS 251 VII. DISTRIBUTION LIST Federal Environmental Protection Agency United States Fish and Wildlife Service Soil Conservation Service Indian Tribes Muckleshoot Tribe State Department of Ecology Department of Health Department of Fisheries Department of Natural Resources Parks and Recreation Commission Department of Wildlife Department of Transportation Green River Fish Hatchery Office of Archaeology and Historic Preservation Washington Environmental Council Washington State Energy Office Regional Agencies Puget Sound Water Quality Authority Municipality of Metropolitan Seattle Puget Sound Air Pollution Control Authority King County Environmental Division Surface Water Management Development and Environmental Services Public Works Division Transportation Division Seattle-King County Health Department Public Safety Department of Planning and Community Development Cities Renton Planning Department Stonegate Final EIS 252 Utilities Water District#90 King County Fire District#25 Puget Power and Li ht , Washington Natural Gas Seattle Water Department Schools I' Issaquah School District u Libraries IGng County Library System Fairwood Library Issaquah Library Renton City Library ;! Others W. E. Horne John Affotter Michael and Claudia Donnelly -� Kendra Hyatt 11 Mary Keech Bill Robicheaux Randall Hayes Jima and Julie.Bonwell I Dwayne Randall George Hayden Jean Rollins ;_ Dennis Noland Andrew Duffus- Billy Redmond Johnny Gillingham - Laura Gannon i ( i; +I Stonegate Final EIS 253 VIII. APPENDICES Appendix A City of Renton Letter (dated 10/7/93) Appendix B GeoEngineers Memorandum (dated 10/15/93), David Evans &Associates Memorandum (dated 10/20/93), and David Evans & Assoicates Letter (dated 7/22/93) Stonegate Final EIS 254 1 �i'' '� APPendix A '1 ''��`' CITY OF RENTON - Earl Clyr>?er, Mayor Planning/Building/Public Works Department Lynn Guttmann,Administrator Octob r 7, 1993 1 • Mr. Ri'hard Hudson • a ,, II ProjectPlanner —[. n � Development&Environmental Services �' King.Clounty Environmental Division r a ' ' 3600- 136th Place Southeast • r' j '�� Bellevue,WA 98006-1400 • `' cn Cl L? I - SUBJ CT: Draft Final Impact Statement for the Proposed Subdivision of Stonegate(#S90P0068) i Dear r. Hudson: I 11 . Pursuant to our phone conversation a couple of weeks ago I am following up with a letter outlining our concerns about the consultants response in the draft FEIS to the City of Renton's earlier comments to the DEIS for this project. As I no ed when we talked the City was very concemed that the draft response to the City's comments were being dealt with to a large extent with"Thank you for your comment"responses. WAC 197-11-560, FEIS response to comments list possible responses to comments received on an EIS. These include:modifyi p g alternatives, including the proposed action; developing and evaluating alternatives not i previously considered in detail by the lead agency; supplementing, improving, or modifying the analysis; making factual corrections; and/or, explaining why the comments do not warrant further agency -- response, citing the sources, authorities, reasons etc. for these conclusions. "Thank you for your ; comment"does not appear to fit any these possible responses. Of particular concern to the City of Renton is the response to Comment 5 from my letter of June 2, 1993. In that letter I stated: I I 1 , The area that this project is located within would be designated as Aquifer Protection Area Zone 1 2 when it is annexed to the City. The use of septic systems is not allowed within Zone @. We fare concerned that the development could contribute to the degradation of the aquifer if the sceptic systems were to fail at some time in the future. We believe that the option of developing this site at a density that would allow for the use of a sanitary sewer system should be 1 ipivestigated. Although this would confli1ct with the density options considered by the proposed } zoning for this area,we believe that EIS could be the format to review this conflict and determine v'hich of the policies should prevail. Response: ' G Thank you for your comment. Connection to the sanitary sewer system is possible, but would V require annexation to the City of Renton. The project proponent requested such an annexation, but the City determined it did not want to extend its boundaries to include this site. In a City letter dated September 15, 1992 .from!Mary Lynne Myer to Kamuron Gurol, Senior Planner - regarding this project Ms Myer stated: I' I Because the proposed subdivision is outside, of our City's boundaries, we cannot regulate its I development. However, the area is with the, City's Tentative Growth Area boundary, and could potentially be annexed to the City within the next 20-year planning cycle ending in 2010. 200 Mill Avenue South-Renton, Washington 98055 i THIS PAPER CONTAINS MIS RE YCLED MAT ERIAL,10%POST CONSUMER i 1 1 1 - VI,WUCI !, I Vu.., a. 'Page-2 Our records indicate that Donald Leavitt appeared before the Renton City Council on February 11, 1991 and noted that a previous attempt at annexing his property to the City had failed. He again asked the Council about annexation of his property. At that meeting the City Attorney cautioned the Council that because of the Appearance of Fairness Doctrine the Council should not pre judge the annexation issue. The Council did appear impressed, however, that the number of units had been significantly reduced from his earlier proposal at the time of his initial annexation request. The City's attitude about annexations has changed as a consequence of growth management. The City has now established an urban growth boundary which defines the limits of future annexation areas. Any or all portions of unincorporated territory within the sphere of influence can be annexed into the City. Although the sphere of influence boundary is still open to negotiation with surrounding jurisdictions and the County, the Stonegate site is not only well within the City's proposed Sphere of Influence, but also its Urban Growth Boundary. As a consequence annexation is quite likely. Potential Annexation Area Policies contained in Renton's Interim Land Use Element of the Comprehensive Plan, adopted in June of this year clearly support such annexations: Objective AX-1.0: Support annexations of county areas which are urban in character, or are logically served by the City due to drainage basins, boundaries, the location of aquifer recharge areas, community separators, or other environmental constraints; and, Policy AX-1.2: The City should encourage annexation of all territory within the Urban Growth Boundary. Specific annexation proposals should be evaluated against the annexation criteria outlined in Policy AX-1.4. Criteria contained in Policy AX-1.4 include: vacant lands subject to development pressure; lands which are available for urbanization under county comprehensive plan, zoning, and subdivision regulations; and aquifer recharge areas. In addition to these supporting objectives and policies for annexation, in a letter of June 16, 1993 to King County Executive Tim Hill, Renton Mayor Earl Clymer wrote: We have been consistent in our discussions and decisions regarding the development of this project and the designation of the urban growth boundary. On April 5, 1993, the City Council passed Resolution 2960, which identified the urban growth boundary jointly delineated by the City of Renton and King County. The Urban Growth Boundary included the Whitegate [and Stonegate] area and designated it as an "urban separator" (Low Density Single Family). Thus, to reiterate, the City of Renton's recent land use development and annexation policies support annexation of the Stonegate site because it is on vacant lands subject to development pressure, because it is comprised of lands which are available for urbanization under County Comprehensive Plan, zoning, and subdivision regulations, and most importantly, because it lies within Renton's sole source aquifer recharge area. Again, the City of Renton believes that the option of developing this site at a density that would allow for the use of a sanitary sewer system should be investigated and addressed in the FEIS. Under the City's recently adopted Single-Family Low zoning, the project could accommodate a total of thirty-eight dwelling units. These units could be clustered in groups of up to six units on lots under one acre, however the maximum density for the entire site would remain 38 DUs. Cluster development and sewers in lieu of septic drainage fields would likely alleviate many of the impacts that would result from the otherwise excessive clearing of the site. Storm water runoff requirements should be reduced as would impacts on wildlife. .I I - Page- 3 ,I 1 Regarding the sew r extension issue it appears that this might even occur without annexation. , According to Gregg Zimmerman of this department, the City Council will consider such extensions, on a case by case basis, exending on the urgency,the public interest, and the.mitigation of potential adverse - impacts to the City's�EPA designated Sole Source Aquifer. When extending sewers outside the City,the Council typically requires that the property owner enter into a "No Protest Agreement for future annexations"with th17 City. This would apply to all subsequent owners of the subdivision. . By way of this letter i am also transmitting our comments to the other draft responses to our comments in .the draft MIS. If I can answer :, of your or Mr.Leavitt's questions please feel free to give me a call. -' eiy, li., I' Donald K Erickson,AICP !' Principal Planner - I; I . i 1 . 11 • 'I i . • • • 1 Appendix B Geo`;j;'- Engineers MEMORANDUM Redmond TO: Mr. Eric Evans, Leavitt Companies FROM: Janet H. Curran William R. Cleveng DATE: October 15, 1993 FILE: 2307-001-R07 • SUBJECT; Stonegate Sediment Yield This memorandum responds to your request to describe the size and disposition of sediment exiting the detention/retention pond at the proposed Stonegate development. This information addresses a request . from King County SWM in their letter dated September 21, 1993, We presented the estimated trap efficiency of the proposed retention/detention pond in our memorandum dated July 2, 1991 and the disposition of stream sediments in our report dated June 24, 1991. Calculations show that the pond will trap particles larger than 0.0066 mm during a 2-year storm; 0.0087 mm during a 100-year storm. Smaller particles will pass through the pond. ASTM (American Society for Testing Materials) defines particles smaller than 0.075 mm and larger than 0.002 mm as silt, and particles smaller than 0.002 mm as clay. The sediment that will pass through the pond during a 2- year storm will include all of the clay and a portion of the silt. A larger fraction of the silt. and all the clay, will pass through the pond during a 100-year storm. Particles of this nature are often termed "washload" and remain suspended in the water column for extended periods of time. The results of our analysis showed that approximately 96 percent of the suspended load will be captured by the pond during the 2-year storm and 94 percent during the 100-year stoma. This represents a statistically insignificant addition to the stream system. In our opinion, no impacts that are distinguishable from natural conditions will result from the fines that pass through the pond. Silt and clay exiting the pond and entering May Creek will be carried through the system with the natural washload of the stream and deposited in Lake Washington. We trust this meets your present needs. Please contact us if you have further questions regarding sediment yield from the proposed Stonegate subdivision, or if we can provide additional services. OCT 15 ' 93 2: 50 206 861 6050 PAGE . 001 ' - Appendix B • MEMORANDUM ,"! TO: Washington State Department of Fishieries FROM: David Evans and Associates, Inc. 415 118th Ave SE Bellevue, WA 98005 . • 1 i ,I DATE: October 20, 1993 RE: Description of fish collection by electroshock sampling on May Creek, near'148th Avenue SE, King County, WA. -_ On March 30, 1992, fisheries biologists from David Evans and Associates, Inc. used an . - electroshock device to collect fish from May Creek for an approximate 300-foot length of _ stream downstream of the 148th Avenue SE bridge and a small tributary to May Creek that - flows through the proposed Stonegate subdivision. The fish were collected under State of Washington Department of Fisheries. Scientific Collection Permit number 92-16. The electroshocking was undertaken as part of the EIS prior to.the proposed development. The streams were sampled to determine the presence of,species incidence,and relative abundance . of salmonids. The electroshocker was used to collect, fish from pools. The fish were briefly stored in buckets for identification. All fish were released alive after the fish were identified and measurements were recorded. , The Wildlife Collection Report (attached) details the fish collected. ! 'I 1 DAVID EVANS ANDASSOCIATES,INC. 1 A PROFESSIONAL SERVICES CONSULTING FIRM OFFICES IN OREGON,WASHINGTON,CALIFORNIA AND ARIZONA 415 118TH AVENUE,S.E. - BELLEVUE,WASHINGTON 98005-3553 I ! j (206)455-3571 FAX(206)455-3061 ! i . 1 j Appendix B July 22, 1993 DHLX0035 Mr. Eric Evans The Leavitt Company 301 - 116th Avenue SE, Suite 570 . Bellevue, Washington 98004. R�04% Re: Nesting Bird Survey on the Stonegate Property `%�j7T• 19 �U< 23 �� • y.� Dear Eric: CO, §-)Ca David Evans and Associates,Inc.(DEA)conducted a nesting bird survey on July 21, 1993 on the Stonegate Property located near Renton in King County, Washington. The survey concentrated on the identification of pileated woodpecker and red-tailed hawk nesting activity because both species have been documented on-site and both are considered priority species by the Washington Department of Wildlife (WDW). Methods Transects were walked throughout the forested portion of the site to survey for red-tailed hawks, pileated woodpeckers and evidence of nesting and suitable nesting habitat. Other birds and bird nests observed were documented as well. The transects were spaced so that the entire forested area was visible during the survey. These methods are described in Raptor Management Techniques Manual (Pendleton et al. 1987). In addition, recorded pileated woodpecker calls were broadcast regularly along the transects in an attempt to elicit a response or approach by the birds. This method of locating pileated woodpeckers was adopted from Bull (1993). Results One red-tailed hawk was observed flying overhead,but it did not remain in the vicinity of the project area. Red-tailed hawks build large nests of sticks,typically located high up in one of the tallest trees that affords a good view of the surrounding area. No nests with structure characteristic to that of a red-tailed hawk were located during the field search. No pileated woodpeckers were observed or heard during the survey. Pileated woodpeckers require large snags for nesting,typically snags greater than 27 inches diameter at breast height (dbh) and over 87 feet tall (Rodrick and Milner 1991). Minimum nest snag size is 'approximately 18 inches dbh. Pileated woodpeckers excavate a new nest cavity each year in a hard snag, and do not utilize the same snag for nesting that has been used for foraging. This habit requires a large continuous supply of suitable snags for pileated nesting. Eight snags 18 inches dbh or larger were located on-site. Seven ranged from 18 inches to 26 inches dbh.•One snag measured 60 inches dbh but it is in the latter stages of decomposition. DAVID EVANS ANDASSOCIATES,INC. A PROFESSIONAL SERVICES CONSULTING FIRM OFFICES IN OREGON,WASHINGTON,CALIFORNIA AND ARIZONA 415 118TH AVENUE,S.E BELLEVUE,WASHINGTON 98005.3553 (206)455.3571 FAX(206)455-3061 Mr. Eric Evans j July 22, 1993 Page 2 i Four of these eight snags, including the 60 inch snag, have numerous pileated and other woodpecker excavations, thus rendering them unsuitable for pileated nesting. The remaining four snags a peared to have recently died and have no sign of woodpecker activity. These four snags nay be suitable for future nesting. Fresh pileated excavations were observed in i' 1 one smaller snag. No cavity excavations that appeared to have been created this season were observed in ny snag. ICG5 Two unoccupied nests constructed of sticks were located during the survey. They were estimated at 18 inches diameter and were built Douglasfir trees below l ,� next to the trunk of ,' the canopy about 40 feet above the ground. These nests are characteristic of those built by i sharp-shinned and Cooper's hawks and common crows. Sharp-shinned and Cooper's hawks both prefer to construct new nests each year, but they sometimes will repair old nests. Neither species is classified as a priority species by the WDW. _ � Conclusion Results of this survey and the habitat evaluation conducted by DEA in March 1992, suggest ' that pileated woodpeckers and red-tailed hawks occasionally occur on-site, however, recent j; nesting activity is not likely to have occurred.i'On-site activities are most likely related to II, foraging and hunting. Red-tailed hawks and pileated woodpeckers may also perch and roost in trees on-site at various times throughout the iyear. i' Future nestin , could occur on-site since suitable habitat is present, albeit limited. Pileated r 11 woodpecker and red-tailed hawk nesting is more likely to occur in larger, less disturbed natural areas nearby, where more suitable habitat is available. If you have any questions, please call me at 455-3571. i' Sincerely, DAVID EV/A/NS AND ASSOCIATES, INC. %-tat A---- , . Bret Forrester I Wildlife'Biologist I i', 1 ' DA\ID E1ANS ANDASSOCIATES,INC I ENGINEER.SCRVEY RS.PLANNERS.LANDSCAPE ARCHITECI�.SCIENTISTS ' - • References Cited Bull, E.L., and R.S. Holthausen. 1993. Habitat Use and Management of Pileated Woodpeckers in Northeastern Oregon. Journal of Wildlife Management 57(2):335-345. Pendleton, B.A.G., B.A. Millsap, K.W. Cline, and D.M. Bird (tech. eds.). 1987. Raptor Management Techniques Manual. National Wildlife Federation, Washington D.C. Rodrick, E., and R. Milner (tech. eds.). 1991. Management Recommendations for Washington's Priority Habitats and Species. Washington Department of Wildlife, Olympia, Washington. DAVID EVANS AND ASSOCIATES.INC. ENGINEERS,StRVEYORS.PLANNER,.LANDSCAPE ARCHITE(.1S.sCUEN FINIS