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LUA97-110 Volume II of II
ti. Par \Cs #-Recovd Ms. Laura Block Mr. Jim O'Donnell Ms. Rita Bailie 415 South 51st Court Talbot Development Partners 20607- 101st Avenue SE Renton, WA. 98055 1326 Fifth Avenue, #703 Kent, WA 98031-1569 Seattle, WA 98101 Mr. & Mrs. David Hilt Mr.Alun Vick Mr. & Mrs. Alden Olson 9215 south 198th Street Ms. Judy Wright 19801 Talbot Road South Renton, WA 98055 17913- 108th avenue SE#305 Renton, WA 98055 Renton, WA 98055 Mr. C.W.Algie Mr. &Mrs. Robert Jensen Mr. Tom Malphrus 19816- 95th Avenue South 9223 South 198th Street Friends of the Black River Renton, WA 98055 Renton, WA 98055 18713- 102nd Avenue SE Renton, WA 98055 Ms. Cynthia Lamothe Mr. Edwin Lutz 255 Seneca Avenue NW 440 South 51st Court C-202 Renton, WA 98055 Renton, WA 98055 I - N 00'43'24"E VYe• 993.19 /''-- 1/ 1 i / -'-/' flik \t ... _ ..i,;MHO _. .,-,,,,, . , a ...i. . Al , .. ito 4,P I. 'IL , , _le, -I,. ,___--..--------,. 1.6ft. . . it r:'.0 J 1111 IIIIIIII F�,� � z N. \ s air ; pill* - lit' 'an ' it".4\ vorepat \‘‘, ilt 1. eti,,,77 /gal J 1! I ! . 176 Val* \- --:1-'n' e- _ -0: 6 \ \ Witill. 1111 ff.** 11,1111.,...pik \ NE„ i tp as ', \ OOP \ 111111 oilk *.' , Intim gl �' I E --_- 1 II 1'�i Ibli ;, 06 ♦ 1' 11 17-L i1' I-1`3'J gmar i IN .611 i I E -J CI•`•• `••• , —� ' 1 7- g • 1 \\ 4444\ _, ---10\lik \ k\ ,: ' . -‘`,1$0)(t... V* \ \-.- - 1 I-A 1/ ' 1110- . iim.fmr- r—r---=--1 :: 13 F: -----\ -... 410,1,4# I C:C4 go- =II i j- /kik..?.. 1114 %SIP L.— L7I! ' I11 ) � I I , r O n €�s . II I _ ___ sie ) " \\__I 1---1 --- e• 1 -DM , 1 , Z= 1 I A e_, .—...5 . ;., . Sift / ,_____" / 1 SI II t 7 / ' ' t --- 1 i L__JI .WWII ' 1 x 11V ,7 „ '/ i - , f ; J 6 I I I. I. - + +1 10, 3' / I _ ' +I / r-'� N 000.00 E N 00'29'59"E 212SI L ,II ,I: L T J/ % F I z • 1 �� z 0 ■■ , Mr ■■ 1I I JI P. lj:----. L- • \\\�'1'CI-T I�cJ - 1 E S_2' WI--- N E !� IE I 21111 IWI;N 1161111 liiil 1 ,1IIII Itll If 1 $ b LtPJLl:, _ L�L1pJ N 00'12'55"E 46'1.01 '16,13 �6 O•.0 N 00'29'59"_E N-6O'29'59"E - - ITa Ibot Rd South R CF8 _... ...-ONEN -4 6Q SIJr '§' 0 °II O $ o I Ur DATE AUGUST J 1998 SHAOO VV PLA 7" J 0/000"s Da1E ',"D t`' V m DESic0EDGJ.KRUEGER 1�^t'• TALBOT ROAD 17. 49, -,DRAWN T.L.KENDALL '�!I•'i •[s :,_ =R000ED — BURNSTEAD CONSTRUCTION CO. Planning I.++.m^A�N.ES"b2OO ° .. - _-__ N s V +� l215-1207N AVEN.E. SU17E 201 Engineering 8a$-78Ballav 1(4 )8 Washington 99007 `� µ� GJ.KRUECER Surveying (128)888-7877(425)8817983 Fax Si eee�ec•vwrvncE" BELLEVUE,WASHINGTON 98005 • • - - — - SEC. 34 TWP. -23 N., RGE 5 E.--W.M. L_ w 1 8 rt 3T...1 ro g4�° A 2 e,-v 8 / -.�_�` SCALE: 1" = 100' •ri "'s•{tAleiglin \,\, ,, I• ,",,,.1,. ~ L,'', •y �. I =I'u i'j,;1 OPEVI(PER —JfJ7f ISell\ 8p.. I'll 'I1.j': TaL I2Cei u+-r Ww a e ._ -- • _i! \'k_' ,-'.i • I-' "",; , •. "t-i' - t i�l' BNGINEER/SURYEYOR/PLANNER �En 7 / '% I, ?/ w i 1'� .. _' ;'.'..'• \- ---I `'i Y,.' DOEC•EngLm•.Inc. Z • I /. r r.) { r • - -• \.\'77 i7. _�i� ''•_.:.—$°: I.,. i1i ,I - e I05-I uiA a9v'a Sulu roo Wp m .. ,/j � \ , - - H 1<fX• ...I'\ I .:\\:'% • a ,T - P r :,.,•\'• e T , ` J m '"._ •ram\-...IIH\ ^ ^r , •. .LEGAL DESCRIPTION • 'I( ( . j,�''`.; ? ,\•'\ 1 • �i\ - _ `� __�_, 11l PARCEL A. \• \ 1:,t )-,.,...,i I 'i'',','- THAT PORTION OF NE BOIN HALF OF THE NORM H.,6 THE Q .:,i a '\`s,••.. ' /' I,1 1 ''i • • 1 1 • SOUTHEAST(WARIER OF SEOnW 31,TOINSNIP 23 NORM.RANGE 9 ��!•e\\\'"•�., j\ 1 ,\ '� �`. k1 I•� EAST. NCO.0N0',KNouN A.TIE NNT- TLCN ROAD.(ALSO CF IQ♦a Il As / ~ .]I I• ROAD ROAD,AL5D KNNN As 96TH AVEHE BNIIO `, . PARCEL Ds O` III � \ - \ ) `-1�' MAT PORTION OF THE NORTH HALF CF THE ONNI NAlF 6 THE ��1 �R, I' • -- ' '• 1'- _ :-- - HORNIEST QUARTER CF TIE SOUTHEAST(WARIER OF SECTION 31, J % \ 1 ;� ',,,\/,''! T C I :i TOWNSHIP]3 NORM,NUNN 9 EA3T,W'L N NAG CONIY, IL V--ro •. I "��?t_\ IW YHINGTOIy LTPG YESTEFiY OF THE YEST M%N 6 KING K O N°I;I % 'j.J/%�%%/F i ,/ . I , '' ___ C(MY ROAD NO.BO-g10uN AS qM-RrM(1 ROAD,(ALSO 1.01.N Q V I ! .. r::I. �-.- — AS SPF�H'-ny-v WAD,ALSO KNOWN As 96TH AtiF]UE SCONE z r::. ,.y,: •,(: m o 1 i • .V�1�•\:;`�N'''W.f,, :. it I '' -••• tltl ENCEP!TNAT PCRTKN THEIE6 DESCRIBED AD FOLLGVB. CC CC CC CO Z 2 ..2``"' L' 1 I I ``` f ( BEGRNNG AT TIE LEST PIN SON OF KNG ID NCR WAD NO.AD AT RB CO N N ( ./. rN ev.•K.•w _-�'`'..,,> •-, I INTERSECTION ON NE NORTH Lu+E c SAID NDRrH HALF(s THE Q F� ¢3 I / ( 1 ,I•... .,/ - I • SOUTH HALF OF THE HORNIEST(WARIER CP TIE SLwHffAST ..., • QUARTER CF SECTION 3S THENCE NSS33',tw.ALONG SAID O O %III NORM LFE,A DISTANCE OF TOG(FEET,THENCE SW 7999w, m U • .- -.- , .•, PAps•,FI LLIN CENTERLNE CF SAID KING COINTT WAD TN.SO.A DISTANCE CF 0000 FEET/THENCE 9593302•N PARALLEL LNN Z 1 w....e. RE HORN LNE OF SAID tlBDMSIO(21000 FEET TO THE LEST Q y W _ MARGIN OF S.LD WAD NO.SF THENCE NO0Y]'99£,ALONG SAID \k 0 • ITTPyADISTANCE 600�T£ET TO THE FONTS 26112.. ...1 e� Oil� jrp. \ PARCEL G W IW 4YLOT],AB DELNEATED CN CRT CF REM(i SHGRT PLAT NO.399-19 RECL�ED BIDER RECC•IDING NO.SOOSG9001 DENG A PORTION 6 9 I 9• VERTICAL CONTROL I BMH HALF CF TIE NORTH HALF CF THE NORiNIE9T C31NiTER . (n.OF RENT.CCMWL g THE SNN EAST(LERTER CF SECTION 31,TOINSISP 23 NORTH, RFNT STATOR Nl EER Dll-ELEV. BA.IS, RAINS 9 EAST,DT'I,N KING COW,.WA&INGTCT(LING LEST CF j " • R 021•03.T0 CON,WAD NO.SO,INN.AS KENT-RENTCN WAD,(ALSO KNCVN CO STATION ISIT- AS SPRNCNRO K WAD.ALSO KNOIN AS 96TH A3ETLE SCAM.. (SEE VICNRY Mar) i p 1ral yip SLOPE ANALYSIS a oases a Es • ` �,��• _ _ $ �� 29- C Y 3 Yu �1,11 � KNIT���� • '. \ we�.9.'A uw uc.i _ — — AOx. W iz _ I f w n w....•, I m.e• E e SHEETO OF VICINITY MAP 2 2 oNn94172 EN • • • /\ C.l C KWO KTH IMOLA 1 MP WU ara v FRONT ELEVATION - RECREATION BUILDING SCALE:I/8".I'-0. 1 1 4 Y _MI_ , , 71 1 I 1 .- 1.11.1 i �� LEFT ELEVATION 3 1N SCALE:I/B" I'-0" ❑ ;•7• ' '� ,� AI ll Fll pr:i ft CI r--- ono fq;1--11-1-_n_ _ 0 0 c____\ REAR ELEVATION Z SCALE:I/8".1.-0. FLOOR PLAN b O. SCALE:I/8".I'-0" d 2S89ID S.F. `- PA d \ fl = __ - ( d as q RIGHT ELEVATION SCALE:I/e" 1'-0" • cOKWORTH • . , .=.--. -,isi DI M.D.-7MR-Elm C It-WHINALIE RI.:1 p E-1.7:0 m ETR E_ "C\■ . IinIi M ❑=❑=❑1 I■%ice\-n=❑1 I0-n=ouo Do -- ,--- , 1 I❑m❑I I❑ 0O Door-•-:;;—®H ®-;u� _ =,00=n 00 0■000000 0 IF 13 IR IF FRONT ELEVATION - TYPE I P SCALE,1/H.=I'-O• Z - rriiiii. I ) -Allialliin ' " .--"'"7 -=' r". 7-- -. Ma 1=1 -.M--...--.1 1 --- -M-- . ET-=-- -- ------- El 17--- ,----\ I rx v 17 — .-7--. . ----.11.E2011 I El All P O 41110-ii: L. LEFT ELEVATION RIGHT ELEVATION R �•-•b• W - ----Z �' a ... � -®®r nuIn m REAR ELEVATION x,�.ire•.,•-0• 414 i--_-,i, i"I I A . V' IL ' ' : q 1 —11iri fil nuurill• iIIH iii mi�immiil �I .!' I A w mar i, i 1 1 11 1 •g i li —Iri AEI En' imps m—I.az wa— L FL u` m I'll-mrirAizbcpr-N --Dcp/u1 _ .., _ v-NyTID-7 ,ri BURNSTEAD CONSTRUCTION ° x 1Iij lllllllllll •. 101mmini113L J _� ".• POI1 n�xil j ..� s 11111111 IIII Illo oloo 1111111111111IIII1 ,nilj IL ® .0 TicIl�plllllll�:_ ❑® IIIIIIIIIIIIIIIIII ■mimn.,nmo .. IWIIII®I11h .. :::W i1 MI ■■■® HUM _LEI IIIIIIIIIIII111111III L'::1 I, •••® IPP i! 1!!1 ••F II IIIIIIIIIIIIIIIII V111111111111 Elllllnllllnllllllllt Ilmlll: mmmmnnm n, IIIIIIIIIIIIIIII• mwlmlul�- ' ■I:JIfflhIIIIIfflLII" � ■:�.— mark• mom Ivu __ I�r,: . ■u o IOU I' MI IIL.r-.....•.I IIIIIIIIIIIIII ,I IIIIIIIIIIIIIIIII 011._3 'g1 I I n ;: IIIIIIIIIIIIIE 1111111110 101 L9DIIII o I■... ■:Ine +n i. 'lll ll . ■, tha I I_ AIIIMIInl6 M I0MI' mnnnumml' ma ■■ nmm� ., a' ■••® ■ lice ������WIIIII Ilh, • :::® ■um:: ItlMMI111111llllll111 I�.■ IY ■■■® IIIIIUIIIVIII1 M1 �; iii® C.lml E® IIIIIIIIIIIIIIIIII • it l-, llllolllllol111111� REE=IIi�IIIIIIIIII \ 1 VIVUIIIIIPIIm l� I III P 1I\ il I HE, / F 111111 IIVI I �•_a�• I InnIml I� idu . • _ _ _ € I',CDr-' BURNSTEAD CONSTRUCTION i 0 JOB NO,�,z a, ,.„> E. x • ' PR 1 1 f ' ' is dEri�:► — i t —'1 1 nit'idIM La:A=amp-i7 1 alma BBUleMBI II )III;IIIII1 E,I nl. ����-, i III 16 t in J � 5a wilmei ,1' ,N,_ I 1'II M1II11I111 E iI- 1 1 f 1 1 M i•iv'V 1 TI mi I lu i-61 717 1. , _� li�==i 1 s , iii I =Kill„ r r1 --- r-°Al3(yI ] c[) 11D v-NYZDE l]l , z BURNSTEAD CONSTRUCTION s ° .� ara,.19ae x - —_- •' , •. . ..„ ' - • . .- ,_ .. .:: •... . _ .w _j_ , .___. „,,,-=.1!_F••i--- --,. ./CKWORTH `-t. -. - . , \ t...1.,Ittettrwtt, out: (..)4.43-1181 9..1,48-8008.- MI -' - 1; ;GENIE-1g lil-muulffi,IHNIWN — ilin[i]lia" '- _i n-s•.T.----m. -.', -A1 --,- -7 .-- _-11=2:7-------4-s.,......... L-------it, mi :_, r.:-. i"'2.1t1 Trl EIMESEa 2..'........= m m ....----- .-• .r.:inictir.:1=1:::iotilmj g:. L, ,•-• .. ..,. = " .g.........g.4;IiI;I:i Li EMI'..- -9.U1-'_ =DIM;'. E 00 M'it ...M I I ! f E••••.-701 1.=•!---.11 MI-l 'IIl 1-i -g-Vg II FI=D=1=D.=g onion i- i FRONT ELEVATION - TYPE III II ,_- ' SCALE: VS," = 1.-g," 1=1 0, 8 17-,-71 1 J G=1 " i 1 --....,.r. , ii ri 1 10-!_ it=9 — ..\ -- -=:. . o G) g LEFT ELEVATION RICII-IT ELEVATION .44 L) c--- SCALE: VS" = l'-0" . SCALE: VS" = I'-0" k..._.3 (:4 i 1 Cn Z P 0 L..(--- ..oal. A6._ ._....) . --E"--E1.1 a-NE-.G11•4".'71==_ .00___..= Cn D7EHEEEIME &-..--- - -11EEIEBEn-inni= GI Z mouD-ma- w_, mILIo.....mr.-'-i-1-----__,-=---=..w..--mk--,-„ ,n-ii—og. "4---- W- ---4§ :61 - '1-11-1121 .=1 .....---km_d_mi .... . REAR ELEVATION SCALE: I/8" .1-__ 701 A' 7 ' r.ri iv ;1„,„ylmr,H 5 I 1 NI all 1 firtofimm 10 1,2: 1> t3.1;;IJnt i r 1,_0 1 iii TiUY1 ¼ ccce L - •' -ri © _ O L 1 IL11,,. -1 - - 0 [ 1111JI- A 111111;e a--1 I liffi .1 1 mime i ill ,i' . 111 ti ggzb- 1© +1111111kilnl D I ! • jec m2i6Dmi" -1■ zI amn 17 )=";"4.4)1 m wit I I �l I *Itilli NI g Ilk , Pi I diUMI 1 1611.0 1 lv l �JA ) P� Y I__ BURNSTEADll CONSTRUCTION b` °XI g .3 JOB NO.9042 06TOBEF1.1990 x • • J �� CKWORTH • I . w.,VAS..... �NE 11ILEERH=�I®®=11M ill.004°1 = ■ 11== 11"' 11 1 N'■l igagglill:®ii mil BE]1i.109 I! ' I Doll■ooIS ooltljIli r FRONT ELEVATION - TYPE Iv 71 SCALE: I/8" = 1'-0" P F I x 1 i. �I I ` m Z € �:41L., I'" ICI I�tlln_ ' c� IIIII �1IIII III, — IIIIII _ 3— Mil IIII Imo I � oo- iiiI .■ t17g El � 1 Ca __ ICI E1 I I I 10 - i®1—i �I I 11110111111 LEFT ELEVATION RICxNT ELEVATION L. SCALE: I/8" = 1'-0" SCALE: I/8" = I'-0" Q d - [=I C/] UI . 1 Z fel (■I�. ICI E -gooru ■■ c n■■=INE WIN _ v—-WI II � . ®� Mom®® 10DD"RIM Ei II .PFRFRO micro--"_!�uTL--------kl _ _I __ ._______, la REAR ELEVATION SCALE: I/8" = I'-0" p Qom!_� "—�,."„ ' j Fi 1 ...t�_. LS I MK RAZ 1 III CC rwwww. ---WA. _.g lk VIVIIW I :-.....71= -,,-pi&doi , . i ,I.,. ...I ...., __ ._„,...., ,F,:,g... _ . ,, .....,_ . lErli ''' I 1 7 -lir ,._:-/ . :, Rtin• il 1 , 1 n _ nu, cp ni I�•�r D1 Gi ill- a4 Drn __ m a v m - o ,������7 e - ,, tl H 1 Mira I AM 1 1 In XX li e i 1 Arm I> , Liiii i A: jjk. 7 I. T 1 I Z e 1 _ r I !■i`DL ri..rr LI s — 111 I•1 'J9 ' el�g�Il�ILi ro AuTiii Pli 11 1 RI 1 1 g 1 . 09 i ! I 1 1 ! 1 1 1&multi, __Ig .#> . . ,_,___., • ,. 4., • n It FD z Of Fz-y R gge Fig €f 9 ee eee e 8Y` � ° . lAIIKYIN Z- COAD rilNYID]-0 ilY gig BURNSTEAD CONSTRUCTION e ° 4 z JOB NO.9043 OLTOEE0.�,1990 4 .3 :x NI • GENERAL PHASING PLAN SEC. 31 TWP. 23 N. RGE. 5 E W.M. .... •.. d. !II ••!...',.. I !I I 1 1‘:.1•.\V \ I 'I VT') • ' . . 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'i b n z .1.•V'./..;; •' .-\\!‘• ___, I \-, t li -. ,,:i'. kti°- --i• "'VII.i 1 d.1 : I I . . .,....• •.-. ........2.--t--_-_17......-.1--._-_-___L-1._-_ZY..-__4.. ,_•_•:;••••;.•7 __•:7:,2 7.....•A c.;tn, ;; 9 t•''!:,4";',.,•;1 . _•••• ,,,.11---:; 17:7 ,---.---) 7-77;7.,:i p; '•' n'tryt.7.7--,ig/. , i ..;',.• 77.I':: . • ' . iii, - Lill% • ..,,t; 1 ; oc,•\.:.:, ;,),;.• .1. . , . ;-;,; "--\--___--1.;,---,,-.1 .,:,-,' SCALE: 1" .= 50. 'N . e ii`gitiT•ike.;_j- I[ . --,‘._.,--. ;t -.' _, .."!1:... I. <;1/, ,,... , . ,,.., \---- -----\-1 - .:7-F-,,. , .-\-1‘. . .-,t. 1\ *. '0 I . ..1 • . i ; '.1'.. ."ti•' -4 I ii.A /1•11 ; ; r : '•-••••••••-••••--- 1 -•-'1--.1 '-'.ir,. • ‘ '.. ,.'\ \-•-s\:',7. --, t. i;;)1 ' „ ; ,;, , • • : t•'il " , .h .kii i•;14 I,' 1 .1 • 1 , \.n. .1 ; . .... , ; ,1 II i. •-,....„. 1 1 , ) i' \ ' i -1 / • 1 • 11 t .' 1. ;f. 1 i : '..11 . " ':.:;i ,' 1 i u..1i. ... •\ C/Di.I l' • ) 1: .r. . -•..i'L :::\ 4. . /, \ , , i • .'', iri, j. 1 "4 - • - i' 4 iL - , 4"- . -I ) - . , .. IT 4-14.1 ek ‘,..1.0\ 1 ••!...,"_".2, ,./. . • .. •"I, . 1 I.. II ;1 i • . • 11 ,, ;,i ,. . ' . • 11V-it 1 1. ... • 4 . 41-•ev( t.'\,. ,, „....4,, '''''. '' ' •"\ • I' 1 I :I ' ,- . ..:•, ,......, III I • 1 1. ' ' • 'Hor II i 5 1 \,.<•,"-• •.s.,„.. ----,----'4- ;,, .•:I I ,, II . ' ,... : .,.I ' , I OWNER/17EvELOPER 1 Xi; il I i -2:pi _, ) I -:-. '• __- I; ,-, ) \ -,. . • 't - \. 1/5. , --., -;. .--• Al.,. - • P. n ' ""' i ' ' 1 i i 1' i um-co.••.....mc 6...'a. ) . :1, • Mellow.,110. SetWe. I 1-,', Y-----i ,) ., •:::• ,-.-' ,..-,. ...,,-...,..' •\,\.,-, . ). ,-11:P------- ,8'' ' 'N,3.E;52'' I i 1 1 i' ; fr,m.rg.v.::. „.°,4_..,,, ,z '.,„„, LO-.0.02: • • ''. • ' I 1 . : ' '• ill i,\ 7k•' ;, I' ' )...-- ..:-.-- .•_- 4---0 H- .:''''. I, /.), .• ENGINEER/5URvEYOR I .' ,....:.::::-.1::;,..?•::s.k..:•-4.-:.ii;40:::..-..1•06.-:;,•!•••:.• .•-• ;',7,1-r4..T.7 ..r'k.! i i -' '• • 1 ) Well 1....,•--!--, ...,. .__i--, DU ,t---r! •. )• I • ,.• '. ' • ..i .; 1 30,0•171 ol t 4174.44.•100 re••=11414-IMEMEN4•0175, 617,W.1ri.:..R.;:;.t:i.,:;•,if,,.....:.::.I':2::.::::.._1-. ! i:rr ,., --1 ‘ .....- _it i _:i... ('•!, . ,...1. .1!,...• •• 1 i .11.•.1; / . '•.. ..-,.. t 1' .: . P .1; r °•"7.7..7d5irr .,........-, Si .y.'.;',:.<':;TILP'1.':;•.?...7'7-..7.-'.'-'. ..". . ' q, It"- ' y • • ••'A"----i t \\ ..,\' - i- ' g.•!t. (. ' • i 1 '•...." •,' ; 1; ......J.vord•••ger*.„LI. \-,-----1------ g.:.: .• • • f- .. , t 1, -..„:.. . ,.....,:x9.:;,----- iNfil a. 91I' .11 ' - '---: .-- , i••j [ ‘..:•'.. ;-./r i I . •I; , ‘,., . , IA -•ifrr'---... ..."''' k.)Or-.' • .' ... - ---- ••I tY 1. 1 .:.:'. STATISTICAL SUMMARY 154.....:--. , •,.. -2-.._'..,...- o : , ', " ..1 " 1.1111. ....••••0.....`a ." :i .., 1 \ 10 ; -:_.---, I 47-7, ''' ' • /1//;'''''; --"----- ,,,;;,, ,,,, 1 , I 7 ( ii (4,, -, ‘.,, , • , ---:----- , 22 IIT1‘ 1,--;/-- -7--7' - 'iOW.:-. ,''' "2-''''- ,1 1.i I I 1 7'7' 7;:-. .• • .,1 -.:- ..,;--L-T;------7/•, • . '-'1-Y. '• 1 --..[1..!1--1- . ...' ; . r-.- - :1''' '• Tw.a.I,L...or Vomtdll tom.omm to.1 IWO 1.i „-. • . • \ -- --,•"'" i I, """7 II.• • . 1 '-..•N ''. i •..i: i • -'.- ---\4 1\•,. 4,...,...lowtymmos .1.9 IMP d •/ ,s, ,, i,‘ ; . oV, ' f .,- ;.;, I I 'I.,\ .--„ 7--. - 1 .4„,...' ,,,(,%.,;, . , i 76...... \ . \ \ i• .- (,„•.1. _,; -,':;;, . 1 ; 2 p ' , Docanclary usett (-) / I t.I I. ., .'t ". I I I„ . .'• I . •, ,:,rtex,* ,•. ,, . Ire 11/•MID.Patent,I,. . •/.f 424. 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Tel�r419)Bes-,e„ �m� ° 1. f �„ r \ \\ ryp 4:', BLDr, ry\ r`,-j'"f \'1■fl 1 ��1���®- , \ I 1\\', v'`. 1.� 1 i o : 11 J I f i �, -/,1 I f \ _ — o,,., O_ \ \ i ..p ''I STATISTICAL SUMMARY aWy i i IIII Q r ,\ ' \/saui. %Il ) ,- \._ - O' _ I, 1.\,._, 'f. w e!.) Ilr /l1■• \I'�`H1 , '---, -' /_ r'I. I'�\l 1 J L'a Eabt4gs. R-U' ' ■' r ��' / ,``� / L-. -�=; \~ `` z M138'5238W --i il' '�1-- Po"ei,- L�"`er,°e o e°:`�4 , I , „,,Eo,�n -, `_� ' _\ L..x.,___...._.. _a_.-...- -J-- - ;1 w„ea. 1 Te,w.nera 49 Me/ /,' , I \ 111$,\ � -`_ ( ��i �_ l aenaw e• I ° ,1 �L 'f0. I 'I I•,l`o,l E T f 9, 1Y / T.___`��gpw L y_ ■__i�,__ 1 Tyne II-Level w DaeHll iau.Mr 94(I]><) W \ \ II •, 1 1, ■���1 � ■ 1 WPM/ ';',i • -tl \-ram 6aTl er Ic.- II I ` I T� 1‘)--Cr npe n4 Ls al Taw,n. 49 rrtlx) O ''''',‘:\' \\\ I I� 1 \2 n N. 1n7.\ ■ II_ r //,, r.�eLw,_- 1\' '� , l,, ' . a�..,,nl---: ,w \.\ I'. \ .I\ ',Q \` \914 1 r ,ai �p / ' ' � � ° _ -- y I; I L ro,lu_rael Pm 9E,NOV a a ,is, o '■ I n�a" -i-- I11®, / \}.. L-. II._` IN, Rim : ilk ,,* Total 240 r100a) �\\' ""` e°, \ uall m n ■ \\ ■ MI ■' i��A' \ ___< _ P p'� I11Ft1 1 O o p ev \ ` ,Tf> � \�� t�N QI��. \\ �1 1 //'� J ,•II\ Mar 1 ' I ��� I I•] I Total Blb Area I664 ac \ p 1 \ �, I '1131,,, 13:1-1 '1 , \ I i In� a, - I •�'',. --1,W�o _ 'I8m� I � 1! I tipeveelbm -,ea O --mZ lvn'"'.er„o„iw� \\ 1 ' )', I�11 r 1 `lnn l�■ _;,0 s"b"� 0 I� \1,• �� i I �� I "JI)' [�.. �m �'• i , 1 e�allro bm. e,mp 91epa. O.,I ac 2 Qj m9 // l LI(.�_�►-r.. /� �,y�-ot liul I , 1 Pete., 469 ec O CC 11) 'I\ ♦�\ ll � �♦ 1 • gill' � ����I�� J C _ roM1 m e Net Bib Ares Ilb9 no. y'P. '1 J e �` •\ , ®al, EON �VV wl 'iLinex "I 4 G �� i- .oarolt 90PU,� ` ; - ��4 • eE*a �► r : air I - / .jv�t_��1} 'i Nat Penalty y Db Mena =Q aa.lm wxa d bm. Iri _ _ m \�r\, 1 • 1 \\11\�.1.��� •` \�•.� \� � �� ■� �, ; _e' ,(i. - L.r-,- =�,: 17,._ ,.• I \\ Bamaa.e, U�e'�'`1, \ �\\\, .\ •p �( 1,�1.• \\\ l •�� « ♦ \ m \ wa■Y '. A.' M■ ■ 1~' J u 1 I 1 / 5am-s r0•Owe atlewa) Sa h Q..m A Rm, D• bllaeme b 1 ♦ •1.1�♦ , �' �� PARKING ANALYSIS '\ \3\�:-N `\\�?::\. ,-,iD =�� \\7, iiii,I/ I �' 4 '� s■ ,\ �s \,°�IYI�i� n •FI�V.h". b.\,`' , ceraga. .aRea. Tmal -._ \\` \�\ .\`� ,, � .I (� \ t ,, �'� ■\ �� ~ . •, \ !'4n I Typel-,N ,IlltaCC CO - \'\�\ '\ \♦�rip-•'\ Q '\'n \ \ ,, � ■n - 1 1• ryx II-,N el164\ \\�'\ \ � ♦ \ \ \ 1! ■�- iO ��■I 1 i - (��� 1In-TNbsbsQo\\\•', \•% \♦♦ , , I� '' �\� � � �t..o 1/ _rl�l ' h� I �'.lEpx _\ i�\` .I I Type Iv-rs 9e 96 19l 1 s, is �pp t11.- ,'�' / i1p■ ( ■ i ■ #7-,. / Parweg �e waoa a. \\\`;,c .1'\\\\` \\�' ` 1, IN11a \ r t I % + • �1I '' ton�■ I -- !I �I I 1 4o au ,3s o%cwi o '" \;\ ` y �' : �����Q♦1` mom II � \, I 1, Pa�AYge�oo� I40.L 9 9pa m DU 2 Y W r _ �na` A \' \ -,r,p ]40'3-Bpecm.Dll N Y u \ ''\\ \\\ \� -J' 9L' I 9 �� I ��' \ - -`✓,y-� i 17,,,,--"' \ Cmal— KK'•O. 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I! \\ ...\,. ...\i,, _ 1-' SIP 81.?. /// : f( 05 201 Bellevue.. SC009 lir fla I Conte.Ran Nashua .: `c\ ✓I � TaL(]O6)H4FJM *' / •' / ... • Bali 111, tly ' ENGINEER/SURVEYOR/PLANNER _ . �.� JJ . I 11 C@� Bellevue EYav�N J.arm*.PLa t6rvwJa) III / ,(' FA�' /%.. -% %+. \ J ..r••' 1 F99 _ I Ct� .\t cU GeIE J.'near(Pbmer) I� (I , % \ / 1 .�, ( _ i(� 4 T"L(.]5]BIND-leTl 214 I 4 ».�//\ `\ i v .... Pew.GO,BCB-1ee9 > \ \ -- ) �" I y.'�� AWNI: �- Ls: `I '�'\ •- 1?.•f Y- i LEGAL PESCRIPTION 1 PARCEL A. Il 1 _ •C!!\ \�f/`, \ \ \ �I �?� �\\ ' J �;1 TNAT PORTION CF rE BMH HALF CF NEE NORTH HALF OF THE Ci�• \ \ %//' .'' SOUTHEAST QUARTERCR OF SECTION 9.TOUNSHIP]3 NORTH,RNC 5U�_�\\\\\ %� 1 `� j.-��\ \ \ EAB.wn-N uwBHunTON LYur;user cF cowTY�', II / yI WAD NO.00.ROA.A THE NOINRS 505 pOVE? BOB g1OI�N AB (((jj \\ % -\ \ 1 j^+ BPRA+f£ROgc rmAD.xeo gnJN AB BBTH A.T:Nm Bourw F \��\ \ �� \\\ �r' II1; PARCEL a.ail .. \�,�� \� �\ •; � / l_ l:, On\ %/, '�. ./ - 1 PORTION CF THE NORM HALF OP THE eaml HALF LP 1NE' //%` 1 1Nq¢THIEST QUARTER CF T.E BN}+EAST OIARIER BECTON 31, yu�1 -"';. /, ({', FF TQINBIIIP t9 NORM,R4GE 9 EAST,WFL M KNG COWTY, b 1 i/�,.•G *a 20 Vow //,f y /;!. 1\ uwBNu�Tar,Lro�ueerErar oP THE user .nn�M cF /�;: /�%,:%�"J" I o r ccwTY WAD NO.eo.aiwN AB I�Nr-rczrtoN ROAD,(ALSO araN Q O W .y �� \ ',.,a: �+',R>r,<;:4 \ � fj r If AB WAD,ALB,eNOUN AB 96TN AVENE eOM.. w�'=��.y �.�j��,v,��;;•a 1 �- '\ , �, EXCEPT TWAT PORNRI TNEREW DEBCRGED AS FOLLOW. V�` I� 2 3/11�_ 1. , a E� i j' eE,w Bc AT wE veer vaGN a B�cwnY WAD a.Bo AT ITS• \III I/ / 17�/{�pjj/\y1(\yJ`1yi/1q�11'Iy`1ryT\ (\1R\\ ` r_`• " `^PM*y BM.HA,LP THE NORTHWESWITH T.NORTHT WARRTT a'CDP INE CO lIEASTT HE 1\ C e 3 •• " • \- • `�I � �I\',\\\1\\\� �� \\N�\� �(. � �' �'1 � � -I� NORTH LNEF DISTNE OP2100 FEET,TENCE0BAID 1,-0 0h3 NORTH LFE.A DIOTANCE OP T,OD FEEL T�ENCC 00D79'S9vl. W{a U PARALLEL UeiH CFNTEI�ME 6 BAD KODG COIMY WAD NO.BO.A J W DISTANCE CP DODO FEEL T.NCE 8.5522•E,PAPA"I FI WTN L O' " wan.. 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Pi ig Hilihlii p 9 III n m DATE AUGUST 1999 TREE CUTTING/LAND CLEARING PLAN d ' NO I Heavous na,t o "A n DES TALBOT ROAD ♦y .DRAWN D.S V. bAPPROVED BURNSTEAD CONSTRUCTION CO. Plnnl.p aDaiMmbaNs awd>.ao V 9, Cl KRUECER 7273-720I71 AYE N.E. SU77E TD/ Engineering W.7In7WrlNrpbn MOW Sunny/rig n PROJECT MANAGER BE[CEWE,WA9I/NCTON 9BOOSunny/rig (M31 M0•TnT WEMA7M1 Fv • , i - r fin 11 1' \\.\` HG ---- I-.BLG l'? ' f Jr\I 1 I4 1 il /-__'oVe 1n,i✓\� •-r am `I?� ' I' ''''1i'.-'\ i\ ,. ExUtlr artmanto' 1' k, ; l;;�c - ,,!: ,, lI , \Ir•.' il \\ ,,, '/ Niii ,- I Pua ApPLrC =�1 /i \ 0 I lS53W �J8pn. -'-, ,?2/7;1'j,ti..,.... In ikar...;_i ,- . !iiiswill,i®il®i Illi�i i���i� 21`1I�I�5 ..' I. S t o'f �Y \ - c•�J.."".._7..._--__- N 08'56'P"w ' 2'9'4 lea lit • ��' ;III ��■i •to '����.a""',�1��s il ����IL`I 1' ��t11 ? \. , ' :': /; � f114 K..'1:14,111,:r.',eill6 Ea dismil',.: / Airdial0-14...,1 $011 1911,-\\::,k / , v.,-,•'-'-:' '4' : / ' \ \. � 'a®0� � mu • i�+ 9IA e ! \�^'r` p-'tl ry '.I li` 8 I. 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LEGEND rl I ' 8 'R`»� _ Ming C -=;; ;;` \ � lL' .� a7; �l�w t�r ��� �� PROPOSED WATER °' z _ .� sG ice -I'. i— FIRE HYDRANT = u< vt $'�\ \� `-v,'. __>=>'- ;',� I I� '( floc I� ,/-, D CATweaaM ti £ \ \ \ ° i�k�.��rv:�i 1 r�A RrJ1 I . 1.. — —� F%)P09ED BTDId1 DRdM 4j 4II1I �I��P � ��� _ !, eANrraRr aeueR rw o. da ¢ D T ° 1 PF�PoBED BAIIRARY OEUER Y1 —99 i ZI : � °���•__ � 1'I Rt-___PR2KBFDUNITOAMRcEMAN D 3 1 \ \\' \e1� Smr 8 n� k{I -__-i BD Em49B BTetB1 w o% � ' / / ' '' _ `II'- • �\�� —6'—oasTu� Rr eoaFx sNEer of _ -, ,, 1 ICI r% 6ANITA • ' '1 1 ; i I Willi/: •I 1 11 \ \ . \\. \ GR,D.r u y� mr.:sa +4 P r M a P \ 9�YV'°r 'I ( -.'iII D94172e pf :"e:, �► G�'. � z% -� PEL_IMINARY LANDSCAPE LEGEND ,_\ �jj - _ .c. � �Qi� 4--.1- -I- ; (SEE SHEET LI FOR TREE PLANTING LEGEND) $t�; ..‘ .b. _ . s° ;•j. \ %" 1.; �`��� LA2GE AND MEDIUM SIZE SHRUBS ,. - r �jTv ��/ 1 `,` PATIO'1; Arbutus unedo • Strawberry Tree ^� PA,Io I'. k 1 - P., I' , \•: Chamaecyparis o.'Gracilis' Hinoki Cypress 1 : • - �C 1 s, _` Cotter parneyi Ramey Cotoneaster ' _POr_ Mahonia a uifolium Oregon Grape •�w 1' • •.,•• Myrlca californica Pacific Wax Myrtlec t y4 • r'• Ar„:a� ' - i„ \; Pieris,Japonica Li/y-ol-the-✓a//ey Shrub §Sa %C. �� gym-'All VD. -'1 - Prunus lusitanica Portugal Laurel %��1 sit4_,..1 ` s I, G0.4%.'..,r:t • Nandina domestics Heaven/y Bamboo '' �i,C � 'i' - Rhododendron sp. ,Rhododendron t. r'd Berberis g.'Wiliam Penn' lUn.Penn Barberry �� Leucothoe fontanesiana Leucothoe do b6 � � _ v ; 4. �j`_ (rr ®® ,—�r� ` ^,�,_,�, SMALL SHRUBS AND G20UNDCOVERS° LY, `?S••� -J Abella 'Edward toucher' Abeba qno y, `(t 00000 Cotoneaster horizontalis Rock Cotoneaster t. PA,o O Berberis verruculosa Warty Barberry ,n r � •.,j I, 1 Pin.mugo'Mugho' Mugo Pine -.'•I'•.,t .. �ir •. !:0.'1 ®/: .' Prunus I.'Otto Luykens' Otto Luykens Laurel ® h p� 4i\ ,I;` );:{ p� &arcococca ruscifolia Sarcococca -J 1 Arctostaphyice uva-ursi K/re/ckinnick • { 1'! ��� Gaultheria chalice Sala/ `i 1 _ P41,10Hypericum calycinum St.✓ohns Wort - '�Ano "d- `rr ®' Vinca minor Periwinkle n Cti 1' ..; I .O Frr) Erica c.Springwood Pink' Springwood Pink Heather 1 1 .`,,1` 1. T✓eG2 Various perennials and rases > a.,.... • 4...AA�/- Aga-).."- 1 Oo _ � �5: 'i' '' v- i, - . = LAWN • 'a -- ` �- <- '-�. TYPICAL TOWNHOUSE LANDSCAPE Z IIIIIIIIIIIII II IIIIIIIIIIIIIIIIIIIIIIIII 3� I .e/IIIIIIIII��\ O 0 O i s N O .... f — v, IIIIIIIIIIII IIIIIIIIIIIIIIIIIIIIIIIIIIIIMP' f 00 '/ .. — +' SCALE 1"= 10'-0" NORTH z n i,1 1t; P no 4,,.,, I� 7 • m J r.: t IffI Sca1eoemo tail :p; Date N Drawn By pis. fra f:Q p �, c ,,,,l . Stepan Bemoan V20/98 z st:,• „...., :1 A Stmt.Re so s eta :, - leiri �_... , . ..., ---____.„ ' ik - L2 TYPICAL MULTI-PLEX LANDSCAPE snee DETAIL UNIT LANDSCAPE PLANS AND LANDSCAPE LEGEND m • �/{�3Ww%:al-za-S KENT-RENTN RL • C ,a _.I e,1., .I RENTON E%z 31-23-5 •6 ,�F eM 90 T' I/ue,,. B O R L I N G T O N 1 „. ... W m 111 IP' 25193.6 d BURL!NGTON NORTHERN a.—R-O.R-TA.ERN L 'Jiiii' ,e• I:I ••O ORILLIAINDUSTRIALPAH II �a•II",': —�' _,`M1-; ; E b a mm n S.W. 41ST•. SL %V A'i YJ ,B•�%G'A L " ,ca. n a, ? I �I r.*R"' ''' 'I i;''i;l`I'Y'I °��" 47 s w€ K O L L B U aS I N F'S S )°' "'' �(/�/�// 0 1fi4 ¢f1`a if,1IF I N`l�y_'� 1 =r. ss 1. .' e _,</ VALIEM VIEW I t' .r21 LIP s ❑o - - s I 0 0 rel0^gin k,/ C12)k " S.W. RaxrD 43RD cony r ST. Ir ys CS.W. ''3RD - 51. ` rw .<n - r<,. .sy..,.tv mw"o<i ,'Y�dlr ra _.s__ _ _. �j�oP .y.__ �... 'la 1 Gib ®Y ® '�'77 to ,to. vale.e wammym, 111 13 s 21 w. D"..IaD.a,. ' ek aAll ©o ;'e. nl f I • I ion-s1 © m®cnn k Q.F`tH ❑ Con,1 I• za3 LL a oe I1 a°, e°„ $. —ere `_ i"t,.,.kt•.. a C_®!.} m a� •n .. { c k ar = .4rr W sm*rae wan 1^ 'I °��I O S a 45TH PL ; r-ii. _,®a- ®X sere e. nl.yren LCoul4.on I' n 2eulist.4n3ville I • I I li // eek CV j{ 11 -Fen- — .y w" a O r I e<"B SParW O 1 �• i'� NJI ` t t. 1 WOK ° y I o �F I O v AI COP DI Dr.D4og133 L.Mam11 °'a AN- .,.. Ill, , ). t t • ®'_� '® Vale ® :r 7r I[, • int n�e - :}•« -k/ IW Cnerle, 0 Inorenua ne 0 111 • 121 'fl• '✓ ' firt Ik '' 'f: 9 ClN{e! tl3i ' 4• • jF4axiel Belly r�1 Nt •�mnn _ J a D C S _ t,y..l(( - 0 I ]la[ar �®`a1.<,r.<1 x,r1 1� ' 121 yI) - 121 tit .. • IN JAY, 11 E pm•malm ® 'r ® `_ I :�' 'eoaR`I;3'•�F George X.DamDen 3 --.1 -,- , o = f:. aoeo o.cTln1 If 8 '�I� ls' -- •o) 1101 '4'E Hedlund —— — —-— —-- —— — — i !'i ��� I\�\ O Wm"t Robert Peterson o ° l 0 4 k — - ' — — ®k 1. kF 0 y`\ \ " D,�n_ C` �O o °�-j 4� i f ii o \ e U I - x anBea ...L .,,n � • ® ;,%/ 141 • OI t M9 A }=c_:.%�oT=ic:__--c-4; •®k�® 2n________.� f - li a ve a . ® J Bee e0-1 1 4},k r 4tik5 e flo \ } D '® w. ®" ! i Jean D Podcock --� I •I ' 141 Ill f� I :1 I o ,eo O� .• pp ••Il' Eviler L.Thatcher $ E' -121 $ III I , I.,I I' tbAe Q — ao ze ne a.r.c ee a 'I 4 ,Ci I� ,< `y 0 i ❑) MI } 11. 63 MO b+ _.- —_— _.__ __ _. I $1� I [a.�.w"�y,o- a<nr ee ® .ua roeen �• 3 n.m '"a . I :I o ¢ . 9I�"D L Hayes seen, `�`/8.¢ I • _•}© 121 131 [Lk 77 ______-_mJ• 1u. m 0.2420 Mk -elk111 121 _ 1.: IN 13I'`:.. 121 131 253 oa 11 poi" t41 I k :i' If LJ f a a 1i n , P 'I 1-192ND �lII __ III I NEIGHBORHOOD DETAIL MAP SCALE: 1'=200' TALBOT ROAD PROPERTY APPLICANT: BURNSTEAD CONSTRUCTION Y ' , ,` I,THE , . ' ,r \ _ z.Sieve-Burnstead Construction'Company._Rick(Burnstead Construction Company.'•Burnstead,ConsIruction Company' t- "1 , l .. \ ' 'r L', ,.1'" -- 04, � r ; r �'.� 1 all � I - ,_; ..August'10, 1998 .. `,',; ,' L cx �. , - _.,: . , , o\ ��j; , ,�l _ - ; 1 i , (_ �( r '' Mr. Peter rRosen,`Planner: i` \x- . - ?:- . (..; a/;' - City of-Renton __�, _^ \ �,� �• _ / , �- 1'055 south GradyWay\ ' '•. :, ;, o, ( Renton,:WA._98055' ;( I' , ' . (. -,_f' < <°�', - \ ` .\% RE:rTalbot Road Preliminary Plat-Project'No'L'UA-97-110;PP-H,SA-H,ECFy- ,) � . . ' ( '1. f • / ( ' - /i \;' i , - • J J ?` ' I . ' Dear Mr:Rosen,.', . ( . , - ,. -). ') r c ti• - ` x • , , / As you are aware;this-project-project was originallysubmitted in August of 1997:During.thezreview-," t r " ) ,. ' puke*we Submitted/a'request for mddification of the Wetlands Management-Ordinance and r , - '1 Variance=from'the.Wetlands Management Ordinance and received a partial denial. Enclosed is a- ( ,, ' <, :copy of_the;letter dated April 8;;1998,to'Mark Pywell requesting that this project be'placed-on ' -) \hold so the`impacts could-be'evaluated. ,,\)-,' (: I "% ' i r @. ,a r \ '% ,1, 1'1 i r 7 - t`." \, /Qf . \\' 1 `;`[ ' : . ,?\ - 1 �. " D� , ` i The project has now-been"revised to.lessenithe impacts to'IWetland H'-and also provide_' f'. ; �� . !radc1 tional buffer on the`southside=of Wetlands"E"and-;"F".,To provide additional area for : r ( .( , ;"wetlnds,\we'elimmat`ed the51;single family lots and added additional condominium-units.)The, a . . / 1, project will create 'f44rtownhouse condominiums.and;96 multifamily condominiums.,' ( i ) ' /_<�, We would like to proceed with.the project and are,submitting the following documents associated, " with the revisions for the-Talbot Road.Preliminary.Plat: ` .` .. '. - 9 . . e, : . - ',1 F \, i , --I \ . n, 1 ' ' '' .'' - )( ' 1. Environmental Checklist(1,2 copies). ,, I ` (/' ;; ' ✓J - L sir ',\` :. (,. ,'-) _ 4 , �. " 2: Updated.Plat Certificate dated July 12; 1998 (3 copies). , ` % j3: .'Mailing-labels for property owners within,300 feet,(2-copies with self _ 13' •' , . -, r• r - , ' iA -, -adhesive). . ,.) \. • - , . I' ' . r. • ,f.-4., List;of surroundingTropertyowners.(names„addresses'and_ _ -- z . '\ - , assessor's parcel number): \_. ( -� c r I5. project narrative (11.copies)`• `'' ( " . ` ''7r i' ,q c 6. :\Constructiori mitigation plan (5 copies). ;, '', r �, i ;�;. 1 I c •7:--Updated Trip Generation from5TDA(5 copies) '(- • N, \,_ r, . ,-"H '-A` a;(- ' 1 r - t _ ..\ , 81 Site Plan,'2 sheets,�l.1Jfull<size copies,.24"x 367) 1 ( ') 2 ';1`',\ r�°`` .1 , .. . r ; 1.' `\\: _ )1 .)‘, fir.:: , i'.'i '':;f r` 9.- Shadow Plat(11 copies, 50 scale,24n,"x 36`'). t ' \ " r." '.' ( ' 1 . ^ . / _ / ( . ^ - 1 A= 1^ 1• I '1�t),1.� tJ'i ' ( , ' ) - '10.Prelimina Grading,& Utilit Plan 11'"copies�.50 scale 24"x 36" ' I'', ,' - s!'' `I' c \,` - ` . , ,; ,. , -'! Ii ;/, \\ , - I'. jr c\. '' ,. _-_-_ ._. ' '., 'H . • ; , 11. Wetland`cc Mitigation Concept and Goals(5lcopies)`. -' )'' i 3 ' ' " - `1) 1-1 A''), ?' ' / .` \ .i)- cr ,j - -Th tom; ): /r, :. ' .)I:215 12.0th Avenue NIE.,\Ste..2011 Belleisue, WA 98005-21354 206'454 1900 Fax:206 454 4543 -�, - , '` " ' i I '1r, —\ , i ,\ • i , . 1 ✓ • Imo`''f_k: '') ("`-' rh F f\. } ' ..j` ) 'thy( • ,� •` \_' J • • 'i A;I-''' t.-1•(l 'f- ';/;'• ) ) \' `, ,1, , : , ''1 ;J1 (' " ) i , .L' \ .. ; ' r, . • ' \, 1 (' t:I I')' : - • 4: 1. ,f. `r 1 .. ) i f' , ,,r( ,' , 1 ,," ,-. 'r' 1� 1•'• {7. 1�... I, -,,`_ ,,�, ,). i- r /� ( _ - ' ^J`- ,'4/y( ^ •� ,• - 'i _ ''-` / 1. I.\ ,l' , , -.GI.i\/ ✓ / m,'-. /1 �`,..� • \ :J. • ,�'-`''(('` • ... (112JP.lan-reductions.((all plans,at 8-1%2"'x 1.1 1>copy'incl(ded),11 ," )� r.' --.. ` , C� ..`L • T - , 1 -J ,.t,;1' ,., (• i., . -- 'L•) , ''� '- 1 ( •(' ' ), <, -b -' F',.: l . '( ' x ,;(- :( - ':,_, '- . •y1 -Colored.Site.NPlan.(1 original){',.-, ,- (,I / )i _ • ti ~' . 'r-, , >" ; • ,\ ,.',) 1. •/. '14. C.onceptufal landscape•plan's;2'shdets(1.1':copies24)x`36/).-, • ` .'; c. 1 ; " ; ` r•. )'15 Schemati c architecura elevato ns(11-1-copies;-24")636, and : <,i k NI 4(, • '/-�i1ti,; Y'' - , :,(, u81/2"'x11"-reductions):)' `ram. •: ' . , : . . '',- • .1` -•,,. • Please feel free'to call)me,at 454-1G00 extension 233,-i you have;anji questidns,or.ne,,d - ,•:,-y� -; =i ? ) "(. add ifonal information'`to'continue•pr_ocessing this application: •,(:,` ..'�, �.• ',/ ,' _ , - ' ,' ' '\: .' ' :Sincerely, ' is • "/ • •(- h ",,i :/ • . , — f, '' r1; S-\ BURNSTEAD CONSTPU�CTI COMPANY ' .-; '. \ - ,.." ,,`•,. , , r,_ , '`':.) r • \: - ,/ Ronald:F:'Hughes, P:E. '-' :, ' : •• >;:=`- ',`'. .' ) / .\:') Enclosures r "�) . , , _,: _ /�,> '`' -� .'f , r - ;: '., i• (' C_' ,<'r ,L • Z, .. . • ) ,` t i � , f 1,- ( \. .\ '- -- ' '(' ' rr: N (r- "\l' 2 _.r`' ',� ,- �`- �• ,1_, , rr7X3,, C, F� iti,- ' -N ( • . 1`-� -- , 1% u-' _ /' , 1 - r ./,' J _/._j')\ /, .� �J \, ,` u • jl.rk_ , J (.\:»� - - "- `: i I C • .1 ,j'- ,, j -)-•J , : „ C - .- +ram ( t•„ L \' �`r` , .,-j' ., .1.' ' ' •-'; ;''�' 1/, - _ •-\ 'c )' ,. - •~'-. " \ - i ' H. . )) , J -7..` ,4 • :h'' • ` ;. • • • • T-.i•\ `/, ,;1 ,.0.' lam. - _,,k � .1k' • -"l. ) t 4' ('.•` , • ' 1 \' ( ,1• , ` ' y l' i `�' ( 1 1 •. . 1. '''// (. / t' ' • Jl` .` ` \: (.7 tt { (, / i • ;�: �,,. ter` ; ,,C .�,, K� `; •r-. .. r , �), - , •jl, .� _ � �1i,,.''„i• ..\ ;�.., �. , ,• ��••�.) `( •.. Tom'\ L )- /. ,l , • S'- i •/, /-' „✓1.1 if -. t '.1(� ,c It--`_J. ---' 1 J /. . • _ ._ . .:. ._ , . • , _ ; - , ., • - ' - - _ _ _ _ • : - (i ; - THE . :- ' . LIRNSTEADS . Steve Burnstead Construction Company Rick Burnstead Construction Company Burnstead Copstruction Company --.-. , • . .. . . . . — . . _ April 8, 1998 , _ • _ Mr. Mark PyWell, AICP --------- K_,ereg , gsg /t) (q z 5) 4 ° 72/ Project Manager - - . . _ . _ • • , City of Renton _ - • _ - 200 Mill Avenue South , , Renton, WA.-98055 : - - , • .._ - ___ . 7 't • , . . . . , RE: Talbot Road-Preliminary Plat Project No. LUA-97-110,PP-H,SA-H,ECF - Dear Mark, _ - , . - . , I would like to request that this project be placed on hold.We are evaluating the impacts to the proposed project due to the partial denial of our request for modification of the Wetlands s ...., , - Management Ordinance and Variance from the Wetlands Management OrdinapOe. It may _ - , , ,several months before a revised site plan is resubmitted. - Please feel free to call me at 454-1900 extension 233, if you have any questions or need additional information placing this application on hold.-- -. • .?,- - : •:' ' - .. .,.... , _ , •. . r, Sincerelli, •',, • _-_ , - • • BORNSTEAD CONST UCTION COMPANY --• ;--- `, . ' • , --. • :' ' _- irpr;--( 77/ - • . „••-- . , , . • _ - • _ Ronald F. Hughes, PE ' _ .. __ ..... • , - --- . , ,• _ , _ .. _, .r... ,, • , . - - - - ,- .. _ - = •• - . „ : ':./ _ _I_ ;‘. , . ' - .• - , -3-_,, - . , . , .-- _- • -- -- , • „. _, . , , • - -. . - - ,-. • , _ - • , " . - • ; .• ,, .. • _, . , • , • - - ' ' ': . 1 :1 f.';', if..' -,:•' : ' • - - \, - _, • 1 k v.., .. k .:....A:' '..'''''.e.',;:,. __, -• .. - „ . _ ..." - (:-:•?-1-----F.;;•5;;71'--'';. .,_-.21,7'.....'2.\;',' •• . .. '''•'C',:-.‘,1-•:i.-',....'7 i' ':- • _ • , - ( . ',•: • .. _ - -- . • 1215 120th Avenue N.E., Src. 201 Bellevue, WI 9S005-2135 206 454 1900 Fax:206 454 4543 _ THE- " - 41 ,, :r I I 1. 1 ` ;\ i v I'� 1 m`�1�, =t. i I \. .. _ .' .I 1 S \ \ c /` \ i \ �. I \ .\ , •\ . Steve Burnstead ConstF'uctioniCompany,..Rick.Burnstead Construction Company Burnstead Construction Company 1 1 ,C 3' !tL • ' 1 1ti \ •' L, ( , .1'' ' • ' EELOMNTSER, ,: ® , . , � , Cl OFRENTON 1^ 9 ' � _ . • - • April8; 198 I ( � , ; (- \ . . -I ./,' APR1,3r1998 / Mr: MarklPywell,-AICP ' - I' Project Manager _,, I L _ } ;,,\.I % City of Renton , \' i ,�� . , ', ( T,\ ' RECEIVED,: ' 200 Mill Avenue South �( \ ®, (- r - }tr Renton ,WA-98055 ' r - r } \ \ / > f' �' - , ` ^ y, \ ":, • ( 1, } \ / , , ) RE: Talbot Road-Preliminary' ;Plat Project No. LUA.-97-11'O,PP-H,SA-H;ECF , /- 1 i / j , DearMark,'' i ; I :. ,. /' 'I\would'like to'request that this project be'placed,on hold. We are,evaluating the impacts to theme; " proposed.project due to'the partial denial;of our request for modification of-thei Wetlands _,_ .I ' '; r r' ( - Management Ordinance and Variance from the Wetlands•Management Ordinance. It"may ; `\;' • ,, / several.months before a revised Site,plan is,resubmitted' )`a -,. _ -y _ :`.`'`:1,,-\ , , ` - I''• ) '-.; ` (,' ,I '`/ ( , . - I- Please feel free to'calLme at 454 1900-extension 233, if you'have-any questions or need ' , -\ ' additional information placing this application on'hold: - -, - ' \1''( - /L I Sincerely, C. 1, G % \ J A , , , — ,'BURNSTEAD.CONSTRUCTION COMPANY =J ' - - Ronald-F. Hughes, PE, ., • ' ( , \ ' ,') , ,\- . ^ -1 ,a l 6 :;l 1 r r s `; \ t ~ S / I , , 1 ; -1; ) Ii- // -\ �`/ . .I( ( -. ' • _ /� .- // �y e 'h".(.v7I \ \ ; r A t / / - `(.''-'\ \ - 1 't\\' 'i '.` •N `-W I - '\ ` ::\12l•5 120th'Avenue N.E.-.:,,Ste:201 Belleiiie, WA 98005-2135 `?06 454 1900 1NFaz:206 454 4543 , . • . i; z„ `.}.• 1. . •C-IT F. N r t;• •� 4 :}"N} °fig,;:.': :a •\.. E 1'ti. - r _b •�Vo ks': ,e B• 'c.. e�Plaiin 'ildit ri .s� ri" u ix A artm t eirni'"n•P.E� s•',Gre `Zimin a . ini trator:� Ivla _ .g� ;Jesse Tanner, y • March:17, 1998 Mr. Ron Hughes P.E. - Bumstead Construction Company • . .. -, 1215120th Ave. NE#201' . . . .Bellevue,WA 98005 •• - . SUBJECT: -WETLAND MANAGEMENT CODE.MODIFICATION REQUEST;.'" ''.;TALBOT ROAD PRELIMINARY PLAT/SITE PLAN,LUA-97-110,•PP-;:=:.,'':' H SA-H E CF f:' pF•}w r ���:. arllAr:Hu hes: - i four :-for modification:of the Wetland` e�It Code. "in We are in.race pt-o .y. ,Managregar _ �:the'Talliot Road Pre "'Plat/Site Plan;Project BACKGROUND t'-: r6 Ths udes an area` ver roximatel :2:45. e ubject property�ncl a 'of 2664:acres :':�Pulilic•streets=•" eo � . Private::roads COVer'4ipprOXiinately acres "'Sensitive`:areas' wetlands cover ' apProxithateli4.69 acres: The net developable•area is;:19:5 acres:' Zbe applicant-is seeking a • Variance-to the:Wetlands,°Management Ordinance to allow.'for the--construction:of private.roads and fecal streets.:within the 25=foot::buffer of Category.III wetlands.,; 'he Wetlands Management Ordinance'states that'decisions,regarding-the variance foe.Category IIl wetlands will:be'made:by the'Department-Administrator. '',As"part of the-project•the napplicant will also be enhancing:the: : : Category III wetland areas and the buffer'area around the Wetlands.'...-.The existing.wetland area has' ' • :•been used as pasture:lands.for a number of years:..Thevalue and function of these wetlands is low::; : .: ' • Acco- rduig'to the applicants wetland biologist,the proposed enhancement activities will allow the: . . . wetlands to:function at a higher'level. A strict interpretation:of the Code'would lead stO''the- conclusion that the enhancement work'.on the Category 1H:wetlands and their :.buffer was. a disturbance to the wetland that would require the applicant to'provide a 1.5 to 1:ratio'Tor the.. enhancement :work. : This sWOuld.be counter productive as the project'could,be..Constructed,'. -' provided that all,other:permits are approved, without the enhancement work. Therefore,.:the. • applicant is requesting the.Modification to the Wetlands Management Ordinance be approved to . ;', ensure that the enhancement activity does not require additional area to be:created • ' •'The wetlands work is being proposed for a preliminary plat'and Site.plan a project in the R-14 ' : zone along Talbot Road South. ' The preliminary plat and site plan will be heard by:the Hearing , Examiner. However, it is necessary to reach a decision on the proposed work in the wetlands and - •the potential adverse impacts before a decision.can be reached on the preliminary plat and site plan. ' The applicant.is seeking permits in order to construct a residential development that will include 51 . .. single-family y•homes, 106 townhomes, and 24 condominiums• -,A total of 181 dwelling units will be :f. r IvIszoN.s\ADmimoRzobv.vETLAND9.Doc . ' • '200 Mill Avenue South -Renton, Washington 98055 This oaoer contains 50%recycled material.20%oast consumer h l`` F't. 4-f •try��TMn r -a 4• . .. 1. r .- ._-•\. `,. .. ..u.vr•' ..,.J..-.. ( ..._... '....':Y. - - :T L Ln '•ar, 1 .\•fir. f .i::.r.` ,;. .�..Ject:�-::The'•roads;Pio�►iiling`access.to:�the;multi-fanuIy`:tinits•.will,.be feet in;=width with ;onl o in' `-tweritY. ,Parkin8y y.::a11 wed -designated`:parking �paces,:ac�jacent.:to :the�_- . roadway: Tlie.majority`of'the, will be`,: •rovided'.:in:the es: ':The: :p8��.. P �88 garages'will be . , • ' assigned to.particularunits aid will not be available for general . Parking.'�•. The•'applicant - app cant has submitted a preliminary•wetlands delineation and :analysis for the subject property: A total of 8.wetlands,were:found on the subject property. One'wetland was rated as a • ' --.Category;'-II wetland and the remaining..wetlands*ere rated as Category.III:wetlands. The • applicant has;revised plans that were previously submitted on December 30,'1997. At that time ` the plans•demonstrated':that the applicant would.not be'providing a.1:5 to:1,0`ratio for the created ' =; wetlands. ..:The 'applicant•intended to -enhance,some .existing wetland areas :that were highly degraded and used as pasture for a number Of years: Due to the degradation of the wetlands,the • "aPPu •• apProval:to'call•the'enhanc• ement of these wetland areas a restoration plan: This •••• • ..request was denied. . . •_ • . • The.applicant has now.revised their plans'•'to'denignstrate•a-.1.5 to 10 (created to fill). ratio-for the . . . <� ,.:"•: `.wetlands Ghat;are'to�.be filled.� This was acco_mplished by enlarging some of the:.created wetland . '.;1,, • area and b• reviewingtheir own calculations. k' • . . • - -- ',The:applicant.has:'submitted a°variance:to the ?V.eHands•Management.Ordinance in:order to:locate • • som aw y the;.e.ofthe roadwa ithin 3. t buffer.:areas of the..wetlanda These are wetlands that are retained p this.:subdivision";T: a Wet Manag lands eni nt'0rdinance does'not'allow for:the location of roads within�'aa buffer'area' ;w` =: ' SUMMARY'OF;RE VEST .n; • • :The licantr :ests 'roval of a m .DPP. .r � �P onficafo :tothe:Wetlarids.IVlaaagemeat Ordinan•ce.to allow . ; : .for the � = _ .. ;. � ;. ...: . ;�. ... . .. :enhancement`of ategory:III wetland areas;without;havingto rovide created'wetlands at •` • . :the-ratio'.of c1�5.acres•of: cireatedwef]and�;fofGfeach;acre.of wetland dishirbed by the enhancement : . . . . vegetat oa'that -:consists mostlyof invasivestecies>and�contouring the areasto provide wetands that will • " function at a lugher.level.thanytheexistin w • , _ • The applicant is also: the request%ng:that'`tlie roadways ia buffer;areas be considered under the • modification L .. p r •' : '.: :p ocess:::.•Staff;believes thati#';is•more`' ropriateto:Cons locationofthe .�. .. �i. aPP -roadways•under:the variance-procedure::The Code is,.clear.about what activities are:appropriate. - within the established buffer areas. The.Code'is also clear that the 25 foot:.wide buffer area is the: • - • • •• •:minimum buffer,area that'can be considered for the protection of the wetland areas. .:Modifications •' to the Ordinance can on• ly be considered when the project will meet the criteria contained within'the. ' ' - • Code and is relatively-minorin:nature. .;Variances.,are used to provide relief from setbacks and'are • the appropriate term for what is:being:requested by this application. .Variances for Category III : ' • ' `wetlands are determined by the'Department Administrator • ' . •. A total :of:16,089_'sf, of Category III wetland,will be filled for the project. The Wetlands . . Management Ordinance requires•wetland fills be mitigated at'the ratio of 1.5:1 (created to impact). • Therefore,.the applicant is required to create 24,133 sf of Category III or:better wetland area•as ' mitigation.'. The applicant is creating'24;151 sf of wetland•area. The,applicant is providing the• • required amount of created wetland in accordance with the Ordinance requirement. . ' v L ' ii l - .�i.li pl .4r. •L- Modificad • - - - The :applicant:' :be gig,'e�gin ,'-and g••Watlaads E land;F;.., 'These;Wetlands ' • • ' currently function at a very,low level and have been heavily disturbed•ia,the'Past:.At the time the •- • - applicant,submitted this:_application this area was still used:ass.pasture area by a'tenant of the property • New wetland areas will be constructed along the southeast and Southwest edges of Wetland H. . The northern end of Wetland H will be re-graded and enlarged to create additional wetland area. " -•"-Although'the majority of the wetland is degraded forest, the mitigation areas have generally been,• • designed to preserve the vegetation. The buffer area,Surrounding Wetland H is heavily vegetated • with Himalayan blackberry.: This is an invasive species that will be replaced by the proposed buffer plantings. ; - Ihe'applicant'proposes to:create a single wetland by, • connecting`theexisting wetlands,through the ,..mitigation . It is the intent of this-:��ro , • to'create:a:wetland.area that"will function at a , program•.' p. gram • -higher:level than the existing separate wetlands:rIt:is the applicant's contention that if the plat were '• .:• designed to avoid all'of the wetland areas,these,areas-would eventually.be overcome with invasive : . . ' .,d. . te. overcome area and buffer and'would cease to function as:wet]ands:��The'enhancenient of the'.'w ' _ °Will allow;the'wetlands to eventually function-as�;Category'II*Otl*dsTherefore, the applicant. _ • feels-that they;should not be to'create additional,wetland;area for the enhancement work - required. .:;. � .. that will occur within the.existing wetland _K • Variance.. '•^•. . t The a licantis a variance:inorderrtolocatepublic:andprivate Broads within'the 25,foot ' PP recNesting .,'�:' .� .�. r. , ',' . ,P_ . •..< : .. '. . ::buffers of the-created and.existing.wetland areas r�=This`affects four�of the:existingwetland areas. • . - • For the record•it:should be noted that:the,app ennuis connecting.W..etlands B and_F into a single:_: - - ; wetland.:=The other two.wetlands that are mpacted'by�tt e.proposed;roadways are Wetlands C and • • H. The applicant states that they..could fill additional wetland`to,createlupland areas adjacent to,'• . • .the roadways:•This is not a practice that:is encouraged bythelDepartment of Ecology.'',If the City • • • determines."that the.roads"are`•appropriately,.located,'°•'`then,it.is‘possible•. to. have wetland.'ar•eas directly adjacent to the toads. In this:case,'if.the,roads„•were to.be relocated outside of the buffer • area the applicant would lose the.following single,family'residential lots.and multi-family dwelling units. • Public Street South side of existing Wetlands E and F:,` • :•. • • • . . . . : •, • • • • This street is:located within.the 25 .foot buffer.area. .It will not require the filling of • wetland area::If.the road was relocated outside of the buffer area, Single Family Lot 35 . •• • ••would need to be modified but would probably still.be acceptable:-.Lots.23 and 22 would • ' need to be eliminated. Two single family homes would lost: . • • • Private Road — North side of Wetland H: . • • This road is located within the buffer area for Wetland H. It also requires filling a portion . • of the wetland. Mitigation for the filling was.already addressed.• If this road were to be relocated outside of the buffer area .for the wetland the,following units would be eliminated. •Multi Fanuly Building 24•(a six-plex) would be eliminated and Building 23 • would probably need to be converted into a four-plea..A total of 8 dwelling units would be ' • . ' • lost. . .r- • ' I' 4: •v • :March 8 1 •199 : Two Private Roads Northwest-corner`of Wetland F. The private road is located at the edge of the existing wetland area. .All of.the buffer would be lost in this area. If the North/South road,was located further to the West, it r would be located outside of the wetland buffer but would cause further impacts,'and probably more significant impacts,than to the stream corridor. The road would be located over a section of the stream where the bank is steeper and the stream corridor is more developed. The relocation of the road would also cause the potential loss of three units in • 'Building'8. If the East/West road was relocated it would cause the-lose of three units in Building 30. . C .. . Public Road = Northeast corner of Wetland C: _ This public asl• • r .-'• _; ,°. �:. road, ocated, requires the filling of a tertian Wetland C and would not :• provide'a buffer area for the.wetland.' The,relocation of the road away from this area would eliminate Single Family Lots 28,:29,'and 18. Potentially Lot 30 would also be'lost..' • .Lots -13 through 17•.would need to be"`reconfigured...but would most"likely'.be_retained.. single family•. homes -r eliminatedThree by repositioning the public road in this ,. area. a• '�,;:�" ;. :;r:;, ' Density •'• - . . The ioo� :: „': .:: . ::. . :: � <:��: •.: ..-. - = ' • - pijest as,prop by.the applicant;provides a density'of.approximately`9.2 dwelling - .. units .per acre. •The project�witl ;the�elurunatiou:'o�;units� <to move the. oads out of: • the wetland areas;would rovide , p •;a;density;of�•spproxiinately 8:1�dwelling unitis:per:acre.::-:••: The`Municipal Code.allows fora�ninunurri'density•of8 dwelling units per acre in the R 14. - zone. The densitycan go below this minimum if.there.are special:circumstances.: 1. The•applicant is proposing�to develop Ya%;26.64 acre:parcel.\Sensitive.area (wetlands) cover • 4.22:acres of the site. Public roads will cover'2:45 acres of the site.' The net developable area of the site'IS 19.5 acres. •- • . 2. 'The applicant.is proposing to create lots:for 51 single family homes and to construct 106 townhomes and 24 condominiums. 3. The applicant has submitted a preliminary'wetland delineation and report. A total of eight wetlands were identified on the subject site.• :One wetland is-a Category II wetland and the - • remainder are Category•III'wetlands. • 4. The applicant intends to fill a total of 16,089 sf of Category III wetland. To compensate for the filling of the wetland area the Code requires the apPlicant to create 1.5 acres of wetland for ' 1 . every one ilacre that is filled. At this ratio the applicant is required to create 24,133 sf of wetland. The applicant will create 24,151 sf of wetland area as part of this project. • 5. The created wetlands will be on the same site as the wetland area that is filled., The created wetland will be adjacent to existing wetland. g March••18 �199 .. "6.'• The proposal,indicates that public and.private roads will intrude into the buffer area for.the • - wetlands in four locations.'The applicant proposes,to.enhance the wetlands and the buffers to mitigate for these.intrusions. 7. The Wetlands Management Ordinance does not allow for the construction of roads within the buffer area of wetlands. The applicant has submitted a variance to allow the roads into the buffer area. 8. The applicant intends to enhance the existing buffer area and wetland plants in the Category III wetlands. 'These wetlands have been heavily degraded by past agricultural practices on this site. 9. - A strict interpretation of the Wetlands Management Ordinance could require the applicant to create new wetland area for the enhancement activities. To ensure that this does not happen • the applicant has requested a Modification to the Ordinance to allow the enhancement activity to take place without the need to create new wetlands at a ratio of 1.5 created to 1.0 disturbed • wetland area. • 10.According to the plans submitted by„the'applicant, some of the.multi-family buildings are • • located within the twenty-five foot buffer of Wetlandi E`and H. '.These.buildings will need to -be relocated or the units deleted from.the.project proposal. :_. • 11. If-the roads'are relocated 'outside/Of the buffer areas 20 residential dwelling units will.be . . . •.. deleted from the proposal: ' .` • ,4 ` 12:"The combination of itenis 10 and 11'would mean that 27 dwelling units would be deleted from '. .the project. .•.<.. 3= 13. If 27 dwelling units:are deleted from'the project, the ,Proposal:would not meet density• requirements for this area of the City.• 14. The applicant has agreed to construct a fence around the wetland area and to place signs in the. • area to identify the edge of the.wetland. - 15. The Code provides the Department_Administrator with the ability to grant variances and modifications to the Wetlands Management Ordinance. The Administrator may allow for.a • . reduction in the density due to site constraints. . DECISION - • The request for modification of the Wetlands Management Ordinance and a Variance from the • Wetlands Management Ordinance are denied in part.'. The variance to allow the private road to be constructed in the buffer"area of Wetland"C" and "F"is approved. •The applicant shall consider the first 25 feet of the wetland area,as measured from the edge of the roadway fill,to be disturbed .• wetland area and shall provide created wetland as compensation for this area at the ratio of 1.5 .acres of created wetland for every 1.0 acres of disturbed wetland. . The variance to allow buildings and roadways to encroach into the buffer areas on the remainder of the site is denied. All roadways,except for the two areas noted above, shall be relocated outside of the wetland buffer area. No buildings, patios, or other structures shall be allowed within the wetland buffer areas. ;:Page :l: March•18,11998_: ; . Modification request to enhance the wetlands by re-grading and replanting may no longer be • ' needed because the variance to allow roadway and building encroachment into the wetland buffers was denied. Either way,this modification request is also denied. It should be noted that the.Wetland Management plan for this project will be required to focus on demonstrating that the wetland hydrology will be preserved for the existing and created wetlands. It is not clear how the existing drainage pattern across the property from east to west will be preserved and how the function of the creek will be preserved, considering the density of the proposed development: Suitable hydrology will have to be preserved and/or created for the wetlands to remain viable. If the revisions required by the denial of the variance request causes the development to reduce the number of units to the point that the required density can not be provided, this office would look favorably on a request for relief from the density requirements due to the environmental factors on this site.' ,'I Sincerely, 4-e? -2,11141kair Gregg ministrator;. ..:: Zimm rman,Ad t,,; ��' PlanningBuilding/Public Works`Departme"nt= • • • cc: Jana Ha uta t Mark Pywell .; :y=.:., • • 1 1 �\, �t 1. I��Pmillim,„,,• ` �,, � �� B-twelve Associates, Inc A.,.Y (v)253-859-0515 • 1./-4=! 1103 W. Meeker St. . �• � °" W =jjj° Suite C (f)253-852-4732 . ' Kent,WA 98032-5751 (e)b12assoc@compuserve.com , February 16, 1998 - . Mr. Mark Pywell City of Renton Planning Department .200 Mill Avenue South • _ . Renton, Washington 98055 • RE:. Talbot Road Preliminary Plat-Wetland Management Code_Modification Request for revised . Wetland Mitigation':.B-twelve Job#96-175 Dear Mark, - This letter is to.address City-Administrator Greg Zimmerman's findings in his Wetland Management Code Request denial sent to Mr. Ron.Hughes of Burnstead Construction and.dated January 8, 1998. .In light of his findings,we have redesigned portions of the.mitigation and have clarified the impact issues. Sheets.W-1 and.W-2 show the proposed detailed mitigation plan;.Sheet W-3 is the Mitigation Plan Overview which shows the locations Of the delineated wetlands, proposed fill areas, and concept mitigation areas:'.We have also included as Attachment A the text for the mitigation concept, construction notes, monitoring'program,.: . and contingency plan. We typically place this text information.on:a inylar sheet as part of the Mitigation Plan package after we-have received approval of the plan'from you. ' , - As is depicted on the attached Mitigation.Plan Overview, a total of 16,089 sf of Category 3 wetland will be • filled for the project. The Code requires that Category.3 wetlands be mitigated at a ratio of 1:1.5 (impacted'wetland'to created wetland). Therefore, the 16,089 sf of Category 3 wetland to be filled will ' require 24,133 sf of wetland to be created. As depicted,on the Overview Plan and the attached Mitigation Plan, 24, 151 sf of wetland is.proposed to be created resulting in a mitigation ratio of 1:1.5 (impact to• creation, thereby meeting the Code requirement.. . ' -The required road layout for the plat crosses.the edge of three of the wetlands. Although the wetland fill has been compensated as described above, the crossings also result in reduced buffers, requiring approval - of a Modification from the Code. The.alternative to reduced buffers,at the road crossings would be to fill additional wetland to create upland buffer area. We feel that fill of wetland to create buffer is not appropriate or justified. Wetlands "E" and "F" will be re-graded, enlarged, and connected through the proposed wetland mitigation. These wetlands are currently of very low function, consisting of degraded agricultural wetlands. The buffers of these wetlands are also low function agricultural field. New wetland areas will be constructed along the southeast and southwest edges of Wetland "H". The northern end of Wetland "H" will be re-graded and enlarged to create additional wetland area. Although r . • , . . • • • , • ,. . .. . • • ' \ ' . . ' . • li tunsteitd/#96-175.. • . • . . • -_ „ _,. ... • , B-twelve Associates,In . • • • _ . . February 16, 1998 Page 2 . ' .:-- • . . • , . . . . _ . • • • . . . , — • -. . • .. . , . .. . • , - • -- the majority of the Weiland is degraded forest, the mitigation areas-haN'resenerally been designed to , „.. . .. - . - preserve the vegetation However, the buffer surrounding Wetland "H" is heavily vegetated with .. • Himalayan blackberry. . . The proposed mitigation is based upon the premise of creating single wetlands of higher function and value and larger area than currently exists on the site. The proposed mitigation plan has been datigned to result , . in wetlands that will, eventually have the characteristics of Category 2 wetlands. It should be noted that all - - of the wetlands excpt.Wetland "A" on the site are highly degraded, low value agricultural wetlands or - degraded forested wetland. Please refer.to "Burnstead Construction Talbot Road South Revised Wetland 1 Analysis Report", Bi-twelve Associates, Inc.Sept. 17, 1997 . If the plat was designed to avoid these . • ":wetlands and their"lifers the wetlands would undoubtedly become heavily colonized with invasive/exotic - , .*. .. Species such as Himalayan blackberry, reed canary grass, and Canadian thistle. Therefore, any work in .Wetlands."F" and "E" to.enhance their functions will result in a net'increase in wetland functions and values to the site: The enlarged wetland area will also be.significantly improved in function and value by, • - - 1 •. enhancement of the surrounding buffers.- . • '' • • • . • • - .. - Similarly,although Wetland "H" is forested, the area has been badly degraded by-clearing of the understory.and use of the area by livestock, resulting in an understory‘dominated•by blackberry. The. ; enlarged wetland_area will be significantly improved in function and value by enhancement of the - • `. surrounding buffers1.- • -: .,-- •• ..-•. . , . ', :•. .• ' ...- - . ' - • ..,- ' .. ':, ' - ' Although the Code only requites the creation that we propose, the mitigation plan also includes creation of enhanced buffer together with enhancement of both the existing emaining wetland and the existing .• . • , • - . degraded buffer.' The mitigation plan proposes reducing the buffers in'some areas. The Code allows.• . . reductions of buffers up to 25 for both Category 1 and Category 2 wetlands,but for some reason, it does • 1 not allow reductions of the lowest value Category 3 wetlands. . . •• ,.•,_ . . . . . . • A.totally degraded 25' buffer such as exists around Wetlands "E", "F",and."H" provides almost no protection or value tio thewetland.. If a full 25.ft.-buffer is provided_around each orthe preserved and ' enlarged wetland areas, there is no Code requirement for enhancement of the buffer. As a.result, degraded • pasture buffers typically become dominated by blackberry and other non-native invasive species, further reducing the long-te4m functions and values of the"protected". wetland area. - - - . , • . , Essentially, if these buffers are left as is at 25' they are non-functional buffers. However,*A reduced buffer on these wetlands that is heavily planted with native species will provide habitat, will: . , . . . . • filter runoff into the wetlands, • • • . improve the aesthetic quality of the wetland, • I • restore a native vegetation community and will effectively buffer, and I • • provide additional protection to wildlife that would use the proposed enhanced and created wetland. • • . . • - ' . r .. ' , • ' . , • Burnstead/N96-175 B-twelve Associates,Inc. . : February 16,.1998 Page 3 •Therefore; we feel there is ecological justification for Modification from the Code to allow the buffers.of ' these Category 3 wetlands to be reduced and enhanced as proposed in the attached Mitigation.Plan. Total impact and mitigation proposed are as follows: • • Wetland Fill = 16,089 sq. ft • Wetland Creation 24,151 sq._ft. • •Ratio (filled to created) " 1:1..5 • -• Enhanced Wetland- 22, 521 sq. ft '. .- • Enhanced Buffer 31,920 sq. ft - • • Total Wetland and Buffer creation and enhancement: 78,592 sq. ft. • • In conclusion, the proposed work includes creating 1.5 times the amount of wetland that is being impacted. The creation areas as well as the remaining wetland will be planted with native trees, shrubs and emergents, . . where applicable, resulting inlarger higher value wetlands than currently exist on site.. The highly degraded low value buffers that are present on the site are proposed to be reduced in some areas and the• entire buffer enhanced through native plantings.• This reduction requires a Modification from the Code since it does not allow reduced buffers for.Category 3 wetlands. This request is ecologically justified and • will result-in=a net increase in wetland area,,and the functions and values.to wetlands and buffers on,the • :- .site. If you have any questions please feel free,.to contact me, or Sue Burgemeister, at (253):859-0515. Sincerely, . .. B-twelve Associates, Inc. Ed Sewall . Senior Wetland Ecologist • • Enc. Wetland Mitigation Plan-2-98 cc: Ron Hughes, Burnstead Construction file:ed\96175-01.doc ' A-7—Acat/. :,�h". . ' [nt'V1uu . 4 \ ,� . B-twelve Associates Inc. p 1., ifi !p'rtilµ' 1103 W. Meeker St. (v)253-859-0515 • ?i Suite C . (f)253-852-4732 . f Kent,WA 98032-5751- (e)bl2assoc@cornpuserve.com ; _ • it • . • BURNSTEAD CONSTRUCTION • - • •TALBOT ROAD SOUTH ' !, WETLAND MITIGATION CONCEPT, CONSTRUCTION NOTES,AND. MONITORING PROGRAM• !I :,. . Dra eb 1 8 = • ry .1,0, MITIGATION CONCEPT AND GOALS 1, 1:1 MITIGATION CONCEPT - p • The proposed mitigation is based upon the premise of protection of high value Wetlands and enlargement existing wetland q.. to create larger wetlands of higher function and value area than currently exists on the site. All of the,wetlands"on the .•" ••�.•.'• • :site,except Wetland"A",are highly degraded,low value agricultural wetlands or degraded forested wetland. Please refer 'y • to"Burnstead Construction Talbot Road South Revised Wetland Analysis Report",B-twelve Associates,Inc. Sept 17, :1997 • . . :,The project site includes one Category 2 wetland(Wetland"A")and seven Category 3 wetlands,Wetlands."B", . "C"; "D", "E",:"F","G", &"H". The largest wetland on the site,Wetland A,will be preserved with a 50 foot- k averagedwidth buffer. No impact-. , pact or modification is proposed adjacent to this Category 2 wetland.`Wetlands"D". ;-�: and"G"will be co pletely filled together with.small portions:of Wetlands "C"and"H".The wetlands on the-" : . ., .,"1. site that will'be filled are degraded-agricultural wetlands with few of the functions and values normally associated_. ' .,.•:. • .' with`wetlands..The buffers of these wetlands are also in a degraded condition and lack any substantial vegetation. ' • , • •Wetlands E and F are also degraded agricultural wetlands with few of the functions and values normally associated with wetlands. The mitigation will connect, enlarge,and enhance these two Category 3 wetlands-: - I. resulting in a large single wetland approximately 46,672.sf in size. The-created wetland areas as well as the •,- I 'existing•wetlands,will"be enhanced through planting with a mix of native emergent,-shrub and.tree species. "A .' mosaic of vegetation communities will be established including emergent,.scrub-shrub,and over time,.forested • wetland classes. . •It is anticipated that this wetland will meet'the criteria of a Category 2 wetland in the future ' following this mitigation installation.: i - • New:wetland areas will be constructed along the southeast and southwest edges of Wetland"H". The northern end of -Wetland"H'will be re-graded and enlarged to create additional wetland area. The enlarged wetland areas will be 1 approximately 16,968 sq.ft.in size. .The majority of the wetland is degraded forest, with a heavy invasion of Himalayan blackberry. The mit• igation will preserve most of the trees and add selected shrub and trees to eventually shade out the11 blackberry.. All new and existing wetland edges and buffer areas will be planted with shrubs and trees to protect the i1• • wetland and provide good native plant diversity for wildlife habitat,particularly songbirds ands small animals.•The , intent of the mitigation is to achieve the plant success and diversity appropriate to Category 2 wetlands as defined by • Renton. . , 4 As noted above, the existing buffers of the enhanced wetlands currently consist of degraded plowed agricultural field with little.or no functional value.. Allowing them to remain as is would no doubt result in a heavy - I, infestation of blackberry,_thistle and other invasive exotic species. Therefore, the entire buffer adjacent to Wetlands"E/F" and"H"is proposed to be planted with a mix of native tree and shrub species to enhance.their • • functions in regards to buffering the wetland. All disturbed areas in the buffers will be mulched and hydroseeded with a native seed mii. h As depicted on the Mitigation Plan Overview,a total of 16,089 sf of Category 3 wetland will be filled for the . • • project The Code requires that Category 3 wetlands be mitigated at a ratio of 1:1.5.(impacted wetland to created . ,I I RE:Burnstead#96175 . - .B-twelve Associates;Inc.: Feb. 16, 1998(draft) • - Page 2. - . wetland). Therefore,the Mitigation Plan will create a minimum of 24,133 sf of wetland in compliance with the . ' Code.The mitigation area will be.monitored for.a period of five(5)years following installation. - _ : ' . Total impact and mitigation proposed areas'ardas follows: -: . - :• Wetland Fill ' 16,089 sq.ft Wetland Creation . 24,151.sq.ft. . - • .:Ratio(filled to created) 1:1.5 . • - •• • Enhanced Wetland • •.. . - _22,521 sq:ft . -• • Enhanced Buffer 31,920 sq.ft • _ •''•• Total Wetland and Buffer creation and enhancement: 78,592 sq.ft. • • ' This Wetland Mitigation Plan has been prepared using the base map supplied by Dodds Engineering,Inc.. 1:2 MITIGATION'GOALS- - ' -- .Goals.of the mitigation plan are: . • - •' ' 1.2.1. Preserve Wetland".A"in perpetuity including 3.32 acres of Category 2 forested.wetland together with a _ - forested 50 foot.buffer..: - 1.2.2. .:Place all preserved wetlands and buffer areas.on the project site in native growth protection areas for ' permanent protection;. - 1.2.3 •.-Create approximately 17,643sq. ft:(total)of enhanced wetland in Wetland"E/F" surrounded by . • _ :enhanced'buffer. .- 1:2.4 Create approximately 6,508 sq. ft(total)of enhanced wetland in Wetland"H" surrounded by enhanced ,.: buffer. ' . 1:2.5 Maintain pre=development hydrology:to all preserved wetlands. ' ' 1.2.6 " Restore and enhance vegetation species richness in both the wetland and buffers of Wetlands"E/F"and• "H"with an emphasis on habitat for songbirds and amphibians. - 1.2.7 Fnhanc.the wildlife function of the wetlands and buffers through native plantings. • - 1.2.8 Remove invasive and exotic plants from the mitigation areas and replace with native species when exotics (reed canary grass;blackberry, scotch broom, etc.)exceed 5% of the total mitigation area. • 2.0 CONSTRUCTION SEQUENCE . ,The construction sequence of this project will be implemented as follows: ' 1. Pre-construction meeting - _ 2. Construction staking. 3. Construction fencing and erosion control 4. Clearing and grading • .. . , 5. Stabilization of mitigation areas ' 6. PIant material'.installation _ .- - • 7. Construction inspection .: : . ' RE:"Burnstead'#96175 ` • • . :. . - •' '.B-twelve Associate,Inc: . • ' :.• •• . Feb. 16, 1998(draft) ' Page 3 8. Agency approval . • • 9 Monitoring inspection and'reporting : : 10._'Silt fence removal 11. Project completion r' . 2.1 Pro-construction Meeting - • A pre-construction meeting will.be held on-site prior to commencement of construction; to include....... . . ....... .. . biologist, the contractor, Owner and City.of Renton. The approved plans and specifications will be reviewed to • ensure that all parties:involved understand the intent of the construction documents, specifications, site -• •environmental constraints,and sequences.= 2:2.,:CoJnstruction Staking �• . .. - � , - .• -,The limits of clearing and'grading will be marked in'the field by a licensed professional land surveyor prier .. -:to'commencement of conshnctionactivities. ' . • :2.3 Construction•F cin &Erosion Control , • 8 All erosion'control measiireadjacent to the m.adjacent area,including silt fencing and orange construction • .•fencing_will be installed.'.Erosion:control-fencing.will remain around mitigation area until clearing, grading •and hydroseeding are complete:. : .:: 2:4.Clearing,&Grading: . . '2. ._ . . .. . ., .•" Clearing and.giading per'approved grading plan by Dodds.Engineering,:Inc: - • . ,. - - . .:2.5•Stabilization o I Mitigation Area • ' • :::1. - ' .,. ••. . .- • '..'.`.'All,graded areas will bestabilized with hydroseeding Or mulched'per 3:4.2upon completion.of grading.. ..,-: : _-: - ' •:Orange conshvcoon-.fencing_and:erOgion control fences will be:restored:and placed_around the mitigation area.. • 2:6..Plant Material I +ion L - : :•.".. Plant material'.will be planted by hand-per'detail and•Construction.an&Planting.Notea..•The Mitigation Plan - p: • specifies the required ssize, species,quantity;'and of plant materials to be.installed. The contractor will • .I i' -re-.seed'or over-seed all hydroseeded areas disturbed.during the planting process.• Upon•completion of the -_ . • ••: :• ..`:`'•Planting,'the Oran-e1 construction fencing.and erosion control. will.be restored and repaired _g. g �. $ fencing _ ... . 2 `Construction:Inspection • ( .' , rUpon completionjof pleating; if installation or materials vary significantli from the Mitigation Plan, the - . ......' contractor will subn%it a reproducible:"as-built"drawing to owner. Upon.completion of installation;.the Owner . -. 7 will conduct an inspection to;confirm proper implementation of the Mitigation Plan...Any corrections, substitutes : ' - • •or missing items will:be identified in'•a"punch list". . . • . , . • • .• . ' 2.8 Agency Approvi 1 . Following acceptance of the'installation, a letter will.be prepared to Ciy of Renton requesting approval of the installation.. ' .. .. . 2.9 Monitoring.Inspection and Reporting • ' • ' ::- . • : g• • •The monitoring Program will begin approximately 6 months following installation approval. The subsequent - • monitoring inspections will be conducted in accordance with the approved Monitoring Program. - • 2:10 Silt Fence Removal • . • Erosion control fencing adjacent to the mitigation area will remain in place until all areas adjacent to the • enhancement area have been stabilized. . . . . RE:Burnstead/196175 .. -• -- -B-twelve Associates,Inc. - •': ' •• r Feb. '16; 1998(draft) . • •.Page 4 . ..• -- - _ 2.11.Project:Completion .. - - -.. 'If after the final year of Monitoring, the project has satisfied the objectives and goals of the approved • 4 Mitigation.Plan,a letter.will.be prepared to City of Renton requesting final approval&closure of the grading . permit. 3.0 CONSTRUCTION AND PLANTING NOTES :' 3.1.SITE PREPARATION - ' . - . 3.1.1 Contractor will approve existing conditions of subgrade•prior to initiation of any mitigation installation h. • ,work Contractor will inform Owner of any discrepancies between.the approved construction document and - existing.conditions. .. . . _.: -... . . _ , ;. 3:1.2:Contractor will flag the limits of clearing with orange construction fencing and will observe these limits• : -during ieonstruction. 3.1.3 Contractor will hand grub all weedy species including Scotch Broom,•reed'canary grass,Blackberry varieties,Thistles and/or any other weed•designated to be removed by the mitigation plan. Grubbing of weeds, , .- `:.'including root stock,will be-completed without the'use of Chemicals. Weed debris will be disposed:off site. '- _ ' ' - 3.2.PLANT MATERIALS . . _ • :3.2.1.All'plant•materials-will be as specified in the plant scheduler`Only-vigorous plants free of defects;diseases . - and infestation are•acceptable:for installation: - - ` :3:2.2'.All plant materials will conform to:the standards and size requirements of ANSI Z60.1 "American Standard . - 'for Nursery Stock": All plant materials will be native to the northwest,.:and preferably the Puget Sound•Region.- • - . 'Plant materials•will be propagated from native stock,no cultivars or horticultural_varieties will be.allowed.:All - plant materials will be'grown.from nursery stock unless otherwise approved. - : 3.2:3 All=nursery grown plant_ .materials will be in.containers-or,balled.and burlapped. Bare root will be - subject to approval. •. . - maintained by th w•�and be or anized in ro s - two weeks will longer than • ' 3.2:4 All plant materials stored on-site (2) g . 'contractor at no additional cost to:the owner..Plant materials temporarily stored will be subject to inspection,and ' approval prior-to installation.: • • - • • . '3.2.5 Substitution requests must be submitted in writing to-the Owner'and approved.in writing prior to delivery to • • ite. • 3.2.6 Dig,pack, transport and handle all plant materials with care to ensure protection from'injury. Heel in topsoil or sawdust, all plant materials to be stored on site more than 24 hours. Take precautionary measures to ' ensure plant materials do not dry out before planting. Wetland plants are to be shaded and saturated until time of • • installation. Immediately after installation the mitigation planting area will be saturated to avoid capillary. stress. 3.2.7 The contractor will verify all plant materials, quantities shown on the planting plan, and the plant schedule. The quantity of plant materials shown on the plan takes precedent over the quantity on the plant list. RB.iBurnstead .` 175 : . B-twelve Associates,Inc. ...Feb;16,•1998(draft) • . ,... ' : . . Page 5 .. .. • . . 3.3 PLANT.MA .. . • . ' _ - MATERIAL INSTALLATION...-. - • - . . '3.3.1 All plant materials must be inspected prior to installation to verify conformance of the materials with the '- . •' plant schedule including size, quality and quantity.:Any plant materials deemed unsatisfactory will be rejected. " ' 3.3.2.Plant materials delivered and accepted should be planted immdiately..Plant.materials not planted within 24 , • : • :. - hours'will be heeled-in per.note 3'.2.6: Plant materials stored under'temporary conditions will be the sole--•- :-:•.-; . ' - .... responsibility of the contractor. Plants will be protected at all times to prevent the root ball from drying out before,during,"or after planting.. : :. .. - . ' . lantin pits be ecircul_ar with vertical sides,and - 3.3.3-P willwill be filled with th roved soils.=If native soils are g Papproved. :.. determined : . : .. :. to not be acxeptatile,•pit soils will be amended W - • 'th�Cedar Grove'mulch-or equivalent :. - • 3.3.4 No fertilizes will be used within the wetland:•In_buffer areas only;install 'Agriform',_or equal plant.:: ; . " fertilizer to all planting pits as specified by manufacturer:~Fertilizes-are.allowed only below'grade'in the planting. , . _. .Y- .. pits lithe buffer.areas:.No"sewage,sludge.fertilizer('SteerCo.'or.'Growco').is allowed in the mitigation area : .. - 3.3.5,Containerized plant materials will be removed from their containers carefully to prevent damage to the plant - •' - and its roots.:Plants removed from their containers.will be planted immediately:_-- • . - ..•3.3:6.Plant materials will be-placed as:shown on the approved mitigation'plan.-If the final'installation varies.from . . _'•the.approved nutigation plan,-.the contractor will provide a reproducible mylar.as,built of the installed.conditions. ' •All plant material•w_ ill be flagged by-`the c ontractor.' . ' -.- - •• . . '3:3:7.'All conifer trees.will,be staked per the detail on the mitigation plan._ All deciduous-trees.1•caliper,and •• _ : . . : •• •.larger,will be staked per the•;detail on the mitigation plan:,.Remove tree staking and guy wires from all.trees after - _ F . one:year... Cut guy tires away from trees and remove wire and.tree stakes from.site.- - • - 3.4.PLANTING'SCHEDULE-AND WARRANTY: - ,• • . . ' ' . • . - •• .. _.3.4.1 A fall-winter installation schedule-(October 1st.-March 15th).is preferred for lower mortality rates of new .. . plantings. If plant installation occurs during the spring of summer(March`15.=Oct. 1st.)the plantings will be : -. irrigated with a temporary automatic irrigation-system throughout the summer months..The automatic irrigation--- . ' ` ". • . system will provide head to head coverage of the entire planting area. The automatic controller'will be scheduled • • - - - for'a.minimum of fifteen(15)minutes every day Mitit fall rains-can provide adequate rainfall:to support the plant . ' material..:The mitigation-plantings will..be watered twice a day for fifteen(15)minutes for the first week. 3.4.2 All'disturbed areas will be mulched or seeded with mixes'as specified-on the plans as soon as the mitigation area grading is:complete. -The hydroseed must be germinated and a grass cover established by October.1st. If the. , . ' • • - `cover is not adequa�telyestablished by October 1st, exposed sons will be covered with approved erosion control , - - •material and contractor will notify Owner in writing of alternative soil stabilization method used. . - ' • " . .. " 3:4.3-The contractor will warranty all plant materials to remain healthy and alive for a period of one year after . . • . final acceptance. The contractor will replace all dead or unhealthy plant materials per the approved plans and . . : ';. . s.specification •, : -• . , ' .3.5.0 SITE CONDITIONS ' , 2 . 3.5.1 Contractor will coordinate with owner for construction scheduling . .3.5.2 Plant installation will begin after City of Renton acceptance of grading and construction.-Contractor will notify Owner of acceptance of final grading:.-' . - . RE: Burnstead#96175 ' .B-twelve Associates,'Inc., • • - , '. Feb. 16,'1998(draft) • Page 6 . =' 3:5.3=Silt.fences are to be installed outside the mitigation area as shown on the approved engineering plans; The . '-•.: contractor is responsible for repair.and replacement of silt fences disturbed during plant installation: No . .I , :equipment or soils are to be stored inside the silt fences:. • . , • • •.I 3.5.4 After clearing and grading is:complete in the mitigation area, exposed soils will.be hydroseeded or ' - . mulched. Orange,construction fence will be placed around the mitigation area to prohibit equipment and • • . personnel in the mitigation area: • - -` • - • - • 3.5.5 Soils in the mitigation area will be evaluated after the grading is complete. If soils are determined to be • • unsuitable•for ground cover success, the landscape contractor:will add 2'of topsoil to the mitigation area. • • _ • 3.5.6.All,plant material will be pocket planted with suitable soils per planting details. Soils from planting holes . . °''''' Will lie exported'outside the area specifically authorized for spoil in the mitigation area.by the approved •• mitigation plan. : • • . • : 3.5:7 Wetland soils are to be removed from the wetland?`stockpiled,•and covered. Final grading,will include - , . placement of wetland soils in new wetland bottom. - : • - - ':.I . CO •WETLAND AND BUFFER MONITORING PROGRAM . The newly-created wetland and its associated buffer will bee monitored five;times over'a five year period. • ':,Monitoring will,be conducted using the techniques-andprocedures described below to quantify.the survival, - . : { relative health..and growth ofplant:material as well as.the"successful'creation of an area meeting wetland : : • vegetation and-hydrology criteria::•A monitoring report submitted following'each monitoring visit will describe and quantify the•status of the mitigation at time: , _ - .. _ • i 4.1 SA?1PLINQ-METHODOLOGY. • • . - .. 1 4:1.I 'Vegetation The vegetation monitoring consists of two(2)distinct'tasks: The first is the inspection of the planted material - to determine the health and vigor of the installation. All the planted material should be inspected during each. . . -. monitoring visit to determine the level of survival of the installation.. • •. - .i • The second task will be the sampling of the restored wetland.and buffer where tree and shrub plantings will be installed: In these-areas,.8 permanent sample points will eestablished: At each sample point, tree and shrub • - : • species will be sampled using 0.01ac circular plots.. Estimates of coverage'will be determined for each•species , • .;. within each plot. Herbaceous species will be sampled using a single 0.'25m2 rectangular plot located at each . • j sample point. At each sample point; cover for each species will be determined using Daubenmire(1959) - coverage classes:.A table documenting frequency,relative frequency,coverage,relative coverage and importance value for each species in tree,;shrub and.herb strata will be produced. -'. • . .' •• - - 4.1.2 Wildlife:. -• :` ' : •: .;. . . . . Visual observations of all wildlife species observed during the monitoring will be recorded. Identify and , • record all visual observations of birds,mammals, fish,,amphibians,reptiles,and invertebrates found on-site. - Note any breeding or nesting activity in the mitigation area. Observations will be limited to the annual . monitoring inspections. . . • 4.1.3 Water Quality Visually monitor water quality in the wetland. Unacceptable water quality will include evidence of erosion within the mitigation and evidence of sedimentation. ' • 14.1.4 Mitigation Success _ 1 • . _ 1 -. - RE:Burnstead//961?5 B-twelve Associates,)Inc. Feb. 16, 1998(draft) Pagel „The monitoring.results shall be compared to the Standards of Success in order to determine the:success of the =u - project. If, as a result of special or annual monitoring site visits, the Owner is notified of a significant problem with the mitigation success, the Owner will notify the City of Renton to develop a proposal for a contingency Plan- The - u .Mitigation Plan requirements will have been met when the wetland mitigation is deemed successful by the City of Renton. • 4.2.0 STANDARDS OF SUCCESS 4.2.1 Evaluation of the success of the mitigation project will be based upon an 80% survival rate for the planted vegetation at the end of year 5. . - • - • 4.2.2 Volunteer native,non-invasive species will be included as acceptable components of the mitigation. 4.2.3 Success of the mitigation will be determined by'a cover of: • " ' STRATA MONITORING PERIOD PERCENT COVERAGE Tree strata - Year 1 Year 3 20%-30% Year 5 >50% Shrub strata Year 1 20%-30% • Year 3 .. 30%-45%- . Year 5 • 45%-80% • Herbaceous strata Year 5 >80% . *Note: Since typical tree height(20'+)may not be realistically attained during the short time frame of the monitoring period,coverage described in this strata will reflect coverage of tree species present. _ 4.3.0 CONTINGENCY PLAN A contingency plan can be implemented if nxpacary. Contingency plans can include regrading, additional plant installation, erosion control, modifications to hydrology, and plant substitutions including type, size, and location. If the monitoring results indicate that any of the performance standards are not being met, it may be ne' cAry to implement all or Part of the contingency plan. Careful attention to maintenance is essential in ensuring that problems do not arise. Should any of the sites fail to meet the success criteria,a contingency plan will be developed and implemented with City of Renton approval. Such plans are prepared on a case-by-case basis to reflect the failed mitigation characteristics. • • Contingency/maintenance activities will include, but are not limited to: • Replacing all plants lost to vandalism, drought, or disease, as nerp..c.sary. • Replacing any plant species with a 20 percent or greater mortality rate after two growing seasons with the same species or similar species approved by the City. j • Reseeding wetland and buffer areas with an approved grass mixture as necessary if erosion/sedimentation occurs' ' }� - ' - '. _.. " :�- I -. , ;DEVELOPMENT'PLANING is \, (' El / . -, ., ; CITY'OF'RENTON.\ • '`7" I "• \: ..'\ '' /I . : : r' `.;/ /\` / ,('... 1 . ` ., (' rF `!pI'��//Q ��p+�JgJ / . ..,_,I.,.., `/ Stere Burnstiead CTIstrllction Compan} Risk Bu9stead'epnstruction,Gompany. Burnstead Cimstructibn Compi.1 y- ,c r ,, • / " a / j' ;.r/ \ 'I - '] ' � �. _- . / 5 '. / • �;February 27 1,998,' ' ' • --- ,, ' , . /. ,,_. - 'i :/ _ ,,. •'/ ?,--`,� _ ''' ; ip _ ,Lti • - 1 ,,/. . ' - i ; - ' � . \ , \_ C . .Mr.:Mar'k'P II AICP',` - ' yw , ' Prefect Manager; -\, -'•_ ,.;`)_{ ``,, ,-- , }. `.,,\• ; ,,/, . - \_ : %' • - \` City,,of Renton.c` / ;�,' J , ::� -,c I _.\ \ • r „ ,;\'/ ; 1'' \ 7''' 200 Mill Avenue,South ':\ , ,n � ,I !,. �. . j "'Renton,,WA: 980.55 \ '_ • ` , •---. . :- I N ' `,°; . ,, .;(RE: Talbot'Road Preliminary'Plat\Project No1LUA=97=110�P,P=H SA=H,ECF\, - r, - , \, 'Dear'Mark'•`�. .:1, ;' ' • ,, • ` ` -% I;would like to respond,to,the-letters which youlforwarded via,alcover,-letter dated Februarylh,, , -- _-\ ' • y=: ', The from the'Ptriends.of the Black River,MentiOnS a concern,about the proposed'.twelve �', -= S'• • - - l✓ '%•- - foot,wide-hard surface trail'to be built'within,the'prpject's wetland buffer: We are-.not proposing ; ., —,;f' any'trails within the wetl• andibuffer:The proposed sidewalks along,the 'edge lotthe;buffers,will''_ •. ,'. ,'` r,:. • ' \provide�adequate circulation for pedestrians,' ' '' I -7-' i'" I( 'The second'letter from'Rita`Bailie suggests piecing 6:footahi •ch'ainlink fence around,the�• :' ' ' -"wetlands:We would like'to suggest>a-"splitl.rail fence along the_edge of'tfiewetland buffer-areasl, _- , \ 'with;interpretiv'e signage-to jndicatethe presenceiof sensitive,areas. I have enclosed-a copy of a _\' ,. • '-\'/ ;I-'^ sign which'we have used on`la similar project. ' \' ` " ' ,,\: r'I, -' '\'- ',',/; -r` ` ' '\ • .' \ �'r" \ _ , I - . ', I , \ ,1' a In regards to Rita's,concern for a lack.of a-play area,for children; we are proposing'a small area• ,--; \ , J .:I- -,between buildings 27'and 30 A-condominium d'eyelopment does-not generate a large number _\' ; ,` ,./ - \ ',,,.:'. - , ':children. The no,cat,policy to"help protect thewlIdlife on site would be,out'ofourcontrol„ • -: , . ; Please feel free.to,call meat 454-1900:extension 233 if-you have'any questions or need y. - ' ' --additional information;regarding.this application.'., - ' ‘,•_.; `:.// , / -) ' � ,,,' v " Sincerely \, ''' - ;"- ' \ '. \J •\/r. 1'' 'L . , \.' ,- ' ) �-!'�'`\BURNSTEAD,CONSTR CTI,ON'.COMPANY , , -�-I • `• : ,- J[ szi ' :I< Ronald,F,'Hughes; PE ,. '/, v .{' \,., -: ' :';ii /i, .;r 1_- i. ,I, " ''/ Enclosure ' .I \ F J -' •I, 'I % ' i"' " i ' ' � - % r I" �' ' 1i - r..)':••" a I ^ ' v •..: \ -. _ -� - . _ ' " L ) ( " )` '• f - 1' I '% . ):" / I: - ,\` ' - I ),r .0 . it:-: \ _ - �'- '' • ,,)-; I \ !fir - ,�, �1. ' '" 1' ' 121/5'P20th Avenue.NEC, Ste. 20-I Bellevur, WA 98005'', 2135) (1016'454 1900 `I'F ?Q 454 4,43'',- ' 'N.G. I I• ;'' N . . _ , .A,N'D. . . . , . .. ‘k . . ... . .. ... .. . . .. • .... r. . • _..:: , , , . „_... .„ _ A . ,, ,,,D _ . i- ! - A , _____ , . _____ S , T E II , ... .., • ..., ...... .,,. .... .., : . .. . . : . ._ ____,.. RO .kE I O.N :T ____ _ C .. . . . _ . .. . . . ,, ... . . . ......, .. .. ____ ._._ . ___ _ . •, : •q. " •_ ,, _ . - . _ . _ _ , _ ___.,, . . . . 7. . . -- . . _, .... .. A . ,....,__ ...„... . , , . . •I S . . : - ,t INTENDEDTØI r 1 . • •• • L Y NATURAL .. ._ AMENITY-...., , : .... . . . . •...._-.- -. --, _ _.. • • • y _ , _ .. . _ - - - - 'k-• .' - _ - - i _ • • t E .......... . ... , _. ., :__..___ . 'HE .. . . ...t .,1 - F . . , . ..• . .: -- . . . ..,...„ • . .. , ... "' ' .I EIA . — I . . .. . ..... ._. . _ . ....., . ... .. .... ___ ,• . . _ .. . . .. . . . . . _ _ . . .. ,_7 _ . . _ 7. . , . ' • • S ID .., -T----.- • : • — .N -_. . , • ,W I L.D.L I : . ..E. .. — . • = . . . , . ... ,.., . ...L. .. . . .. _ . . _. . .... . ....... ... ., 7 „.$,...m.,7,I5.7,4.. . . • , ':... _-"{. RE . .. . ._,_ ,. . . . . . .._ _ . .. . . , • __ ...:, . . . . i ._=-:-.. T, R I M . . ---..1113 - 's ' : . .,. __ ,FI 17 ' ' .:_ .. .._ .. AN AREA , . _ . . • ._ _ I .. .- ... . . 0.. R _ _ • . . . . ,. . . . . • . ...... .....• . • _ . .. . . . , . . . . . . . . • , _ . . ,. . . ...... . , . D :. _- LAIR Lam` 1 �� . • # p;,�ui�u�,,,. '' �' J B-twelve:Associates Inc. .' wit f 'f 1103:,W. Meeker St. , (v).253=859-0515: ",_ IB_iim Suite (f)253 852 47321 C . ' 'Kerit,WA 98032-5751. (e)bl2assoc@compuserve.corri , February 16, 1998 , ,,:. DEVELOPMENT P1ANNING. r ' CITY OF Mr; Mark Pywell _ `F E Bl 1 6 1998, .City of Renton Planning`Department • 200 Mill'AvenueSouth - RECEIVE_ D � Renton, Washington_ .98055, • RE - .Talbot Road Preliminary Plat; Wetland Management,Code Modification Request for.revised Wetland Mitigation' :B-twelve Job#96=175 . Dear Mark; 5, i This letter is-to,address City-Administrator Greg Zimmerman s findings in his Wetland Management Code 1.Request.denial,sent:to;Mr Ron,Hughes of Burnstead Construction and.dated January 8, 1998: In light of his findings we have redesigned.,portions of the:mitigation and have clarified.the impact issues. Sheet's`W-1' and:W=2 show the proposed detailed Mitigation plan;.Sheet W-3 is the.Mitigation Plan Overview which shows the locations of the delineated-Wetlands;:proposed fill areas, and concept mitigation areas.' We have also included as Attachment A the text.for,the mitigation concept, construction notes, monitoring,program, and contingency plan,: We have place this text'information on`a mylar sheet as; -part-of the Mitigation Plan package after'we :received approval.of the plan from you. ;.As is,depicted on:the attached Mitigation Plan Overview, a total'of 16,089-sf of;Category 3 wetland will be • • filled-for the project. The Code requires that.Category 3:wetlands be.mitigated at a ratio of1:1.5 ,; • •(impacted wetland,,to`created wetland),.,;Therefore,:the16,089 sf of Category:(3 wetland to be filled:will' require 24;133.sf of wetland to be created. As depicted on the Overview Plan and the attached Mitigation Plan; 24, 151 sf of wetland is proposed to be created resulting in a mitigation ratio of:1:1.5.(impact to -creation; thereby:meeting the Code requirement. The required road layout for the plat crosses the edge of three of the wetlands.. Although the wetland has been compensated as described.above,,the crossings also"result in--reduced buffers,:requiring approval of a Modification from:the..Code. The,.alternative to reduced buffers'at the road crossings would be to'fill additional"wetland to create upland'buffer area, We feel that fill of wetland to create buffer is not ' appropriate-or justified:.; W• etlands'"E"'and "F" will be regraded, enlarged, and.connected through the proposed'wetland' mitigation: These,wetlands are currently:'of.very low function, consisting of degraded agricultural wetlands:,, , The buffers/of these wetlands are also.low function agricultural field: I New,wetland areas will be"constructed along,the southeast and southwest 'edges of Wetland "H"' The • , , northern end of Wetland "H"'will be' re-graded and enlarged to create-additional wetland'area. Although; • - `ilk ' / • \ - - 1, Burnstead/#96-17.5 B-twelve Associates, Inc. - • February 16, 1998 . : , Page 2 \ the majority of the wetland is degraded forest, the mitigation areas.have generally been designed to - preserve the vegetation. However,the buffer surrounding Wetland "H" is.heavily vegetated with Himalayan blackberry. The proposed mitigation is based upon the premise of creating single wetlands of higher function and value ' and larger area than currently exists on the site. The proposed mitigation plan has been designed to result in wetlands that will eventually have the characteristics of Category 2 wetlands. It should be noted that all of the wetlands except Wetland "A" on the site are highly degraded, low value agricultural wetlands or degraded forested wetland: Please refer to "Burnstead Construction Talbot'Road South Revised Wetland Analysis Report", B-twelve Associates,Inc. -Sept.,,17, 1997 . If the plat was designed to avoid these wetlands and their buffers the wetlands would undoubtedly become heavily colonized with invasive/exotic species such as Himalayan blackberry, reed canary grass, and Canadian thistle. Therefore, any work in Wetlands "F" and "E" to enhance their'functions will result in a net increase in 'wetland functions and values to the site. The,enlarged wetland area will also be significantly improved in function and value by enhancement of the surrounding.buffers. ' Similarly,although Wetland "H" is forested, the area has been badly degraded by-clearing of the understory and use of the area by livestock, resulting in an understory dominated by blackberry. The enlarged wetland area will be significantly improved in function'and value by enhancement of the surrounding buffers. Although the Code only requires the creation that we propose,;the mitigation plan also includes creation of enhanced buffer together with enhancement of both the existing remaining wetland and the existing . , • degraded buffer. The mitigation plan proposes reducing the buffers in some areas: The Code allows reductions of buffers up to 25% for both Category 1 and Category 2 wetlands,-but for some reason, it does , not allow reductions of the lowest value Category 3 wetlands. A totally degraded:25' buffer such as exists around Wetlands "E", "F", and "H" provides almost no protection or value to the wetland. If a full 25 ft.-buffer is provided around each of-the preserved and enlarged wetland areas, there is no Code requirement for enhancement'of the buffer. As a result, degraded pasture buffers typically become dominated by blackberry and other non-native invasive species, further- • ' reducing,the.long-term,functions and values of the"protected" wetland area. • Essentially, if these buffers are e'left as is at 25' they are.non-functional buffers. However, A reduced buffer on these wetlands that is heavily planted with native species will provide habitat, Will:, • filter runoff into the wetlands, , • , • . improve the aesthetic quality, of the wetland, - • " restore a native vegetation community and will effectively buffer, and • provide additional protection to wildlife that would use the proposed enhanced and created , wetland. Buinstead/#96-175 B-twelve Associates, Inc. • - February 16, 1998 Page 3 Therefore,we feel there is ecological justification for Modification from the Code to allow the buffers of , . these Category 3 wetlands to be reduced and enhanced as proposed in'the attached Mitigation Plan. ',Total impact and mitigation proposed are as follows: • Wetland Fill - 16,089 sq. ft • Wetland Creation 24,151 sq._ft. Ratio (filled to.created) 1:1.5, • Enhanced Wetland 22, 521,sq. ft • Enhanced Buffer - 31,920 sq. ft - •- Total Wetland and Buffer creation and enhancement: 78,592 sq. ft. _ In conclusion, the proposed work includes creating '1.5 times the amount of wetland that is being impacted. The creation areas as well as the remaining wetland will be planted with native'trees, shrubs and emergents, where applicable, resulting in larger higher value wetlands than currently exist on site. The highly degraded low value buffers that,are present on the site are proposed to be reduced in some areas and the entire buffer enhanced through native plantings. This reduction requires a Modification from the Code since it does not allow reduced buffers for Category 3 wetlands. This request is ecologically justified and will result in a net increase in wetland area, and the functions and values to wetlands and buffers on the If you Jiave.,any questions please,feel free,to contact me, or Sue Burgemeister, at (253) 859-0515. Sincerely, B-twelve.Associates, Inc. Ed Sewall Senior Wetland Ecologist Enc. Wetland Mitigation Plan-2-98. cc:' Ron Hughes, Burnstead Construction file:ed\96175-01.doc, • r I, I.l • .I�,lp r ' I '`, - - II �Il1llllnm�,,,,,,,,, ,-',•,,,�� B-twelve Associates; I'nc; L A' "rlifArrl 1103 W. Meeker'St. (v).253-859=0515 "a 191fl=0o�" • Suite C :.(f)253-852=4732, - Kent;:WA 98032-5751 (e)612assoc@eompuserve.corn' :,`BURNSTEAD CONSTRUCTION • ' .. ..'TALBOT ROAD SOUTH:• WETLANDMITIGATION:CONCEPT;.CONSTRUCTION NOTES,AND MONITORING PROGRAM`';' . - • - Draft Feb:-16, 1998.', - r.. 1;0 ,MITIGATION CONCEPT AND•,GOA S • ;`1.1 ,MITIGATION CONCEPT The proposed mitigation is based upon the'premise of protection.of high value Wetlands:and enlargement existing wetland • to create larger wetlands.of.higher function and•value.area than currently exists on the site:,All of thewetlands on the _ . site;except Wetland"A!.'.,are highly,degraded,low value agricultural wetlands or degraded forested:wetland:: Please'refer to"Burnstead Construction Talbot Road South Revised Wetland Analysis.Report",B,-twelve Associates,Inc. Sept..1'7; '' ,The project site includes one:Catego'ry' 2 wetland(Wetland"A")and seven.Category 3 wetlands,.Wetl'ands "B"; • "C", "D", "E",,"E";•"O";.&"H" The largest on the site,-Wetland A,'will be preserved with,a 50,foot' ' ' averaged width buffer:..No'impact or modification is proposed• adjacent to this Category 2 wetland.•' Wetlands_ "D" - and."G"will be completely filled together with small portions:of Wetlands'"C"and"H":. The wetlands on the • ' j ' site that will be filled are degraded agricultural wetlands with few of the functions and values,normally associated: , with"wetlands, The buffers;of these wetlands are also in a degraded condition and lack:any substantial vegetation.: • Wetlands E and F.are also-degraded'agriwetlands cultural wit•h few of the functions and values normally - associated With wetlands: 'The mitigation-will-connect,enlarge;and enhance these two Category:'3.wetlands resulting in a'large single wetland approximately'46,612'af in size'The created wetland areas as well as the' existing:wetlands will be enhanced through planting:with:a mix'of:native emergent, shrub and tree species:;A' mosaic.ofsve etation communities will be established includingemer ent scrub-shrub and'over'time, forested ' $ g , wetland classes: It is.anticipated that this wetland will meet the,criteria'of 'Category'2 wetland in the;future following this mitigation installation.•' " i•1- . New wetland areas will be constructed along the southeast and•southwest edges of Wetland•"IT'.. The northern end of , ` Wetland"IT'wilLbe re-graded.and enlarged to create;additional wetland area.. The enlarged wetland areas'will be approximately 16,968 sq:ft..in size.:The-Majority of the wetland is degraded forest,'with a heavy invasion of Himalayan' blackberry.. The.'mitigation will..preserve,most of the trees and add selected,-shrub'and.trees to eventually shade out the blackberry: All new and existing wetland edges.and buffer areas-Will-be planted with shrubs and trees to protect the ' • wetland and provide good native plant diversity for wildlife habitat,particularly songbirds ands,small animals;'The �_ intent of the mitigation.is to achieve.the:plant success and diversity appropriate,to'Category 2 wetlands as defined by Renton:. As noted;above, the existing buffers ofthe enhanced•wetlands"currently consist of degraded plowed agricultural - field with little or no'functional<value. Allowing.them to.remain-'as is would no doubt result in a,heavy _ infestation'of blackbe e• , rry, thistle and other invasive exotic species: Therefore;the.entire buffer adjacent to • Wetlands "ElF",and"H"is.proposed•tobe planted with a mix of native tree and.shrub species to enhance their •• functions in•regards.to'buffering:the wetland'. All disturbed'areas in the buffers'Will be mulched and`hydroseeded�.• ' • with a:native'seed mix. : As depictedon theMitigation Plan Overview,a.total of 16;089 sf of Category 3 wetland will be:filled for the: ' requires that`Category'3 wetlands be project.The Code e mitigated at a ratio-of 1:1.5:(impacted wetland to created' ' • '_ '. RE: Burnstead#96175 B-twelve Associates, Inc.: Feb. 16, 1998,(draft) Page 2 • wetland): Therefore,the Mitigation Plan will create a minimum of 24,133"sf of wetland in compliance with the Code. The mitigation area will be monitored'.for a period of five(5)years following installation. . Total impact and mitigation proposed areas areas follows: • Wetland Fill " 16,089 sq.ft Wetland Creation 24,151 sq.ft. • _ • Ratio(filled to created) 1:1.5 • Enhanced Wetland 22,521 sq:ft • Enhanced Buffer 31,920 sq.:ft • • Total Wetland and Buffer creation and enhancement 78,592 sq:ft. This Wetland Mitigation Plan has been prepared using the base map supplied by Dodds Engineering; Inc. • 1.2 MITIGATION GOALS Goals of the mitigation plan.are: , 1.2.1. Preserve Wetland".A" in perpetuity including 3.32 acres of Category 2 forested.wetland together with a forested 50 foot.buffer.' 1.2.2. Place all preserved wetlands and buffer areas on the project site in native growth protection areas for permanent protection; 1.2.3• .Create approximately 17,643 sq. ft: (total)of enhanced wetland in Wetland"E%E•" surrounded by enhanced buffer. 1:2.4 Create approximately 6,508 sq. ft(total)of enhanced wetland''in Wetland"H", surrounded by enhanced , buffer.: 1.2.5 Maintain pre-development hydrology to all preserved wetlands. 1.2.6 • Restore and enhance vegetation'species richness in both the wetland and buffers of Wetlands"E%F" and "H"with an'emphasis on habitat for songbirds and amphibians. 1:2.7' Enhance the wildlife function of the wetland's and buffers through native plantings. , ' 1:2.8 Remove invasive and exotic plants'from the mitigation areas and:replace with native species when exotics (reed canary grass, blackberry, scotch broom, etc.)exceed 5% of the total mitigation area. 2.0 CONSTRUCTION SEQUENCE The construction sequence of this project will,be implemented as follows: ' 1: Pre-construction'meeting ' - 2. .Construction staking 3. Construction fencing and erosion control 4. Clearing and grading 5: Stabilization of mitigation areas • ! , 6., Plant material installation • - ' 7. Construction inspection 2 - _ ' RE: Burnstead#96175 , B-twelve Associates, Inc, • - ', , . Feb. 16, 1998 (draft), . , Page.3 „ I 8. Agency approval ' rI , . ' 9. Monitoring inspection and reporting _ , 10. Silt fence removal . '11. Project completion ` , .. ., - . ' : 2.1 Pre-construction Meeting ' , _ A pre-construction meeting willbe held on-site'prior to commencement of construction, to include the ' , ' biologist, the contractor, Owner and City,.of Renton. The approved plans and specifications will be reviewed to ensure that all parties involved understand the intent of the construction documents, specifications,,site environmental constraints, and sequences. ' " " - ' ' 2.2 Construction Staking ' ,' . ' The limits of clearing and grading will be marked in the field by a licensed professional land surveyor prior to commencement of construction activities. , ' 2.3 Construction Fencing&Erosion Control • , ' All erosion control measures adjacent to the mitigation area, including silt fencing and orange construction fencing will be installed. -Erosion control fencing will remain around the mitigation area until clearing, grading and hydroseeding are complete.. ' 2:4 Clearing&Grading , , - Clearing and'grading per approved grading plan by,Dodds,Engineering,Inc: ' f 2.5_ Stabilization of Mitigation Area All graded areas will be stabilized with'hydroseeding or mulched per 3.4.2 upon completion of grading. 'Orange construction fencing and erosion control fences will be restored'and placed around the mitigation area. „ 2:6• Plant Material Installation _ Plant material'will be:planted by hand per detail and Construction and'Planting,Notes. 'The Mitigation Plan specifies the required size, species, quantity, and location of plant materials to be installed. The contractor will - . re-seed or over-seed all hydroseeded areas disturbed during the planting process. Upon completion of,the 1 planting,the orange construction fencing and erosion control fencing will be restored and repaired. - :2.7 Construction Inspection_ - , Upon completion of planting, if installation or materials vary significantly from the Mitigation Plan, the ' contractor will submit a reproducible'"as-built" drawing to owner. Upon completion of installation;the Owner _ ' will conduct an inspection to confirm proper implementation of the Mitigation Plan..Any corrections, substitutes - or missing items will;be identified in a "punch list",,' ; . • - 2.8. Agency Approval ' , Following acceptance of the installation, a letter will be prepared to City of Renton requesting approval of the installation. 2.9 Monitoring Inspection and Reporting ;, The monitoring program will begin approximately 6 months•following installation approval. The subsequent monitoring,inspections will be conducted in accordance..with the'appr'oved Monitoring Program. . ' 2.10 Silt Fence Removal Erosion control fencing adjacent to the mitigation area will remain in place until all areas adjacent to the ' ' I enhancement area have been stabilized. :' ' ,.' " • RE: Bumstead#96175 B-twelve Associates, Inc. Feb.'-16, 1998(draft) Page 4 ` _ • . . • ' 2.11 .Project;Completion If after the final year of monitoring, the project has satisfied the objectives and goals of the approved Mitigation.Plan, a letter will-be prepared to City of Renton requesting final approval&closure of the grading permit. 3.0 CONSTRUCTION AND PLANTING NOTES - ,• • 3.1,SITE PREPARATION 3.1.1 Contractor will approve existing'conditions of subgrade'prior to initiation of any mitigation installation ' '. work. Contractor will inform,Owner of any discrepancies between the approved construction document and existing conditions. • 3.'1.2 Contractor will flag the limits of clearing with orange construction fencing and will observe these limits. _ during construction. ' • '3.1.3 Contractor will hand grub,all weedy species including Scotch'Broom, reed canary grass,-Blackberry ' varieties, Thistles and/or any other weed designated to be removed by the mitigation plan. Grubbing of wPpds; 'including root stock,will be completed without the use of chemicals. Weed debris will be'disposed off site. 1,.. ' 3.2 PLANT MATERIALS 3.2.1 All plant Materials will be as specified in the plant schedule: Only plants free of defects, diseases and infestation are acceptable for installation. 3.2.2 All plant materials will conform to the standards and size requirements of ANSI Z60.1 "American Standard for Nursery Stock All plant Materials'will be native to the northwest, and preferably the Puget Sound Region.- Plant Materials will be propagated from native stock;no cultivars or horticultural varieties will be allowed All - plant materials will be grown from nursery stock unless otherwise approved. 3.2:3 All nursery grown plant materials will be in contarners or balled and builapped. Bare root plantings will be _ subject to approval. :, 3.2.4 All plant materials stored on-site longer than two(2)weeks will be organized in rows and maintained by the ' contractor at no additional cost to the owner. Plant materials temporarily stored will be subject to inspection,and approval prior to installation. r '3.2.5 Substitution requests must be submitted in.writing to the Owner and approved.in writing prior to delivery,'to site. 3.2.6 Dig,pack, transport and handle all plant materials with care to ensure protection from`injury. Heel in topsoil or sawdust; all plant materials to be stored on site more than 24 hours: Take precautionary measures to - ' ensure plant materials do not dry' out before,planting:•Wetland plants are to be shaded and saturated until time of : • installation: Immediately after installation the mitigation planting area will,be'saturated to avoid capillary stress 3.2.7 The contractor will•verify all plant materials, quantities shown on the planting plan, and the plant schedule. • The quantity of plant materials shown on the plan takes precedent over the quantity on the plant list. • ' RE: Burnstead##96175. B-twelve Associates, Inc. - Feb: 16, 1998(draft) , ; Page 5 , ' : , 3.3 PLANT MATERIAL INSTALLATION 3.3.1 All plant materials must be inspected prior to installation to,verify conformance of the materials with the plant schedule including size, quality' and quantity..'Any plant materials deemed unsatisfactory will be rejected." 3.3.2Plant materials delivered and'accepted should be planted immediately: Plant materials not planted within 24" hours will be heeled-in per note 3.2.6. Plant materials stored under temporary conditions will be the sole, responsibility of the contractor. Plants will be protected at all times:to,prevent the root ball from'drying out before, during, or after planting:. 3.3.3 Planting pits will be circular with vertical sides, and will bp filled with approved soils: If native soils are determined to not be acceptable,pit soils will be amended with Cedar Grove mulch or equivalent. 3.3.4 No fertilizers will be used within the wetland: In buffer areas only;install "Agriform",, or equal plant : ' - fertilizer to all planting pits as specified by manufacturer. Fertilizers are allowed only below,grade in the planting ' pits in the buffer areas. No sewage sludge fertilizer("SteerCo" or "Growco")is allowed in the mitigation area:' ' 3.3.5 Containerized plant materials will be removed from their containers carefully to prevent damage to the plant ' . and its roots..Planta removed from their containers_will be'planted immediately:_- • 3.3.6 Plant materials will be-placed as shown on the approved mitigation plan. If the final-installation varies from the approved mitigation Plan,,the contractor will provide a reproducible mylar as-built of the installed conditions. All plant material will be flagged by the contractor.' -, • , '' ' 3.3:7 All conifer"trees will be staked per the detail on the mitigation plan. All deciduous trees 1" caliper and larger will be staked per,the detail on the mitigation plan. .Remove tree staking and guy.wires from all trees after ` one year. Cut guy wires away from trees and remove wire and tree stakes from site... - ' .3.4 PLANTING.SCHEDULE AND WARRANTY ' ' • - ' 3.4.1 A fall-winter installation schedule(October 1st,-March 15th)is preferred for lower mortality rates of new . , plantings. If plant installation occurs during the spring or summer(March 15-Oct. 1st.)the plantings will be 1 ,; irrigated with a temporary automatic irrigation system throughout the summer months..The automatic irrigation i system will provide head to head coverage of the entire planting area: 'The automatic controller will be scheduled for a minimum of fifteen(15)minutes every day until fall rains can provide adequate rainfall to support the plant • material. The mitigation plantings will be watered twice,a day for fifteen(15)minutes for the first week. ; 3.4,2 All disturbed areas will be mulched or seeded with mixes as specified-on the plans as soon as the mitigation i , < , , " area grading is'complete. The hydroseed must be germinated and a grass cover.established by October 1st: If the cover is not adequately established by October 1st, exposed soils will be covered,with approved erosion control material and contractor will notify Owner in writing of alternative soil stabilization method used. 3.4.3 The contractor will warranty all plant'material to remain healthy and alive for a period of one,year after ' final acceptance. The contractor will replaceall dead or unhealthy plant materials per the approved plans and ' specifications. ' '. 3.5.0 SITE CONDITIONS ' 3.5.1 Contractor will coordinate with owner for construction scheduling ,' , 3:5.2 Plant installation will begin after City of Renton acceptance of grading and construction: Contractor will ' notify Owner of acceptance of final grading: , RE• Burnstead#96175 - ' B-twelve Associates,'Inc.. . Feb.'16, 1998(draft) '. Page 6 , . - ,.' 35.3 Silt fences are,to be installed outside the mitigation area as shown on the approved engineering plans: The'" - , contractor is responsible for repair and replacement of silt fences disturbed during plant installation: No ' 'equipment or soils are to be stored inside the silt fences.'- , , ' - 3.5.4'After clearing and grading is:completefin the mitigation area, exposed soils will be hydroseeded or ' mulched. Orange,construction fence will be placed around the mitigation area to prohibit ui ment and : , P personnel in the mitigation area. • -3:5.5 Soils in the mitigation areewill be evaluated after the grading is complete., If soils are determined to be ' , unsuitable for ground cover success; the landscape contractor,will add 2"of topsoil to the mitigation area. ' , 3.5.6 All plant material will be pocket planted with suitable soils per planting details., Soils from.planting holes - will be exported outside the area unless specifically authorized for spoil in the mitigation area by the approved , . mitigation,plan: - 3.5.7 Wetland soils are to be removed'from the wetland, stockpiled,and covered. Final grading will include placement of wetland soils in new wetland bottom. ; 4.0. WETLAND AND BUFFER MONITORING PROGRAM ; The newly created wetland and its associated buffer will be,monitored five times over-a five year period. ,, Monitoring will;be conducted using the techniques and procedures described below to quantify the survival,. - • ' ' relative health and growth'of plant-material as well as the'successful creation of an area meeting wetland ; vegetation and hydrology criteria:',,A monitoring report submitted'following each monitoring visit=will describe and quantify the status of the mitigation at that time. ` ' ' 4.1 SAMPLING METHODOLOGY ' , - 4:1.1 Vegetation , The vegetation monitoring consists of two(2)distinct'tasks: The first is the inspection of the planted material to determine'the health and vigor of the installation. All the planted material should be inspected during each , monitoring visit to determine the level of survival of the installation.: ' . , • . The second task will be the sampling of the r estored'wetland and buffer where tree and shrub plantings will , ,be installed. In these areas, 8 permanent sample points will be established. At each sample point, tree and shrub. - species will be sampled using 0.0lac circular plots. Estimates of coverage will be determined'for each'species ' ' within each plot. Herbaceous species will be sampled using a single 0.25m2 rectangular plot located at each - ' sample point. At each sample point, cover estimates for each species will be determined using Daubenmire(1959) ' 1 coverage classes. A table documenting frequency, relative frequency, coverage, relative coverage and importance value for each species in'tree,shrub and herb strata will produced. , , 4.1.2 Wildlife ; " .Visual observations of all wildlife species observed duringthe monitoring,will be recorded:)Identify and ' 'record all visual observations,of birds, mammals, fish, amphibians„'reptiles, and invertebrates found on-site. '• Note,any breeding or nesting activity in the mitigation area. Observations will be limited to'the annual monitoring inspections. ' , - 4.1.3 Water Quality. - , Visually monitor:water quality in the wetland.'Unacceptable water quality will include evidence of erosion within the mitigation and evidence of sedimentation. • 4.1.4 Mitigation Success - RE: Burnstead//96175 - B-twelve Associates,Inc:' • Feb. 16, 1998'(draft) l Page 7 - : The monitoring results shall be compared to the Standards of Success in order to determine the success of the project. If, as a result of special or annual monitoring site visits, the Owner is notified,Of a`significant problem - , with the mitigation success, the Owner Will notify the City of Renton to develop a proposal for-a contingency plan. The Mitigation Plan requirements will have been met when the wetland mitigation is deemed successful by the City.of Renton 4.2.0 STANDARDS OF'SUCCESS ' 4.2.1 .Evaluation of the success of the mitigation project will=be based upon an 80%`survival rate for-the planted , 'vegetation at the end of year 5. ; Volunteer native,non-invasive species will be included as acceptable components of the•mitigation. • 4.2.3 'Success of the mitigation will be determined by a'cover of,: • ;.; STRATA - MONITORING PERIOD, PERCENT COVERAGE Tree strata Year 1? f 10%-20- Year 3 - 20%-30 Year 5 >50%. Shrub strata ' Year 1 20%-3.0%• Year 3• 30%-45% Herbaceous strata Year 5 >80% I *Note: Since'typical tree height(20'+)may not be realistically attained during the short time frame of the - momtoringperiod, coverage described in this strata will reflect coverage of tree species present 4.3.0 CONTINGENCY PLAN ' A contingency plan can be implemented if necessary.: Contingency plans can include regrading, additional plant installation, erosion control, .modifications to hydrology, and plant substitutions including type, size, and location: . , If the monitoring results indicate that any of the performance standards are not being met, it may be necessary " - • to implement all or part of the contingency plan.,Careful attention to maintenance is essential in ensuring that problems¬ arise Should any of the.sites fail to meet the success criteria;•a contingency plan will be ' ' developed and implemented'with City of Renton.approval: Such plans are prepared on a case-by-case basis to '1 .; ' reflect the failed mitigation characteristic's. • Contingency/maintenance activities will include,but are not limited to: - • •' . ' Replacing all lacin g plants lost to'Vandalism, p drought;-or'disease,'as necessary. , • Replacing any plant species with a 20 percent or greater.mortality.rate after two growing'seasons with the same species or similar species approved by the City. _- , • Reseeding wetland and buffer areas with an approved grass mixture as necessary if erosion/sedimentation 2/11/1998 FEB 121999 DEV CITYOF REIV ONNING Mark P N ywell PB/PW City of Renton 200 Mill Ave. S. Renton,WA 98055 Subject: Talbot Road Development Thanks for informing me that I did not include my address on my most recent correspondence. Following is my address. 18713 102°a Ave. SE Renton,WA 98055 Tom Malphrus 9dyYl v -� Friends of the Black 'ver >, -.\L •• 1. a ,E • .:� - �,": :;fir .j.: ` • • :S :. `i'._ ..\`c Y J. L E, 'V' , / 1"J'r mil. ✓'l � - - �� ,''.� (' Y � 'fir iv - �} '.'1 F�✓' — ✓,• \•. 1 (:• . by '`,."7; . ,. \.. : .. - ``Ste"ve=Burn3te'a�Co,st�uctiori� m a'' `�•Ri �-,' ='' n Co p ny k-„..•-rt�a••• : -struccion,Co v, -u.,'•-r d' o/stru•ti•. Com'do?µ . - - •' . 'Z':'' NT PLANNING,- \� .�� `� brua =9���,1998-~ / ,r-�- �: =" Yr •R NTO. M' rlc." �. E ,_ am `.M R' ,elf'AIC - Pr•o•ect Manaer.; F :._ x,.;;° -r '' : } ' �Ci.t of5Rento.-:., ; 0•Mill venue-South."' _ -° � ' '\ Rerifon „WA: 8055. t �r• 7,„.:. ` _ - 1t"^„ :� , . �- :(;.;,,R1 �. fir` f- / . , IcY -iv" ��r - �4" ;> ''''''':Cr'E••Talbot:Road";;�Prelirriin :Plat•Pro ec}kaN .t'LU -97-11'0'PP=H'SA-1•kECF.' y. . ' y<• ^r �t/,'.f',',.t. 'F,,y.\ ,�i J� - !:•�./,5' .Q ��. .Q; 7 f /7. _ ,.. •'� . ,,`.,'./.''_ '' '✓ _'�. �.r` � 1 -�>i r7" 1, :�� ��: :'\, {; -:h' :` I /*., Enci se are five15'.co ie'O p s of 'letter"dated February� 1.998�fro�n Terra Asocjates;':re�jarding',' `,,''','''c {/ '4,' site„liquefactione.:to.also:enclo in'.\five,;5 .Co pies,of tree•referenced re' ort,:'revisedAugustr'1',_' '' '-`.1'`' n-:.- ,I;\; �'/S - 'ham \,j ' i� �" '•. _� :Please',fee_l�free`to':call'me=at-454=190Osextension-;;233<-if'�'ou.liave:an estions\or need :: ',2 \ �� ~;, additional inform"atiori,'r"e ardin��St s'�a lioatid°n:' :.�/- • r,; • I r;: -SItlCefel� . ^fir: �;. '� Y• �I' .i - 1- :BURNSTEy D CONSTRUC IO CO t is=� ✓ .1 \:. I' �f y: t ,Ronald. Hu 'ties`•PE - _ `� r: �f' r " y` �`�nclos' ^ tea-- 'I� .i �,}-', '�,• 'l;'' - \ • •'� -+� - - - :,,f, 1,,' _ ^ J' `J' 't i .' , ter', i:�- - •\ :tea ra F„ - XT _ - a� ',' '- �C. � j.� asi• -<','I,-':-.',: .'::':/ :.'-'„,;-•,',..''',',..Ls.\-,,' .;;..,., 'o,t''': : ,t-i "i: f' k. _ • G3�' Y• d: 'S', ,V,l f • t >y " :r r` l% i i • r , I - r ;r: ..�� t'r' •• 1�ia- �: p �' % :TY- J� 5 1 Ot A`ve ue .E.„Ste:?101''Bellevuef'WA 9800� ,213'S" 2Q.,4-5�4�'I1900 Faa�i'�.Q6'4.54-45,'3;•' 'i,`t ji CC?"CURRENCE DATE 3d/l� NAME IP!I T IAL/C.:.T E F 34 CITY OF RENTON 3�d PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM , ����f'��" og.� !' 7A DATE: March 6, 1998 — TO: Gregg Zimmerman FROM: Mark R. Pywell SUBJECT: Talbot Road Preliminary Plat& Site Plan LUA-97-110,ECF,V-H,PP,SA-H BACKGROUND The subject property includes an area of 26.64 acres. Public streets will cover approximately 2.45 acres. Private roads will cover approximately 1.77 acres. Sensitive areas (wetlands) cover approximately 4.69 acres. The net developable area is 19.5 acres. The applicant is seeking a Variance to the Wetlands Management Ordinance to allow for the construction of private roads and local streets within the 25-foot buffer of Category III wetlands. The Wetlands Management Ordinance states that decisions regarding the variance for Category III wetlands will be made by the Department Administrator. As part of the project the applicant will also be enhancing the Category III wetland areas and the buffer area around the wetlands. The existing wetland area has been used as pasture lands for a number of years. The value and function of these wetlands is low. According to the applicants wetland biologist, the proposed enhancement activities will allow the wetlands to function at a higher level. A strict interpretation of the Code would lead to the conclusion that the enhancement work on the Category III wetlands and their buffer was a disturbance to the wetland that would require the applicant to provide a 1.5 to 1 ratio for the enhancement work. This would be counter productive as the project could be constructed, provided that all other permits are approved, without the enhancement work. Therefore, the applicant is requesting the Modification to the Wetlands Management Ordinance be approved to ensure that the enhancement activity does not require additional area to be created. The wetlands work is being proposed for a preliminary plat and site plan for a project in the R-14 zone along Talbot Road South. The preliminary plat and site plan will be heard by the Hearing Examiner. However, it is necessary to reach a decision on the proposed work in the wetlands and the potential adverse impacts before a decision can be reached on the preliminary plat and site plan. The applicant is seeking permits in order to construct a residential development that will include 51 single-family homes, 106 townhomes, and 24 condominiums. A total of 181 dwelling units will be constructed as part of this project. The roads providing access to the multi-family units will be twenty feet in width with parking only allowed in designated parking spaces adjacent to the roadway. The majority of the parking will be provided in the garages. The garages will be assigned to particular units and will not be available for general parking. \\TS_SERVER\SYS2:\COMMON\-H:\DIVISION.S\DEVELOP.SER\DEV&PLAN.ING\PROJECTS\97-110.MP\GREGG3.DOC\mp • March 6, 1998 Page 2 The applicant has submitted a preliminary wetlands delineation and analysis for the subject property. A total of 8 wetlands were found on the subject property. One wetland was rated as a Category II wetland and the remaining wetlands were rated as Category III wetlands. The applicant has revised the plans that were previously submitted on December 30, 1997. At that time the plans demonstrated that the applicant would not be providing a 1.5 to 1.0 ratio for the created wetlands. The applicant intended to enhance some existing wetland areas that were highly degraded and used as pasture for a number of years. Due to the degradation of the wetlands, the applicant wanted approval to call the enhancement of these wetland areas a restoration plan. This request was denied. The applicant has now revised their plans to demonstrate a 1.5 to 1.0 (created to fill) ratio for the wetlands that are to be filled. This was accomplished by enlarging some of the created wetland area and by reviewing their own calculations. The applicant has submitted a variance to the Wetlands Management Ordinance in order to locate some of the roadways within the buffer areas of the wetlands. These are wetlands that are retained as part of this subdivision. The variance will be heard by the Hearing Examiner at the same time as the preliminary plat. The Wetlands Management Ordinance does not allow for the location of roads within a buffer area. The applicant has considered any wetland area within 25 feet of the roadway to be an altered wetland area and has included this area along with the actual filled wetlands in the area for which compensation is required. SUMMARY OF REQUEST The applicant requests approval of a modification to the Wetlands Management Ordinance to allow for the enhancement of Category III wetland areas without having to provide created wetlands at the ratio of 1.5 acres of created wetland for each acre of wetland disturbed by the enhancement activities. The enhancement program will include the removal of the existing vegetation that consists mostly of invasive species and contouring the wetland areas to provide wetlands that will function at a higher level than the existing wetlands. The applicant is also requesting that the roadways in the buffer areas be considered under the modification process. Staff believes that it is more appropriate to consider the location of the roadways under the variance procedure. The Code is clear about what activities are appropriate within the established buffer areas. The Code is also clear that the 25-foot wide buffer area is the minimum buffer area that can be considered for the protection of the wetland areas. Modifications to the Ordinance can only be considered when the project will meet the criteria contained within the Code and is relatively minor in nature. Variances are used to provide relief from setbacks and are the appropriate term for what is being requested by this application. Variances for Category III wetlands are determined by the Department Administrator. A total of 16,089 sf of Category III wetland will be filled for the project. The Wetlands Management Ordinance requires wetland fills be mitigated at the ratio of 1.5:1 (created to impact). Therefore, the applicant is required to create 24,133 sf of Category III or better wetland area as mitigation. The applicant is creating 24,151 sf of wetland area. The applicant is providing the required amount of created wetland in accordance with the Ordinance requirement. March 6, 1998 Page 3 Modification The applicant will be grading, enlarging, and connecting Wetlands E and F. These wetlands currently function at a very low level and have been heavily disturbed in the past. At the time the applicant submitted this application this area was still used as pasture area by a tenant of the property. New wetland areas will be constructed along the southeast and Southwest edges of Wetland H. The northern end of Wetland H will be re-graded and enlarged to create additional wetland area. Although the majority of the wetland is degraded forest, the mitigation areas have generally been designed to preserve the vegetation. The buffer area surrounding Wetland H is heavily vegetated with Himalayan blackberry. This is an invasive species that will be replaced by the proposed buffer plantings. The applicant proposes to create a single wetland by connecting the existing wetlands through the mitigation program. It is the intent of this program to create a wetland area that will function at a higher level than the existing separate wetlands. It is the applicant's contention that if the plat were designed to avoid all of the wetland areas, these areas would eventually be overcome with invasive species and would cease to function as wetlands. The enhancement of the wetland area and buffer will allow the wetlands to eventually function as Category II wetlands. Therefore, the applicant should not be required to create additional wetland area for the enhancement work that will occur within the existing wetland areas. Variance The applicant is requesting a variance in order to locate public and private roads within the 25 foot buffers of the created and existing wetland areas. This affects four of the existing wetland areas. For the record it should be noted that the applicant is connecting Wetlands E and F into a single wetland. The other two wetlands that are impacted by the proposed roadways are Wetlands C and H. The applicant states that they could fill additional wetland to create upland areas adjacent to the roadways. This is not a practice that is encouraged by the Department of Ecology. If the City determines that the roads are appropriately located,then it is possible to have wetland areas directly adjacent to the roads. In this case, if the roads were to be relocated outside of the buffer area the applicant would lose the following single family residential lots and multi-family dwelling units. Public Street -- South side of existing Wetlands E and F This street is located within the 25 foot buffer area. It will not require the filling of wetland area. If the road was relocated outside of the buffer area, Single Family Lot 35 would need to be modified but would probably still be acceptable. Lots 23 and 22 would need to be eliminated. Two single family homes would be lost. Private Road -- North side of Wetland H This road is located within the buffer area for Wetland H. It also requires filling a portion of the wetland. Mitigation for the filling was already addressed. If this road were to be relocated outside of the buffer area for the wetland the following units would be eliminated. Multi-Family Building 24 (a six-plex) would be eliminated and Building 23 would probably need to be converted into a four-plex. A total of 8 dwelling units would be lost. March 6, 1998 Page 4 Two Private Roads -- Northwest corner of Wetland F The private road is located at the edge of the existing wetland area. All of the buffer would be lost in this area. If the North/South road was located further to the West, it would be located outside of the wetland buffer but would cause further impacts, and probably more significant impacts, the to the stream corridor. The road would be located over a section of the stream where the bank is steeper and the stream corridor is more developed. The relocation of the road would also cause the potential loss of three units in Building 8. If the East/West road was relocated it would cause the lose of three units in Building 30. Public Road -- Northeast corner of Wetland C This public road, as located, requires the filling of a portion of Wetland C and would not provide a buffer area for the wetland. The relocation of the road away from this area would eliminate Single Family Lots 28, 29, and 18. Potentially Lot 30 would also be lost. Lots 13 through 17 would need to be reconfigured but would most likely be retained. Three to four single family homes would be eliminated by repositioning the public road in this area. Density The project as proposed by the applicant provides a density of approximately 9.2 dwelling units per acre. The project with the elimination of units required to move the roads out of the wetland areas would provide a density of approximately 8.1 dwelling units per acre. The Municipal Code allows for a minimum density of 8 dwelling units per acre in the R-14 zone. The density can go below this minimum if there are specially circumstances. WETLANDS VARIANCE CRITERIA The Department Administrator,in granting approval of a variance,must determine: a. That the applicant suffers undue hardship and the variance is necessary because of special circumstances applicable to the subject property, including the size, shape, topography, location or surroundings of the subject property, and the strict application of the Zoning Code is found to deprive subject property owner of rights and privileges enjoyed by other owners in the vicinity and other identical zone classification, and The applicant states that it is their goal to achieve a mixed use neighborhood with a neo- traditional character that will be consistent with the R-14 zoning of the property. Development of the site is encumbered by the presence of one large forested Category II wetland along the western edge of the property and seven small Category III wetlands throughout the remainder of the site. The proposed site plan will protect the Category II wetland and its buffers. However, because the remaining small wetlands are scattered through the site, strict preservation of each wetland and its required buffer, would significantly chop up the developable area on the site and significantly restrict development of a grid circulation and lot pattern for the project. In addition, the irregular shape of the property at its north end and the desire to keep the access road away from the adjacent play area,pushes the northerly road through portions of wetlands and their buffers. Therefore,minor wetland fill and buffer encroachment is required. As is noted in the wetland reports prepared by B-12,the applicant is mitigating for the filled wetlands in accordance with City Code. The applicant will also be enhancing the buffer area and some wetland area to compensate for the encroachments into the buffer area. March 6, 1998 Page 5 City staff believe that the encroachment on the Northeast side of Wetland F and the North side of Wetland H are the most defensible in that relocating these roads would have a greater adverse impact either on existing adjacent development or other sensitive areas. The remaining areas are more difficult to defend in that the relocation of these roads would reduce the impact to the wetlands. However, it would also remove the need for the applicant to enhance the wetland and buffer areas unless a mitigation measure was imposed through the environmental review process. This mitigation would be above the Code requirements. Finally it should be noted that the latest plans submitted by the applicant demonstrate that seven of the residential dwelling units are being located within the wetland buffer areas. This is a practice that the City has prohibited in past developments to the extent that those project were required to relocate buildings and patios outside of the buffer areas. City staff strongly recommends that this continue to be the policy of the City. In this case due to the tightness of the project site and the spacing of the buildings, it is probable that the applicant will not be able to relocate these units and will need to remove them from the development. If the applicant removes the units that are within the wetland buffer areas and relocates the roads outside of the buffer areas a total of 27 units would be lost. This would cause the project to fall below the minimum density established by the Comprehensive Plan and the Zoning designation for this area. A review of the pertinent ordinances and development regulations provides the Department Administrator with the ability to determine the compromise between units that will need to be deleted from a project and where the variance can be granted for the greater benefit to the wetlands and the ability to meet the level of development that is required in this area. b. That the granting of the variance will not be materially detrimental to the public welfare or injurious to property or improvements in the vicinity and zone in which the property is situated: The applicant feels that the proposed wetland and buffer impacts will be limited to the project site and will be mitigated entirely on the site. Therefore, the proposed impacts will not be materially detrimental to public welfare nor injurious to property or improvements in the vicinity of the site. Indeed, the remaining protected low value wetlands and buffers will be enhanced and the created wetland area will be a larger area and higher functional value than the impacted areas, thereby resulting in a net gain in wetland value,particularly for wildlife habitat. City staff agree that the enhancement of the wetland areas and the buffer areas will be a positive benefit to the area. Some additional steps to protect the wetland areas would be appropriate. These would include the construction of a split rail fence and signage around the wetland and buffer areas. c. That if new government and quasi-government facilities are granted a variance under this Section,they will need the following additional conditions: N/A March 6, 1998 Page 6 d. That the approval as determined by the Administrator is a minimum variance that will accomplish the desired purpose: The applicant feels that the site plan has been carefully developed to minimize wetland and buffer impacts and to preserve the highest value wetland and buffer on the site. In addition, combining preservation of the smaller central wetlands with wetland creation and enhancement will result in two larger blocks of sensitive areas near the center of the site. The resultant sensitive areas will be large enough to reduce many of the long-term impacts common to very small wetlands isolated by surrounding urban development. e. That in determining whether or not to grant a variance, the following factors have been considered and balanced against the public need for the regulation: (1) If there is an available, feasible, and effective measure to protect the wetland outside of this chapter; The intent of the wetland buffer is to provide a barrier between active land uses and the edge of the wetland. The buffer also filters out some of the impurities normally associated with storm water run-off. The applicant has agreed to provide a split rail or other style of fence to provide a barrier between the wetlands and the more active land use surrounding the wetland. City staff would recommend that a spit rail fence where the rails are placed on top of one-another instead of feed into a post would be the preferred style of fence. This style of fence would help to limit intrusion into the wetlands by small children and pets. The applicant has also agreed to post the wetlands with signs to identify the wetlands and inform people of the need to maintain the wetland and not to use it as a recreation area. The applicant has submitted plans for the enhancement of the wetland buffer areas. Although this is not required by Code it will help to buffer the wetland areas and thus,to some extent, compensate for the reduction of the buffer area adjacent to the roadways. (2) The extent of the problem being resolved by this Chapter; If the project was constructed without intruding into the wetland buffer or the wetlands, the applicant would be under no Ordinance required obligation to provide any enhancement activities within the wetlands or the buffer areas. Several of the wetlands are located in a pasture area with mostly invasive plants. If left to themselves, these areas would most likely become areas with blackberries and reed canary grass forming most of the plant community. In this condition,the wetlands would not function well and would continue to have a very low value. The granting of the variance would provide the incentive for the applicant to complete the enhancement program for the wetlands and buffer areas. The applicant's biologist believes that the enhanced wetlands and buffers with the roads as shown on the site plan will function at a higher level and be more valuable to the wetland community than the existing wetlands. (3) The contribution of the land being regulated to the problem; The project site is divided into two areas by existing wetland areas and streams. Other wetlands further define the buildable area of the project site. In order to provide a connection between the two sections for the movement of vehicles and to provide two access points for the project a road must connect the two sides. This road was placed within the buffer of the wetland,to move it out of the wetland buffer would have the road crossing a stream in an area where it would likely have a greater impact on the stream than it will have on the wetland in its proposed location. March 6, 1998 Page 7 For the most part the project site has a moderate and regular slope to it from Talbot Road down the existing Category II wetland on the West side of the property. This gentle slope has allowed Category III wetlands to develop in a number of locations that makes it difficult to locate roads, utilities, and buildings in a regular pattern. To accommodate development the applicant has re-located and consolidated wetland areas. In a four different locations roads are located adjacent to wetland areas or within the buffer areas. (4) The degree to which this wetlands Chapter solves the problem presented by the proposal; The development of this area has required the applicant to propose filling some small wetland areas and portions of other wetland areas in order to construct the proposed roadway. The applicant has complied with this Chapter by creating wetland areas at a ratio of 1.5 acres created for every acre of wetland filled. The applicant is filling approximately 16,000 sf of wetland and creating 24,000 sf. The Chapter also allows for a Variance when the strict application of the Code would cause more problems than it resolves. The location of the roadways within the buffer area is being requested because the applicant believes that this will have less of an impact on the wetlands that will be mitigated by enhancing the buffer and wetland areas. The alternative to this would be to fill the existing wetland areas to create upland buffers and then recreate wetlands in a new location. The creation of wetlands is not an exact science. It is better to maintain the existing wetlands and build on those where space is available than it is to create totally new wetlands. (5) The amount and percentage of value lost by application of this Chapter; The applicant's biologist does not believe that any value will be lost by the proposed development. In fact it is their contention that the wetlands will function better and have a higher value after development. If the strict interpretation of the Wetlands Management Ordinance was followed through out the project,the wetlands would be left in a degraded condition. It is possible that the wetlands would become totally covered by blackberries and other invasive species. The wetlands would most likely continue to function at a very low level and have little value. (6) The quality of the wetland to be impacted; The existing wetlands that will be impacted by this development currently function as degraded Category III wetlands. It is the applicant's contention that if the enhancement occurs that the wetlands will eventually become Category II wetlands. (7) The extent of remaining uses for the parcel; Whether or not the variance is granted, the remaining portion of the parcel could still be developed. It would be extremely difficult to provide the second access to either side of the project without crossing either the wetland buffer or a stream buffer. As this area is zoned for residential and the Comprehensive Plan supports residential development, no other types of development could be considered on this property. March 6, 1998 Page 8 (8) The past,present, and future uses of the property; and In the past the subject property was used as a pasture. The most recent tenant on the land had livestock grazing on the subject parcel and had obviously done some work to control the flow of water in the pasture. The Comprehensive Plan and the Zoning map designate this area of the city for residential development with a mix of residential types required. The applicant is proposing to construct single family homes, townhomes and condominium units. (9) The extent to which the landowner could predict the effects of this Chapter on the property. The landowner would have a difficult time identifying the effects of this Chapter on the subject property without trained technical help. Certainly the Category II wetland on the west edge of the property is obviously a wetland. However,the Category III wetlands on the uphill slope are less easily identified. This area of the site was grazed by livestock for a long time. It is mostly covered by pasture grasses and low shrubs. The extent of the wetland areas could not have been determined until the wetlands delineation was completed. FINDINGS 1. The applicant is proposing to develop a 26.64 acre parcel. Sensitive area (wetlands) cover 4.22 acres of the site. Public roads will cover 2.45 acres of the site. The net developable area of the site is 19.5 acres. 2. The applicant is proposing to create lots for 51 single family homes and to construct 106 townhomes and 24 condominiums. 3. The applicant has submitted a preliminary wetland delineation and report. A total of eight wetlands were identified on the subject site. One wetland is a Category II wetland and the remainder are Category III wetlands. 4. The applicant intends to fill a total of 16,089 sf of Category III wetland. To compensate for the filling of the wetland area the Code requires the applicant to create 1.5 acres of wetland for every one acre that is filled. At this ratio the applicant is required to create 24,133 sf of wetland. The applicant will create 24,151 sf of wetland area as part of this project. 5. The created wetlands will be on the same site as the wetland area that is filled. The created wetland will be adjacent to existing wetland. 6. The proposal indicates that public and private roads will intrude into the buffer area for the wetlands in four locations. The applicant proposes to enhance the wetlands and the buffers to mitigate for these intrusions. 7. The Wetlands Management Ordinance does not allow for the construction of roads within the buffer area of wetlands. The applicant has submitted a variance to allow the roads into the buffer area. 8. The applicant intends to enhance the existing buffer area and wetland plants in the Category III wetlands. These wetlands have been heavily degraded by past agricultural practices on this site. March 6, 1998 Page 9 9. A strict interpretation of the Wetlands Management Ordinance could require the applicant to create new wetland area for the enhancement activities. To ensure that this does not happen the applicant has requested a Modification to the Ordinance to allow the enhancement activity to take place without the need to create new wetlands at a ratio of 1.5 created to 1.0 disturbed wetland area. 10. According to the plans submitted by the applicant, some of the multi-family buildings are located within the twenty-five foot buffer of Wetlands E and H. These buildings will need to be relocated or the units deleted from the project proposal. 11. If the roads are relocated outside of the buffer areas 20 residential dwelling units will be deleted from the proposal. 12. The combination of items 10 and 11 would mean that 27 dwelling units would be deleted from the project. 13. If 27 dwelling units are deleted from the project,the proposal would not meet density requirements for this area of the City. 14. The applicant has agreed to construct a fence around the wetland area and to place signs in the area identify the edge of the wetland. 15. The Code provides the Department Administrator with the ability to grant variances and modifications to the Wetlands Management Ordinance. The Administrator could also allow for a reduction in the density due to site constraints. I cny OF RENTON '7CFJVFf FEB 26 CITY OF RENTON 1998 PLANNINGBUILDING/PUBLIC WORKS buiLDINU DIVISION MEMORANDUM DATE: February 26, 1998 TO: Neil Watts FROM: ark R. Pywell SUBJECT: Talbot Road Preliminary Plat& Site Plan LUA-97-110,PP-H,SA-H,V-H,ECF Here is a copy of the latest information regarding this project. You will need to review all previous comments to see what comments, if any,need to be amended. Thanks. cc: l)u.e. "t° GPou/hSi✓e &v 1(oo kb? P✓o10/ i1. -tlu'4 P✓O) 5 /10u/6 l IQ2 ✓equived �kvvcu14 SE PA -to OVOvtr oVi- siie .e/co /oy -rlitvo914/ -tom .�• too13444 sloe, . 0. 30 All otbuii Vedid uktcGrawr( l k (let i1 \\TS_SERVER\SYS2:\COMMON\-Document2\mp �I TERRA ASSOCIATES Inc ,.' ."- "'` "' • Consultants,in Geotechnical Engineering, Geology ' .. ' and 'Environmental Earth`Sciences • • February 6, 1'998 • _ Project No:T-1491-1'• ,• Mr.Ron Hughes R CEIVED Burnstead Construction Company • 1215- 120th Avenue,NE; , Bellevue, Washington_ 98005' ; • .�99e.. ' • oev�toerv� n�r ` Subject: Geotechnical Review _ c►ry'oFR p '���: _. Proposed:Talbot•Road Project, • . Talbot Road Renton,-Washington.: Reference:.: .;'=:'Letter;Stability Analysis;of Grading,by.Terra,Associates,Inc;, dated August,1, 1997, ,• - Dear Mr;'Hughess: u As requested, we are providing:a geotechnical .assessment of,.the seismicity conditions .beneath the .: project site near Renton,:Washington: We have previously provided'a geotechnical stability evaluation for the project and presented our findings,inthereferenced report. SITE PLAN REVIEW _ We have recently reviewed the site plan prepared by'Dodds Engineers; Inc,. which Was:;updated November 5, 1.997.' The;project,.will consist of the development of,a`total of 51 lot§=and 4:scries of 'condominium buildings scattered around the property. Wetland and stream buffers will be maintained ,around`' the development area: in' the central:and,-western'portions:of the property The design geotechnical recommendations:for,'construction near :slopes of, native soil'arid structural; fill are discussed in;the above referenced letter. Care will be taken where building'perimeter foundations;are located near slope areas.; The;need for`any deepened foundations adjacent to slopes, placement of: structural fill on'slopes, and other facets,of earthwork-,:grading will be evaluated in specific situations - during the construction process. - - " - ' • 12525 Willows,Road,Suite,101, Kirkland, Washington 98034: •'Phone (425) 821-7777 ' ' Mr. Ron Hughes February 6, 1998, SEISMICITY The site_area lies within' Seismic Zone 3, as classified by the Uniform Building;-Code,(UBC).:.Based on ;the soil conditions encountered,and‘from Table 16-J of the;UBC; a'site coefficient.of'1.0 should be used . : ,•. , for :design.;':.The property'is underlain by`:moderately dense ,to; very tdensesands:'and silty sands i consisting primarily,of,weathered.to unweathered glacial tills..:These soils are not alluvial and are, for .I the most,part, glacially consolidated. .The site soils are not prone to liquefaction during an earthquake : - load.ing condition. ' We trust this:letter has:provided you,with the,information requested.•. If you have any:questions-or require additional information regarding our,.findings,'please call. ' J Sincerel ours: - - •:y` -... : . -, . . - .. yy TERRA ASSOC W: I i;S�c eo•ore J: c e :y�, P.E. r Principal Enginee,;. 26742 - � TJS:dvp :, A11. . • • Project:No.T-1491-1 Page'No. 2 TERRA ASSOCIATES, Inc Consultants in Geotechnical Engineering, Geology and Environmental Earth Sciences April 5, 1996 Revised August 1, 1997 Project No.T-1491-1 Mr. Ron Hughes Burnstead Construction Company 1215 - 120th Avenue NE, Suite 201 Bellevue,Washington 98005 Subject: Stability Analysis of Proposed Grading Talbot Road Property 1 Renton, Washington - Dear Mr. Hughes: As requested, we have conducted a stability analysis of the proposed grading for the subject project. The project is located on the east side of the.Duwamish Valley in Renton, Washington. The location of the site is shown on the Vicinity Map, Figure 1. This report presents 'our findings and recommendations for the geotechnical aspects of the proposed site grading. ._ PROJECT DESCRIPTION Review'of the preliminary grading and utility plan of the Talbot Road property, prepared by Dodds Engineers and dated July.1997, shows that the development will include 51 single-family residential lots and 33 multi-unit buildings on approximately 25 acres. Project roadways are planned for the interior of the site with access from Talbot Road in the northeast and southeast portions of the project. In general, the single-family residential lots will be located in the southeastern portion of the property and the multi-family condominium buildings will be located in the northern and western portions of the property. Grading for the residential lots and the project roadways in the southeast portion of the site will include cuts and fills of generally six feet or less. Grading for the multi-family buildings and proposed roadways in the northern and western portions of the site will include cuts and fills of about ten feet or less. A stormwater detention vault and biofiltration swale will be constructed along the central west margin of the development. 12525 Willows Road, Suite 101, Kirkland, Washington 98034 • Phone (425) 821-7777 '1I Mr.Ron Hughes - April 5, 1996 Revised August 1, 1997 FIELD EXPLORATION On March 15, 1996, we performed our field exploration using a track-mounted excavator. We explored subsurface soil conditions at the site by excavating 15 test pits to a maximum depth of 14.5 feet below existing grade. The test pit locations are shown on Figure 2. The test pit locations were approximately determined by a combination of pacing and measuring with a tape from existing site features and property boundaries. The elevations shown on the Test Pit Logs were interpreted from the provided topographic and boundary survey. The Test Pit Logs are presented on Figures 4 through 11. Representatives of our firm conducted the field exploration and classified the soil conditions encountered, Maintained a log of each test pit, obtained representative soil samples, and observed pertinent site features. All soil samples were visually classified in accordance with the Unified Soil Classification System (USCS) described on Figure 3. Representative soil samples obtained from the test pits were placed in closed containers and taken to our laboratory for further examination and testing. The moisture content of each sample was measured and is reported on the Test Pit Logs. SITE CONDITIONS . Surface . The site is located along the east side of the Duwamish valley in theTalbot Hill area of Renton, Washington. In general, most of the approximately 25 acre site slopes gently to the west with gradients of up to-20, percent. Slopes up to 30 percent exist along the west edge of the project. Drainage swales are located in the northwest and southwest portions of the site and flow west across the site. Wetlands have been identified along the length of these drainage swales and within the central portion and western margin of the site. The vegetation at the site generally consists of second and third growth deciduous trees and shrubs with some heavy concentrations of Merry brambles. - • Subsurface. Our field exploration indicates the site is generally underlain by variably thick layers of sand and silty sand. These soils were generally in a loose to medium dense condition and were encountered up to depths of ten feet from surface grades. Underlying these upper soils,we encountered medium dense to dense glacial till type soils to depths of 2.5 to 9 feet from the ground surface. A more detailed description of the subsurface conditions encountered is presented on the Test Pit Logs in Appendix A. We observed groundwater seepage in Test Pits TP=1 through TP-3, TP-7, TP-10, TP-11, and TP-14. The seepage levels we observed ranged from two feet below surface grades in Test Pit TP-11 to ten feet in Test Pit TP-2. The seepage levels we observed are recorded on the Test Pit Logs. In general, groundwater occurred within the basal portion of the upper soils and in zones of coarser-grained sands and gravels within the glacial till type soils. Given the time of year we completed our exploration, the seepage levels we observed likely represent nearly maximum levels that develop on-site. Project No.T-1491-1 -Page No. 2 Mr. Ron Hughes - April 5, 1996 Revised August 1, 1997 DISCUSSION AND RECOMMENDATIONS , Site Preparation and Grading To prepare the site for construction, all vegetation, organic surface soils, and other unsuitable materials should be stripped and removed from the areas under construction. Surface stripping depths of 12 to 18 inches should be expected to remove organic topsoil. Organic topsoil will not be suitable for use as structural fill but may be used for limited depths in non-structural areas or for landscaping purposes. Once clearing and grubbing operations are complete, cut and fill operations to establish desired grades can be initiated. Prior to placing fill, we recommend proofrolling all exposed surfaces to determine if any isolated soft and yielding areas are present. Proofrolling should also be performed in cut areas that will provide direct support for new construction. A representative of Terra Associates, Inc. should observe all proofrolling operations. We also recommend field evaluations at the time of construction to verify stable subgrades. • If excessively yielding areas are observed, they should be cut to a firm subgrade and filled to grade with structural fill: In pavement areas, if the depth of excavation to remove unstable soils is excessive, use of a geotextile fabric such as Mirafi 500X or equivalent in conjunction with structural fill can be considered in order to limit the depth of removal. In general, a minimum of 18 inches of a clean, granular structural fill over the geotextile fabric should establish a stable bearing surface. The native soils contain a significant amount of fines (silt and clay size particles) and will be difficult -to compact as structural fill when too wet or too dry. 'Laboratory testing indicates that the current moisture content of these soils is above optimum. The ability to use soils from site excavations as structural fill will depend on their moisture content and the prevailing weather conditions at the time of construction. Reuse of this material will likely entail scarification and;drying to facilitate proper compaction. To limit this impact,grading should only be considered during the drier summer months. You can also consider using a stabilizing additive such as lime or cement. During periods of wet weather,we recommend importing a granular material which meets the following grading requirements for use as a structural fill: U.S. Sieve Size Percent Passing 3 inches 100 No.4 - 75 max. - No. 200 5 max.* *based on the 3/4 inch fraction Project No_.T-1491-1 Page No. 3 ,j • Mr.Ron Hughes April 5, 1996 Revised August 1, 1997 Structural fill should be laced in uniform loose layers not exceeding12 inches and compacted to a minimum of I P Y P 95 percent of the soil's maximum dry density as determined by ASTM Test Designation D-698 (Standard Proctor). The moisture content of the soil at the time of compaction should be within two percent of its optimum, as determined by this same ASTM standard. Cut and Fill Slopes All fill placed on slopes for embankment construction should meet the structural fill requirements described in the Site Preparation and Grading section. In addition, fills placed over existing slopes of 20 percent or,greater should be keyed and benched into competent native slope soils. A typical slope key and bench configuration is shown on Figure 12. At minimum, a toe drain should be installed in the key cut as shown on Figure 12. Depending on seepage conditions, drains may also be required along individual benches excavated on the slope face. The need for drains along the upper benches will be best determined in the field at the time .of construction. Permanent slopes and embankments should be graded to final inclinations no steeper than •2:1 (Horizontal:Vertical). Finished slope faces should be thoroughly compacted, track-walked, and vegetated to prevent excessive erosion. In addition, at no time should surface water runoff be directed to discharge over the slope crests in an uncontrolled manner. To prevent channeling and scour on the slope face, if runoff is directed • towards the slope it should be collected in a structure at the slope crest and tightlined in a closed conduit to discharge beyond the slope toe. Rockeries The preliminary grading and utility plan shows a few rockeries at the site that may reach heights of six to eight feet. Rockeries are not considered as retaining structures.-In our opinion, rockeries may be constructed against cuts as high as eight feet, provided that the cut is made within dense material that is inherently stable in a vertical cut and that favorable drainage is established. For rockery construction facing structural fill, for heights of four feet or less, the structural fill should be overbuilt and then cut back prior to constructing the wall in order to provide a more competent and stable soil face behind the wall. For rockeries facing fill higher than four feet(up to ten feet maximum), the fill should be reinforced with geogrid as shown on Figure 13. We recommend that all rockeries be constructed in accordance with the Association of Rockery Contractors (ARC)guidelines or City of Renton standards. Slope and Site Stability Based on our study, provided that the above recommendations are followed and that proper erosion control features as required by the City are installed, it is our opinion that the stability of the site will not be impacted by the proposed grading. Project No.T-1491-1 Page No.4 I ' Mr.Ron Hughes April 5, 1996 Revised August 1, 1997 LIMITATIONS The conclusions and recommendations presented in this report are based upon data obtained from the test pits performed on-site. Variations in soil conditions can occur, the nature and extent of which may not become evident until construction. If variations appear evident, Terra Associates, Inc. should reevaluate -the recommendations in this report prior to proceeding with construction. We appreciate the opportunity to be of service to you during the initial design phase of this project and look forward to working with you during final design and construction. We trust the information presented in this report is sufficient for your current needs. If you have any questions or need additional information, please call. Sincerely yours, . TERRA ASSOCIATES,INC. Mitchell F. Scha�t"7.-5—'7: ,vt Cyr l Staff Enginee tfo .. ,...----) 171 , C? y--9 Zore J. Sc g.P742 . , • Principal Engin •,..`' MFS/TJS:ts :<121 ES 6/=&'zq'i 5.5 Encl: Figure 1 -Vicinity Map • ,, Figure 2 -Exploration Location Plan Figure 3 -Unified Soil Classification System Figures 4 through 11 -Test Pit Logs Figure 12- General Slope Fill Detail • Figure 13 -Reinforced Fill/Rockery Cross-section • • • Project No.T-1491-1 -Page No. 5 • -,4k ,',.. 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ST qa'^ st S 21QTH ST a i 2 cn'^ I�-/: E ; J duels[r. f ST I`"± I}. -' '.5"i 7 a�'�.," ?L\ J ^�• SE 211TH sr a •,;` �r�• sE 210TN i D • S 212TH I ST rot-7 °'� 1 I sE: I $T 4 x 1 4"1ss H 21tr"�� S 0 4 --�1� 212TH, }^ I 1 ET . oI I } V—{ I i I '.A2"1 ,- Ihi MN ST .ces`%' I..._.__ 'SE r'f" 212TH ST : I SE,.212TN I E: REFERENCE: THE THOMAS GUIDE, KING COUNTY, WASHINGTON, PAGES 655, 656, 685 AND 686, 1996 EDITION. • VICINITY MAP 1 1-- /,`% TERRA TALBOT ROAD PROPERTY '.•��Q\ RENTON, WASHINGTON • ...•.• ASSOCIATES '.' eotechnical Consultants Proj. 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(I ; ;; I • ` / / ,,/.�//, ] f',9�/9g I I 1 1 1 I lz�s.�a r / \ • I ( ; I \\ i 1 1 Ili -.i�iij j%j/�/I//// I I I\\\ 1 ;1 1 1 I 1 ; 1,In rNPv`d\ I /' ,/ . 1\ . / // I 11 1\ \ I I\_ \r� 1 i, .. . I I r \\ \, .� I I I 1 /%///�/////,/, /I\1\11\y 1 I\\�\ 1 \\ \ \ \ 1\ \ \, \ \ \\ 1. 1 /- 1 \ 1 .1 / / / / ) \ / \ \ \\ III III i,I1 ! !IlI1 t .\\\\_.\\\, \ , \ \ ,.._,,,__\,___,._.-,\ -L_\ �� \ \ - 1 \ \ —\T/ / ---I--I-f. // ----`�--iA--- iI i ----- '-- - - -- - -- - - ------ -- - - - - - -- - • REFERENCE: - • ` • EXPLORATION' LOCATION PLAN AUTOCAD FILE OF SITE PLAN PREPARED AND PROVIDED ^" TERRA TALBOT ROAD PROPERTY • ' ..' BY DODDS ENGINEERS, INC., FILE DATED 7/30/97. - " ' }� �����`��� ASSOCIATES • RENTON, WASHINGTON ' otechnical Consultants , Proj. No.1491:-1 I Date:' AUG:1997 [Figure -2 . i MAJOR DIVISIONS LETTER GRAPH TYPICAL DESCRIPTION SYMBOL SYMBOL GRAVELS Clean ; GW 0: O::(3. Well-graded gravels, gravel-sand mixtures, little Gravels . .Q•q• or no fines. t •(less than �� I Poorly-graded gravels, gravel-sand mixtures, little m N More than 5% .fines) GP ; or no fines. O •N 50% of coarse to To' fraction is GM a ' • 'r. Silty gravels, gravel-sand-silt mixtures, non- m > larger than No. Gravels • ,D ' ' plastic fines. ❑w o.— g4 sieve. with fines �' z E u) GC .1 ` . Clayey gravels, gravel-sand-clay mixtures, plastic Q o • • • � fines. • 0 o 0 N SANDS Clean >iiiiii:ii Well-graded sands, gravelly sands, little or Sands SW no fines. • c0 m z (less than :" {<..•:« More than 5% fines) • Sr <x:<., ii to.;, Poorly-graded sands or gravelly sands, little M :>.'`4\ ` or no fines. o 50/ of coarse . ,: ,, O -c fraction is C.) o''-' i: < Sil sands, sand-silt mixtures, non lastic fines. • 2 smaller than SandsSM !!..!:!!!!!! ri pNo. 4 sieve. :I': . with fines f:: ::>< >:>; SC `. :: " Clayey sands, sand-clay mixtures, plastic fines. • SILTS AND CLAYS ML Inorganic silts and very fine sands, rock flour, silty or w clayey fine sands or clayey silts with slight plasticity. J rn O cp > � Inorganic clays of low to medium plasticity, gravelly U) y Liquid limit is less than 50% CL j/A clays, sandy clays, silty clays, lean clays. • ❑ Eo to I 1I 1 I 1I 1 I 11 1I 1I w oO - z ' ON • O L 1 1 11111 III Organic silts and organic clays of low plasticity. � � I IICI I I oz Inorganic silts, micaceous or diatomaceous fine SILTS AND CLAYS MH CO w sandy or silty soils, elastic. N y . Z o a, Liquid limit is greater than 50% CH / Inorganic clays of high plasticity, fat clays. • • OH ! : : : : : : : :, Organic clays of medium to high plasticity, Cl) IIIIIIIII organic.silts. • . HIGHLY• ORGANIC •SOILS . • " PT , " ^ Peat and other highly organic soils. - DEFINITION' OF_ TERMS AND SYMBOLS . • Standard Penetration w I Density Resistance in ' SPOON SIAMPLER DE DIAMETER SPLIT . 'w¢ — 2.4" INSIDE DIAMETER RING SAMPLER Very loose OR SHELBY TUBE SAMPLER ' L.. Loose 4-10 • ' . Medium dense 10-30 P SAMPLER PUSHED o Dense • 30-50 ' • * SAMPLE NOT RECOVERED • < Very dense >50 • Q WATER LEVEL (DATE) • ' n WATER OBSERVATION STANDPIPE - Standard Penetration C TORVANE READINGS, tsf • Consistency Resistance in Blows/Foot q u PENETROMETER READING, tsf U . VerY soft 0-2 W MOISTURE, percent of dry weight . o Soft 2-4' pcf DRY DENSITY, pounds per cubic foot . Medium stiff 4 8 LL LIQUID LIMIT, percent J_ Stiff 8-16 w Very stiff 16-32 PI PLASTIC INDEX Hard >32 N STANDARD PENETRATION, blows per foot • • SOIL CLASSIFICATION SYSTEM :iiiimmiAD PROPERTY " `` '••••niiigliVI r TERRA TALBOT RENTON,�WASH NGTON owo ASSOCIATES • • • .Geotechnical Consultants . Proj. No. T-1491-1 Date 3/96 - . Figure 3 I .� Test Pit No. TP-1. Logged by: MFS ' Approximate Elev. 76 Date: 3/15/96 Depth USCS/ W - . (ft.) Graph Soil Description (%) 1 , . Topsoil: Decaying wood and plant matter. > SP : Brown fine to medium SAND with gravel,wet, loose. 18.9 ' - ' �i'ii ii ii. Gray to orange-brown silty SAND, moist to wet, loose to 19.6 €iE: Ei sM ' , medium dense,with occasional gravel,with some mottling. 5—`- >:• :• •:::•'.i#: (Weathered Till) i - -'```"` Gray-brown silty SAND with gravel, moist, dense. (Glacial Till) 16.3 . €i i iiii iiii i{i' 10 SM >.`•<'.: Note: Becomes sandier at 10 to 11.5 feet. • Test pit terminated at 13.feet. - 15 Light seepage observed at 6 feet. I _ . • Test Pit No. TP-2 . Logged by: • MFS Approximate Elev. 42 Date: 3/15/96. ' . • •.• Depth • :, _ (ft.) USCS% -Soil Description . • W 0. Graph : (/o) Topsoil. , --V: _`: :: Orange gray-brown silty SAND, moist to wet, loose. `' '. 19.8 - <,SM: �: ': .: Note: Becomes medium dense at 5 feet. - 5 €> J`i`ii i as i? , "` iiii i Brown wn silty SAND with gravel, moist, medium dense to dense. . ' - . !Ili>€ SM <':>;: (Till-like) 18.2 10 'E- '`RA Gray-brown silty SAND,•moist, dense,moderately well cemented. • ii`SM i i' (Glacial Till) 19.0 - Test pit terminated at 13 feet. 15 Light seepage observed at 10 feet. • • . TEST PIT LOGS • >; iniNg TERRA •• TALBOT ROAD PROPERTY RENTON, WASHINGTON i-i\ose6.1115 ASSOCIATES Geotechnical Consultants • Proj. No. T-1491-1. Date 3/96 -- - Figure 4 • j . . • - . . • . , . .. . — . . • : .. ...,- .: Test Pit No., TP-3 . • . . . . .,, . . Logged by: MFS . . • • . Approximate Elev. 48 , . . . ,. . . . . .• • ' .. ' - Date: 3/15/96 . • . - ' •_'', . Depth • (ft.) USCS/ ' - W Soil Description . . .. .• Graph - • (%)0.. • • Topsoil. i; ...,:•,::::: SM i*i:.: Orange-brown silty SAND with gravel, moist to wet, loose, 22.1 . _ill: i1,H1:11 becomes medium dense at 2.5 feet. . . . . • -. . . . . ' . , . ,•. --:ii.ii:i: :- 17.1 • •; ,..- — ',:ti i::i ili Orange-brown silty SAND with gravel, moist to wet, medium . 5--••••• iii:; i!i: dense,weak cementation. (Till-like) • • .SM, .. ....,•; . . 7:•:i:3.::::?i:ii::::!?::::: . •• ... i;i!'gii:ii iii] Note: Has zones of sandy silt/silty sand and sand with silt , .. . • -. . iii •i: i • - 5 to 9 feet. Becomes cobbly at 9 feet. Dense to very dense at 22.2 • . • ::::::::.:3::3:ii: :: - •.' -- .! ii::.: 1 10 feet. , •• •••; , ' 10 `::;:::i.ii•iii ...; ii•:'i :i:]ii!:i: .Gray-brown silty SAND with gravel,wet, dense, moderately 14.7 •' :::::.::3'•''''''''': ::i• SM ::i:i: well cemented. (Glacial Till) - •-:3::: .. ...:*::::. . . •. . . . ............... :.•:::::.• ::::•.: . • _,:.•:.•,----••••-- . . •••• • ' , •-%-]•!i-1••!ii•-!-•!•!Iii.]•!•!!•!i•I•ti•!:•, '• • • . 15— • Test pit terminated at 14.5 feet. Light seepage at 9 feet. . • . .• • - •• Some sloughing and caving into excavation 5 to 8 feet. • . • '' • . , . . . .. . . . ., .• : .,,--. ' . .. .- -.. :: -:..- , • • . -. ..,- . .... , . . • .- ,...,, F.t-.,...:.. . • Test. Pit -•No. • TP-4 • .;•,...-., ' -- . . . ..:: ..?...:.-•. _•.:._, • Logged by: MFS. • , . . •-• . • . • •Approximate Elev. -.-52 -• •-•:-,':',•.. ' . • --. •-•.‘-:',2 •, . • • Date: 3/15/96 • . • .. . . . .. . . . , . . „ . . .. . ' :.• --..-•- '• • Depth .. . . . . • . . . .. . ' . .' - -:•-• ..•••••-•: ' ,.• - •(ft ) USCS/ .- - . ' 'Soil Description -. • . • - . • . . . .• -.. -...:,....,-,•.;.„:,.: ,- Graph . .- . 0 • - . • • . .. -. - . Topsoil. . •• • ' - • , ,. . - -., . . , • :i:i::i''',''''•,'''::::i:i:. . . . . ..: . . , _ SM :::i:. Gray brown silty SAND with gravel, moist, loose,.some mottling. . ••••• ; • • • , , . . :*::: 33 : \:...: .g.:;;;.. ::3 n - . • .• . .-- ...• ' .• Brown silty SAND with gravel, moist to wet 17 3, medium dense. - .; Brown . . t • '- '.2:-..'..! • . ... . -v:•:•:-:Ezii::i:i •_. ::::,:::. _ . •5-4 ;ii ii:i i - • . , . . . . . . .. .... ...... . . . .. ... ....... .... ...... . , .... ...... . . ..... ...... . . . .. . . . . •_ ,„,n,•,,i:::.::; Brown to gray-brown silty 3AND, moist, medium.dense to dense, • ' -. .', ..., . , -.•..„ _ Wil i!i I ill ii$ some weak cementatien. (Weathered Till) 22.6 .• • .• - •. . . • „ : ;::i li ii;iii ii i: . . • • .• • 10 Brown silty SAND, moist, dense, moderatley well cemented: . .,..• :. • - *i..:;:::::::::::::ii iiii: • SM (Glacial Till) • , . ':! !!!....7.....!!!!!!i! 18.9. - - • . . . . . . • . . •• ' Test pit terminated at 13 feet. .No seepage observed.. - • , . . . - . - 15 • ... - . . „. . . •- . .• .;.., • • - . . . • TEST PIT. LOGS. .. , . - T .............. . . . . ......,..,„.................. _. . . ................................ TERRA _ ..„................... .........••••••••• . TALBOT ROAD PROPERTY . . . • - ASSOCIATES .RENTON; WASHINGTON ••••:- '- . :r.,' .6ili10031.311164 . Geotechnical Consultants . , . . -,-.:. : -: • , Proj„ No. T-1491-1 Date 3/96 7 ',:Figure 5 . . . . . . .• i .. _• .. . . ' . . .. . . . . , . Test Pit No. TP-5 Logged by: MFS Approximate Elev. 76 - Date: 3/15/96 • • Depth USCS/ ' (ft') Graph Soil Description • • !W) 0 Topsoil. 14 i`i ' SM Brown silty SAND with gravel, moist, loose. 14.6 Brown to gray-brown SAND with silt and gravel, moist, medium 5--; ;' :...k dense. (Till-like) 16.8 11 ``"'``"' Note: Some cobble to 24 inches at 6 feet. iSMSP ... 10—�<> < '`'" Brown to gray-brown fine to medium sand with silt and gravel, . 1<; : .k i§`' :: moist,dense, some weak cementation. (Till-like) -�:.: ; :':•_ 17.3 ' - - - Test pit terminated at 15 feet. . 15 No seepge observed. Test Pit ' No. T.P-6 . Logged by: MFS . Approximate,Elev. -86 Date: 3/15/96 , Depth - USCS Soil Description o (ft.) Graph: W . � - Topsoil. • •- Brown silty SAND with gravel, moist, medium dense, some weak 9.1 - - _ ? cementation. • . - _ 16.7 - 10—'€ =ii:i'i Brown silty SAND with gravel, moist, dense, moderately well - -"`''`` .:>:< cemented. (Till-like) . . • i SM >i ' - 15.6 15— - •Test pit terminated at 14 feet. ' No seepage observed. ' TEST PIT LOGS --- •gl:i:::; .,i:l f,����, TERRA TALBOT ROAD PROPERTY �` ASSOCIATES RENTON, WASHINGTON - Geotechnical Consultants ' - Proj. No. T-1491-1 Date 3/96 - . Figure 6 Test Pit No. TP-7 Logged by: MFS • Approximate Elev. 102 Date: 3/15/96 - Depth USCS/ W ' ' Graph Soil Description (%) Topsoil. • Gray-brown to orange-brown silty SAND, moist to wet, loose, SM €>l > medium dense, some mottling and charcoal. 17.7 Brown to gray-brown silty SAND, moist to wet, medium dense. (Till-like) '''= '• '' Note: Becomes moderately well cemented at 6 feet. Some 16.7 ` sandy lenses 8 to 10 feet. 10 • Test pit terminated at 14 feet. Light seepage observed at 8 feet. 15— • Some caving/sloughing into excavation 6 to 10 feet. • • Test Pit No.' TP-8 Logged by: MFS . .Approximate Elev. .74 Date: 3/15/96 Depth USCS - • -. (ft.) Graph Soil Description • �oW� • • SM��ML Orange-brown sandy-clayey SILT, moist; firm. . • 23.8 ' `` '`' Orange-brown silty SAND, moist, medium dense. (Till-like) 19.8 • JSM Note: Becomes dense at 9 feet. 10 Brown silty SAND with gravel,moist, dense, moderately well �``` `'```````''` cemented. (Till-like) 19.7 Test pit terminated at 14 feet. 15 - No seepage observed. • TEST PIT LOGS TALBOT ROAD PROPERTY ASSOCIATES RENTON, WASHINGTON " Geotechnical Consultants Proj. No. T-1491-1 . Date 3/96". Figure 7 Test Pit No. TP-9 . Logged by: MFS • Approximate Elev. 86 - • Date: 3/15/96 Depth ) USCS/ • (ft.-.1 Graph Soil Description (%) 0 • Topsoil. Brown SAND with gravel, moist, loose, some roots to 3 6.6 SM feet. Brown silty SAND with gravel, moist, medium dense. (Till-like) 5 • - Note: Becomes dense, moderately well cemented at 6 feet. SM - -1111:11 • 10 Brown silty SAND with gravel, moist, dense, some orange staining. (Till-like) 21.3 Test pit terminated at 12.5 feet. No seepage observed. 15 • • • Test Pit No. TP-1.0 . .; • . Logged by: MFS Approximate Elev. '146 • Date: 3/15/96 •:- .•• Depth . „ .• (ft.) USCS/ W _ •••• SoilDescription . Graph • . . .(%) • • 0 Topsoil. . • -:;•./.2,./- Orange-brown clayey SAND/sandy clay,wet, medium dense/stiff. 21.9 . •. • • - 1111 - 185 • Orange brown silty SAND with gravel;moist to wet, medium • -•• dense: (Till-like) •• • _ . 10—Jiii-1111: Brown silty SAND with gravel, moist, dense. (Till-like) 118.1 Test pit terminated at 11 feet. Light seepage observed at 2.5 feet. - - 15 . • TEST PIT LOGS . •_ TERRA TALBOT ROAD PROPERTY ASSOCIATES RENTON, WASHINGTON tiiiii*IPbelaSi Geotechnical consultants Proj. No. T-1491-1 Date 3/96 'T • Figure 8 . . Test Pit No. TP-11 • . • Logged by: MFS - Approximate Elev. 118 , Date: 3/15/96 Depth USCS/ W eft• Graph Soil Description • o • • 0 p (/o) • _ Topsoil: very wet. ' l 19.0 ML CL Orange gray-brown silty clay,wet, medium stiff. . ^ E::::: 16.5 iii'i '` ><''>' Brown silty SAND,moist to wet, medium dense,with occasional • 5_ i>':11 1 R. gravel. (Till-like) : ? 'SM.. iiii - • ;<. � ° ' ' Brown silty SAND with gravel, moist to wet, dense, some weak 17.0 { • -lii{' ;;.::::;::• cementation. (Till-like) • 10 - Test pit terminated at 10 feet. • • - Light seepage observed at 2 feet: • 15 , . . • ' Test Pit -No • . .TP-12 Logged by: MFS . ' Approximate Elev. -104 ••Date: 3/15/96 . • -• Depth USCS/ • W . (ft.) Graph Soil Description o Topsoil: Wet. • /////////, :> . . - 9, Brown to orange gray-brown silty clay/clayey SAND,wet,;loose. ' 20.2 • ^::SCz -iii g_ ?':'. Gray-brown to orange-brown silty SAND,moist, medium dense, 5�` ,` :` some weak cementation.' (Till-like) - - : ...' ....:. '. ; . SM: ?: a 18.1 1 • • - Test pit terminated at 8 feet. • •• . • . 10— No seepage observed. • . . • • 15 . .. . . . TEST ,PIT LOGS . - ::>:::::::, : :::,:oimm TERRA TALBOT 'ROAD PROPERTY .: i` + ASSOCIATES RENTON, •WASHINGTON 1 Geotechnical Consultants - • •Proj. •No. : T-1491-1 . Date .3/96 - . .Figure 9 Test Pit No. TP-13 - . • Logged by: MFS Approximate Elev. 130 Date: 3/15/96 • Depth (ft.) USCS/ W Graph Soil Description (%) • • 0 Topsoil. • SM ML Orange brown silty SAND/sandy SILT, moist, loose. • - 28.9 ': ::::'iiii"i'.` Brown to gray brown silty SAND with gravel, moist, medium li; `' i( dense, some weak cementation. (Till-like) 5— w SM: �,`,,; € ' s ? 18.9 . ' ' �> • 10 .>::: :>:.::::::::::::: - Test pit terminated at 10 feet. - - No seepage observed. . • • ' 15 '- Test Pit 'No. P-� 4 . . . Logged by: MFS --_ . • ApproximateElev. •122 ..Date: 3/15/96 • Depth . , - (ft.) USCS/ • -• • W . Graph . Soil Description (%) 0 Topsoil: Wet. J/ CL A Orange-brown silty CLAY,wet, soft, mottled. 22.9 Orange-brown silty SAND with gravel, moist, medium dense, • • 22 0 •< §,:: : .some weak cementation. (Till-like)- 5— .sm. - . : : - L.s... , i;ittij;.,: • Ti. Brown silty SAND with gravel, moist, dense, moderately well . 17:8 • cemented: (Till-like) • - • Test pit terminated at 10 feet. Light seepage observed at 7 feet. • • 15 • TEST PIT- LOGS : ,`��\\\� TERRA •• -TALBOT ROAD PROPERTY "� ASSOCIATES RENTON, WASHINGTON . Geotechnical Consultants Proj. No. T-1491-1 Date 3/96 7 - , Figure 10 Test Pit No. TP-15 . • Logged by: MFS . Approximate Elev.. 142 . • Date: 3/15/96. _ Depth USCS/ • "ft ' Graph Soil Description W `io) - • Topsoil: Wet. • • .:<'"":7 i i ii.. Orange-brown silty SAND,wet, medium dense,with some clay, 22.2 • • •> SM `• mottled. (Weathered Till) ,..:.iii.>:::>_::::::: Orange gray-brown silty SAND with gravel, moist,medium dense, ;i `':<:j':.>: well cemented. (Glacial Till) 5 sM ` . iiii,ii I II i•> Note: Becomes gray silty SAND with gravel, moist,very dense 12.8 l> iiiita at 6 feet. - Test pit terminated at 8 feet. ' 10— No seepage observed. • - • 15 - • • • a _ • • • • • • TEST PIT LOGS • ....,.::::„.:• 0:mim . TER-RA TALBOT ROAD PROPERTY `:...'. RENTON, WASHINGTON . ASSOCIATES • Geotechnical Consultants • - Proj. No. T-1491-1 Date 3/96- Figure 11 SLOPE TO DRAIN NEW STRUCTURAL FILL `111%L. Tr. "` MAXIMUM SLOPE GRADIENT: 2:1(H:V) ,,2 k. ..... ••• ..* • EXISTING , 4 .� GRADE — • :, TYPICAL BENCH — _�,'O '—• MAY REQUIRE SUBDRAIN IF SEEPAGE " ~:::m ••• CONDITIONS ARE INDICATED ' .;• .;;i.:' GRADE AFTER THE REMOVAL OF ' . ...'' TOPSOIL AND OTHER LOOSE SOILS KEY CUT AND TOE DRAIN — 4" DIAMETER PERFORATED PIPE ENVELOPED IN 1 cu.ft. 1" DRAINAGE GRAVEL ' . " NOT TO SCALE • NOTES:` 1. SLOPE SHOULD BE STRIPPED OF TOPSOIL AND UNSUITABLE SOILS PRIOR TO PLACING ANY FILL. 2. "BENCHES" SHOULD BE A MINIMUM OF 6 FEET WIDE. 3. "KEY' SHOULD 'BE MINIMUM 2 FEET DEEP AND 10 FEET WIDE, EXTENDING THE FULL LENGTH OF THE SLOPE FACE. 4. FINAL SLOPE FACE SHOULD BE DENSIFIED BY COMPACTION. • 5. PLANT OR HYDROSEED SLOPE FACE TO REDUCE EROSION POTENTIAL. 6. ALL STRUCTURAL.FILL SHOULD BE COMPACTED TO 95% OF SOILS MAXIMUM DRY DENSITY PER ASTM D-698 (STANDARD PROCTOR). GENERAL SLOPE FILL- "DETAIL TERRA TALBOT ROAD PROPERTYkisp ��` ASSOCIATES RENTON, WASHINGTON Geotechnical Consultants Proj. No. 1491-1 Date - 3/96, , Figure 12 _ •+ 1 Mirafi 'Geogrid or equivalent reinforcement approved by • Geotechnical Engineer. (see reinforcing schedule below) • Slope 2:1(H:V)A 2 • Compacted Structural Fill • Swale for surface drainage control 1 ° ▪o • a) O O ° O 4- 4 .� . E 6 0 ° ' ° X 1�\�. 1.5. ° O ° o 0 • . .-, ° O° .. .c Q' 'iv o 0 0 0- .4• N. ° '° -o • •° ° 0 0• 0 ,Crushed rock filter`•., o:° •0° °: o° ° N. • material, between'1.5••1.5 • ' . 0 0 0 °O°o o°o°oon °' and 3 inch size with•0 0 0 00°o°0 p°o o°"°-O • less than 2% fines. .; l . ' • 0.3 ° o •0 0 0 o O \\' \\ 0°0 0 0°o p o c c°c.o %/.&/\��\ !�\':�\�<,\\��\i,����< •//`//,,./. , �'\ °o O o 0 o o° O o 00° /i 4 in. "minimum diameter �` \,. -... oo-0-0 go 0 . j j drain pipe surrounded by 12 in. min. \ \ \ \ \ \\/°\0 01o \ " orean gravelshed pea—gravel L 3 in. minimum gravel bedding Firm undisturbed Keyway 12 in. min. soil to.be verified by Soil Engineer Keyway should be sloped ' down towards the face being protected - GEOGRID REINFORCING SCHEDULE . Rockery Height No. of Grid Layers Grid.Length (L) 5' 2 4' 6' . 3. 5' ' 8' 4 6.5' NOT TO SCALE REINFORCED FILL/ROCKERY CROSS-SECTION . -,.. `..`:':: TERRA TALBOT ROAD PROPERTY `` . ASSOCIATES RENTON, WASHINGTON °' Geotechnical Consultants Proj. .No.1491-1 I Date 3/96 I-Figure 13 I DEVELOPMENT PLANNING 9223 S. 198th St. CITY OF RENTON Renton, Wa 98055 FEB 10 1998 February 6, 1998 RECEIVED Mark Pywell, Project Manager Development Services Divisions 200 Mill Ave. S Renton, WA 98055 Dear Mr. Pywell, We have enclosed a letter my neighbors have written to you. We agree wholeheartedly with their suggestions. When we moved here we saw deer at the end of our street and still see coyote occasionally. This was only7 years ago. Those wetlands host a great deal of animal life and filling those 20.2 acres would eliminate a great deal of them by forcing them into the freeway below and into a smaller habitat which could not sustain their needs. Once that first group of townhomes went up, we knew it would not be long before you would approve another and now another. What of the traffic? The proposed expansion of Talbot road and the through corridor has been canceled, yet, more and more compact dwellings are going up on this road. How is this road able to withstand this traffic? We agree with the Hilts that single dwelling homes would make this area more livable for all it's inhabitants and we, as well, would like to be kept informed of your plans. Robert and LaurieJensen SAMPLE LETTER 9215 S. 198 Street Renton,WA 98055 February 2, 1998 Mark Pywell,Project Manager Development Services Division 200 Mill Ave S. Renton,WA 98055 RE: Talbot Road Project LUA-97-110,PP,SA H,V-H,ECF Talbot Road Preliminary Plat Dear Mr.Pywell: The project involves 20.2 acres which will be developed. There will be 106 townhomes,24 condominiums and 51 single family homes. This property has 8 wetlands. Some wetlands will be filled and others are surrounded with roads and construction.The"saved"wetlands will be isolated which will prevent them from functioning as wildlife habitat or for migration and breeding. The water normally flowing into the wetlands will also be affected. The necessity of animals traveling from one area of the wetlands to another is eliminated. Buildings and roads overlap buffers and surround wetlands throughout this plan. What about native trees and vegetation? Will this project be clear cut except in the few wetlands left intact? Here are my suggestions: 1. Build fewer dwellings. It will benefit the weltlands,the wildlife and cause less traffic congestion. 2. Work with existing vegetation and trees. 3. Add a 25'wooded corridor from Wetland H to Wetland E and F so the native animals can travel. 4. Add an extra flat bottomed culvert at a slightly higher level under the road at the NW corner of Weltand F (amphibians need both water and forested,bushy areas.)to provide access to Wetland A. 5. Do not allow roads and buildings to overlap buffers and surround wetlands. 6. Protect the wetlands with a 6' chainlink fence so that it does not become a yard waste or trash dumping area as well as a play yard and domestic animal area. 7. Provide at least two large play areas for children. 8. Make every effort to protect birds and other native animals. Indoor only cats would protect the small mammals,birds and amphibians from total anihilation. Please make us a PARTY of RECORD so we are informed of hearings and decisions. Thank you for your time and for the needed adjustments on this project. Sincerely, Christine and David Hilt DEVELOPMENT PLANNING CITY OP RENTOt FEB 0 9 1998 9215 8 Street RECEIVED Renton,WA 98055 I� February 2, 1998 Mark Pywell,Project Manager Development Services Division 200 Mill Ave S. Renton,WA 98055 RE: Talbot Road Project LUA-97-110,PP,SA-H,V-H,ECF Talbot Road Preliminary Plat Dear Mr.Pywell: The project involves 20.2 acres which will be developed. There will be 106 townhomes,24 condominiums and 51 single family homes. This property has 8 wetlands. Some wetlands will be filled and others are surrounded with roads and construction. The"saved"wetlands will be isolated which will prevent them from functioning as wildlife habitat or for migration and breeding. The water normally flowing into the wetlands will also be affected. The necessity of animals traveling from one area of the wetlands to another is eliminated. Buildings and roads overlap buffers and surround wetlands throughout this plan. What about native trees and vegetation? Will this project be clear cut except in the few wetlands left intact? Here are my suggestions: 1. Build fewer dwellings.It will benefit the weltlands,the wildlife and cause less traffic congestion. 2. Work with existing vegetation and trees. 3. Add a 25' wooded corridor from Wetland H to Wetland E and F so the native animals can travel. 4. Add an extra flat bottomed culvert at a slightly higher level under the road at the NW corner of r' Weltand F (amphibians need both water and forested,bushy areas.)to provide access to Wetland A. 5. Do not allow roads and buildings to overlap buffers and surround wetlands. 6. Protect the wetlands with a 6' chainlink fence so that it does not become a yard waste or trash dumping area as well as a play yard and domestic animal area. 7. Provide at least two large play areas for children. 8. Make every effort to protect birds and other native animals. Indoor only cats would protect the small mammals,birds and amphibians from total anihilation. Please make us a PARTY of RECORD so we are informed of hearings and decisions. Thank you for your time and for the needed adjustments on this project. Sincerely, Christine and David Hilt 1 C1 O ` 5 ' S' DEVELOPMENT PLANNING ��/ �� '- CRlf OF RENTON FEB 0 9 1998 RECEIVED A:AA-AAA-Al .5— 1 qciF 0\61-A,L ' w-e.,0)TA-6 r . -Q--Q0 . CLU-e- , S , -rai6-6- -*4 !b ; , ( '--Ki2A/Li- ) (DKr: -'6)as-_s- 2_(A.-R- 6/7/7-)m_fp Ain/6 b2F —1-645-7Vdizeiyfity L-Q-ccu\ MA-, c((),)-c-k ji,‘L ePA, ' ' „eA/Go-etw c=2{), 7'661 60-/u0-4.to-e7-/ . . , AI /g---060--14-htf-e-u-aA) -- .4 'arredod a./A1 ( 41unAt4, '—rhid,,,,&to Aced 5' cglika. ZAidg-, ,,r,iiid,,e ' ' „ w,,,,,AA, ' 7/04k1- . l.-i-ii . ,a-id 4a,;,-71---, , . ' afr . 601-a/ a-eez_ . _0? Age4eY , ..., xe...),„ eeo-w, :tire . 1e-- b/,,t% a),-,- /-X' ° 'The %sue a-ix_k-o -aita aot / 76.a '(p-eztA d', „"0214te7u mea,/e)o , 71/1, dsa‘-ee- j1 c lip ,� . � ��Ci�iL r , January 29, 1998 DEVELOPMENT PLANNING CITY OF RENTON FEB 0 4 1998 RECEIVED Mark Pywell,Project Manager Development Services Division 200 Mill Avenue South Renton, WA 98055 . • Dear Mr.Pywell, - Re: Talbot Road Project,LUA 97-11'0,PP;SA-H,V-H,ECF/Talbot Road Preliminary - Plat. In reviewing the plans, we see 8•wetlands onsite. Wetlands D and G are filled, and all others are compromised. Wetlands E and F are to be enlarged and enhanced but are surrounded with roads and construction which isolate them and drastically diminish their function as wildlife habitat. Migration and breeding corridors are cutoff and not planned for. Much of the water normally flowing into them will be drained away and their hydrology will be seriously effected. , Animals must travel from one area to another and Wetlands E, F, are isolated from wetland H. A 25'wooded, corridor from:Wetland H to Wetlands E and F along the east boundary to the neighboring property would link those wetlands. To provide ongoing access through to Wetland A, an additional flat-bottomed, migratory culvert, (at a slightly higher level than the other;culvert,)under the road at the northwest corner of Wetland F is needed. Many amphibians use ponds maybe two weeks during the year for breeding and egg laying,the remaining time they are usually under woody debris in forested or brushy areas. Access to these areas should be built into plans effecting wetlands and they should be diligently protected. Buildings and roads overlap buffers and surround wetlands throughout this plan. • In monitoring wetlands in large projects such as this,we've found those wetlands that survive somewhat intact and functional are surrounded with a 6' chainlink fence. Please consider this fencing. This site is wonderful bird habitat, especially for migratory birds. The native trees and shrubs on site and in the buffers should also be retained for their benefit. The development wipes out 22 acres of prime bird habitat. Every effort should be made to protect any remaining birds and their fledglings. People consider buffer areas an extension of their property, they dump yard and other waste.there: Children play.there, and build bike trails and forts. :Family pets hunt in it. Predation by cats is especially severe. .A no cat policy would help to protect what few small mammals, amphibians, and birds remaining, Children's play areas have been given no consideration. The only open areas in this dense development are the wetlands. That is where the children will play. A project of this scope should provide one or two good sized play areas for children. Thank you for your consideration. Rita Bailie, Wetland Chair Rainier Audubon Email -BEBailie@aol.com 253-854-0114 • • USA Rita Bailie _ t f t ** k-1132 20807 101st Ave SE s�.L E 6;i - -"�- �.� ..-k*• � Kent,WA 98031-1569 ' �(p ��,�,„,,—.Yr. ` cc 2 FEB "m -- !,9 8 I { DEVELOPMENT PLANNING CITY OF RENTON 1/26/1998 JAN 2 7 1998 Mark Pywell RECEIVED P/B/PW City of Renton 200 Mill Ave. S. Renton,WA 98055 Subject: Talbot Road Development We have two concerns regarding the Talbot Road Development: The Talbot Road Development is adjacent to a wetland natural area. Any development adjacent to.a greenbelt,open space or otherwise designated natural area should not be allowed to plant ivy as a landscape plant. Ivy is not native to Western Washington,however it thrives in our environment. If planted next to a natural area,it will invade the natural area and destroy all the native vegetation. We can provide numerous examples of this phenomenon now occurring within the City of Renton. We suspect that in the future, efforts will be made to eradicate ivy from our natural areas. We worry that these efforts will be funded by the citizens of Renton through the taxes that we pay to support the City of Renton Parks Department. We can begin to address this problem now by prohibiting the use of ivy in developments adjacent to natural areas. Our second concern is the proposed twelve-foot wide hard surface trail to be built within the project's wetland buffer. We understand that this is a requirement of the City of Renton Parks Department. We support the Parks Department's efforts to preserve and provide access to open space. However,we do not believe that this is an appropriate place for a trail of this nature. A trail of this size and construction will impact the wildlife that utilize the area. A smaller soft surface trail will minimize impacts to wildlife and still provide recreational opportunities for the citizens of Renton. Please respond to our concerns. Provide us with details on how the City will address our concerns. We look forward to your response. Tom Malphrus 9crni Friends of the Black Over • p CITILOF RENTON biLL ;: Planning/Building/Public Works Department Jesse Tanner,Mayor . Gregg Zimmerman P.E.,Administrator February 6, 1998 • Mr. Ron Hughes P.E. Burnstead Construction Company • 1215 120th Ave. NE#201 Bellevue, WA 98005 Subject: Talbot Road Preliminary Plat& Site Plan LUA-97-110,PP,SA-H,V-H,ECF Dear Mr. Hughes: At our meeting on January 21, 1998, we discussed the denial-by the Department Administrator of the modification to the standards contained within Wetlands Management Ordinance. It was my understanding that your staff anticipated a quick turn around time to provide the information that the City - required. The project will remain on hold until that information can be provided and the application required is complete. I am also enclosing:two letters that were received :recently regarding this project. Some of the suggestion appear to be easily implemented and others would be rather difficult to enforce. You may want to see which you feel can be accommodated as you review the plans at this time. The "No Cat" policy would be totally out of your control, especially in the single family homes and could not be enforced by the City. However, something along the lines of a split rail fence along the edge of • the wetland buffer areas, especially in the areas where walkways will be adjacent to the buffer may be more feasible.- If you have any questions regarding these matters, please call me at 425-277-5586. Sincerely, Mark R.' ell,AICP . Project anager • • • 200 Mill Avenue South- Renton, Washington 98055 • • PROJECT • DATEJan ,—I8 NOTES 1 �lC'k. . ? wei l 2 1b-e rn ocge-Cd O Se4cuic9- 1 vise a ,F-N7 „ a Nitric 3 Ci, O Uf1A1,lk&ki 1 Bo5S = CITY OF RLi'4 3(N1 4 FEts 0 5 RECEIVED 7 8 Pita.SLie, I Y = QV lue of—WY\I`en our 9 __Obm_ u a szcocid_i_e_lir-- C'u o i c,4J(hh'b. 0 \ik)e_ui1L u a bc- i-c Mend he _ kbL1,JLB 10cc w 2 CYL, vir\ waacit n 3 +� ocs4- MOO- you tad can ntim 4 D OM o �L�r�e1�e►� o - csyncann i 1- ` 5 11ectri ()AK- b hn_I 6 . will br_irD_cO. CI— (-KA UUn 7 y O CS2 csf reG al p 6.1D1-Co n,coo 8 qn,1 e'e c ts1 oas or re C bnrn_w ndafi o nS 9 i lxt�1 Ic yu ) ya r ctss,sAr, nca ° \l-e,canbe cccl2ed b_y III v 1 pc er Plcose vse 3 Thrj — You 5 \ elLi a=I' 6 7 :7- 7Q1b- £d . a, 8 PREPARED BY y „ "' erg 40 PAGE /E ANNNG January29, 1998 CITY OF Ha.i oN Mark It Pywell r�� i;j�8 . Project Manager,Development Services Division RECITE:V CI City of Renton,WA 98055 Dear Mr.Pywell, This is our second letter in response to Project LUA-97-110PP,SA-H,ECF/Talbot Road Preliminary Plat. For the record we are the owners of the two acre property at 4827 Talbot Road South,that is one of two properties being surrounded by this project.We have concerns with two issues regarding this plat. First,we have reviewed the files including TDA Inc. technical memorandum regarding Traffic Impacts of Talbot Road Property. We have the following comments regarding traffic impacts and this study. The second signaled intersection in the study,96th Ave and South 208th St. is not on the plat map of this project.This intersection is not in the City of Renton but in Kent.There are two other intersections between the two intersections mentioned,although not signaled,that were not studied.These omissions could mislead the information contained in this report. The TDA,Inc. calculations are based on a 2%growth rate.This is a misleading percentage of actual growth that the City of Renton has allowed in the last few years.The percentage used needs to reflect the Summit Park Development,Talbot Park Development,Talbot Estates and the new single family home on 192nd and Talbot Road South. Which is far more than 2%,let alone the new developments on SW St., Carr Road and Petrovitsky. While we understand that the TDA Inc.calculations are based on the Highway Capacity Manual and the Highway Capacity Software we must state that they are only guidelines.Among those guidelines,actual impact must be factored in,which we feel TDA failed to do in their report. The TDA Inc. report implies that SW 43rd/Talbot Road South will remain the same after this project is completed,however,we feel this is untrue.Traffic has already increased hundred fold up the 43rd/Carr Road/Petrovitsky in the last few years causing roadway snarls in both directions.This creates backed traffic flow onto Talbot Road South.The Petrovitsky snarl has impeded the semi-truck traffic causing further flows onto Talbot Road. Semi-trucks now travel Talbot Road South,also to avoid Petrovitsky. Table 3 of the TDA Inc.Technical Memorandum states that of 130 condo/townhouse units only 63 would be creating added A.M. travel. We feel that 130 units provide at least 200 vehicles.A conservative estimate would put 2/3 of those 200 vehicles on the roadway calculating much higher than the reports of 63 vehicles.The report projects only 1 car per single family home,which we feel is simply ridiculous and unrealistic based on the multiple cars in virtually every family home already existing on Talbot Rd. So. No mention is made of the traffic both development roadways will make north and south on Talbot Rd So. because there is no left turn lane access.All traffic in both directions will stop for each left turn to the development. The statement made on page 4,stating the level of service will not degrade with the new development is false.It has already degraded by Summit Park,let alone Mibep Talbot Park and Talbot Estates are complete,not counting the Petrovitsky back traffic. It is an obvious fact that with any new development where a single family home is replaced by multi- family dwellings that traffic will increase,which we expect and accept To misrepresent the true and actual traffic facts like this report has done is of no help to the citizens already involved in the increased traffic or the new citizens that will buy into the development and its traffic increases or the City of Renton who has failed to create a traffic pattern equitable to the growth in development they have approved to this point Second,the Wetland Variance approval. We have one question.What have the Developers changed that would make it proper to grant them this variance?It is against city codes to place a road that crosses wetland buffers.This variance would make an illegal situation legal.We feel the variance is not necessary because the property can be designed and developed in different ways with no impact or less impact to the wetlands or the buffers.The Bumstead Co.is a fine developer with a talented staff,capable of redesigning to better serve the sensitivity and necessity of the wetlands with regard to the development project The City of Renton has to recognize the vast amount of water within their city boundaries and work to develop around wetlands not within. When this plot was surveyed a wetlands delineation marker was placed on our fence about 50'from our NW corner.This would place the Northern roadway through wetlands and wetland buffers.This Northern road we feel running through said wetlands will flood our property creating a potential loss of property value.It is too close to the existing roadway into the apartments to the North. Flooding and storm water drainage have become a serious issue throughout the Metropolitan Seattle area in recent years.Renton has been safe because they had not done major development This has now changed and the City of Renton will see many problems in the very near future.Unless the City begins to address the wetland issues with more insight and long term preservation and balance with regards to development The storm water from the Talbot Park Project was rerouted and now runs partly through our yard. Increasing the flow into the wetlands in question.We fail to believe,based on this design in Talbot Park that sufficient storm drainage will occur to mitigate flooding with this development In fact,in late 1997 rains severely and negatively impacted the Talbot Park Project not collected or contained in their storm drainage system.In the Preliminary Storm Drainage calculations page 2,paragraph 2 even states"...It is safe to say that during periods of high flow the wetland will fill up and overflow into all three culverts." These existing culverts are now failing to keep highway 167,the Hill Investment Property,and the properties west of the highway from flooding We feel that we will suffer undue hardship as homeowners if this variance is granted by flooding and potential loss of property value due to flooding In addition,the destruction of the trees and wetlands for three years until the development is built and the restoration begins has potential to create flooding Restoration of wetlands by planting from scratch takes years to develop. What procedures for water containment will occur in the meantime. Please encourage The Bumstead Company to re-design the project to better serve the wetlands and their preservation as they exist in balance by denying this variance request With Respect, Judy and Alun Vick From: To: Talbot Road PP Mark Pywell Date:2/5/98 Time:17:22:44 Page 1 of 1 DATE: 02\05\98 Ok®� TO: Mark Pywell,Project Manager l Z O Development Services Division FV e O 200 Mill Ave S c(-O . Renton,WA 98055 Op e�Vr Phone: 425-277-5586 Fax: 425-277-4455 '9 4,4/ ON NO FROM: Alden&Adella Olson 19801 Talbot Rd S. Renton,WA 98055 Phone: 253-852-6158 Fax: 253-852-0832 RE: Talbot Road Project LUA-97-110,PP,SA-H,V-H,ECF Talbot Rd Preliminary Plat NOTE: We are quite surprised to hear of this project just today. Please do make us a PARTY of RECORD so we are informed of hearings and decisions. Thank you. One reason we are surprised about the project itself is that we see no new roads to take care of the additional load on Talbot Road which,at after-work time,is congestion city. We know this to be true,as witnesses, because we find it difficult to even get out of our driveway to use the road at the late afternoon times. Why would permission be given for congestion to get worse? We just don't"get it". We feel that to be logical,congestion should be improved,not worsened. Another big concern that we have about Talbot Road is the desire to be always maintaining its essence. We moved here when it was country and have witnessed growth in many areas. Growth does not have to mean stripping the area of its very essence of beauty,wildlife,trees;sights,sounds,smells,animals,all living things. People can work with these and around them. When we built our house,we saved the trees,even to the point of making it very difficult to get into the garage. I appreciate very much the work that Christine and David Hilt have done in looking over the project and in informing us about the project. (We are thankful we picked up a loose piece of paper in our yard.) This impacts all of us who live on(in our case)and around Talbot Road. We wish to ditto suggestions in the Hilts' letter. We have very strong feelings about not increasing the already congested population on Talbot Road and in not doing away with the wildlife and beauty that make the area what it is. What is left of nature on our road is conducive to good health;physical and mental. Please put finesse into this project. Finesse requires self-control--like brakes that are put on when making money begins to replace working with nature for the enjoyment and health of everyone including people who will live in the project. We don't need more jungles; We need more havens and health. Please help those of us who still find a tiny bit of the haven and health in Talbot Road to be able to continue to find it. Thank you. Alden and Adella Olson WIWashington State Northwest Region Department of Transportation 15700 Dayton Avenue North P.O.Box 330310 Sid Morrison Seattle,WA 98133-9710 Secretary of Transportation (206)440-4000 DEVELOPMENT PLANNING CITY OF RENTON DATE: January 16, 1998 JAIL 2 6 1998 TO: City of Renton,Project Manager 200 Mill Avenue South Renton WA 98055 Subject: SR 167 MP 24.77 CS 1716 Notice of Application-Talbotad Preliminary Plat, 51 single family lots and 2 lots for twonhomes and condominiums the proposed site would allow for 106 tnhomes and 24 condominiums File No.LUA-97-110,PP,SA-H,V-H,ECF FROM: Robert A. Josephson, PE, Manager of Planning &Local Coordination. Washington State Department of Transportation Northwest Region 15700 Dayton Avenue North, MS 122 P. O. Box 330310 Seattle, WA 98133-9710 Thank you for giving us the opportunity to review this project,which is located at 4915 Talbofkoad South& 5017 Talbot Road South. Our response is below: The State recommends that a traffic study be prepared to analyze the state intersections that are impacted by ten or more of the project's generated peak hour trips and also determine what mitigation measures, if any would be required. If you have any questions,please contact Don Hurter at 440-4664 or Vickie Erickson at 440-4915 of my Developer Services section VEE:vee File Name CITE DF RENTON ..tl � Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator January 12, 1998 Mr. Ron Hughes P.E. Burnstead Construction Company 1215 120th Ave. NE#201 Bellevue, WA 98005 Subject: Talbot Road Preliminary Plat and Site Plan LUA-97-110,PP,V,SA-H,ECF Dear Mr. Hughes: The modification to the Wetlands Management Ordinance was denied by the Planning/Building/Public Works Administrator on January 8, 1997. Therefore, the project has been placed on hold until such time that new information can be provided or the project is redesigned and the modification to the ordinance is no longer required. The project will be rescheduled for ERC and the Hearing Examiner, once the required information is submitted or changes have been completed. I believe the best way to address this issue would be to establish a meeting with your staff and City staff to discuss ways that the plan could be changed to comply with the Sections of the Ordinance identified in the letter from the Department Adminiister. I will be'Calling you to establish this meeting. In the mean time, if their are any questions regarding this project or City procedures, please contact me at 425-277-5586. - Sincerely, Werffr(iEMark R. w ICP Project Man er • • 200 Mill Avenue South - Renton, Washington 98055 This paper contains 50%recycled material,20%post consumer CITY OF RENTON ,. t:\; 1�� �,„ - .. Planning/Building/Public Works Department .� If f t• 1+, 0 Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator • January 8, 1998 Mr.Ronald Hughes Burnstead Construction Company 1215 120th Avenue NE, Suite 201 Bellevue,WA 98005 - SUBJECT: WETLAND MANAGEMENT CODE MODIFICATION REQUEST, TALBOT ROAD PRELIMINARY.PLAN/SITE PLAN,LUA-97-110,PP-H, SA-H,ECF. Dear Mr.Hughes: We are in receipt of your request for modification of the Wetland Management Code in.regard to the Talbot Road Preliminary Plan/Site Plan,Project LUA-97-110,PP-H, SA-H,ECF. BACKGROUND The subject property includes an area of 26.64 acres. Public and private streets will cover approximately 4.22 acres. Sensitive areas (wetlands) cover approximately 4.69 acres. The net developable area is 17.73 acres. The applicant is seeking permits in order to construct a residential development that will include 51 single-family homes, 106 townhomes,and 24 condominiums. A total of 181 dwelling units will be constructed as part of this project. The roads providing access to the multi-family units will be twenty feet in width with parking only allowed in designated parking spaces adjacent to the roadway. The majority of the parking will be provided in the garages. The garages will be assigned to particular units and will not be available for general parking. The applicant has submitted a preliminary wetlands delineation and analysis for the subject property. A total of 8 wetlands were found on the subject property. One wetland was rated as a Category II wetland and the remaining wetlands were rated as Category III wetlands. The plan that was submitted demonstrates that 16,089 sf of the Category III wetland area would be filled and that an additional 3,350 sf of Category III wetland area would be altered by locating roadways within 25 feet of the wetland area. A total of 19,439 sf of wetland will be altered by the proposed development. The applicant would create 19,550 sf of Category III wetland area and enhance an additional 22,521 sf of existing Category III wetland area. All of this work would occur on this site. None of the Category II wetland would be disturbed by this project. Approximately 19,439 sf of wetland area will be altered by the proposed project and 42,071 sf of wetland area would be created or enhanced. Thus,the created/enhanced to altered wetlands ratio would be approximately 2.16:1. It should be noted that the applicant has submitted a wetland variance in order to locate some of the roadways within the buffer areas of the wetlands that are retained as part of this subdivision. The variance will be heard by the Hearing Examiner at the same time as the preliminary plat. Since the roadways are proposed within the buffer area, the applicant has considered any wetland H:\DIVISION.S\ADMIN\OREGG\WETLAND5.DOC 7(1(1 Mill Avenue .Cnnth - Rentnn Wachinatnn QR(1SS Page 2 January 8, 1998 area within 25 feet of the roadway to be an altered wetland area and has included this area along with the actual filled wetlands in the area for which compensation is required. SUMMARY OF REQUEST The applicant requests approval of a modification to the Wetlands Management Ordinance. Section 4-32-6.0 requires a compensation ratio of 1.5 times the area altered for Category III wetlands. The applicant is requesting approval of a plan to create new wetland area at a ratio of 1.1 times the area altered (L06 x 19,439 sf= 19,550 sf)plus to restore existing wetland area at a - ratio of 1.06 times the altered wetland area(1.1.x 19,439=22,521 sf). This would provide a total mitigation ratio of 2.16 to 1.0(mitigation 42,071 sf to impact 19,349 sf). Approximately 16,089 sf (0.37 acres) of wetland will be filled as part of this development proposal. An additional 3,350 sf(0.08 acres)would be altered by locating the roadways within the existing upland area adjacent to the existing wetland. The total wetland area altered by this development proposal would be 19,439 sf(0.42 acres). The Wetland Management Ordinance requires that the applicant provide 24,133.5 sf(0.55 acres) of created wetland for the wetlands being filled. Although the Wetlands Management Ordinance does not directly address the wetland area within 25 feet of the proposed roadways,the applicant has included these areas in the altered wetland category. Their reasoning for including the wetlands area within 25 feet of the proposed roadways is that the roads will impact the function and value of the wetlands and therefore, should be included in the replacement/enhancement ratios. The applicant is proposing to provide 19,550 sf(0.45 acres) of created wetland and to restore an additional 22,521 sf(0.52 acres)of wetland area. The wetland area that will be restored has been used as pasture for several years and has a very low function and a low value rating at this time. Under this proposal there would be no wetland loss due to the construction. FINDINGS 1. The Wetland Management Code Section 4-32-6.0 establishes the Wetland Creation ratios for filled wetlands and Section 4-32-6.D establishes the'Restoration ratios for wetlands. Section 4-32-6.0 requires the creation of 1.5 acres of wetland for every acre of Category III wetland that is filled. Section 4-32-6.D requires the restoration of 1.5 acres of wetland for every acre of wetland altered by a project. 2. The applicant desires,to use a combined creation and restoration program to mitigate the wetland area that will be altered as part of this project. The applicant under this proposal proposes to alter a total of 19,439 sf of wetland area and create or restore 42,071 acres of wetland for a combined ratio of 2.16 acres of wetland created or restored for every acre of wetland altered by this project. 3. The applicant intends to restore the pasture area, Category III emergent wetlands on the project site. 4. There will be no net loss of wetland area. The combined replacement/restoration program proposed by the applicant will create 19,550 sf of wetland and enhance an additional 22,521 sf of wetland area. Page 3 January 9, 1998 5. The mitigation proposal is very conceptual in nature, and does not contain the amount of information.a Mitigation Plan would contain under Wetlands Management Code 4-32-6.H. Information pertaining to proposed soil types in the created and restored wetlands, how appropriate hydrology would be provided, a detailed planting plan and a construction sequencing proposal would be helpful in evaluating the viability of this proposal. 6. The proposed wetland restoration does not meet the definition of restoration provided in section 4-32-15 of the Wetland Management Code, which states that the restoration must be `within an area which no longer meets the definition of a wetland". The areas proposed in this plan for restoration are in fact currently classified as wetlands. Therefore, the proposal for wetland restoration more closely fits the Code's definition for wetland enhancements. Wetland enhancement is not considered an adequate form of mitigation for wetland loss. Subtracting the area proposed for wetland enhancements leaves this proposal short of the ratio of 1.5 to 1 for created/restored wetlands to filled wetlands that is required by Code. 7. The proposal shows a relatively dense development with intensive land use. It appears that the major reason that a modification to the Wetland Management Ordinance is being requested is to reduce the'amount of area required to meet the letter of the wetland creation/restoration ratio established by Code: Provision of more open space in the site plan would allow for this ratio to be met without the need for a Code modification. In this respect, the application does not meet the Code Modification criteria listed in section 4-32-5.0 which requires that the Administrator "shall find that a specific reason makes the strict letter of this Code impractical". Decision: The request for modification of the Wetlands Management Ordinance for the Talbot Road Preliminary Plan/Site Plan,Project#LUA-97-110;PP-H, SA-H,ECF,is hereby denied. Reconsideration of this decision may be requested upon revision of your plan and/or submittal of aditional,more detailed information supporting your proposal. Pursuant to Wetlands Management Code section 4-32-5.G, any decision of the City in the administration of this Chapter may be appealed to the Hearing Examiner. Appeals may be filed pursuant to the process described in the City Code, Section 4-8-11. Sincerely, 21/1 22i# mil Gregg Zimmerman,Administrator Planning/Building/Public Works Department cc: Jana Huerter Mark Pywell 1 .. ' •• THE' • •- . - S `• - • • • Steve Burnsttad Construction Company Rick Burnstead Constr.&ion Company-Burnstcad Conswaion Company • I . • .December 17, 1997 - • - �• s • . .. 'Mr.-Mark Pywell,AICP .• ¢`j I. . .Project Manager: 499".- City.of Renton .- L,c�cc(4. • ' • 200 Mill Avenue South - '• . - • ' • - Ci7Y �N? ' : . ' Renton, WA. 98055- .. - °FR�yL4NN� • RE:"Talbot Road Preliminary Plat Project No. LUA-97-110,PP-11,SA-H,ECF • • ,Dear Mark, • - • - . • - -• • ., ._ :We are requesting'a Modification to the Wetlands.Management.Ordinance'for the Talbot Road • Project:To mitigate the impacts to 19,349,S.F.'of wetland and buffer; this project proposes to . - . .. ' create additional wetland at a 1:1 ratio.'The project will jalso restore existing wetlands at a • • ' 1.16 :1 ratio.. The project will provide mitigation at a ratio of 2:16: 1.0 (mitigation to impact) ' •Please feel free to call me at 454-1900 extension•233, if you•hay .any questions or need • - - - - additional information regarding this application.` ' 1 -- • . - . t .. _. Sincerely, .., • _; • • • .BURNSTEAD C77ONSTRUC ION COMPANY ! . - •i''-• • - _.; • Ronald F. Hughes,,P • _• . ••• ' • I ' • • • _; • .1 ^` 1, __. I — .'- '.. % • • . .. fir... • • . — r • .,•. • . I . . . • • • . U• gly 0 NOTICE OF APPLICATION 6 PLANNING/BUILDING/PUBLIC WORKS . DATE: DECEMBER 30,1997 A Master Application has been filed and accepted with the Development Services Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. PROJECT NUMBER/NAME: LUA-97-110,PP,SA-H,V-H,ECF/TALBOT ROAD PRELIMINARY PLAT - • DESCRIPTION: The applicant,Bumstead Construction,seeks Preliminary Plat,Site Plan and Variance approval to subdivide a 26.8 acre site into 51 single family residential lots and two lots for towohomes and condominiums for a total of 53 lots. The proposed site plan would allow for the construction of 106 townhomes and 24 condominium dwelling units. The requested variance from the Wetland Management Ordinance would allow for the -construction of the roadways and utilities within the buffer areas of the wetlands. • GENERAL LOCATION: 4915 Talbot Road South and 5017 Talbot Road South . STUDIES REQUIRED/OR AVAILABLE: Wetland Study PUBLIC APPROVALS: Environmental Review • Site Plan Approval Preliminary Plat Approval • Variance Approval • 1, Comments on the above application must be submitted in writing to Mark Pywell,Project Manager,Project Manager, Development Services Division,200 Mill Avenue South,Renton,WA 98055,by 5:00 PM on February 9,1998.This • matter is also scheduled for a public hearing on February 17,1998 at 9:00-AM,Council Chambers,Second Floor Municipal Building,200 Mill Ave.South.If you are interested in attending the hearing,please contact the Development Services Division,277-5582,to ensure that the hearing has not been rescheduled.If comments cannot be submitted In writing by the date Indicated above,you may still appear at the hearing and present your comments on the proposal before the Hearing Examiner.If you have questions about this proposal,or wish to be made a party of record and receive additional information by mail,contact Mark Pywell,at 425-277-5586.Anyone who submits written comments r will automatically become a party of record and will be notified of any decision on this project. II PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION ' DATE OF APPLICATION: AUGUST 14,1997 NOTICE OF COMPLETE APPLICATION: DECEMBER 30,1997 , . DATE OF NOTICE OF APPLICATION: DECEMBER 30,1997 b �' { sw 9t17'st'•t• - I' 7Ii, i � // J GENMALOT.00G I -i• . . Fy CERTIFICATION • i, /vijq fl,w,.ii-ri , hereby certify that 3 -copies of the above document • were posted by me in 3 conspicuous places on or nearby the described properly on " - PCc.engeiz 3/,/f97 • • Signed:_ : ,yid, '1,e..4 • • STATE OF WASHINGTON ) • • • ) SS COUNTY OF KING ) • •• • • I certify that I know or have satisfactory evidence that m,� signed this instrument and acknowledged it to be his/her/their free and voluntary_ act for the uses and purposes mentioned in the instrument. - C A Dated: 31 qq'1 Notary Publi n and (or the Stale of as-hinglon MARILYN KAMCHEFF Notary (Print) • My appointment expires: CONCURRENCE DATE /2.)30/?7 NAME INITIAL/DATE crz CITY OF RENTON `�111„ _ PLANNINGBUILDING/PUBLIC WORKS MEMORANDUM DATE: December 30, 1997 TO: Gregg Zimmerman FROM: , irk R. Pywell SUBJECT: Request for Modification of the Wetlands Management Ordinance Talbot Road Preliminary Plan/Site Plan LUA-97-110,PP-H, SA-H,ECF BACKGROUND The subject property includes an area of 26.64 acres. Public and private streets will cover approximately 4.22 acres. Sensitive areas (wetlands) cover approximately 4.69 acres. The net developable area is 17.73 acres. The applicant is seeking permits in order to construct a residential development that will include 51 single-family homes, 106 townhomes, and 24 condominiums. A total of 181 dwelling units will be constructed as part of this project. The roads providing access to the multi-family units will be twenty feet in width with parking only allowed in designated parking spaces adjacent to the roadway. The majority of the parking will be provided in the garages. The garages will be assigned to particular units and will not be available for general parking. The applicant has submitted a preliminary wetlands delineation and analysis for the subject property. A total of 8 wetlands were found on the'subject property. One wetland was rated as a Category II wetland and the remaining wetlands were rated as Category III wetlands. The plan that was submitted demonstrates that 16,089 sf of the Category III wetland area would be filled and that an additional 3,350 sf of Category III wetland area would be altered by locating roadways within 25 feet of the wetland area. A total of 19,349 sf of wetland will be altered by the proposed development. The applicant would create 19,550 sf of Category III wetland area and enhance an additional 22,521 sf of existing Category III wetland area. All of this work would occur on this site. None of the Category II wetland would be disturbed by this project. Approximately 19,349 sf of wetland area will be altered by the proposed project and 42,071 sf of wetland area would be created or enhanced. Thus, the created/restored to altered wetlands ratio would be approximately 2.16:1. It should be noted that the applicant has submitted a wetland variance in order to locate some of the roadways within the buffer areas of the wetlands that are retained as part of this subdivision. The variance will be heard by the Hearing Examiner at the same time as the preliminary,plat. Since the roadways are proposed within the buffer area,the applicant has considered any wetland area within 25 feet of the roadway to be an altered wetland area and has included this area along with the actual filled wetlands in the area for which compensation is required. December 30, 1997 Page 2 SUMMARY OF REQUEST The applicant requests approval of a modification to the Wetlands Management Ordinance. Section 4-32-6.0 requires a compensation ratio of 1.5 times the area altered for'Category III wetlands. The applicant is requesting approval of a plan to create new wetland area at a ratio of 1.1 times the area altered (1.1 x 19,349 sf=21,283 sf) plus to restore existing wetland area at a ratio of 1.06 times the altered wetland area (1.06 x 19349 = 20,510 sf). This would provide a total mitigation ratio of 2.16 to 1.0 (mitigation 42,071sf to impact 19,349sf). Approximately 16,089 sf(0.37 acres) of wetland will be filled as part of this development proposal. An additional 3,350 sf (0.08 acres) would be altered by locating the roadways within the existing upland area adjacent to the existing wetland. The total wetland area altered by this development proposal would be 19,349 sf (0.42 acres). The Wetland Management Ordinance requires that the applicant provide 24,133.5 sf(0.55 acres) of created wetland for the wetlands being filled. Although the Wetlands Management Ordinance does not directly address the wetland area within 25 feet of the proposed roadways, the applicant has included these areas in the altered wetland category. Their reasoning for including the wetlands area within 25 feet of the proposed roadways is that the roads will impact the function and value of the wetlands and therefore, should be included in the replacement/enhancement ratios. The applicant is proposing to provide 19,550 sf (0.45 acres) of created wetland and to restore an additional 22,521 sf(0.52 acres) of wetland area. The wetland area that will be restored has been used as pasture for several years and has a very low function and a low value rating at this time. Under this proposal there would be no wetland loss due to the construction. The applicant intends to restore the pasture wetlands that exists on the project site. The Code does require that the restored wetland be at a higher category than the wetland area being altered. The applicant, in the preliminary report, has not indicated to what Category of wetland area that they anticipate the restore the existing wetland. As the existing wetlands are designated as emergent • Category III wetland it would be appropriate to require the applicant to restore the existing wetlands to a Category II scrub-shrub wetland areas. FINDINGS 1. The Wetland Management Code Section 4-32-6.0 establishes the Wetland Creation ratios for filled wetlands and Section 4-32-6.D establishes the Restoration ratios for wetlands. Section 4- 32-6.0 requires the creation of 1.5 acres of wetland for every acre of Category III wetland that is filled. Section 4-32-6.D requires the restoration of 1.5 acres of wetland for every acre of wetland altered by a project. 2. The applicant desires to use a combined creation and restoration program to mitigate the wetland area that will be altered as part of this project. The applicant under this proposal will alter a total of 19,349 sf of wetland area and create or restore 42,071 acres of wetland for a combined ratio of 2.16 acres of wetland created or restored for every acre of wetland altered by this project. 3. The applicant intends to restore the pasture area, Category III emergent wetlands on the project site. The Code requires that when restoration of wetlands is considered as part of a project, that the wetlands be restored to a higher category of wetlands than the existing wetland. December 30, 1997 Page 3 4. There will be no net loss of wetland area. The combined replacement/restoration program proposed by the applicant will create 19,550 sf of wetland and enhance an additional 22,521 sf of wetland area. 5. The proposal conforms to the intent and purpose of the Code, in that it appears to be justified and required to support the entire residential development intended by the zone. The modification to the Wetland Management Ordinance would not cause adverse impacts to the adjacent properties. The proposed program would raise the function and value of the wetland area on the subject property. . Recommendation Staff recommend that the Modification of the Wetlands Management Ordinance be approved and allow the creation/restoration program to be accepted for the mitigation of the altered wetlands. The wetlands to be restored should be restored to a Category II scrub-shrub wetland. H:\Division.s\develop.ser\dev&plan.ing\proj ects\97-110.mp\gregg2.doc • 0 ".1" -,A f IR 4. I�NTO� NOTICE OF APPLICATION PLANNING/BUILDING/PUBLIC WORKS DATE: DECEMBER 30, 1997 A Master Application has been filed and accepted with the Development Services Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. . PROJECT NUMBER/NAME: LUA-97-110,PP,SA-H,V-H,ECF/TALBOT ROAD PRELIMINARY PLAT DESCRIPTION: The applicant, Bumstead Construction, seeks Preliminary Plat, Site Plan and Variance approval to subdivide a 26.6 acre site into 51 single family residential lots and two lots for townhomes and ' condominiums for a total of 53 lots. The proposed site plan would allow for the construction of 106 townhomes and 24 ' condominium dwelling units. The requested variance from the Wetland Management Ordinance would allow for the construction of the roadways and utilities within the buffer areas of the wetlands. ' GENERAL LOCATION: 4915 Talbot Road South and 5017 Talbot Road South STUDIES REQUIRED/OR ' AVAILABLE: . Wetland Study PUBLIC APPROVALS: Environmental Review Site Plan Approval Preliminary Plat Approval Variance Approval Comments on the above application must be submitted in writing to Mark Pywell,Project Manager,Project Manager, Development Services Division,200 Mill Avenue South,Renton,WA 98055,by 5:00 PM on February 9,1998. This • matter is also scheduled for a public hearing on February 17,1998 at 9:00 AM,Council Chambers,Second Floor Municipal Building,200 Mill Ave.South. If you are interested in attending the hearing,please contact the Development Services Division,277-5582,to ensure that the hearing has not been rescheduled. If comments cannot be submitted in writing by the date indicated above,you may still appear at the hearing and present your comments on the proposal . before the Hearing Examiner. If you have questions about this proposal,or wish to be made a party of record and receive additional information by mail,contact Mark Pywell,at 425-277-5586. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION ' DATE OF APPLICATION: AUGUST 14,1997 NOTICE OF COMPLETE APPLICATION: DECEMBER 30,1997 DATE OF NOTICE OF APPLICATION: DECEMBER 30,1997 aoaw•......a.. ��.,— i.7:7'i' i 0,3 e 1,,-;_-----,- ',,,VAilfsts" .. ( — .' • ,-"lr • IF ,.: ." - . :, ,. E,'` -.r— I_ •'• I %If' I.l 7' — Ito - .. ..1..�211 C } b L I GENMALOT.DOC J`I s \`-• i •I E :( ' ' ::-.I•� -312305 9022 312305 9023 312305 9035 Alun Vick HARBOR MANAGEMENT G Warren Diamond 4827 Talbot Rd S PO Box 7850 4914 Talbot Rd S Renton, WA 98055-6223 Tacoma, WA 98407-0850 Renton, WA 98055-6209 312305 9038 312305 9041 312305 9048 Lila Campen SIMPSON HOUSING LIMITED P Lila Campen 4908 Talbot Rd S 3201 S Tamarac Dr#200 4908 Talbot Rd S Renton, WA 98055-6209 Denver, CO 80231-4361 Renton, WA 98055-6209 312305 9064 312305 9087 312305 9088 Arlene Haight Lila Campen G Warren Diamond 519 S 47th St 4908 Talbot Rd S 4914 Talbot Rd S Renton, WA 98055 Renton,WA 98055-6209 Renton, WA 98055-6209 312.7J5 9090 312305 9091 312305 9095 William&Teresa Andrews Robert Clayton&Robert Clayton Ervin Yoder 4701 Talbot Rd S (650 Island Way#303 1501 S Eagle Ridge Dr Renton,WA 98055-6213 Clearwater,FL 33767-1953 Renton, WA 98055-3556 312305 9122 312305 9142 312305 9145 BURNSTEAD CONTRUCTION HILL INVESTMENT CO HILL INVESTMENT CO 4915 Talbot Rd S PO Box 700 PO Box 700 Renton,WA 98055-6210 Mercer Island,WA 98040-0700 Mercer Island, WA 98040-0700 312305 9153 808335 0010 808335 0020 SIMPSON HOUSING LIMITED P TALBOT DEVELOPMENT PARTN Virginia Henning 3201 S Tamarac Dr#200 401 S 51st Ct 407 S 51st Ct Denver, CO 80231-4361 Renton. WA 98055-6363 Renton, WA 98055-6363 808335 0030 808335 0040 808335 0050 Laura Jean Brock Lori Fumi Nakahara Wayne Louis&Elisa Rowe 4744 41st Ave SW#319 421 S 51st Ct 427 S 51st Ct Seattle, WA 98116-4567 Renton,WA 98055-6363 Renton,WA 98055-6363 808335 0060 Zoltan&Eva Gyorki feu Node- Pkma Jtck- (l1 435 S 51st Ct 4l5 S . 5lt d' 1"Ig13 - 101 'Ave Ss vests' Renton, WA 98055-6363 A bVt pt%OS5 ReVcsiDLA1 t.t ft 98OSS log.C ®4sI aNc1�N� • %o CIT`_ - OF RENTON eat ° " Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator December 30, 1997 Mr. Ron Hughes, P.E. Bumstead Construction Co., Inc. 1215- 120th Avenue NE#201 Bellevue, WA 98005 SUBJECT: Talbot Road Preliminary Plat Project No. LUA-97-110,PP,SA-H,V-H,ECF Dear Mr. Hughes: The Development Planning Section of the City of Renton has determined that with the submittal of additional information,;your:application is now complete and accepted for review. :.. It is tentatively scheduled for consideration by the Environmental Review Committee on January 20, 1998. Prior to that review, you will be notified if any additional information is required to continue processing your application. . . ' The date of Tuesday, February 17, 1998 at 9:00 AM, has been set for a public hearing to review the above-referenced matter. The hearing, before Mr. Fred Kaufman, Renton Hearing Examiner,will be held in the Council Chambers on the second floor of City Hall, Renton, Washington. The applicant or representative(s) of the applicant is required to be present at the public hearing. A copy of the staff report will be mailed to you one week before the hearing. Please contact me, at 277-5586, if you have any questions. Sincerely,' Mark R. Pywell,AICP - Project Manager • ACCPTLTR.DOC 200 Mill Avenue South -Renton, Washington 98055 • ati This naner enntainc q(101,mewled material 20%neat enncumer CITY OF RENTON PLANNINGBUILDING/PUBLIC WORKS MEMORANDUM DATE: December 24, 1997 TO: Gregg Zimmerman FROM: / i ark R. Pywell SUBJECT: Request for Modification of the Wetlands Management Ordinance Talbot Road Preliminary Plan/Site Plan LUA-97-110,PP-H, SA-H,ECF BACKGROUND The subject property includes an area of 26.64 acres. Public and private streets will cover approximately 4.22 acres. Sensitive areas (wetlands) cover approximately 4.69 acres. The net developable area is 17.73 acres. The applicant is seeking permits in order to construct a residential development that will include 51 single-family homes, 106 townhomes, and 24 condominiums. A total of 181 dwelling units will be constructed as part of this project. The roads providing access to the multi-family units will be twenty feet in width with parking only allowed in designated parking spaces adjacent to the roadway. The majority of the parking will be provided in the garages. The garages will be assigned to particular units and will not be available for general parking. The applicant has submitted a preliminary wetlands delineation and analysis for the subject property. A total of 8 wetlands were found on the,subject property. One wetland was rated as a Category II wetland the remaining wetlands were rated as Category III wetlands. The plan that was submitted demonstrates that some of the Category III wetland area would be filled and that new wetland area will be created on the same site. None of the Category II wetland would be disturbed by this project. Approximately 19,349 sf of wetland area and buffer will be altered by the proposed project. It should be noted that the applicant has also submitted a wetland variance in order to locate some of the roadways within the buffer areas of the wetlands that would remain as part of this subdivision. The variance will be heard by the Hearing Examiner at the same time as the preliminary plat. Since the roadways are proposed within the buffer area, the applicant has considered any wetland area within 25 feet of the roadway to be an altered wetland area and has included this area along with the actual filled wetlands in the area for which compensation is required. SUMMARY OF REQUEST The applicant requests approval of a modification to the Wetlands Management ordinance. Section 4- 32-6.0 requires a compensation ratio of 1.5 times the area altered for Category III wetlands. The applicant is requesting approval of a plan to create new wetland area at a ratio of 1.1 times the area altered plus to restore existing wetland area at a ratio of 1.16 times the altered wetland area. This would provide a total mitigation ratio of 2.16 to 1.0 (mitigation to impact). December 24, 1997 Page 2 Approximately 16,089 sf(0.37 acres) of wetland will be filled as part of this development proposal. An additional 3,350 sf (0.08 acres) would be altered by locating the roadways within the existing upland area adjacent to the existing wetland. The total wetland area altered by this development proposal would be 19,349 sf (0.42 acres). The Wetland Management Ordinance requires that the applicant provide 24,133.5 sf(0.55 acres) of created wetland for the wetlands being filled. Although the Wetlands Management Ordinance does not directly address the wetland area within 25 feet of the proposed roadways the applicant has included these areas in the altered wetland category. Their reasoning for including the wetlands area within 25 feet of the proposed roadways is that the roads will impact the function and value of the wetlands and therefore, should be included in the replacement/restoration ratios. The applicant is proposing to provide 19,550 sf (0.45 acres) of created wetland and to restore an additional 22,521 sf(0.52 acres) of wetland area. The wetland area that will be restored has been used as pasture for several years and has a very function and value rating at this time. Under this proposal there would be no wetland loss due to the construction. FINDINGS 1. The Wetland Management Code Section 4-32-6.0 establishes the Wetland Creation ratios for filled wetlands and Section 4-32-6.D establishes the Restoration ratios for wetlands. The applicant desires to use a combined creation and restoration program to mitigate the wetland area that will be altered as part of this project. The applicant under this proposal will alter a total of 19,349 sf of wetland area. 2. There will be no net loss of wetland area. The combined replacement/restoration program proposed by the applicant will create 19,550 sf of wetland and enhance an additional 22,521.sf of wetland area. 3. The proposal conforms to the intent and purpose of the Code, in that it appears to be justified and required to support the entire residential development intended by the zone. The modification'to the Wetland Management Ordinance would not cause adverse impacts to the adjacent properties. The proposed program would raise the function and value of the wetland area on the subject property. Recommendation Staff recommend that the Modification of the Wetlands Management Ordinance be approved and allow the creation/restoration program to be accepted for the mitigation of the altered wetlands. • H:\Division.s\develop.ser\dev&plan.ing\projects197-110.mp\gregg2.doc THE -- .. W - SIT:AD . . - . S - ' Steve Burnstead Construction Company Rick Burnstead Construction Company `Burnstcad Construction Company ' • - December 17, 1997 ' • '\ • .. 'Mr..Mark Pywell,AICP = - _ : - - �.� : . , • Project Manager ��9� City.of Renton, :.:- , _ •1' • 200 Mill Avenue South .- -- . .� _ ci�,'' n p. - . -. Renton,WA: 98055:• - . ' i - _ . - '1 , N1NG. : _. - RE:Talbot Road Preliminary Plat Project No. LUA-97-110,PP-H,SA-H,ECF - - - ; - Dear Mark, - }\ We are requesting a Modification to the Wetlands Management Ordinance-for the Talbot-Road •- ' Project:To mitigate the impacts to 19,349.S.F.'of wetland and buffer,this project proposes to - create additional wetland at a•1:1 ratio.'The project will.also restore existing wetlands at a !. 1.16 : 1 ratio. The project will provide mitigation at a ratio of 2.16 : 1.0 (mitigation to impact) '' ' Please feel free to call me at.454-1900 extension 233, if you have any questions or need �'- _ additional information regarding this application. _ ' / , - _ . . '-Sincere) '. , • a':. : \<. ' • -:' BURRJNSTEAD CONSTRUC ION COMPANY i • Ronald F. Hughes, P -: .�, ' , ' I 1)1 c ',nth A.'.:,,,,,N F Cr,. 201 n..no,,.,• wit o,enn c_ir"ic )n(,d cd 1r nnn F1„•• )n(4 Sd 4 c.l t _ •-1 i .- - " r" CITE i-JF RENTON j ���� Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator December 17, 1997 Mr. Craig K.Krueger 19 Vice President,Planning `= t- 18 DODDS ENGINEERS,INC. �� 4205 148th Avenue NE, Suite 200 r- LAN Bellevue WA 98007 °lry o�R oNIviN� SUBJECT: TALBOT ROAD PRELIMINARY PLAT/SITE PLAN,LUA-97-110 We are in receipt of your letter requesting a waiver from the parking standards for the condominium portion of the Talbot Road Property. Our evaluation of your request and our decision follow: BACKGROUND The applicant is seeking permits in order to construct a.residential development that will include 51 single-family homes, 106 townhomes, and 24 condominiums. A total of 181 dwelling units will be constructed as part of this project. The roads providing access to the multi-family units will be twenty feet in width with parking only allowed in designated parking spaces adjacent to the roadway. The majority of the parking will be provided in the garages. The garages will be assigned to particular units and will not be available for general parking. SUMMARY The applicant requests approval for deviation from Section 4-14-8.A.1.c & d of the Parking and Loading Ordinance. Taken together these two Sections determine.the maximum and minimum number of parking stalls required for a multi-family residential development. The applicant requests permission to construct a total of 46 guest parking spaces. This will provide a ratio of 0.35 guest parking spaces per multi-family dwelling unit. The Parking and Loading Ordinance establishes guest parking at a ratio of 0.25 parking spaces per unit. The Ordinance would allow a total of 32 guest parking spaces. The applicant seeks permission to construct 14 parking stalls more than would be allowed per Code. Due to the narrow width of the • private roads that will not allow for on-street parking,this request seems reasonable. FINDINGS 1. Parking and Loading Code Section 4-14-1.C.1.a. states: Approval for deviation from standards: Whenever there are practical difficulties involved in carrying out the provisions of this chapter, the Planning/Building/Public Works Administrator may grant in writing modifications to the standards for individual cases, provided that such modification: Conforms to the intent and purpose of the Code; and can be shown to be justified for the use and the situation intended;; and will not create adverse impacts to other property(ies) in the vicinity; and will be made prior to detailed engineering and design. Doc a ent2 200 Mill Avenue South - Renton, Washington 98055 Page 2 December 17, 1997 2. The applicant seeks to provide 14 parking stalls over the maximum/minimum number of parking stalls allowed by Code. The number of parking stalls proposed is based upon their experience with this type of development. It is in4portant that the appropriate number of • parking stalls be provided for the proposed apartment complex. Failure to provide adequate parking may force future residents of the townhome/condominium complex to utilize alternative parking such as curb-side parking in the adjacent single-family residential area or parking in the fire lanes. 3.. The proposal conforms to the intent and purpose of the Code, in that it appears to be justified and required to support the entire residential development intended by the zone. The deviation would not cause;adverse impacts to the adjacent properties, in fact it would help to eliminate a potential conflict between the future residents of the townhome/condominium development and the adjacent single-family homes by ensuring that there is adequate on-site parking for the everyone within a short distance to their dwelling unit. The request has been made prior to the submittal of detailed engineering and design drawings. The conditions stated in the Code for approval to deviate from the parking standards have been met. Decision: The requested modification of the Parking and Loading Ordinance regarding the addition of 14 more parking stalls than is allowed by Code is granted,subject to the following condition: 1. Additional on-site landscaping is required to mitigate for the appearance of the increased parking area. The additional landscaping shall be shown on revised landscape plans and shall be to the satisfaction of the Development Services Division. Sincerely, Gregg Zimmean,Administrator • Planning/Building/Public Works Department cc: Mark Pywell 3:" "' '..r,f` '' _ /ter -- --`_,' rt fi' - ,(' -,: � l'•% r' r. .:,:. •r - ,',. mil, •,` J-; .\;.; j ede urnst id:! nstrucr m a ` 'ck" ur s`te''d"''ns coon` a $ `rn' n t1 nFx I, �, ,' _ n i ,. '$t � ea Co Co � ''R, B n Co Lxu �' n u st�ari:`�'o siti'uc o Com an _ i r, _ - ic.• �1 x I �� �" rl, i 1,'' " r:Mark-l?" el�=A1C•P' ; 'i- ae M a �.;... -J= t,. t:,F.,: 1 1 iT' n/ _ r�` ro'ect� -: • • 1Via a er=' �J�- :/ '. - `Cit ,of�Rent n' t` `i`: � , �_ � -J '� 200-•Nlill'�Avenue':South' �;�' '%- �,.'ti'" � N, ✓` j' ;: ,�;',; ..fir- _3„' _y, � iY ,, - �1�.;''<' N enton':1NA 98055° ''.. ,�. ` ,;. . - . \�'`fir-• -,---�f , ' :RE t:Ta!bot:Road Preli` ina r 'PI t Pro a't 1.No'�'LUA-97,1` 0 PP,-H S` -EC , t r e `r,� ark- -.� r. a: ' °. \: :We.are-.:re uestin 'a•,modhfication to'.the'WetlandsMana •ement Ofdina ce-for the Ta'lbo 1Road' ''• :' `^''''.. ' Project `To mitigate,the impacts to-19,349 SF of wetla d"and'buffer, this;pr• oject''propo'ses to' ,: i , ;cre 't 'additional,wetland'at all.''ratio:-T'i`, ro'ect will also,restore exiatin wetlandsat a` {,`.1 %,i'1 1:'16 1-ratio'.Tl a projectwill-pio de mitigation at a ratio of 2 '6,''''..' 'M' i ation•to'irn act ,', A'" ; °`: ,Please`'feel fr`e:to:call:me at:454-1900'e ensi'on 23f f 1 - " •:.,:,.,� ,, � 3�; i. you ha�e=.aay.que'stionsor need, .�.� �' 4 ` additional information-re ardin `this.a lrcation-. F' /<,. '--'e,:-.:": i.1- .f ::'. Y,= �' fir." - :V • "BURNST D. ='. EA CONSTRUC 10�1_C011,fIPA 1..:- �p:�� r:,,.' ',--.;:.--,-"'sr,.'" !s y l r'r 4444, • ,• •• =Rn •ld'FHu hes`•P �� � . „a1° .\ oa . „'. ' 1, /i,v� ''r ,1 i • a '".,.:; '',:' — i/ '.: ' • ,`.fir' _'!' -c /." \': ,S , • y, r ^' -- r': ,r,1. -r_''' � —�=' �� , f.• r �: �' ,ice,:' a•. .' i�, - :�: r\ -•»' • :'t"tom`' -'- -:�...:_.,' .r � 1 J` - i 3- I• ` (i c - :,,,,,,, _.A s.,_,,,,s /r ,,,.:.., ., ,,,,,, (k,.::: '' Ca'. 1 1 . - „ 1 t I`: ' I 1: ��_ l 5 ' , • I at , - ��,;."' "t�' _ , '' - - . .�, T�� r i i�i ,r l l �20f `e'u.�NrE' fe." l��B+llevue-'W �` 2l''`'': 5'•1 tkil n e, •s, 20 e /1 8005. ,35 ''106,4�# 1:900' . x";106'45S -4'S'43• ;. ''' i olm. -: ' 11111C. B-twelve Associates .Iris - •ems Inc. =ll�tli�I�[f IINI' 1103 W..Meeker St:` (v)253;859-0515'- 1=Illlllylllllhllli' 'Suite d- 253-852-4732-,\ - Kent,WA98042-5751 ' (e)bl2assoc@compuserve:co -i • , • ODE\'ELOPMENT.PLANNING'., ecember.12,:Y997' , : ` ' , ;'� - �' : - �,. • " , _ - Mr. Mark%Pywell 1'• } � , ` 'Project:Manager,, ` . , Plannin /Building/Public,Works Department - � • City:of Renton' ," :,' , . 200.Mill Ave:'South' F Renton, WA ':98055. • I' RED Wetland rImpacts'Justification Talbot Road Preliminary Plat _ Dear Mark;, . '- }_ i ;t :Ir This`,letter addresses the justificationfor:the,variance request for wetland and buffer impacts;at'-:~, the proposed Bur.'ristead"`Talbot Road",'project: .As:you:jci''iow from;the B-twelve Wetland ;�- Analysis-Report and Concept'Mitigation,_plan; the project;proposes:19,349 S.F. of cvetland,and - buffer;impact. The project also:proposes T9,550 S.F. of-wetland,creation.and,22, 5'21. of Wetland'restoration.'The,pr,oj ect wills provide-,mit'igation,at'a ratio'of,2,16;1:0 (mitigation,to "' :impact). . , -}; Renton,City.;Code.requires that if a project,does,not meet the"strict'code-requirements the applicant.must-request a Wetland Variance and provide justification,fort the project. ,!This letter' -"provides responses„to the approval'criteria in the;Renton:"document "Variance'Subimittal: „ Requirements";'as`supplied,tothe'applicant:° .. - ;•_ '., !i _�' ,. '. �' ter ' I ',� ' a. •'That the applicant'suffers undue hardship and the 'variance is'necessary because\of,- special:circumstances'applicable!to'the.subject property,',including,the.size, shape, ' to o ra h location or'surroundin s o the sub ect- ro er and th'e;strict-a lication o the`. PB P Y� _, . �g. f J P...P, �', PP, f�� Building and Zoning Code is found to deprive subject property.owne r.of rights and privileges; r-t • enjoyed by,other property,owners in-the vicini0.. and-other.identical zone olassif cation, and ,1‘;'., It'is the applicant's goal:to',-achieve a`'mied''use:neighborhood with•a neo-traditional character which Will be:consistent'with:`the-R-14':zoning'of,the,property-, ,Devel,oprnent;of the site is RE: ,Talbot:Road #95-175. i • B-twelve."Associates,.Inc. December 12, '1997. ., '- encumbered by the'presence.of one large forested Category 2 wetland along the western edge of the property;'and'seven small,,Category 3 wetlands'throughout the remainder:of the site:,. The `:'proposed"Site:plan,will-protect-the'Category 2 wetland and its buffers:_'However, because the • ` remaining small wetlands are scattered:through the site, strict preservation Of each wetland and " its required_buffer would significantly "Chopu ..." the develo eable;area on the site and significantly restrict.development-Of a'desired.grid:circulation'and lot Pattern for the • In addit'ion,,the irregular shape of:the'property at its'north'end:and the desire to keep _ ; • access road away,from the,adjacent play area, .pu'shes:the,northerly:road through'portions of;`• , • \wetl'ands and their buffers.^Therefore,:minor wetland,,fill'and buffer.encroachment is required. ' As'is noted in the Wetland Analysis Report and attached'Concept:Mitigation Plan, 42,071FS:F; , of mitigation,:will be;provided for the 19, 349':S:F: of'wetland`a_and"buffer'impact,,meeting the City mitigation requirements_for wetland and buffer impacts:. : b.: That the.,granting of"the,`variance will not be'•materially'detrimental to: the' public 'welfare.or_'injurious:to pr,,operty'"or improvements in the'viciniiy.and zone`in,which the'.properiy. is situated: w Th'e proposed wetland and'buffer impacts will be.limited'to thee'project'site and will be` - Mitigated entirely on the.site: Therefore the:proposedimpacts will not be Materially 'detrimental:to;.public welfare nor injurious to property or improvement,in the vicinity of the , site:- Indeed, the.remaining protected low value wetlands and buffers will.be enhanced and the. created wetland area will'',be;of larger area':and'higherfunctional value than the impacted areas;, ! thereby resulting in'a net'gain-in wetland,value,i particularly for.,wildlife habitat: c. That approval shall_not,,constitute a grant of special privilege'inconsistent with the - :limitation.upon uses of other properties in the vicinity:and zone in which�the subject' property,,is situated. • - ' Minor impacts`.to'wetlands and'buffers are allowed by the City provided that adequate; : _appropriate mitigation is.provided:: The proposed mitigation plan has been prepared,With staff , ; guidance t6 ensure that the'proposed,impacts"and mitigation do not constitute a granting of special privilege;inconsistent,with the limitation upon'.uses of other properties in the'project vicinity_ d. That the;a royal•as determined bk the Hearing Examiner,o`r board'o Adjustment, is.a'- minimum variance;that/wall accomplish,!the'desired-purpose. a: : The site plan has been:carefully developed to minimize wetland-and buffer impacts:and:to: s ' preserve the•highest value wetland,and;buffer on the'site. :In:addition, combining,preservation of the smaller'centr'al wetlands-with.Wetland'creation and enhanceinent'will result in*Os larger blocks,.of sensitive.areas near the center.of the Site. The:resultant_sensitive area tracts will:be;- • RE: Talbot Road #95-175 • • B-twelve Associates, Inc. December 12, 1997 Page 9 - , large enough to reduce many of the long-term impacts to very small wetlands isolated by' surrounding urban development. • - , We believe that this project and proposed mitigation meet the criteria for approval of a - sensitive areas.variance. Please•Contact me, or Sue Burgemeister, if we can answer any • questions or provide additional information. Sincerely, _ . / , _ - . B-twelve Associates, Inc. Ed Sewall . . Senior Wetland Ecologist - , cc: ' -Ron Hughes, Burnstead Construction, • • ' • - Craig Krueger, 'DEI • ; file:sb\97175justification,doc; . • • • • • ;. : THE " ' \\ - - l l 1.,\ I '\ URl'=\ \ ! S ' / - . 'S' — .- :' \\ �.^ : \• \' I'. ) -' 1. \ ,.1 %( •j,i '— ' ` t.\ ' \.- y, •. ,•2. Steve Burnstead'Construction Company;:Rick 13urnstecd Construction Campany'.Bu}nsiead Ccinsiruction Company. �,. '\ : . •December:10 ,,1997 `' ,. i 1_ •r;� •'t` . ,.I`, ;i f' ,;F Mr`MarkPywell,:_AICP , _. -'` ' ' );i ,-/ r" a 7 .- ' .. i, - / Project'Manager. / ;� ' :/ , i•1 , -- .. , rl • ' .\'`City<of_Renton - -� • - ,` _ - _,, 200•MiII;Avenue South. \. \ - i \\ \'' `/` ��, Renton,,.WA.:,98055-,.•:';I �- r; , .'.t . ,', • , ,- \\. , •./ �_ � `. �'�`� ';, •� �' ' - • -- : ;•:RE :,Talbo�'Road Preliminary Plat':Project-No. LUA-97-110;PP H SA-H,ECF =/ :;, _/ '�_ 1. �� \ -. ':-/ ,, •:h. � 7, 1. - , -' 'a l*' :� . '. � ,' =/ .I ' ' Dear Mark,;,1. \ I.',a- \-, - . " , \." :: , ` : , L, ; \ (. I _� _ t ''----.• •Enclosedsare five;(5) copie&of the Conceptual,Landscape'Plan which has'been-revised-to.reflect .i ' _ 1. - ' the,new road,alignment near..Wetland-H. B-twelve Associates'is`fil aliiing the justification for the - l'' ' > - 'wetlanduvariance and;updating the wetland plan to/summarize,the_IAmpacts on the wetlands. s. `. I' :.7. l;'. ,/, This informati1on will be submitted to,your office of the end,of this week:; • ':/ . .Craig.Kruegeer, with Dodds Engineers'Ilnc::has forwarded.the-wavier.:from the;parking'standards: ' t ,, /: `l' Per yourletter.dated'December.2�11997,.you,had indicated that once youwere notified as to-the"` , '• �' __ - "\ -','-date.this'information-wouid.be:available;:the,Ervironinental.Review:Commit'tee and'Public.,/ „'1 ' : %. ' -Hearing could be scheduled:I •y'\ I__ • l ),• ,' ;,, , ,( , Please feel ifree to call.me at 454-1.900 extension\233;)if you have any;questions-or need " - r,- ,additional information regarding:this application.• :: . , , i :'•_ - , ` •\. . ✓ ,\ . . 'I• - 7 -' . ,'::_- ( '' :-Sincerel / " ; >•'.; .`'' :- - _ \. BURNSTE;AD CONSTRUCTION-COMPANY'', - - `` -' ,: \'" I' ) '.I" \ :`l 'ti' '' • • .0 � ' ' r \ + } ( _ ,' / ,` ,*:Ronaid`F ,Hughes,; _ 'I,, ` . : , _' -.,;\.,--, w �-r (,1' \ N Enclosures (. ) ,; _ • . I. . \' I' 'I`J ', ; _ �, l ` / ~_' - cc,Craig Krueger,Dodds Engineers, Inc ' ,,•,'' _ I,- > ;• I ,,g .�-_ _ ;../' \ - .a- (, '_ ', .' 1r� ,-\ r - yt„ ;, '1' 1! •':,' .'''.0'(--; ;i. - is ., '-',, _ .›/'' 't _ - ../ \,, - "\ (/ . .t - - CITYOFREN ON ? , . . �'•-i;.y1 i ' � :t `.I r\ ' I �./. ''/ ' ' '-\ `'.. - .1- \ ��'\si-'- - \pa Ili `fi t �'':ft r J. ` c • = - `' • =, .. . 1 '\ DEC 10 1997 .- - . -- _ , , . ',`y .1 '` . •;. -\) ?.', ! �'' _BUILDING7DIVISION' - , ; •:;`: L - \,� . ;:, , ( 7 •,'! / -,/ / ' ,i . (1 ,`! 1 I-i .i, %;,, ,. / I \\ r� 1. I r \" l' \' 't t'. .. ,1 �..; 1 `';\' .i. +-''''' ' ''� •121.5720th 21i'eithe N:E:,-Ste.'-201 bellenle, WA.,98`0051=213-5 '206`45'4 1906 Fax:206 4544543 ' - , , .`. \' '• ,•� DODDS ENGIID DEVELOPMENT PLANNING CITY OF RENTON December 2, 1997 DEC 0 DEI Project No. 94172 1997 Mr.Mark Pywell,Project Manager . )EC ElV Eip Planning/Building/Public Works Dept. City of Renton 200 Mill Avenue South Renton,WA 98055 Subject: Talbot Road Preliminary Plat/Site Plan LUA-97-110,PP-H,SA-H,ECF Dear Mark: Per your letter to Ron Hughes/Burnstead Construction Company dated November 19, 1997,we are hereby requesting a waiver from the parking standards for the condominium portion of the Talbot Road Property. We believe that this waiver is justified for the following reasons: 1. All of the townhouses and condominiums include attached 1 or 2 car garages and nearly all of these • garages include parking aprons. As a result,these structures seem to fit the City's definition of"two- family"dwellings rather than"multi-family and apartment homes". The City requires more parking in the"two-family"developments verses"multi-family"developments. 2. The number of guest spaces(not including apron parking)totals 46 spaces,a ratio of 0.35 guest spaces per dwelling. This is a minor increase over the 0.25 spaces per dwelling required by the City. 3. The requested number of parking spaces conforms to the intent and purpose of the City's code to provide a mix of both resident and guest parking. 4. With the attached 1 or 2-car garages for all of the townhouses and condominiums,the surrounding uses,and the general location of the property(SR-167 to the west),this waiver will not create adverse impacts to other properties in the vicinity. We do believe that the proposed site plan and parking layout provides the appropriate amount of parking spaces to meet the needs of the future residents without overwhelming the site with impervious surfaces and open parking. The goal has been to create a streetscape that is residential and neo-traditional in character with a reduction in the visual impact of the garages. Please call with any comments or questions. Thank you. Sincerely, DODDS ENGINEERS,INC. a.:".... , • / i/f/w.....„ Craig J.Krueger, . . . 411 . .. Vice President-Planning , • Planning•Engineering•Surveying 4205-148th Avenue NE Suite 200 Bellevue,Washington 98007 94172L#6.doc Tel.425-885-7877 Fax.425-885-7963 E Mail.DoddsEngrs@aol.com CI I OF RENTON r..LL `11 ,�..` � �- . ., � Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator • December 2, 1997 • Mr. Ron Hughes P.E. Burnstead Construction Company 1215 120th Ave. NE#201 Bellevue, WA 98005 . Subject: . Talbot Road Preliminary Plat& Site Plan . LUA-97-110, PP, SA-H, ECF. . • Dear Mr. Hughes: This project was placed on hold on September .19, 1997, when additional information was requested by City staff regarding traffic and wetland issues. Most of these issues have been addressed and the information has received preliminary review by City staff. However, two items still need to be submitted. The justification for the wetlands„variance and the waiver of parking standards must be received before we can reschedule the project for the environmental review and the public hearing. Therefore, the project is still on hold under the SEPA requirements. If you have any questions regarding these issues, please contact me at 277-5586. If you have a date when the information will be available, I would appreciate hearing from you so that I can reserve a place on the related schedules for the review of this project. Sincerely, _tiv Mark R. . gyp'' I,AICP . • Project anager • 200 Mill Avenue South Renton, Washington 98055 �:! This paper contains 50%recycled material,20%post consumer • - i _ it ,'"1 - .. . •% - =� /' �` �-j .. ' Z, ' ( Steve Burn.ktc d'Construction:Company\ RicI Burnstead Construction'Company- Burnstedd Construction'Company '/ 'November 2T, 1997 i / Mr.;Mark`Pywell, AICP ' . \ :. Project-Manager / •- _ City-of Renton'' _ ^+ _ N ,''I; • ' 200 Mill:Avenue South,\ = " ' • \ f . .' Renton,1 WA:-98055' i.` f t� . l / , . "''1,. ; .p 1, ✓ . 1 \;_ ' \ ' 'RE:-Talbot Road''Preliminary Plat'Project No. LUA-97-110,PP-H,SA-H,ECF \ / • 1 r r \, s Dear,Mark,' �, _� .h \\' ; Enclosed is.a check�for$250.'00,for the variance fee-toamend the application As you' `- • 'mentioned, the variance-is required for the'roadway within the wetland buffer-erea:I have also `• . " '• ' '( - enclos_ed.one set of mailing labels. "• ( T,he iandscaa ie'plan.is being,revised to reflect the•new.roadalignment near Wetland H; on'the •\ : northeast portion of the site..The wetland plan is also being updatedfo summarize the\impacts,' f ,- / '1 'on the wetlands:This,information„will be:5ubmittedto your office"next:,wee ;, ,'\ , %; i, :., , i --C \" /� `' / / Please feel free to call.,me ats454-19 0extension•23;3,'if'� ou:have•an \ ' • ,(- i� .' • Q Y y questions o"r need — :-/: • , additional information regarding:this a lication.• \`° 1 1 • / _ 1... i' BURISTEAD'CONSTRUCTI dN COMPANY"' ;,: i , 1 ,\\' , ;` 'Ronald F: ,Hughes;PE. /al' .1/. ' /; a: / i`' /,'..¢ '/• ' /. . :, ; • pnclosures.' • " . `.. 1. \ \.� ' -,.. �"• '- \" , . , . 'I i cc Craig:Krueger;`Dodds Engineers,.Inc:' -" • - ' ✓' • • I -,t \,: L 1 it - NN1N j 1\2/' 1 ,; r(' v '/ / /,'I,i :004 dj(Q1*: 1; ;J / L J.: " :, Ge(`���/ y°i' \, ', r ` �; ' / \,/ /t L11'S 120th AvenueN.E Ste-'201.Bellew'e,'WA79800 :-2135• 206 454 1900 Nis:206 454.4543\ **************************************************************** City of Renton WA Reprinted: 11/24/97 09 :48 Receipt **************************************************************** Receipt Number: R9707425 Amount: 250 . 00 11/24/97 09 :48 Payment Method: CHECK Notation: #16008 BURNSTEAD Init: LMN Project # : LUA97-110 Type: LUA Land Use Actions Parcel No: 312305-9037 Location: EAST OF TALBOT RD S & W OF SR 167 BTWN' SW 43RD Total Fees : 3 , 764 . 08 This Payment 250 . 00 Total ALL Pmts : 3 , 764 . 08 Balance: . 00 **************************************************************** Account Code Description Amount 000 . 345 . 81 . 00 . 0019 Variance Fees 250 . 00 • - - ON ::... .,. :RENT. - T O F- ICI ._-J• - - i f.. i•t Ear.`+,. .. .......:'. .... It - _Plaiiiiiri Buildiri Public Works Department Jesse Tanner,Mayor . , Gregg Zimmerman P.,E.,Administrator • • November 19, 1.997. Mr. Ron Hughes P.E. Burnstead Construction Company - 1215 120th Ave. NE#201 • Bellevue, WA 98005 Subject: Talbot Road Preliminary Plat&Site Plan ' LUA-97-110,PP-H,SA-H,ECF Dear Mr• Hughes: • As we discussed on the a telephone, the proposed project is still locating the proposed roadways in the • wetland buffer zones. Through discussions'with your wetlands biologist, it is apparent that you want to.. address this issue through the use of created wetlands and wetland enhancement. The City of Renton's ' Wetland Management Ordinance -does not have a methodology'to .review this type proposal except . ,through a wetland variance. You will need to provide a site plan that demonstrates the proposed • landscaping and wetland work on the site. This plan should include a';:table that demonstrates the .' `amount ;of wetland to be filled, buffer impacted by roadways, created wetland area and wetland enhancement area. This plan will be critical to the review of the project. Also as we discussed, you will need to apply,for a wetland variance. This means amending the project application that was already submitted and providing the justification for the variance according to the • wetland criteria.' There will also be a fee for the variance:: The wetland variance will be heard by the Hearing Examiner at the same-time as the preliminary plat and site plan. In addition, I just noticed that you are providing more than:the;:required parking in the condo• area of the project." Some of these parking Stall were in response to;City staffs recommendation for guest parking • in this area. You will still need to provide a request for:waiver from the parking standards. The Parking : _ and Loading Ordinance establishes the parking standards at 1.5 parking stalls per unit plus1 parking stall per for units for guest parking. ,This provides a ratio of 1.75 parking stalls per unit..•The plans you • submitted provide a parking ratio of 2.4 parking stalls per unit• There is no fee for-the parking standards waiver request and the request will be reviewed as part•of the project. This must be submitted and approved by the City prior to the public hearing for the project. ..It is an administrative review and approval and I have not seen a_request for additional parking to be denied. However, we do need to receive your request. If you have any questions regarding these issues, please contact me at 277-5586• Sincerely,` ••.Mar •.;P , AICP . :. -- 200 Mi11Avenue South - Renton; Washington 98055. :. STAFF City of Renton REPORT Department of Planning/Building/Public Works ENVIRONMENTAL REVIEW COMMITTEE A. BACKGROUND ERC MEETING NOVEMBER 17, 1997 DATE • Project Name Talbot Road Applicant .Burnstead Construction Company Inc. File Number LUA-97-110, SA-H, ECF Project Manager Peter Rosen Project Description Proposal to construct 240 multi-family residential condominiums on a 26.64 acre site. The project consists of 144 townhouse units and 96 multi-family flats. The proposal includes a total of 53 residential structures, with 12 structures of eight (8) unit flats and 41 townhouse structures containing two (2) to four (4) units. A total of 707 parking spaces are proposed; with 314 spaces in garages, 314 driveway aprons and 79 guest parking spaces. Two driveways provide access to the site off Talbot Road South. There are eight (8) wetland areas identified on the site. The proposal would fill a total of 16,676 square feet of Category 3 wetlands and create 25,014 square feet of wetlands to mitigate for impacts. The development was initially proposed in August 1997 with a mix of 51 single family homes, 106 townhomes and 24 condominiums. The applicant has revised the proposal as described above and all application materials have been revised to reflect the current proposal. Project Location 4915 & 5017 South Talbot Road Exist. Bldg. Area gsf N/A Proposed New Bldg. Area gsf N/A Site Area 26.64 acres Total Building Area gsf N/A RECOMMENDATION Staff Recommend that the Environmental Review Committee issue a Determination of Non-Significance-Mitigated. Project Location Map ERCRPT2.Doc ti City of Renton P/BJPW Depart ent Environmental Review Committee Staff Report TALBOT ROAD LUA-97-910, SA-H,ECF REPORT OF NOVEMBER 17, 1998 Page 2'of 8 B. RECOMMENDATION Based on analysis of probable impacts from the proposal, staff recommend that the Responsible Officials make the following Environmental Determination: DETERMINATION OF DETERMINATION OF NON-SIGNIFICANCE NON.-SIGNIFICANCE:-MITIGATED.. Issue DNS with 14 day Appeal Period. X Issue DNS-M with a 14 day Appeal Period. Issue DNS with 15 day Comment.Period Issue DNS-M with 15 day Comment Period with Concurrent 14 day Appeal Period. followed by a 14 day Appeal Period. 1 C. MITIGATION MEASURES 1. Temporary Erosion Control shall be installed and Maintained to the satisfaction of the representative of the Development Services Division for the duration ;of the project. Weekly reports shall be submitted on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules or installation submitted by the Project Engineer of record to the Public Works Inspector. Certification of the installation, maintenance and proper removal of the erosion control facilities should be required prior to Temporary Certificate of Occupancy. S . 2. The applicant shall provide an analysis of.the potential impacts on Springbrook Wetland and on - adjacent properties that may result from relocating and tightlining the existing seasonal streams to discharge into the Springbrook Wetland. This analysis, shall be subject to the approval of the Development Services Division, prior to the issuance of building permits. 3. The applicant shall provide extra stormwater detention with a 30% safety factor beyond the normal • requirements through the 100-year storm event to minimize additional downstream flooding problems. Plans for this facility shall be submitted to the;satisfaction of the Development Services Division prior to the issuance of construction permits. S 4. The applicant shall stake the outer edge of•the'wetland areas to be retained and..the outer edge of the buffer areas prior to initiating any grading or construction activities on the project site. 5. The applicant shall pay the appropriate Fire Mitigation.Fee equal to $388 per multi-family'unit and $0.52 per square foot for the recreation building.: The fee for the residential .units is estimated at approximately.$93,120 and $1,346.28 for the recreation building. The Fire Mitigation Fee is payable prior to the issuance ofibuilding permits. 6. The applicant shall be required to pay a Traffic Mitigation Fee of$75 for each new average daily trip' associated with the project. The traffic mitigation fee is estimated to be $104,047.50. This fee is payable prior to the issuance of building permits. 7. The applicant shall pay a Park's Department mitigation fee;of$354.51 per multi-family dwelling unit. The value of the trail easement and recreation building may be credited for up to 1/3 of the total. parks.mitigation fee. 1 The required mitigation fee shall be subject to the. approval:of the Parks Department-and the Development Services Division, and the fee shall be paid prior to the issuance of building permits. ® I City of Renton P/B/PW Department Environmental Review Committee Staff Report TALBOT ROAD LUA-97-110, SA-H,ECF REPORT OF NOVEMBER 17, 1998 Page 3 of 8 Advisory Notes to Applicant: The following notes are supplemental information provided in conjunction with-the environmental determination. Because these notes are provided as information only, they are not subject to the appeal process for environmental determinations. BUILDING Must comply with all 1997 Uniform Codes. A complete soils report is required. FIRE 1. The preliminary fire flow is 3750 GPM for the 8-plex buildings and 2750 GPM for the 4-plexes, which. requires one fire hydrant within 150 feet of the buildings and three additional hydrants for the 8-plexes and 2 additional hydrants for the 4-plexes, within 300 feet of the buildings. 2. Central Station Monitored fire alarms are required in all buildings. Fire sprinkler systems are required in • the 8-plexes and any three story buildings, 2 stories over garages. Separate plans and permits are required for the systems installations. 3. Building addresses shall be visible from a public street. 4. Planters are not allowed within the 90 foot cul-de-sac turnaround. PLAN REVIEW SEWER UTILITY The sanitary sewer main will require an extension to serve the site. The new main will be a minimum of 8 inches and must be constructed per City Codes/Standards. Side sewer connections will cost $60/each. Wastewater(SDC) fees of$350/unit will be required. WATER UTILITY Water main extensions will be required to serve the site and must meet fire flow and Fire Code/Regulations per the Renton Fire Department. New water mains will be required to connect to existing stubs on adjacent properties to the north and south of the site. New domestic water meters with PRV's will be required and irrigation meters will require backflow prevention devices. Water(SDC) fees of $510/unit will be required. DRAINAGE • The drainage plan and erosion/sedimentation control plan must meet the requirements of the 1990 King County Surface Water Manual (KCSWDM) as adopted by the City of Renton. System Development Charges (SDC) of$0.129/sq. ft. of impervious surface area constructed on the site will be required. STREET IMPROVEMENTS - Talbot Road South adjacent to the site must be improved with curb, gutters, sidewalks, street lighting, and paving per current City.Codes/Standards. .. . GENERAL-- PLAN REVIEW All required utility, drainage and street improvements.will require separate plan submittals prepared according to.City of Renton drafting standards by a registered Civill.Engineer. The construction permit application must include an itemized cost estimate for these improvements. The fee for review and inspection of these improvements is 5% of the first $100,000 of the estimated construction cost, 4% of anything over$100,000 but less than $200,000, and 3% of anything over $200,000. Half of this fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. PLANNING 1. Garbage and recyclable deposit areas and collection points shall be easily and safely accessible to hauling trucks. • City of Renton P/B/PW Department I Environmental Review Committee Staff Report TALBOT ROAD • I . LUA-97-110, SA-H,ECF REPORT OF NOVEMBER 17, 1998j Page 4 of 8 2. The applicant is responsible for obtaining all State and Federal permits required for the filling of and/or impacts to wetland areas and the relocation of the seasonal streams. • 3. The 'applicant shall submit a Final Wetland Mitigation Report in compliance with Section 4.-32=6.H. to the satisfaction of the Development Services Division prior to the issuance of construction permits. PARKS All landscaping outside property lines shall be maintained b the property owner. : Please verify that • proposed plant species will not grow into overhead power liens.: AIRPORT The proposed project is located south of the Valley Medical Center. This area is subjected to aircraft • activity from both Renton Municipal Airport and King County Airport 24 hours per,day, 7 days per week. A helicopter pad is located at the Valley Medical Center. Aircraft are directed to fly in the vicinity of the medical.-center 'when 'approaching the Renton Airport, by ttie Air Traffic controllers. . Purchasers of .. condominium units should be notified that aircraft operating into both airports are frequent over this area. D. ENVIRONMENTAL IMPACTS In compliance with RCW 43.21 C. 240, the following project environmental review addresses only those project impacts that are note adequately addressed under existing development standards and environmental regulations. - Has the applicant adequately identified and addressed environmental impacts anticipated to occur in conjunction with the proposed development? 1. Earth • Impacts: The proposed development is concentrated on the east portion of the site along Talbot Road S. in order to avoid a large wetland area covering the west partjof the site. In general, most of the site slopes to the west with gradients of up to 20%. Slopes up to 30% exist along the west edge of the property as it slopes down to the wetland. There are limited areas of slopes greater than 40% present on the site. These are primarily found along the south drainage channel and in,the northwest corner of the site. The proposal avoids disturbance of these slopes. The applicant proposes a 50 foot building setback from the top of the slope in the northwest corner of the site. • Clearing and grading the east part of the site would be necessary in order to construct streets, parking areas and for building pads: The applicant estimates approximately 25,000 to 35,000 cubic yards of soils would be'moved. All earth work would balance on the site. Imported fill would come from a local pit. A soils/geotechnical report was prepared.by Terra Associates, ',Inc. and it provides recommendations for site preparation, grading, cut and fill slopes, and rockeries. The report does not specifically address soil:. conditions and recommendations related to building foundations, paving or drainage improvements. Potential erosion impacts that could occur during site preparation and construction would largely be mitigated by City Code requirements for a Temporary Erosion!and Sedimentation Control Plan (TESCP)' and a Construction Mitigation Plan. Staff recommends a condition to ensure that Temporary Erosion Control measures are maintained throughout the duration of:construction on the. site. Weekly reports should be submitted on the status and condition of the erosion'control plan with any recommendations of change or revision to maintenance schedules or installation submitted by the Project Engineer of record to the Public Works Inspector. Certification of the installation maintenance and proper removal of the erosion control facilities should be required prior to Temporary Certificate of Occupancy. Mitigation Measures: Temporary Erosion Control shall be installed and maintained to the satisfaction of the representative of the Development Services Division for the duration of the project. Weekly reports shall be submitted on the status and condition of the erosion control,plan with any recommendations of • change or revision to maintenance schedules or installation submitted by the Project Engineer of record to the Public Works Inspector: Certification of the installation, maintenance and proper removal of the erosion control facilities should be required prior to Temporary Certificate of Occupancy. City of Renton P/B/PW Department Environmental Review Committee Staff Report TALBOT ROAD LUA-97-110,SA-H,ECF REPORT OF NOVEMBER 17, 1998 Page 5 of 8 Nexus: Environmental Ordinance. 2. Surface Water Drainage/Stonmwater • Impacts: There are 2 drainage features/channels on the site. The wetland report does not describe the features. 8-twelve Associates, Inc. has provided a supplemental letter (addressed November 10, 1998) to address the drainage features. The first is a narrow ravine near the northwest side of the site, just northwest of Wetland F. Historically, it appears water flowed from the pond located off-site to the east of the subject property in a shallow swale through Wetland G and.H into the ravine. However, this flow has been historically diverted in a ditch along the east property line and in a pipe all the way to the southwest side of the site, discharging water near Wetland C. This channel feature was not observed with any water even in winter months and there is no possibility of any fish species using this channel. The drainage loses its channel characteristics as it enters Wetland A. The second channel is located in the southwest part of the site. A seasOnal flow of water comes onsite from an 18" culvert in Talbot Road South that conveys water through the southern third of the property in a pipe that deposits the water in the wetland (Wetland C) along the western portion of the subject property which feeds into the drainage channel. This channel now carries flows from the site and includes flows previously carried by,the channel in the northwest of the site. This channel is steep and narrow with intermittent flows: .The drainage spreads out and loses its defined channel further into Wetland A. The intermittent flows, steep topography and lack of a defined channel into WetlandA limits any potential uses by fish. The applicant proposes to tightline and relocate these seasonal streams through the property and discharge them into the Springbrook Wetland (Wetland A) on the western portion of the site. The applicant may need to get approval from State agencies to tightline and relocate these flows. The applicant should also provide an analysis of the potential impacts on the wetland and adjacent properties. The applicant has submitted a preliminary storm drainage report prepared by Dodds Engineers Inc. The report states that onsite drainage would be collected and, conveyed to a detention/wet vault facility (approximately 200' long by 40' wide) in the southwest corner of the site. The stormwater facility would be located outside of the 50 foot buffer from Wetland A(Springbrook Wetland). The applicant states that the detention facility would be designed to Department of Fisheries criteria for release rates and water treatment. The detention facility would discharge to a biofiltration swale prior to release into the existing wetland. This would provide two means of stormwater treatment by the wetvault and swale. The City's Surface Water Utility staff report that there have been documented problems with downstream flooding in the valley floor west of the site. In order to ensure that this project does not add to these flooding problems City staff recommend that the applicant be required to provide extra detention with a 30%safety factor beyond the normal requirements through the 100-year storm event. Mitigation Measures: The applicant shall provide an analysis of the potential impacts on Springbrook Wetland and on adjacent properties that may result from relocating and.tightlining the existing seasonal streams to discharge into the Springbrook Wetland. This analysis shall be subject to the approval of the Development Services Division, prior to the issuance of building permits. The applicant shall provide 'extra stormwater detention with a 30% safety factor beyond the normal requirements through the 100-year storm event to minimize additional downstream flooding problems. Plans for this facility shall be submitted to the satisfaction of the Development Services Division prior to the issuance of construction permits. Nexus: Storm &Surface Water Drainage Ordinance, Environmental Ordinance (SEPA) Wetlands Impacts: The applicant has submitted a Wetland Analysis Report,.prepared by 8-Twelve Associates, Inc., dated September 17, 1997 and revised August 6, 1998. The report identifies and includes delineations of one Category 2 wetland and seven Category 3 wetlands on the site. These wetlands were delineated on November 6 and 12, 1996 by staff of 8-twelve Associates. Several site visits were also conducted by 8-twelve staff in the growing season of 1997 to confirm hydrology and the delineations. The survey of the wetlands was conducted by Dodds Engineers Inc. ERCRPT2.DOC City of Renton P/B/PW Department Environmental Review Committee Staff Report TALBOT ROAD LUA-97-110,SA-H,ECF REPORT OF NOVEMBER 17, 1998 Page 6 of 8 Wetland A, known as the Springbrook Wetland, is a large forested wetland, associated with Springbrook Creek, located on the western edge of the project site. This wetland is classified..as PFOIE (palustrine, . forested, deciduous,.seasonally flooded/saturated). In accordance with the City, of Renton Wetland Management Ordinance this wetland would be designated as a lCategory 2 wetland due to the large size (144,823 sq. ft.) and headwater location. A fifty (50) foot buffer is required for a Category 2 wetland. • The proposal would not directly impact Wetland.A and a minimum 50 foot buffer width is maintained on' . • the site. The applicant'has identified 7 other wetlands on'the site, all of which have been characterized as Category 3 wetlands. All of these wetlands are considered side hill .`seep" type wetlands with groundwater discharging or lensing out of the hillside at the upland edge of the wetlands, and flowing out onto relatively impermeable soils which allows water to stay near the surface long enough for wetland plants and soils to develop. The sizes of the seven Category 3 wetlands as delineated by B-twelve Associates, Inc. follows: Wetland B - 802 sq., ft., Wetland C -;10, 798 sq. ft., Wetland D - 9,559 sq. ft., Wetland,E - 15,'977 sq.ft., Wetland F - 6,544 sq. ft., Wetland G -.5,280'sq. ft.,'Wetland H - 10,460 sq. ft. The proposal would result in fill impacts of a total of 16,676 square feet of Category 3 wetlands. Wetland • D (9,559 sq.ft.) and Wetland G,(5,280 sq. ft.)would be entirelyifilled for a total of 14,839 sq. ft. Portions of Wetland C and Wetland F would also be filled and some:areas converted to wetland buffer. The • Wetlands Management Ordinance requires a mitigation replacement ratio. of 1.5:1 for impacts to Category .3 wetlands. The 16,676 sq. ft. of wetland ,fill would require 25,014 sq: ft. of compensatory wetland mitigation. The applicant has submitted a conceptual wetland mitigation plan that indicates creation of 25,014 sq. ft. of wetland area to meet the code requirement. The mitigation plan creates,wetland area adjacent to the existing Wetlands E, F, and.H. Wetlands E and F are in the center of the site behind the proposed recreation building in a large open space area. In general, wetland creation for mitigation purposes is preferred adjacent to existing wetlands because the success rate is higher given the presence of hydrologic/topographic conditions that support the existing wetland. The existing wetlands are degraded agricultural wetlands with:few functions and values normally_.associated with wetlands. The mitigation would connect, enlarge and enhance these two Category 3 wetlands, resulting in a large single wetland approximately 38,225 sq. ft. in size. The created wetland areas as well as the existing wetlands would be enhanced through planting with a mix of native emergent,..shrubs and tree species. A mosaic of vegetation communities would become established and it is anticipated that this wetland would meet criteria for a Category 2 wetland in the future. The existing buffers of Wetlands E, F, and H are heavily disturbed and degraded. Allowing them to remain would'likely result in a heavy infestation of blackberry, thistle and other invasive exotic species. The applicant proposes to enhance the entire buffer area adjacent to these wetlands. The applicant is maintaining a minimum 25 foot buffer width around all the existing and created. wetlands. The code .:; requires a minimum buffer width of 25 feet for Category 3 wetlands. During the construction phase of the project the applicant should stake the wetland areas,that are to be retained and the buffer areas so that these areas will not be disturbed inadvertently especially during:the grading of the site. The applicant will be required to submit a final wetland mitigation plan prior to the issuance of construction permits. • Mitigation'Measures: The applicant shall stake the outer edge of the wetland areas to be retained and. the'outer edge of the buffer areas prior to initiating any grading or construction activities on the project site. Nexus: Wetlands Mitigation Ordinance, Environmental Review Ordinance (SEPA). 3. Fire Services Impacts: The proposal would add new construction to the City and would.potentially impact the.City's Fire Department. A Fire Mitigation Fee would apply to all new construction at a rate of$388 per multi- family unit, for an estimated total of$93,120 (240 units X $388 = $93,120). Fire mitigation fees for the proposed recreation building would apply at the rate of $0.52, per square foot of building. This fee is estimated as$1,346.28. The Fire Mitigation Fee is payable at the time of issuance of Building Permits. 1 ' ERCRPT2.DOC City of Renton P/B/PW Department Environmental Review Committee Staff Report TALBOT ROAD LUA-97-110, SA-H,ECF REPORT OF NOVEMBER 17, 1998 Page 7 of 8 Mitigation Measures: The applicant shall pay the appropriate Fire Mitigation Fee equal to $388 per multi- family unit and $0.52 per square foot for the recreation building. The fee for the residential units is estimated at approximately$93,120 and $1,346.28 for the recreation building. The Fire Mitigation Fee is payable prior to the issuance of building permits. Nexus: Fire Mitigation Fee Resolution and adopting ordinance', Environmental Review(SEPA) 4. Transportation Impacts: Access to the project is proposed via 2 driveways off Talbot Road South. The internal street system would be a private street with a 20 foot pavement width and a continuous sidewalk along one side of the street. No parking would be allowed on the internal streets in order to maintain 20 feet of unobstructed road passage for Fire and emergency vehicle access. There would be-almost continuous curbcuts for driveways to the units which would largely preclude any street parking. Portions of the access drives off Talbot Road could be increased in pavement width to potentially allow for parking on one side of the road. The provision of additional parking would further reduce the likelihood of vehicles parking on the streets and blocking emergency access. The north access drive should be increased to a 28 foot pavement width from Talbot Road S. to Unit #46 (approximately 540 feet). The south access drive should be increased to a 28 foot pavement width from Talbot Road S. to Unit #3 (approximately 150 feet). The proposed multi-family development would result'in an increase in traffic trips on the local street system and therefore would be subject to the City's Transportation Mitigation Fee. The trip generation values are based on the ITE Trip Generation Manual which estimates 5.86 average daily trips per residential condo/townhouse unit, or a total of 1,387.3 average daily trips for the 240 unit development. This also credits the development for the trips of the two existing single family residences on the site. The Transportation Mitigation Fee is calculated to be $75 per average daily trip attributable to the project. The traffic mitigation fee is estimated to be $104,047.50. A traffic report has been prepared by'TDA, Inc. to address potential traffic impacts that could result with the proposed development. The study specifically addresses potential impacts at two signalized intersections; the intersection of S. 43rd St./Talbot Road S. and 96th Ave. S./S. 208th St. The traffic report concludes the project proposal would not cause a decline in the Level of Service (LOS) at the two intersections and no additional mitigation measures are recommended. The overall impacts of additional traffic are addressed through the imposition of the standard traffic mitigation fee. The applicant has submitted a Construction Mitigation Plan which discusses transportation routes to the site and states that construction activities would be limited to between the hours of 7:00 a.m.to 6:00 p.m. weekdays, or as required by the City. Truck hauling hours are limited to between 8:30 a.m. to 3:30 p.m. under the Development Guideline Ordinance. Mitigation Measures: The north access drive shall be increased to a 28 foot pavement width from Talbot Road S. to Unit#46 (approximately 540 feet). The south access drive should be increased to a 28 foot pavement width from Talbot Road S. to Unit#3 (approximately 150 feet). Plan revisions shall be subject to the approval of the Development Services Division, prior to the issuance of building permits. The applicant shall be required to pay a Traffic Mitigation Fee of $75 for each average daily trip associated with the project. The traffic mitigation fee is estimated to be $104,047.50. This fee is payable prior to the issuance of building permits. Nexus: Transportation Mitigation Fee Resolution, Environmental Ordinance (SEPA) 5. Community Services/Parks Impacts: The proposal would allow for the construction of 240 multi-family residential' units. Future residents would make use of the existing and future City park and recreation facilities throughout the City. In order to mitigate the impact of the development on the City's parks and recreation facilities the . City has adopted a mitigation fee of$354.51 per new multi-family dwelling unit. A bicycle trail along Talbot Road S. is identified in the City of Renton Trails Master Plan,'1990. There is also a pedestrian trail alignment.(Springbrook Wetlands Trail) identified across the subject property in the ERCRPT2.DOC City of Renton P/B/PW Department Environmental Review Committee Staff Report TALBOT ROAD LUA-97-110, SA-H,ECF REP,ORT OF NOVEMBER 17, 1998 Page 8 of 8 City of Renton Trails Master Plan, 1990. The applicant will be responsible for improving the bicycle path as part of the road improvements required along Talbot Road IS. A 25 foot wide trail easement will be required located within the wetland buffer and connecting to the trail easement provided by the.adjacent development to the south. The value of the trail easement (based on appraised land values) may be credited for up to 1/3 of the total parks mitigation fee. The.proposal also includes a recreation building for'residents,the cost of which may be counted toward the 1/3 Of the total parks mitigation. Mitigation Measures: The applicant shall pay a Park's Department mitigation fee of $354.51 per multi-. • - farriily dwelling unit. The value of the trail easement and recreation building may be credited for up to 1/3 of the total parks'mitigation fee. The required mitigation fee shall be subject to the approval of the Parks Department and the Development Services Division; and the fee shall be paid prior to the issuance of building permits. Nexus: Parks Mitigation Fee Resolution, Environmental Ordinance (SEPA) I j 6) Land and Shoreli'ne Use Impacts The subject site is zoned Residential-14,DU/AC (R-14). The proposal is consistent with adopted zoning and the.Comprehensive Plan. There are no significant and use impacts anticipated to result with the proposal. -Mitigation Measures No further mitigation'is recommended. ' Policy Nexus NA ' E. COMMENTS OF REVIEWING DEPARTMENTS The proposal has been circulated to City Departmental/Divisional Reviewers for their review. Where applicable, these comments have been incorporated into the text of this report as Mitigation Measures and/or Notes to Applicant. X Copies of all Review Comments are contained in the Official File. Copies of all Review Comments are attached`,to this report Environmental Determination Appeal Process Appeals of the environmental determination must be filed irrwriting on or before 5:00 PM December 7, 1998. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055.South'Grady1Way, Renton, WA'98055.. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11 B. .Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office,j(425)-430-6510. • ERCRPT2.DOC g t C t L l�3}Nw%:31-23-5KENTRENT N Qe.' 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F771Td HORT.I.C.DORMS 0 SO]REAST[DARTER SECTION N.TOONAP]B NORTH °y M1 CJIT o Re]]rd CONTROL S RANGE a EARL DWM1�RPG CONE,DAw.c,d LYNO LEST A STATION...MLR.1-ELEV.•SAL, —P �' D COOT WAD ...b RENT-PEON ROAD..1.609i0IN EUTAt STATION DTf_[lEv..CiTO •L !DL!VCWTT tW] b BMOC WAD...LBOIOWN b YiR aWLE DW,Rt 6 �" d ' D I^ • � ! � . __ - � � SLOPE ANALYSIS v, °j Iu r.P = a,< � N 6 OJai ,o j Y 2 \� ITf l 3 Y ]D•ADi N'' Wls ..._ • OID e 1 . . P Y R..T...w ]... a O]ed 6L <�'''-- Ld 'oi' ��.. ul • VICINITY HAP - 2 2 P.n94772 • PENTON FIRE DEPT ,E-DPP vPniTinN BUREAI NOV 171997 CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS 1 I C-L—/E I VE[) MEMORANDUM DATE: November 14, 1997 TO: Neil Watts-Plan Review Corey Thomas -Fire Prevention FROM: ark Pywell SUBJECT: Talbot Road Preliminary Plat& Site Plan LUA-97-110,PP-H,SA-H,ECF Attached are the latest plans for the project referenced above. The main change is that the roads in the single family portion of the project will now have a paved width of 32 feet in a 44 foot right-of-way. Please review these plans and let me know if your previous comments are still applicable or provide new comments. Thank you. /I //7/' 7 Jo �s ff' 41_,,,,,tj 0 ryet-} wv Af gv 5 l j 7 (.� .-1JC� �� I 4-1"4\ra okL, Nv gt_zhet--- errrt-e- • 2Y CITY OF RENTON C.) ° FIRE PREVENTION BUREAU 41-11 MEMORANDUM DATE: August 25, 1997 • TO: Mark Pywell, Senior Planner FROM: Corey Thomas, Plans Review Inspector SUBJECT: Code-related Comments for Talbot Road Preliminary Plat 1. The preliminary fire flow required cannot be determined without further information for the multi-family structures. Minimum fire flow for the single family structures is 1,000 gpm with one fire hydrant within 300-feet of the structure. Fire flow would be a minimum of 1,500 gpm with two fire hydrants required if single family structures exceed 3,600 square feet total floor area including garage and basements. 2. The fire mitigation fees are applicable at the rate of$488 per single family building and $388 per multi-family unit : 51 single family units x $488.00 = $24,888.00 • 130 multi-family units x $388.00 = $50,440.00 Total $75,328.00 3. An approved fire sprinkler system is required to be installed throughout all the multi-family structures. 4. An approved fire alarm system is required to be installed throughout all the multi-family structures. 5. Access roadways appear adequate with the exception of the island in the middle of the cul-de-sac turn around in the northwest corner of the project is not allowed. CT:ct Precom • U��Y �� CITY OF RENTON a FIRE PREVENTION BUREAU MEMORANDUM DATE: November 3, 1997 • TO: Neil Watts, Plan Review Supervisor FROM: Art Larson, Deputy Chief/Fire Marshal SUBJECT: Narrow roadway comments for Talbot Road Preliminary Plat and Orchards Sector D 1. Access roadways appear adequate with the following exceptions: Talbot Road Plat: The island in the middle of the cul-de-sac turn around in the northwest corner of the project is not allowed and the public roadway system does not comply with city street standards that require a minimum width of 32-feet and not the 28- feet proposed. Orchards Sector D: The private roadway system does not comply with the city subdivision ordinance that requires a minimum width of 28-feet and not the 20-feet proposed. 2. The Renton Fire Department is very concerned that if these street standards are not.upheld that it could compromise emergency vehicle apparatus access and either delay or block our access resulting in a much lower standard of fire and life safety for the residents of these proposed developments. • AL:ct talorc / ', . ,. 1 ' — / �:k. 1. r' .� — . l THE :- .- ' _ , p .-', • - - '-'-_..- '''. ''A--,/P) - ' ‘.. ' '',.. -1:1M ' ' : ' S'' ' - - I ,� :`,' r Stcve Burn;tead Construction Company Rick Buinstead Construction,Company Burns[ead'Construction-Company _._i (,'/s, ,J '1— �. . ,"/ ,•• • _ _� [ ?-r s. } ti !' /; 1 r '`' —.H -�; 1'' : -.: ` -, /; • ') ..ma \. j 1 / �. .. • 1 November 10; 1997' [ = [ E[E D 1 \ '''I . 1 :Mr:..Mark,Pywell AICP= ._ \''' ,• • ',' K; -_ ,NC-V. '0:1997' �/ �. • _ Project Manager'-( _ ',- 1- • ,. N e , \ 1 / „ i. t City of'Renton ,,, - '. . N' _1,. , -' .' •,_ '`1BUILDINaDIVI�ION / ' i ,\/ ,; ' 'K . ' '260�Mill Avenue South -• , . - ' , ' ,� . Renton, WA. 98055_ : _ \, �, ;,` ,'_ . _' I 1 _ ;, , ,i /. 'RE: Talbot Road Preliminary,Plat P`r jec�t No. LUA!97i 1.10;PP-H,SA,-H,ECF 'y•' • '.- \_ ' , /• 1 : :- +'. , -1•'r1i ;,'- ::/. ' • • I'-'t�J, \ ~ ( • ' .l ` _ ' ,'; / r J.f /. Dear,Mark,: 1 .,.- f _ , , - , ,� ✓- -' `I ` 1 i \ , ) ,;.-.Enclosed are five(5) copies ofthe Preliminary Grading & ptility:'Plan and Preliminary Plat/Site „. \ I, .'; i� -: Plan for the.Talbot Road,ProRerty,The,plans have been revised,per Neil'Watts'comments as • '' r • r ' ''\ follow : -. \.,-- - . ' ,,- ' i- • `� 1N; :;/ " ' / \ - ''`�` ' '• '.i The street w4dth in the,Single.fafnil'zone has-been changed'from 28 feet to 32 feetas shown - i; ' ` ' :on Section'B-B of sheet 1'of 1: , - ,r • /„\,/.: , :� .` - ' \_r�:�,1''. 'Rolled curlbs.have been replaced-with,vertical curbs•in.the single-family zone as shown on. .' r '' !'' r,1 F,: ' Section: 'B-B,'of sheet`1 of.1. '\•\ ` , - .f " _ , + ,. \ .. i. _ ' ' '\ •, Rolled -added for the,private streets as,shown on'Section A-A of.sheet 1 ��' ' / s -- - '' .,• Sevenf additiona[on-street parking'spaces-have been added'to the private street along.tie r \ f• • " -• 'north entrance road lto the site as§hownlon sheet 1'of 2: /. • r _ I , {' I'' - ! 'The"comme\nt from Neit_Watts requesting the project=provide`detention forthe100•year' : _ _ ,i /' - -'storm event has-been addressed•in.the initial design • ' • ,' . - - /. ,J\ ' G ` /.,. ' - - ' Alto M1enclosed,arethe photo redu fions'and colored copiesiyou requested,,,.to be used`for tthe' -- _ ' �' •••I/f f` t. ‘\.presentations�.lt is our. un�derstandipg that:.upon receiving this information;_'the Environmental i , -> , f 'Review Committee and Plat Hearing can_be-rescheduled'. " �' .' 'i ', y,. I , -=-• c ; '\-i'-_ ' / ,:4, Please feel'fi'ee to call meat/ 454-1900 extension 233, if. ou,have an - -(•. f. Y [y questions or need ' 'addit'ional,information,regarding-this;application.-' ` I: 'E,; jy6, ,: ' Sincerely, /' \ '-', : r=r ,'f� _ '_, - . ,T J ,BURNSTEAD CO - ,/ . . -,. "� NSTRtJCTION.GOMPAyY . ,. . "� � ~- �•� - r ' .,Ronald F.Hughes,1 .E� ,'\ - . ;\\: \• ,' I., , t \: 1 • A - ,`., ._�'i��/ ,,r; • {`I IEnclosuresl <<'.,—• T. / ' \ 1 �'. �. \. . y''i. ,,+1dd` ter?' ;, ' / ;:. ,_ , „cc: Krueger, Dodds.Engineers�Inc 1 /'', , .-• ' i . ;'.,? - F \ • �I215 120171\AvnuG1\1:6':,Ste.120J;Bellevne;'Wf191005-2135 706:454790Qy Fax:-2b6.'15 '4543 , 1 '" -4 ( t 1'. CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS DEPARTMENT • MEMORANDUM DATE: NOVEMBER 6, 1997 TO: MARK PYWELL FROM: NEIL WATTS SUBJECT: TRAFFIC REPORT BURNSTEAD PROJECT ON TALBOT I have reviewed the traffic report for the above listed project. The report, prepared by TDA, has conclusions that are significantly different than the traffic report prepared for the adjacent Glacier Creek project that evaluated the same intersections with the same cumulative impacts. The conclusions reached by the TDA report do not seem to accurately reflect the level of service for the intersection of SW 43rd St and Talbot Road. The baseline volumes are lower than the values used in the Glacier Creek study, which appear to be a more accurate reflection of existing conditions. Rather than requesting a new report for this project, I recommend including the Glacier Creek traffic report in the project file as an acceptable analysis of the traffic impacts to the subject intersections. This traffic report examines the level of service impacts and average vehicle delays at the signalized intersections north and south of the projects. The report indicates that the intersection north of the site, at the intersection of Talbot and SW 43rd St, will operate at an overall LOS E during the peak periods without the project developments, and LOS F with the projects. However, the average delay would only increase from 78.3 seconds to 80.1 seconds. This slight degradation of service at this intersection is not severe enough to be categorized as a significant adverse impact, and no additional mitigation is recommended for operations at this intersection. In conclusion, the Glacier Creek traffic report is prepared per City of Renton standards. While additional delay is anticipated at the existing signalized intersection, the impact is minor in nature and no additional mitigation is recommended for either intersection. The overall impacts of the additional traffic should be addressed through the standard mitigation fees of$75 per net new average daily trip. • ecY006'4CITY OF RENTON FIRE PREVENTION BUREAU MEMORANDUM DATE: November 3, 1997 s•k' ,9,9j • TO: Neil Watts, Plan Review Supervisor i/O FROM: Art Larson, Deputy Chief/Fire Marshal& SUBJECT: Narrow roadway comments for Talbot Road Preliminary Plat and Orchards Sector D 1. Access roadways appear adequate with the following exceptions: Talbot Road Plat: The island in the middle of the cul-de-sac turn around in the northwest corner of the project is not allowed and the public roadway system does not comply with city street standards that require a minimum width of 32-feet and not the 28- feet proposed. Orchards Sector D: The private roadway system does not comply with the city subdivision ordinance that requires a minimum width of 28-feet and not the 20-feet proposed. 2. The Renton Fire Department is very concerned that if these street standards are not upheld that it could compromise emergency vehicle apparatus access and either delay or block our access resulting in a much lower standard of fire and life safety for the residents of these proposed developments. • AL:ct talorc CITY OF RENTON PLANNINGBUILDING/PUBLIC WORKS MEMORANDUM DATE: October 16, 1997 TO: Neil Watts FROM: • Ørk R. Pywell SUBJECT: Talbot Road Preliminary Plat LUA-97-110,PP-H,SA-H,ECF Attached is the transportation study that you requested. The applicant has not submitted a revised site plan/preliminary plat map per the comments you submitted to me. The applicant indicates that they should be submitted shortly. Once the revised plans are submitted a copy will be forwarded to you for your comments. In the meantime I would appreciate receiving you comments on the traffic study prior to Friday, October 24, 1997. Thank you. cc: File • \'7..-",:-.1,--73•.'k,.....' -.'r )2, '•,),..'•).' 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',20'PlBdkvi'lZ,,'-;g9 9 8°°5:'2..: '' 'T.I...„-%...„,:-,,,,.,....,:, .:,i,..,'.:;:::;',--'.z V.,,..;... 7..;.,:: ,..,,-: ''.1. .',,$..:•• • ' ,• , .,..1,",.„'..--.-• ,.....-.''.. - •'....':; .:-...:7,--°;'---:;!IA 5::1'26ilfAvenile,.M:T:.,..5!e •, .K,I., ,,,c?„:::- ..',.- , -:„-...:1z,,,-,.ic...,-,-,,-,,;,••,:4 ,,, , . • . ;1'.,,,,L,: ,>.,,;.-',..T•. :.':1;'.,•;/,..2, -, ,,-'„?::- TDA ri--T INC. TECHNI,CAL MEMORANDUM To: Ron Hughes,Burnstead Construction Date:October 15,1997 From: Dan McKinney and Linda Walchli, TDA Inc. Job#: 1888 Subject Traffic Impacts of Talbot Road Property Filename: techmemo This technical memorandum analyzes the potential impacts of the proposed Talbot Road Project on two signalized intersections in Renton. The City of Renton has requested the intersections of S.43rd Street/Talbot Road S. and 96th Avenue S./S.208th Street be analyzed for future year of project completion(2001), both with and without the proposed project in place. EXISTING CONDITIONS The proposed project site consists of 26.6 acres located on the west side of Talbot Road S., approximately V4 mile south of Carr Road. The site is currently vacant. The City of Renton and King County provided the latest intersection counts which were factored up to the year 1997 using an annual growth rate of 2% per year. Intersection Operations Based on the guidelines for traffic impact analysis,intersection operating conditions were evaluated using the Highway Capacity Manual Third Edition,updated 1994,and the 1995 Highway Capacity Software,for signalized and unsignalized intersections. The intersection and operating conditions are indicated by a level of service (LOS) letter designation. LOS provides a measure of delay ranging from LOS A (free flowing,minimal delay) to LOS F (extreme congestion,long delays). For signalized intersections average time of stop delay is estimated. For unsignalized intersections,total delay is estimated. Current intersection operating conditions are shown in Table 1. Table 1 Intersection Existing LOS S.43rd Street/Talbot Road S. C 96th Avenue S./S.208th Street B Providing professional services in transportation planning, economics & management 615 Second Avenue, Suite 200 °Seattle, Washington 98104 0 (206) 682-4750 0 FAX (206) 682-4173 • Ron Hughes,Burnsteads October 15,1997 Page 2 BACKGROUND CONDITIONS Background conditions were analyzed for the year 2001,the year of proposed completion. As requested by the City of Renton,existing volumes were factored up using a 2% per year growth rate and traffic added from two other projects. These two projects consist of 106 condominium units each. One project is located across Talbot Road S. from the proposed project site, and the other is south of the site. Trip Generation/Distribution Traffic from these two projects was estimated using the Institute of.Transportation Engineers (ITE) Trip Generation. Background project trips were distributed to the roadway based on information provided by the City of Renton; 60%heading north and 40%heading south. (although the study intersections are some distance from the Talbot Road S.site,it was assumed that all of the trips generated would continue through the intersections toward which they were directed). Intersection Operations Table 2 shows the Background LOS results compared with the Existing LOS. The intersection of 96th Avenue S./S.208th Street degrades from LOS B to LOS C. Table 2 Intersection Existing LOS Background LOS S.43rd Street/Talbot Road S. C C 96th Avenue S./S.208th Street B C PROJECT CONDITIONS The proposed project would include a total of 181 residences consisting of 51 single-family homes,106 townhouse condominiums and 24 multi-family condominiums. Access to the proposed site will be from two entrances located off of Talbot Road S. • Construction is anticipated to start in the spring of 1998,contingent upon the approval process. Full buildout is expected in approximately two to three years,dependant upon the housing market. The year 2001 was used as the year of project completion and full occupancy. Trip Generation/Distribution Project trips were generated using ITE Trip Generation,and are shown in Table 3. Table 3 Land Use Units A.M.Peak #Entering #Exiting Residential Condominium/Townhouse 130 63 11 52 Single-Family Detached Housing 51 45 12 33 • Ron Hughes,Burnsteads, October 15,1997 Page 3 Trip distribution was obtained from the City of Renton. Both the background trips and the proposed project trips were distributed 60% to the north and 40% to the south on Talbot Road South. Distribution through the study intersections was based upon existing traffic distribution through each intersection. Intersection Operations Table 4 shows the Project LOS results compared with Background LOS. Table 4 Intersection Background LOS Project LOS S.43rd Street/Talbot Road S. C C 96th Avenue S./S.208th Street C C The level of service at the two study intersections does not degrade with the addition of the proposed project trips. CONCLUSION The proposed Talbot Road project adds few trips to the roadway and does not cause LOS to decline. Traffic impacts are minimal and no mitigation measures are recommended. HCM: SIGNALIZED INTERSECTION SUMMARY Version. 2..4d . 09-30-1997 Center For- Microcomputers: In Transportation Streets:: (E-W) South. 43rd Street. (N-S) Talbot Road South. Analyst: TDA. INC: (DAN). File_ Name: ETALB43..HC9 i Area Type: Other. 9-2.6-97' AM: PEAK Comment:: Existing 1997 City counts from 8/96 factored up 20 Eastbound Westbound Northbound Southbound LTRLTRL T R L T R No. Lanes 1 2 1 1 2. < 1 2 < 1 1 1 Volumes 117 1063 36 43 675 13 23 31 46 13 44 87 PHF or PK15 0.97 0.97 0..97 0.89 0.89 0.89 0.87 0.87 0.87 0.87 0.87 0.87 Lane W (ft) 12. 0 12.0 12. 0 12.0 12. 0 12..0 12. 0 12.0 12.0 12.0 Grade 0 -4 0 0 Heavy Veh 2. 2 2 3 3 3 2 2 2. 2 2 2 Parking (Y/N) N (Y/N) N (Y/N) N (Y/N) N Bus Stops 0 0 0 0 Con. Peds. 0 0 0 0 Ped Button (Y/N) Y 14.5 s (Y/N) Y 17.5 s (Y/N) Y 14..5 s (Y/N) Y 14•..0 Arr Type 3 3 3 3 3 3 3 3 3 3 RTOR Vols 0 0 • 0 0 Lost Time 3 . 00 3 . 00 3 .00 3 . 00 3 .00 3 . 00 3 .00 3 . 00 3 . 00 3 . 00 3 ..00 3 .00 Prop. Share Prop. Prot. Signal Operations Phase Combination 1 2 3 4 5 6 7 8 EB Left * NB Left * Thru * * Thru * Right * * Right * Peds * * Peds * WB Left * SB Left Thru * * Thru * Right * * Right * Peds * * Peds * NB Right EB Right SB Right WB Right Green 51. OA 10. OA 40. OA Green 13 . OA 10. OA Yellow/AR 0. 0 4. 0 4. 0 Yellow/AR 4. 0 4..0 Cycle Length: 140 secs Phase combination order: #1 #2 #3 #5 #6 Intersection Performance Summary Lane Group: Adj Sat v/c g/C Approach: Mvmts Cap Flow Ratio Ratio Delay LOS Delay LOS EB L 139 1770 0.870 0. 079 69 . 0 F 25.5 D T 1650 3725 0.698 0 .443 21.2 C R 701 1583 0. 053 0 .443 14.4 . B WB L 523 1787 0.092 0 .293 23 .2 C 7.7 B TR 2466 3752 0.329 0. 657 6. 8 B NB L 177 1770 0.147 0 . 100 37. 2 D 37.7 D TR 339 3393 0.274 0. 100 37. 8 D SB L 139 1770 0. 108 0 . 079 38 .7 D 52.7 E - T 146 1863 0.348 0. 079 40. 1 E R 124 1583 0.804 0. 079 61..2 F Intersection Delay = 21. 7 sec/veh Intersection LOS = C Lost Time/Cycle, L = 12. 0 sec Critical v/c(x) = 0.466 HCM: SIGNALIZED INTERSECTION SUMMARY Version 2..4d 10-15-1997 Center For Microcomputers. In. Transportation Streets: (E-W) South 43rd. Street (N-S) Talbot Road. South Analyst:_ TDA INC (DAN) File Name:: BTALB43:.HC9 Area Type: Other 10-15-97 AM PEAK Comment:- Background 2001 (includes 2% growth rate and 2: other projects) Eastbound Westbound Northbound. Southbound L T RLTR LTRLTR ---- No.. Lanes 1 2 1 1 2 < 1 2 < 1 1 1 Volumes 127 1150 42 50 731 14 37 50 75 14 51 94 PHF or PK15 0.97 0. 97 0. 97 0.89 0.89 0.89 0. 87 0. 87 0. 87 0.87 0.87 0.87 Lane W (ft) 12 . 0 12 . 0 12.0 12. 0 12 . 0 12 . 0 12 . 0 12 . 0 12. 0 12.0 Grade 0 -4 0 0' % Heavy Veh 2 2 2 3 3 3 2 2 2 2 2 2 Parking (Y/N) N (Y/N) N (Y/N) N (Y/N) N Bus Stops 0 0 0 0 Con.- Peds 0 0 0 0 Ped Button (Y/N) Y 14. 5 s (Y/N) Y 17.5 s (Y/N) Y 14.5 s (Y/N) Y 14. 0 Arr Type 3 3 3 3 3 3 3 3 3 3 RTOR Vols 0 0 0 0 Lost Time 3 . 00 3 . 00 3 .00 3 . 00 3 . 00 3 . 00 3 . 00 3 . 00 3 . 00 3 . 00 3 . 00 3 .00 Prop. Share Prop.. Prot. Signal Operations Phase Combination 1 2 3 4 5 6 7 8 EB Left * NB Left * Thru * * Thru * Right * * Right * Peds * * Peds * WB Left * SB Left * Thru * * Thru * Right * * Right * Peds * * Peds * NB Right EB Right SB Right WB Right Green 51. OA 10 . OA 40. OA Green 13 . OA 10 . OA Yellow/AR 0. 0 4. 0 4 . 0 Yellow/AR 4. 0 4 . 0' Cycle Length: 140 secs Phase combination order: #1 #2 #3 #5 #6 Intersection Performance Summary Lane Group: Adj Sat v/c g/C Approach: Mvmts Cap Flow Ratio Ratio Delay LOS Delay LOS EB L 139 1770 0. 942 0 . 079 83 . 9 F 27 . 9 D T 1650 3725 0 . 755 0.443 22 . 5 C R 701 1583 0 . 061 0 . 443 14 .4 B WB L 523 1787 0. 107 0 . 293 23 .3 C 8. 0 B TR 2466 3752 0. 357 0. 657 7 . 0 B NB L 177 1770 0 .243 0. 100 37 .7 D 38 .7 D TR 339 3389 0.443 0. 100 38 . 9 D SB L 139 1770 0 . 115 0. 079 38 .8 D 58 .3 E T 146 1863 0. 403 0. 079 40.7 E R 124 1583 0. 868 0. 079 ' 70.9 F Intersection Delay = 23 . 9 sec/veh Intersection LOS = C Lost Time/Cycle, L = 12 . 0 sec Critical v/c(x) = 0. 523 HCM:: SIGNALIZED INTERb. TION SUMMARY Version. 2..4d 10-15-1997 Center For Microcomputers In Transportation. Streets::. (E-W) South. 43rd Street (N-S) Talbot Road South. Analyst:: TDA. INC- (DAN) File Name:. PTALB43 ..HC9 Area Type:- Other 10-15-97 AM PEAK Comment:: W/ Project 2001 Eastbound Westbound Northbound Southbound L T RLTRLTR L. T R ---- No- Lanes 1 2 1 1 2 < 1 2 < 1 1 1 Volumes 127 1150 46 55 731 14 49 66 99 14 56 94 PHF or PK15 0..97 0. 97 0.97 0. 89 0.89 0.89 0.87 0.87 0.87 0.87 0.87 0.87 Lane W (ft) 12. 0 12. 0 12 . 0 12. 0 12. 0 12. 0 12. 0 12. 0 12 ..0 12..0 Grade 0 -4 0 0 Heavy Veh 2 2 2 3 3 3 2 2 2 2 2 2 Parking (Y/N) N (Y/N) N (Y/N) N (Y/N) N Bus Stops 0 0 0 0 Con. Peds 0 0 0 0 Ped Button (Y/N) Y 14.5 s (Y/N) Y 17.5 s (Y/N) Y 14..5 s (Y/N) Y 14..0 Arr Type 3 3 3 3 3 3 3 3 3 3 RTOR Vols 0 0 0 0 Lost Time 3 ..00 3 . 00 3 . 00 3 . 00 3 . 00 3 . 00 3 . 00 3 . 00 3 . 00 3 .00 3 .00 3 .00 Prop.. Share Prop. Prot. Signal Operations Phase Combination 1 2 3 4 5 6 7 8 EB Left * NB Left * Thru * * Thru * Right * * Right * Peds * * Peds * WB Left * SB Left * Thru * * Thru * Right * r * Right * Peds * * Peds * NB Right EB Right SB Right WB Right Green' 51. OA 10 ..0A 40. OA Green 13 . OA 10 . OA Yellow/AR 0. 0 4. 0 4 . 0 Yellow/AR 4.0 4. 0- Cycle Length: 140 secs Phase combination order: #1 #2 #3 #5 #6 Intersection Performance Summary Lane Group: Adj Sat v/c g/C Approach: Mvmts Cap Flow Ratio Ratio Delay LOS Delay LOS EB L 139 1770 0 . 942 0. 079 83 . 9 F 27 .9 D T 1650 3725 0 .755 0.443 22 .5 C R 701 1583 0. 067 0 .443 14.5 B WB L 523 1787 0. 118 0 .293 23 .4 C 8 . 1 B TR 2466 3752 0. 357 0 . 657 7. 0 B NB L 177 1770 0. 316 0. 100 38 .2 D 40. 3 E TR 339 3390 0.587 0 . 100 40.8 E SB L 139 1770 0 . 115 0. 079 38 .8 D 58 . 0 E T 146 1863 0 . 437 0 . 079 41. 1 E R 124 1583 0 .868 0. 079 70 .9 F Intersection Delay = 24 . 4 sec/veh Intersection LOS = C Lost Time/Cycle, L = 12 . 0 sec Critical v/c(x) = 0.542 ' HCM:: SIGNALIZED INTER, :rION SL]NHARY` Version: 2.- 09-3.0.-199T . Center For Microcomputers In. Transportation ,-' Streets:: (E-W) SE 2.08th Street. (N-S) 96th. Way South Analysts. TDA.. INC:..(DAN) File. Name: E208S96._HC9• Area: Type:: Other- 9-26-97 AM PEAK Comment: Existing, 1997 (6/95 King County Volumes factored: up 20/ year) Eastbound. Westbound Northbound Southbound L. T R L T R L T R , L T R No Lanes. I 2. 2 < 1 1 Volumes 22: 379 1971 589 28 29 PHF or PK15 0.,83 0..83 0.98 0.,98 0 .92 0.92 Lane W (ft) 12.0 12...0 12..0 12.-0 12. 0 Grade 8 0 0 %. Heavy Veh 17 8 I 1 1 1 Parking (Y/N) N (Y/N) N (Y/N) N Bus. Stops 0 0 0. Con. Peds 0 0 0 0 Ped Button (Y/N) Y 4.-0 s (Y/N) Y 8.5 s (Y/N) Y 10. 0 Arr Type 3 3 3 3 3 RTOR Vols 0 0 0 Lost Time 3 ..00 3 .00 3 .00 3 .00 3 .00 3.00 Prop- Share Prop.. Prot. Signal Operations Phase Combination 1 2 3 4 5 6 7 8 EB Left * NB Left Thru * * ' Thru . Right • Right Peds * * Peds * WB Left SB Left * Thru * Thru Right * Right * Peds * . Peds * NB Right EB Right SB Right WB Right Green 5. OA %2 . OA Green 7. OA Yellow/AR 4. 0 4.0 Yellow/AR 4. 0 • Cycle Length: 136 secs Phase combination order: #1 #2 #5 " . Intersection Performance Summary Lane Group: Adj Sat v/c g/C Approach: Mvmts Cap Flow Ratio Ratio Delay LOS Delay LOS EB L 65 1481 0.413 0. 044 43 .3 E 2 . 8 A T 3030 3378 0. 158 0.897 0.5 A WB TR 3019 3633 0.909 0.831 8.5 B 8 ..5 B SB L 105 1787 0.285 0.059 40.0 D 40.3 E R 94 1599 0.340 0.059 . 40.6 E Intersection Delay '= 8 .2 sec/veh Intersection LOS = B Lost Time/Cycle, L = 9. 0 sec Critical v/c(x) = 0.849 HCM::. SIGNALIZED INTERSLti.TION SUMMARY Version' 2...4a 10-15-1997 Center. For Microcomputers In. Transportation Streets:: (E-W) SE 2.08th Street. (N-S) 96th Way South , Analyst:: TDA_ INC-.. (DAN) File Name:. BA208S96..HC9 Area. Type:: Other 10-15-97 AM' PEAK , Comment.:: Background 2001 (2%/year growth&2 other projects) All SB through. Eastbound Westbound' Northbound Southbound L T R L T R L T R: L T R No.. Lanes, 1 2 2 < 1 1 Volumes_ 241 410 2.133 644 47 50 PHF or PK15 0.83 0..83 0.98 0.98 0.92 0. 92 Lane W (ft) 12...0 12..0 12 . 0 12.-0 12. 0 Grade 8 0 0 Heavy Veh 17 8 1 1 1 1 Parking' (Y/N) N (Y/N) N (YIN) N Bus- Stops 0 0 0 Con.. Peds 0 0 0 0 Ped Button. (Y/N) Y 4. 0 s (Y/N) Y 8 .5 s (Y/N) Y 10.0 Arr Type 3 3 3 3 3 RTOR Vols 0 0 0 Lost Time 3 .00 3 . 00 3 .00 3 . 00 3 . 00 3 ..00 Prop. Share Prop. Prot. Signal Operations ' Phase Combination 1 2 3 4 5 6 7 8 EB Left * NB Left Thru * * Thru Right Right Peds * Peds * WB Left SB Left * Thru * Thru Right * Right * Peds * Peds * NB Right EB Right SB Right WB Right Green 5 . OA %2 . 0A Green 7. OA Yellow/AR 4. 0 4. 0 Yellow/AR 4. 0 . Cycle Length:' 136 secs Phase combination order: #1 #2 #5 Intersection Performance Summary Lane Group: Adj Sat v/c g/C Approach:. ' Mvmts Cap Flow Ratio Ratio Delay LOS Delay LOS EB L 65 1481 0.444 0. 044 44 . 0 E 2 . 9 A T , 3030 3378 0. 171 0.897 0. 6 A WB TR 3018 3632 0. 986 0.831 17. 0 . C 17.0 C SB L 105 1787 0 .485 0 . 059 42 . 8 E 44 .5 E R • 94 1599 0 . 574 0 . 059 46. 1 E Intersection Delay = 15.7 sec/veh Intersection LOS = C Lost Time/Cycle, L = 9 . 0 sec Critical v/c(x) = 0 . 935 HCM:: SIGNALIZED INTERSECTION SUMMARY Version 2.-4d 10-15-1997- Center For Microcomputers In Transportation. I Streets:: (E-W) SE 208th Street (N-S) 96th. Way South Analyst:: TDA INC (DAN).. File Name: PA208S96..HC9 Area Type:: Other 10-15-97' AM PEAK_ Comment:: W/ Project 2001 (all 40% SB travel. through 96th/208th) Eastbound Westbound Northbound Southbound LTRLTRL T R L. T R. No- Lanes. 1 2. 2 < • 1 I Volumes 24 410 2133 652 64 68 PHF or PK15 0..83' 0.83 0.98 0 .98 0.92 0..92 Lane W- (ft) 12.0 12 .0 12.0 12 ..0 12..0 Grade 8 0 0 Heavy Veh 17 8 1 1 1 1 ' Parking (Y/N) N' (Y/N) N (Y/N) N Bus Stops 0 0 0 Con.- Peds 0 0 0 0 Ped Button (Y/N) Y 4.0 s (Y/N) Y 8:5 s (Y/N) Y 10..0 Arr Type 3 3 3 / 3 3 •RTOR Vols 0 0 0 Lost Time 3 .00 3 . 00 3 . 00 3 .00 3 .00 3 ..00 Prop. Share Prop. Prot. Signal Operations Phase Combination 1 2 3 4 5 6 7 8 ' EB Left * NB Left Thru * * Thru Right Right Peds * * Peds * WB Left SB Left * Thru * Thru Right * Right * Peds * Peds * NB Right EB Right SB Right WB Right Green 5. OA %2.0A Green 7.OA Yellow/AR 4. 0 4.0 Yellow/AR. 4.0 - Cycle Length: 136 secs Phase combination order: #1 #2 #5 • Intersection Performance Summary Lane Group: Adj Sat v/c g/C Approach: Mvmts Cap Flow Ratio Ratio Delay LOS Delay LOS EB L 65 1481 0.444 0. 044 44. 0 E 2. 9 A T 3030 3378 0. 171 0.897 0. 6 A WB TR 3016 3630 0 . 989 0.831 17.7 C 17.7 C SB L 105 1787 0. 666 0. 059 50.3 E 57.0 E R 94 1599 0.787 0.059 63 .3 F Intersection Delay = 17 . 0 sec/veh Intersection LOS = C Lost Time/Cycle, L = 9. 0 sec Critical v/c(x) = 0.951 - Oa -,iNrr." NOTICE OF APPLICATION ` PLANNINGIBUILDINGIPUBLIC WORKS - DATE: AUGUST 19.1997 REVISED OCTOBER 13.1997 fA Master ollowing briefly Application the application and thted with the Development e necessary Public Approvalsrvlces.Division of the City of Renton. The PROJECT NUMBERINAME: LUA-97-110,PP,SA4I,ECF I TALBOT ROAD PRELIMINARY PLAT DESCRIPTION: The applicant seeks Preliminary Plat approval to subdivide a 28.6 acre site Into 51 single family residential lots and two lots for townhomes and condominiums for a total of 53 lots.The applicant Is also i seeking site plan approval to construct 108 townhomes and 24 condominiums. GENERAL LOCATION: 4915 Talbot Road South and 5017 Talbot Road South STUDIES REQUIRED/OR _ AVAILABLE Wetland Study PUBUC APPROVALS: Environmental Review Approval Site Building Permit • Comments on the above application must be submitted In writing to Mark Pywall,Project Manager,Development Services Division,200 Mill Avenue South,Renton,WA 98055.This project was tentatively set for public hearing on October 28,1997.This hearing date has been canceled.The applicant Is currently preparing some additional reports. • , Once tha information has lic • a Public notice.If you have questioen nsaccepted about this proposal,staff,a wish to be made aepart willbe of record and receive additional receive established and you will information by mall,contact Mark Pywell,Project Manager,at 277-5580.Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project • — IPLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION I DATE OF APPLICATION: AUGUST 14.1997 • NOTICE OF COMPLETE APPLICATION: AUGUST 19,1997 • DATE OF NOTICE OF APPLICATION: AUGUST 19,1997 • • REVISED OCTOBER 13,1997:. PROJECT ON HOLDIPUBLIC HEARING TO BE RESCHEDULED • • I �r W.gsP'st` I. .. i.6ca:1 l_= i • - •t I l dl f_ pvy GEMctL0T.000 - •--•;C e�, CERTIFICAT-I-ON • I ,�l� •V> �'t• , hereby certify that 3 copies of the above document were pos�by me in ? conspicuous places on or nearby the described property on (')�{-6 1+,I`t1n Signed: A U 71"i ✓W.4j-, STATE OF WASHINGTON ) • ) SS COUNTY OF KING ) , . • I certify that I know or have satisfactory evidence that IA K A ; ig-ried this instrument and acknowledged it to be his/her/(heir free a volunt ry act for the uses ; ,, 1a� ,a�i�i purposes mentioned in the instrument. • % .. N.f�. .,DP l end: COCA . �1 /511.2 'i -- . 4,Av‘y Notary Publi n and for the Stale of W gton • � •. • ' 2'a ! Notary (Print) MARILYN KAIVICHEFF Of ,I 4 4'1•� . My appointment expi NO TAR Y,COC ' ` „ Mirafi - eogrid= or equivalent reinforcement- approved by . • Geotechnical Engineer.- (see reinforcing schedule below) Slope .2 1(H V) Compacted Structural Fill Swale for surface drainage control ,. , • 0 / 1 • • O o o O ' .oc _ O 00 D O �. '�' •1 5. ° o ° ° o.-'o Crushed, rock;filter. •.. °:0 0. o o.o oo•o'n material, between 1.5 .5 ~• 0 o°O oO°o 6°p°o a°Oo • and' 3 inch,size with •. O° o ° Oo 0 . 00 -:less than 2% fines. . .•• :'i' , \ \/ /�/,\ ° o. O o(� ;�\<\�/,��i.� ,. :.. �\\\ , . �,' . . 00 0°a°°°°�yoo° /• 4 in. minimum. ,diameter . . ' °o o °oo°o _ %/ -:drain pipe surrounded by �i\\`�\\\�\\�\�%\%\i\\i�\%�%�%` ° ° 1° `'$ clean, washed pea—gravel \\ ° °O or gravel ' 12 in. min: �\ O o°,i,. _ \ 3 in. minimum _'.. gavel bedding Firm undisturbed • Keyway 12. in.. rimin. - • soil to be verified. ', by Soil Engineer Keyway should be sloped down towards the face • being protected GEOGRID REINFORCING SCHEDULE .;. :, Rockery ',Height. No.-of:Grid:Layers Grid Length (L) • 8 4 6.5 NOT TO SCALE REINFORCED' FILL/ROCKERY CROSS-SECTION TERRA TALBOT ROAD PROPERTY \ 4. . ASSOCIATES RENTON, WASHINGTON Geotechnical:Consultants • Proj: No.1491-'1 'I:Date 3/96` I-Figure... 13T• CI OF RENTON ..1L Planning/Building/Public Works Department ammo Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator • • October 6, 1997 Mr. Ron Hughes P.E. Burnstead Construction Company 1215 120th Ave. NE#201 • Bellevue, WA 98005 Subject: Talbot Road Preliminary Plat LUA-97-110,PP,SA,ECF Dear Mr. Hughes: • The attached comments have been received in regards to your project. It would probably be advisable to address the comments about the road widths and curb design on the plat map at this time. The comment regarding the mitigation measure for detention can be addressed after the project has been reviewed by the Environmental Review Committee(ERC).• Five copies of the revised preliminary plat should be submitted with a photo reduction. One of the five copies needs to be colored to be used for the.presentations. If you have any questions regarding this matter, please contact me at 277-5586. - • Sincerely,. Mark R. Pywe , Project M r • • • • 200 Mill Avenue South = Renton, Washington 98055 4 -\r !_OPMENT PLANNINr r Mark Pywell Sept. 24th, 1997 1997 Project Manager,Development Services Division City of Renton, WA. 98055RECFNED .. This is a letter in response to project LUA-97-110-PP,SA-H, ECF/Talbot Road Preliminary Plat For the record we are the owners of the 2 acre property at 4827 Talbot Rd. South that is one of two properties being surrounded by this project. We also wish to state that we are not against new development as we recognize it is important to the economic vitality of the city. Further, we recognize Burnstead Construction as a large builder and a strong force in the city of Renton via their many, many developments and we recognize they are a quality company as fat as our research has determined. With that said we would like to voice our concerns regarding this development project. First; Wetlands. There is a considerable amount of water in this area. We have many gallons of spring water flowing per minute through our yard through a large unlined pond(as opposed to a backyard pool that the plat map portrays). From the pond it travels through an open creek into what is labeled wetland "H". The open creek was a 3" pipe buried until a resurfacing project on Talbot Road in 1995 increased the water flow by adding road runoff. In the rainy winter months it is considerably higher in volume. The Storm Drainage Calculations for this plat indicate that all runoff from Talbot Road and east goes to the 18" CPEP pipe to the south of our property and that is not entirely true. During the 1995 road project the pipe carrying the spring water under the road was destroyed and eliminated in favor of the drainage ditch. Our attempts to restore that pipe were vetoed by Jay Lee in the City of Renton. Due to the Talbot Park development directly north and all of it's 4 acres of woods now paved that ditch carries all of it's storm water runoff. We get an intercepted portion of all of that water, not just spring water now. Our point here being that the amount of water flow has increased instead of decreased and part of that increase flows into that Wetlands"H". All of that has not been addressed fully enough in the wetlands study. Therefore our concern is that the proposed impacts in paragraph 6.1 of The Wetland analysis.report that states " a portion of the wetlands "H" will be tilled..." will in fact cause flooding to our property. This in turn could cause a loss of property value? Our next concern on the flooding issue is the time between the initial disturbance of the wetlands via heavy equipment and destruction of all vegetation to the time when all storm drainage and the detention conveyance systems are built and the water flows to the ravine. What assurances can be guaranteed to us to avoid interim flooding. What is the timeline on completion of the drainage systems? For further information I would like to inform you that in the basement of our home is a 1/3 hp sump pump that runs 15-16 cycles a day for 9 or 10 months of the year. It is critical enough that a portable power generator must be put in service at any point of power outages lasting more than two hours in length to avoid flooding. This indicates a serious saturation of the ground most of the year and we have at least 1 1/2 acres of unpaved and planted land for water to travel. I think it warrants consideration here with this project that I have not seen addressed in any preliminary calculations. In general the Wetlands Analysis Report deals fairly comprehensively with the water on the proposed plat but nowhere is there any indication of a study of the surrounding area and the water. There are two new developments on the East side of Talbot Road that are in progress and many acres of land directly east of our property in what your Storm Drainage Calculations label as offsite bypass soon to be sold for developments that all will impact the waters and wetlands. With all of the news about mudslides and home and land destruction in the Puget Sound and the density increasing here ten fold we urge serious consideration be taken by the city of Renton before any wetland area is decreased or impacted by loss of vegetation by heavy construction equipment. In addition, we are concerned that buildings 31,32, and 33 among Wetlands labeled "E", "F", and "H" are to close to the wetlands and far to dense in population for the wetlands to remain undisturbed and therefore viable. Access to those buildings seems to muddy the wetlands buffers. Perhaps they need to be relocated outside the wetlands and their buffers. ! , r Secondly; On the north side of the proposed plat there is a private road planned. What is not shown is that immediately to the north of that planned road is another private road traveled by the tenants in the apartment complexes. To the immediate south is the other half of our driveway. In short, there would be three-two way private roads in less than 100'. We feel there is a real safety issue here in that there is not sufficient space between the two roads that will allow safe passage. Since we have experienced new development Talbot Road has increased in volume making exiting our single family driveway difficult at peak times. It is the same for the apartment tenants. There is not enough space between the two roads that a vehicle traveling out of the private roads to the main roads to the right won't interfere with any vehicles trying to left turn into either of those roads or with each other. This north side private road also crosses through wetlands as it travels west and as it turns south. Again we feel that the presence of that road does not give sufficient buffers to the wetlands. That road also could create potential for flooding if there is not sufficient space between the road and the water. Lastly; We have concerns that the high density developments such as this will change the structure of the neighborhood placing us at odds with the feel of the neighborhood through no actions of our own. We are concerned that being and old farmhouse in the center of new development will completely destroy the value of our own property again through no fault of our own. We are concerned that we will have only an option to sell for development but since all will be developed surrounding us that our 2 acre parcel will not be enough viable land for developing thus once more destroying the value of our investment. We realize this should not be a burden of the builder but some responsibility should be placed at the City of Renton to help assure that we can keep our property value intact in the midst of new development that they approve. With respect to the City of Renton and the project in review we await your comments to these concerns. Sincerely, Alun Vick , d Judy Wrigh. C,b 4827 Talbot Road South I - �► { : CIT`�• OF RENTON may ..LL \ Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator September 25, 1997 Mr. Ron Hughes P.E. Burnstead Construction Company • 1215.120th Ave. NE.#201 Bellevue, WA 98005 • Subject: Talbot Road Preliminary Plat& Site Plan LUA-97-110,PP-H,SA-H,ECF • Dear Mr. Hughes: • Enclosed are the comments from the Property Services Section of the City. The first three comments • address the preliminary plat. Are there any existing easements that are not shown on the preliminary plat? If there are existing easements, do you plan to have them relinquished as part of the recording of the plat? If not, how will they be handled. As you can see, most of the comments relate to changes that will be necessary on the final plat. These comments do not need to be addressed at this time. The revised site plan, utility plan and wetlands report have been received and are currently being • reviewed. The requested transportation study has not been submitted with the other information. This . study must be completed in order for City staff to be able to complete their SEPA comments. Therefore, the project will remain on hold until the required document has been submitted to the satisfaction of the Plan Review staff. . If you haveany questions regarding these issues, please contact me at 277-5586. • Sincerely, - • Mark R. Pyw CP - . • Project Man er . • • - • • • .200 Mill Avenue South-Renton, Washington 98055 • This Daper contains 50%recycled material.20%post consumer HILL INVESTMENT CO. P.O.BOX 700 • MERCER ISLAND, WASHINGTON 98040 (PHONE)206-232-7500 • FAX 206-232-1585 September 22, 1997 DEVELOPMENT PI.ANNI,^.!!` CITY OF prIvr,-- SEP 2 4. 1997 Peter Rosen -..., CITY OF RENTON '� CIE . ��, Development Services Division 200 Mill Avenue South Renton, WA 98055 RE: LUA-97-110, SA-H, ECF Dear Mr. Rosen: Please note that Hill Investment Company owns the parcel of land to the west of the subject site, between the subject site and SR-167. We have noted much storm water runoff onto our property. This will be exacerbated if the current project doesn't have adequate detention and retention facilities as well as having the stormwater run into a city-approved system. Our property needs relief from becoming a swamp from our neighbors. Please see that this requirement is incorporated into any approvals or communication with our neighbors. Thank you. Sincerely, John Pietromonaco Manager JP:ne CIT% OF RENTON ..ti �' ,. - Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator . • • September 19,1997 Mr. Ron Hughes P.E.'. . - • Burnstead Construction Company :- = 1215 120th Ave. NE#201 • Bellevue,WA 98005':'; Subject:; Talbot Road Preliminary Plat&Site Plan • • LUA-97-110,P P-H,SA-H,EC F Dear Mr. Hughes: This letter is just to follow up the discussionsr a we have had on the telephone. There is a problem with the ; - : - :site"plan in that roads have been located"inthe wetland buffer zones. We also are requiring that a traffic analysis be prepared for the project: This information needs to be submitted prior to staff being able,to _' prepare their comments for..the".Environmental: Review ,Committee. Therefore, under the SEPA regulations we are placing this` project on hold. :When this additional,information is submitted and reviewed by staff we will reschedule the project for the Environmental Review Committee and the`public ' :hearing.. - You also questioned whether=the.information could be submitted separately or if you needed to collect all , : • ",'of the informationand make'one'submittal`package.--There is no need to wait until all of the information available to make a submittal. .Certainly all„Of the information that pertains to a single issue should be submitted together. However,:you:do.not need.to wait;until the..traffic study.is complete to submit the •-wetlands information: '.::: If you have any further questions'regarding these-issues,please contact meat 277-5586. I, .Sincerely, , ,_ MarkR.P , AICP' • Project Manager. = •r„ - :t ' - Mill Avenue South':= Renton,'W•ashingt_on 98055 • 200 : • _ .y / . THE ' • ' J / t0J1\Eu. •"` , .„,:- 1 • N, •-- : S ' r •'•J / \ Steve Buinstead.,Co'nstruction•Company Rick;Burnstead Construction Company. urns. B _te d Co(Construction ntpa.'4 MEND pL t41N,�� '\ `�•JSeptember 10, 1997 �t 'r '\r;). ,' i ;1 �;� • ITMrMark PywelIAICP • ` . 1 ,‘` r • __.Project Manager• • ` , •- ,;::, / j: • ',' • • J.il1 \'� ;d•I • City of Renton _• �; - ;, '200."Mill`Avenue'Sou• th- .1 " ,' , �" .!. 4 ` ,,'' . ; . , J r. Renton o/WA.:98055 -. - "':�J r ,v. `\ . . ,\;,' r ° \_ 'i �. ./ -- RE: Talbot Rodd')Preliminarfy,Plat Project No.-LUA=97-11O PP,SA-H,ECF % , /: , ' ' ` % _.;�'` Dear•Mark, , J / -1- Per your request-to provide a,traffic study,for this project I have contacted/ ' ',;' /_ ' • Je nife'rtowe of TDA, Inc.:She'informed me':that'Dan}McKinne would be,callin n r.; • • -', \: .you to get=the&requ red criteriaIto•.be,included-in'the study: ' - • ; • i • • 1�Ve are'alsor,evistng`the.plan_and wetland report in accordance\with your-letter, , dated,August 28;-1• .997..As we;discu •ssed,\it'will be ne• ces5ar,y to resched• ule,the• ' • • -I :` - -Environmental-Review:-Committee•meeting pending.completion of-this,additlonal. , -, infor,"matjon: '• ,�. ' ; . ,,, • ; P�l.ease_feel-free to'call-meat 454 1900'extension,233, if you-have.-any questions .' or.need.-additional`informationre'garding_this'application: _ • („•; / '), \• Sincerely'-'f. _ J• ; ' BURNSTEAD-CO'N.STRUJCTION'C..MPANY ' r °' • ' \ • , --T ' \ —_' • . d ,' tiRonald F' Hughes- RE.. - • • -\ / • _ , ,l •••J - 1 '/. • • \ l' \ ) i �;;r.:` i^F tip\ I: 1� / 1 .{ �4. •/, J \:�i,~i ( / .t. '," .V.t . s •{ /t • r. r. ( . \- . a \ .. 1 y \' \ • • 1215 120th Av note N.E.,-Ste. 201 Be11c%uc; WA 95005\2(3 5 206)45411900 1,Fax:/.06 454 4543 •,\ 11 . 110 •• 1 CITE . 3F RENTON au.A x Planning/Building/Public Works Department Gregg Zimmerman P.E.,Administrator Jesse Tanner,Mayor AUgUS[, 17!, I MU RECEIVED .. AUG 2 2 '97 OFFICE uF Tr+, SUPERINTENDENT Superintendent's Office Renton School District#403 435 Main Avenue South Renton, WA 98055 The City of Renton Development Services.Division has received an,application for Preliminary Plat approval for 51 single family residential lots and two lots for townhomes.and condominiums for a.total of 53 lots. The applicant is also seeking Site Plan Approval to construct 106 townhomes and 24 condominiums to be located on avacant 26.6 acre site zoned Residential R-14. The property is located 4915 and 5017 Talbot Road South. In order to process this application, the Development Services-Division needs to know which Renton schools would be attended by children living in residences at the, location indicated above. Would you please fill in the appropriate schools on the list below and return this letter to the Development Services Division, City.of Renton, 200 Mill Avenue South, Renton, Washington 98055. - • Elementary School: Renton Park Middle School:' • ' - NP1 GPn High School: l;i nrlhPrI Will the schools you have indicated be able to handle the impact of the additional students estimated to come from the proposed development?, Yes X No Any Comments: Thank you for providing this important information: . Sincerely, Project Manager , .enoou_nc.e 200 Mill Avenue South- Renton, Washington 98055 c - ; _• CITE )F RENTON tl Planning/Building/Public Works Department • Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator August 28, 1997 • Mr. Ron Hughes P.E. • Burnstead Construction Company 1215 120th Ave. NE#201 Bellevue, WA 98005 • Subject: Burnstead Construction/Talbot Road LUA-97-110,PP, SA-H,ECF : Dear Mr. Hughes: I have reviewed the subject property and made an initial review of the proposed preliminary plat. There are a couple of issues that will need to be:resolved resolved prior to :the--Environmental Review Committee meeting that is tentatively scheduled_for September 16, 1997. There are four areas where the roads are located within the buffer area of the wetlands. Roads (public or- private) are not a permitted use-within the buffer area of the wetland.:•There are several ways that this ' .issue can be resolved. _You may.request that the:Department Administrator grant a waiver of the buffer requirements,in these areas. 'This request would bp in the form of.a-letter that would detail•the reasons - :why the :property;-could :not be developed unless_the standards were waived. The letter would be _ addressed to Gregg Zimmerman, Department"Administrator, but you would submit it through me as I will -- _need to submit an issue paper with the request. As an alternative you could modify.the plans to remove the roads from the buffer areas. In_the case of • Wetlands H & F it appears that this may be possible. If the access road was brought down between .. buildings 24 and 25 it appears that a shift in the building:location might eliminate the issue with the intrusion into the buffer area. - A third alternative would be ,to over compensate.for the filling of the wetland area 'as a means to 'compensate for the reduced wetland function in the areas where the roadways will intrude into the buffer - areas. In this manner a portion of the wetland actually becomes' the buffer to the remainder of the wetland.. For this alternative you would still need the approval of the Department Administrator but it would provide him a base for that approval. • As I noted above, we need to resolve this issue prior to the ERC Meeting on September 16. I will be happy to meet with you to resolve this issue. If you do not feel that you can easily resolve this issue - before that date, and still leave time for City staff to review the modifications, you will need to submit a letter requesting that the time clock for the review of the project be stopped until such time that we can resolve this issue. • • - 200 Mill Avenue South-Renton,Washington 98055 This naner contains 50%recvoled material 9004.nnst nnncnmar ' • If you have any questions regarding this letter, please contact me at 277-5586. I will be out of the office on August 29, and on September 1, 1997 but I will be in the office the rest of the fist week in September. Sincerely, Mark R. P , AICP Project Manager • • • • • • August 21, 1997 Op Mark Pywell 4,® City of Renton,Planning, Building, Public Works of Project Manager c�,�'�� /P Project LUA-97-110,.PP, SA-H, ECF/Talbot Road Preliminary Plat- of ETA Dear Mr. Pywell Thank You for taking time to speak with us today(Thurs. Aug. 21) regarding this project. As we stated in our conversation, we have concerns regarding the proposed plat based on the description that the project engineers gave for the wetlands. We will be detailing our concerns in more depth in another letter. I understand from our conversation, that you had a proposed wetlands survey meeting with a biologist set for Wednesday AM on August 27th. My purpose for this letter is to invite you and the biologist access onto our property at 4827 Talbot Rd. So. to better study those wetlands. It will also allow you to better understand the source of that wetlands water as it crosses through the entire depth of our property. I would like to advise you that we do have a very large dog on the property. She is extremely friendly but 1liligence must be taken to keep gates closed. Since all gates on this property are usually locked I will unlock the gate located between the north end of the house and the garage. We can be reached at 271-5009 should your plans change. Until we speak again, Alun Vick Judy Wright 4827 Talbot Rd. So. 271-5009 i '::::::isvii:::'::;.:i::i'�::isii::::::i:::::i.::::::::::::i:^:i::•i:::::::::i::::i::::i:-i::::::::isi::::iiiii::i::::i:::::::::�::i::::::::'.........::.:..:..:: • PROJECT NAME: TALBOT ROAD ?MLA/W Plat APPLICATION NO: LON 91 1 t0 ?P.SR The following is a list of property owners within 300 feet of the subject site. The Development Services Division will notify these individuals of the proposed development. NAME ADDRESS ASSESSOR'S PARCEL NUMBER Alun Vick 4827 Talbot Road South 312305-9022-06 • Renton, WA 98055 Harbor Management' P.O. Box 7850 . 312305-9023-05 Tacoma, WA 98407 Warren Diamond 4914 Talbot Road South 312305-9035-01 Renton, WA 98055 312305-9088-07 Lila Campen 4908 Talbot Road South 312305-9038-08 Renton, WA 98055 312305-9048-06 312305-9087 Simpson Housing Limited • - Partnership 3201 S. Tamarac Dr.#200 • 312305-9041,03,':: Denver, CO 80231 ' 312305-9153-07( Talbot Development 1326-5th Ave #703 312305-9064-05 Partnership Seattle, WA 98101 808335-0010-00 Singh Gurudwara, C/O 5212 Talbot Road South 312305-9076-01 Washington Inc. Renton, WA 98055 William Andrews 4701 Talbot Road South 312305-9090-03 Renton, WA 98055 Cirlce Time, Shellie 4907 Talbot Road South 312305-9091-02 Weitz Renton, WA 98055 Ervin Yoder 1501 S. Eagleridge Dr. 312305-9095-08 Renton, WA 98055 ' Arthur Peterson 4915 Talbot Road South 312305-9122`05 � e-, . ✓.• Renton, WA 98055 Hill Investment Co. P.O. Box 700 312305-9.141-01a."r4 -^ Mercer Island, WA 98040 312305-9145"-,0,512, r.; ... . H . • .. ;";�;;.,�-.,.��,(At)ach additional sheets, if necessary) \ 1 1 (Continued) NAME ADDRESS ASSESSOR'S PARCEL NUMBER Virginia Henning 407 S. 51st Court 808335-0020-08 Renton, WA 98055 Laura Brock 4744-41st Ave SW #319 808335-0030-06 Seattle, WA 98116 Lori Nakahara 421 S. 51st Court 808335-0040-04 Renton, WA 98055 Wayne Louis 427 S. 51st Court 808335-0050-01 Renton, WA 98055 Applicant Certification I, Pli .v t. //c' ,iCI , hereby certif y that the above list(s) of adjacent property (Print Name) owners and their addresses were obtained from: O City of Renton Technical Services Records O Title Company Records A King I.unty Assessors Records as°�toln o 1i 9a, /Tim 77 / 7'3 a" 97 ‘A Date n® '0,,,leahq01 �O . et, (Appli: nt) oI. . o ��:.�o N�4q�q�N� NOTARY g o! A T TEIlg: ubscribed and sworn before me, a Notary Public, in and for the State of Washington, %� �s. 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':. . : ; ii ii: i : : .; . : ; : : .:;» : :: : ::a ;:?i :i;: ^ :::...:.:.; R : ... ..: ' : .+; �: :: :::i::i':.r.>r.;cs>.: .7 < ':..:...+b. .::;. listprop.d'oc REV07/95 MARILYN I�FF 2 FISSION EXPIRESKAMC 6/29/9F9 312r05-9022-06 312305-9022-06 VICK ALUN E 519999 VICK ALt E 519999 4827 TALBOT ROAD SOUT.._ - 4827 TAL___T ROAD SOUTH RENTON WA 98055 RENTON WA 98055 312305-9023-05 312305-9023-05 HARBOR MANAGEMENT 5N2027 HARBOR MANAGEMENT 5N2027 PO BOX 7850 PO BOX 7850 TACOMA WA • 98407 TACOMA WA 96407 312305-9035-01 312305-9035-01 DIAMOND G WARREN R1179 DIAMOND G WARREN R1179 4914 TALBOT RD S 4914 TALBOT RD S RENTON WA 98055 RENTON WA 98055 312305-9038-08 312305-9038-08 CAMPEN LILA M 729999 CAMPEN LILA M 729999 4908 TALBOT RD S 4908 TALBOT RD S RENTON WA 98055 RENTON WA 98055 312305-9041-03 312305-9041-03 SIMPSON HOUSING LIMITED PAR689999 SIMPSON HOUSING LIMITED PAR689999 3201 S TAMARAC DR STE 200 3201 S TAMARAC OR STE 200 DENVER CO 80231 DENVER CO 80231 312305-9048-06 312.305-9048-06 CAMPEN LILA M 729999 CAMPEN LILA M 729999 4908 TALBOT RD S 490e TALBOT RD S RENTON WA 98055 RENTON WA 98055 312305-9064-05 312305-9064-05 TALBOT DEVELOPMENT PARTNERS714160 TALBOT DEVELOPMENT PARTNERS714160 1326 5TH AVE STE 703 1326 5TH AVE STE 703 SEATTLE WA 98101 SEATTLE WA 98101 312305-9087-08 312305-9087-08 CAMPEN LILA M 0580 CAMPEN LILA M 0580 4908 TALBOT RD S 4908 TALBOT RD S RENTON WA 98055 RENTON WA 98055 312.305-9088-07 312305-9086-07 DIAMOND C WARREN R1179 DIAMOND G WARREN R1179 4914 TALBOT RD S 4914 TALBOT RD S RENTON WA 98055 RENTON WA 98055 . ' 312305-9090-03 312305-9090-03 ANDREWS WILLIAM J+TERESA M+690871 ANDREWS WILLIAM J+TERE,SA,; H+;Ei10371 REEVES RANDALL 8 PEEVES RANDALL B 4701 TALBOT RD S 4701 TALBOT RD S RENTON WA 98055 RENTON WA - . ,598055 312305-9091-02 312305-9091-02 CIRCLE TIME 510880 CIRCLE TIME 510880 SHELLIE WEITZ SHELLIE WEITZ 4907 TALBOT RD S 4907 TALBOT RD S .-.r. T r•.. a A-A„ nraIT nKI Iie nC)nCC . 311;U>-“JUj -Ut1 `51tiUn-yUti -Uo .. YOl ER ERVIN E - 3N1921 YODER ERVT" E 3N1921 1501 S EAGLERIOGE DR 1501 S EA ;RIDGE DR RENTON WA 98055 RENTON WA 98055 312305-9122-05 312305-9122-05 PETERSON ARTHUR ALLAN R0579 PETERSON ARTHUR ALLAN P0579 4915 TALBOT RD S 4915 TALBOT RD S RENTON WA 98055 RENTON WA 98055 312305-9142-01 312305-9142-01 • HILL INVESTMENT CO 560602 HILL INVESTMENT CO 560602 PO BOX 700 PO BOX 700 MERCER ISLAND WA 98040 MERCER ISLAND WA ' 98040 312305-9145-08 312305-9145-08 HILL INVESTMENT CO 5-0980 HILL INVESTMENT CO S-0980 PO BOX 700 PO BOX 700 MERCER ISLAND WA 98040 MERCER ISLAND WA 98040 312305-9153-07 312305-9153-07 SIMPSON HOUSING LIMITED PAR689999 SIMPSON HOUSING LIMITED PAR689999 3201 S TAMARAC DR STE 200 3201 S TAMARAC DR STE 200 DENVER CO 80231 DENVER CO 80231 808335-0010-00 808335-0010-00 TALBOT DEVELOPMENT PARTNERS719999 TALBOT DEVELOPMENT PARTNERS719999 1326 5TH AVE -003 1326 5TH AVE 003 SEATTLE WA 98101 SEATTLE WA 98101 808335-0020-08 808335-0020-08 HENNING VIRGINIA M 729999 HENNING VIRGINIA M 729999 407 S 51ST CT 407 S 51ST CT RENTON WA 98055 RENTON WA 98055 808335-0030-05 808335-0030-06 BROCK LAURA JEAN 769999 BROCK LAURA JEAN 769999 4744 41ST . AVE SW 11319 4744 41ST AVE SW --0319 SEATTLE WA 98116 SEATTLE WA 98116 808335-0040-04 808335-0040-04 NAKAHARA LORI FUMI 609999 NAKAHARA LORI FUMI 609999 421 S 51ST CT 421 S 51ST CT RENTON WA 98055 RENTON WA 98055 608335-0050-01 808335-0050-01 LOUIS WAYNE A+ROWE ELISA M 689999 LOUIS WAYNE A+ROWE ELISA M 689999 427 S 51ST CT 427 S 51ST CT RENTON WA 98055 PENTON WA 98055 808335-0060-09 808335-0060-09 GYORKI LOLTAN+EVA 679999 GYORKI ZOLTAN+EVA 679999 435 S 51ST CT • 435 S 51ST CT RENTON WA 93055 RENTON WA 98055 U�IY O� . A NOTICE OF APPLICATION PLANNING/BUILDING/PUBLIC WORKS I I DATE: AUGUST 19,1997 - A Master Application has been filed and accepted with the Development Services Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. PROJECT NUMBER/NAME: LUA-97-110,PP,SA-H,ECF I TALBOT ROAD PRELIMINARY PLAT DESCRIPTION: The applicant seeks Preliminary Plat approval to subdivide a 26.6 acre site into 51 single family residential lots and two lots for townhomes and condominiums for a total of 53 lots.The applicant is also seeking site plan approval to construct 106 townhomes and 24 condominiums. GENERAL LOCATION: ' 4915 Talbot Road South and 5017 Talbot Road South ' STUDIES REQUIRED/OR AVAILABLE: Wetland Study PUBLIC APPROVALS: Environmental Review Site Plan Approval Building Permit Comments on the above application must be submitted in writing to Mark Pywell,Project Manager,Development Services Division,200 Mill Avenue South,Renton,WA 98055,by 5:00 PM on oCTOBER 6,1997.This matter Is also . scheduled for a public hearing on October 14,1997 at 9:00 AM,Council Chambers,Second Floor Municipal Building, 200 Mill Ave.South. If you are interested in attending the hearing,please contact the Development Services Division, 277.5582,to ensure that the hearing has not been rescheduled. If comments cannot be submitted In writing by the date indicated above,you may still appear at the hearing and present your comments on the proposal before the Hearing . Examiner. If you have questions about this proposal,or wish to be made a party of record and receive additional information by mail,contact Mark Pywell,Project Manager,at 277.5586.Anyone who submits written comments will , automatically become a party of record and will be notified of any decision on this project. !PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION DATE OF APPLICATION: AUGUST 14,1997 • NOTICE OF COMPLETE APPLICATION: AUGUST 19,1997 . • DATE OF NOTICE OF APPLICATION: AUGUST 19,1997 •' _ '- i i r ,?, CERTIFICATION • • I /fr//,1J17,%( , hereby certify that 3 copies of the above document were posted by me in 3 conspicuous places on or nearby the described property on Signed: : •. 7 .• STATE OF WASHINGTON ) ) SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that /Y?4-7T t??/Ovvir,l, / signed this instrument and acknowledged it to be his/her/their free and volpn ct.fo'c.the uses and purposes mentioned in the instrument. o• ` .'" 0,. ,..-::,,, Dated: 09 /qii ami, /,. GC : , ..,, .., �` ,.. ,.._ Notary Pu I in and or the Stale of Washiiiglprn Notary (Print) MARGARET J PULI My appointment expir ismssioNappstetige • NOTARY,OOC • . 4. CITY OF RENTON ♦♦ ail Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator August 19, 1997 Mr. Ron Hughes, P.E. Bumstead Construction Co., Inc. 1215- 120th Avenue NE#201 Bellevue,WA 98005 SUBJECT: Talbot Road Preliminary Plat Project No.-.LUA-97-110,PP,SA-H,ECF Dear Mr. Hughes: The Development Planning Section of the City,of Renton has determined that the subject application is complete according to submittal requirements and, therefore, is accepted for review. It is tentatively scheduled for consideration by the Environmental Review Committee on September 16, 1997. Prior to that review, you will be notified if any additional information is required to continue processing your application. The date of Tuesday, October 14, 1997, at 9:00 AM, has been set for a public hearing to review the above-referenced matter. The hearing, before Mr. Fred Kaufman, Renton ' Hearing Examiner,will be held in the,Council Chambers on the second floor of City Hall, Renton, Washington. The applicant or representative(s) of the applicant is required to be present at the public hearing. A copy of the staff report will be mailed to you one' week before the hearing. Please contact me, at 277-5586, if you have any questions. Sincerely, • 0/4/14/ Mark R. P ,AICP Project Manager Arrpn TR no 200 Mill Avenue South:- Renton, Washington 98055 �vY -Li 4 ru +i 4:1 -wNrcL, . NOTICE OF APPLICATION PLANNING/BUILDING/PUBLIC WORKS DATE: AUGUST 19, 1997 A Master Application has been filed and accepted with the Development Services Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. PROJECT NUMBER/NAME: LUA-97-110,PP,SA-H,ECF/TALBOT ROAD PRELIMINARY PLAT DESCRIPTION: The applicant seeks Preliminary Plat approval to subdivide a 26.6 acre site into 51 single family residential lots and two lots for townhomes and condominiums for a total of 53 lots. The applicant is also seeking site plan approval to construct 106 townhomes and 24 condominiums. GENERAL LOCATION: 4915 Talbot Road South and 5017 Talbot Road South STUDIES REQUIRED/OR AVAILABLE: Wetland Study PUBLIC APPROVALS: Environmental Review . Site Plan Approval Building Permit r• Comments on the above application must be submitted in wilting to Mark Pywell,Project Manager,Development Services Division,200 Mill Avenue South,Renton,WA 98055,by 5:00 PM on oCTOBER 6, 1997. This matter is also scheduled for a public hearing on October 14,1997 at 9:00 AM,Council Chambers,Second Floor Municipal Building, 200 Mill Ave.South. If you are interested in attending the hearing,please contact the Development Services Division, 277-5582,to ensure that the hearing has not been rescheduled. If comments cannot be submitted in writing by the date indicated above,you may still appear at the hearing and present your comments on the proposal before the Hearing Examiner. If you have questions about this proposal,or wish to be made a party of record and receive additional information by mail,contact Mark Pywell,Project Manager,at 277-5586. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION DATE OF APPLICATION: AUGUST 14,1997 NOTICE OF COMPLETE APPLICATION: AUGUST 19,1997 DATE OF NOTICE OF APPLICATION: AUGUST 19,1997 ,,:,,-..,,_,,,,...____ti , , , . ,., -1,. ... ..„ .. .,,,,„ /tom_ - Sin:",.: , . . _,....„ -.,..!" ,,......,'' \-, , -,.--,--- .., . - • ,..:__,• f • 1 . -. - I - I - . _. t GENMALOT.DOC }I _=:� } , Y T-ERRA ASSOCIATES :Inc, l, g Consultants in Geotechnical En ineering, Geology • and,- Environmental Earth-Sciences , April 5, 1996 Revised'August•1:,'1997 i Project No. T-1491-1 Mr.Ron.Hughes. Burnstead Construction Company 1215 -.120t1i Avenue NE; Suite 201' Bellevue; Washington 98005 AUG Subject: . Stability`s Analysis of Proposed Grading DEv 7997 Talbot Road Property . - - c' ;.i,; i OPq,, Renton;',Washington, Cia ; ice', RTC'tirvi�y , Dear Mr.Hughes: , R,, vrr _ As requested, we have conducted`a stability'analysis of.the proposed grading for the subject project: : The . - proj'ect is located on the east side of the Duwamish Valley in Renton, Washington. The location,of the site is, shown on the Vicinity Map, Figure 1. This report presents .our findings and recommendations for the geotechnical aspects of the'proposed site grading. PROJECT.DESCRIPTION Review of the preliminary grading`-and utility plan of the Talbot Road.property, prepared by Dodds Engineers and dated July 1997, shows that the development will include 51 single-family residential lots and 33 multi-unit buildings:on approximately 25 acres.: Project roadways are planned"for the interior of the site with access from Talbot Road in the northeast and-southeast portions of the project, 1." - ; In general; the single-family residential lots will be located'in the'southeastern portion of the property and the multifamily condominium buildings will be located in:the.northern..and western portions Of the,property. Grading for the residential lots and the project'roadways in the southeast portion of the site will include cuts and fills of generally six feet or less. Grading'for the:multi-family buildings and proposed roadways in the northern ' • and:western portions of the site will include cuts and fills of about ten feet or less. 'A stormwater detention vault and biofiltrationswale will be constructed along the central west margin of the development. • 12525 Willows (toad;S'uite'101; Kirkland, Washington 98034 • Phone (425) 821-7777 Mr:Ron Hughes - �. . . ; April 5, 1996 ; Revised.August 1, 1997, FIELD EXPLORATION On March. 15,:1996, ,We performed. our field exploration using_a track-mounted''excavator. We explored subsurface.'soil:conditions'at the site by excavating 1,5'test pits to a maximum depth"of 14.5 feet below'existing; grade..The,test pit:locations are shown on Figure-2. The.test_pit locations were approximately,,determined by a combination of pacing and measuring with a tape from existing site features and property boundaries.` The elevations shown on the test'Pit Logs were interpreted from the provided topographic and boundary.survey. The Test Pit Logs are presented on Figures 4 through 11,. Representatives';:of our=fi'rm conducted..the..field exploration' and classified, the soil conditions-encountered, 'maintained"a log‘of each test pit, obtained representative soil samples;,and observed pertinent site features. :All soil samples were Visually classified' in':accordance with the'Unified' Soil:;Classification' System SCS described on Figure 3.,Representative soil'samples obtained from the test pits',were-placed inclosed containers,' ' and::taken to otir- laboratory' for further examination'and;testing. The moisture'content of.each.sample,,was - measured and is reported on the Test Pit Logs.', • SITE CONDITIONS Surface The site is located,along,the east side of the Duwamish valley in the,Talbot Hill,area'of Renton,_Washington: In' , ='general, most of the:approximately:25 acre site slopes gently to,:the west with gradients'of up to:20°percent. Slopes up to 30'percent exist along the west edge of the project:, Drainage swales are located in the northwest• _. and southwest portions of the site and.flow:west across the'site. Wetlands have been identified along the length of these drainage swales and within the`central portion and western margin:of site.: The vegetation'at the site generally consists:of second.'and third,.growth deciduous trees and shrubs with some;heavy concentrations of • berry brambles. , . Our field 'explor"ation:indicates the site Is generally underlain''by-,variably.thick,layers of sand arid silty sand." These soils were generally in a loose to medium dense condition•and were'encount'ered up to depth's,of ten feet : from surface:grades. Underlying:these upper soils,'we encountered medium dense to dense;glacial till.type soils to;depths of:2:5 to 9. feet_ from the round,surface. A more detailed description,of the.subsurfa ce.conditions • • , ,encountered is presented on the Test Pit Logs in•Appendix A. - ; , We observed groundwater seepage !in TestjPits TP-I;through:TP-3;`.TP=7;=TP-,10, TP_-11, and TP-14. The seepage levels we observed,ranged.from two feet bel'ow.surface grades.in Test-Pit TP=,,I l to.,ten'feet in Test Pit ' - TP-2. The seepage levels We observed are recorded on the Test Pit Logs:,'In�general, groundwater occurred within the basal portion of the upper soils and in zones of coarser-grained sands and "gravels:within the glacial . - ' ;till type soils.. ;Given:.the•time of year we,'completed,our''exploration, the:seepage:levels!we observed:likely represent nearly maximum'levels:that develop on-site: Project No`..T-1491-1 -Page • Mr:Ron Hughes April 5,,1996 Revised August 1,,.1997 ; DISCUSSION AND RECOMMENDATIONS ,;Site Preparation and,Grading To prepare the site for construction, all vegetation, organic surface soils,-and other unsuitable materials should ' be stripped and removed from:the areas under construction. Surface stripping depths 0,12 to.18.inches should be expected.to remove organic topsoil. :Organic topsoil will not be suitable for use as structural fill.but may,be, • , used for'limited depths in non-structural areas or for landscaping:purposes. Once clearing and:grubbing operations are complete, cut and fill operations to establish desired grades can be initiated.'Prior,to placing fill, we recommend proofrolling'all'exposed,surfaces to determine if any isolated soft and yielding areas are present, .Proofrolling should also be performed in cut areas that will provide direct support for new ;construction: •,A representative of Terra Associates„Inc: should 'observe. all proofrolling - operations: We also recommend".field,evaluations at the time of construction to,verify stablesubgrades.. ; If excessively yielding:areas are;observed, they should be'cut to a firm subgrade and filled .to grade with structural fill In pavement areas, if the depth of excavation to remove,unstable soils is excessive, use of a geotextile fabric such,as Mirafi 500X or equivalent in,conjunction with structural fill can be considered in order, to:limit the depth of removal. In general, a minimum of 18 inches of a clean, granular structural fill over the geotextile fabric should establish a stable bearing surface' - The native soils contain; a:significant amount of fines (silt and clay size particles),and will:be difficult to compact as structural fill when too wet or too dry. Laboratoty testing indicates that the current moisture,content ' of these soils is above.optimum.. The ability,to use soils from site,excavations as,structural fill will depend on their'moisture content and the prevailing weather conditions at the time of construction.:' Reuse of this material_ :'. will likely entail scarification and drying to facilitate proper compaction: To 'limit this impact, grading should only be considered during the drier,summer months., You can also consider using a stabilizing additive such as lime or'cement.. , During periods of wet weather,we recommend importing a granular material which;meets.the following grading requirements for use as a structural fill:' U.S. Sieve Size • : . . Percent Passing - 3 inches 100 75 max.No: 200 *based. _ on the 314 inch.fraction. Project No.T=14'91-(1 . Page No. 3 Mr.Ron Hughes .. April'.5, 1996. . •Revised;August 1, 1997 Structural fill should be placed in uniform loose layers not:exceeding 12 inches and compacted to'a minimum of 95;percent.of the .soil's maximum dry density as determined;by. ASTM Test Designation D-698 ,(Standard' Proctor). ;The:moisture content of the:soil :at the time;of compaction ,should be,within Iwo.,percent of its P. 0 timuin as determinedby this same ASTM standard. ` Cut and'Fill Slopes All fill placed on slopes for embankment construction should meet the structural fill requirements;described in the Site Preparation and Grading section. ,In addition,.,fills placed.over existing slopes;of:2-0"percent or greater ` should be keyed and benched into competent native slope:so•ils. -A typical slope key and,bench configuration is shown on Figure 12: ,At minimum, atoe;drain should be,installed in the key .cut as :shown on"Figure. 12. .', Depending on seepage,conditions; drains may also be required along individual benches excavated on the slope •• • face, The need•-<for drains along•'the'upper,benches ,will �be best:•detenmined in the field at the time of •, construction: Permanent :,slopes.':':and embankments ,should -.be graded to . final .'inclinations no .steeper than '2':1 (Horizontal:V.ertical): ' Finished slope faces should:be thoroughly;Compacted, track-walked, and vegetated to prevent:excessive erosion. In addition,at no.:timeshould surface water runoff be directed to.discharge over the slope crests'in an uncontrolled manner. To prevent channeling and:scour on the slope°face, if runoff is directed '. towards the slope it.'should,be collected:in a structure at the slope crest and tightlined in a Closed conduit'to discharge beyond the:slope toe. - ,Rockeries The preliminary grading and utility-plan shows:a few rockeries at"the site.that may reach heights of six to'eight feet: ;Rockeries are not considered as retaining,structures:' In our opinion,.rockeries may be constructed against cuts as high as eight feet, provided that the cut is made,within, dense:material.that is inherently stable in-a"' vertical cut and that favorable drainage is established: For.;rockery construction facing structural fill, for heights- of four feet or less, the.structural fill should be • overbuilt and then:cut;back prior-to constructing the wall in order-'to.provide a,more.competent arid',stable soil face behindithe'wall. For rockeries facing fill higher than four feet"(Up to ten feet maximum), the fill should be. -reinforced with,geogr'id as shown on'Figure 13. . ' We recommend that:all ;rockeries be constructed in accordance with the Association of Rockery_Contractors - (ARC)guidelines or City of Renton standards. Slope and Site.Stability Based,on our study,'provided::that the above recommendations are followed'and that proper erosion control : _ .features as required by the City are installed, it is our opinion.that the stability of the.site.will,not.be impacted by the proposed grading: Project No::T-1491-1 • - Pa eNo:-4 _- Mr Ron Hughes ` � r � ,. . : April 5, 1996 , ' Revised August.1,-1-997 LIMITATIONS _ • , The_conclusions.arid recommendations presented in this report are based upon data,obtained from the test pits ' performed on-site. Variations in,soil conditions can occur,.-the',nature and extent of which may not become evident,'until construction. _ If, variations 'appear evident, Terra Associates, Inc. should -reevaluate the recommendations in this report prior to proceeding with construction: - .. • We appreciate the opportunity.to_be of service to you during..the initial,design phase 'of this project.and look : forward"to working.with_you:during final design and construction.: We trust the information presented in this , report is sufficient for your current needs: If you have any questions or need additional information; please call: Sincerely yours;, - TERRA ASSOCIATES,INC. . , _ . , Mitchell F. Schaff �.(L- = - : , - . ' Staff Engine` (. . --.• i yam. e ore J. 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FILE ,DATED ,7/30/97. ���� RENTON, 'WASHINGTON ����`• .•: ASSOCIATES - • • ' ' otechnical Consultants Pro]. No.'1491-1 I Date • AUG:1997 IFigure; 2 LffTER . GRAPH MAJOR, DIVISIONS • .TYPICAL':DESCRIPTION SYMBOL,'- SYMBOL : --:".,:GRAVELS, Clean Gw' Q; O.'� Well-graded gravels, gravel sand. mixtures, little LGravels • : .q•Q.<; :.or:no fines: . • J 'i b0 ;"(le'ss than-. . ... . ._.. Poorly gravels,,gravel-sand mixtures, little co .ai More than 5°� fines) GP ' '•'"'' or no fines:. O - n • 50% Of:coarse . «'...:. ... rn_ cts • ' fraction is •:,: . - • , .• ' ' Silty'gravels,'gravel sand silt mixtures, non • p a;,›.•, • . larger than,_No: Gravels GM �•. plastia_fnes, .' , w is — 4''sieve., with, fines.' %'' . ,Clayey gravels, gravel=sand-clay mixtures, 'plastic • �:o• ; - GC, � fines.' - - N • SANDS Clean Well graded sands,'gravelly•sands, little..or'. SW; Sands'. no fines. Cf) ' Z More than.' , .. :(less 'than : • : ' Y;. ° , . Poorly-grded sands or.gravelly sands, little -• +' 50% .of-coar •se 5, ,fries) SP •` .;. or:no..fines: - .O ' . m..c' fraction is• :, .. .. - _ _ U , -}" >` Siltysands sand-silt,mixtures,,non lastic fnes. • , smalle'rthan .: :SM .• . ���1=.111''I'�:>'•`I>:. • • ,. � , .,p,. No..4;sieve. Sands • • .with-'fines, •• ,.. ' • as is f nes. • .'•'sand-clay-� �fixtures I t l 'ff�` `���'`'�ti``�'Cla a sands 'sand la ' m • . , ' , . . ' SG Y Y., • :Y, P • .•,ai . ;Inorganic, silts'-and-very fine sands,,rock flour, silty.or • • SILTS'AND ,CLAYS.' clayeyfine'sands or clayeysilts with• sli ht lastici CL %/ Inorganic cl m ys'of low to. edium plasticity, gravelly ,' Liquid 'limit is, less than, 50%`, clays, sandy,clays, silty'.:clays;_lean clays. 'E . . f (f f I• w N OL ,!,!i 1,1 i 1,1:,!,I Organic silts' and organic'clays;of'IOW plasticity. • Q . , c'z .` . ' Inorganic, silts,.micaceous"or diatomaceous fine• SILTS AND' CLAYS • • • sand 'or silty;soils elastic: • z , Liquid-limit is'greater than 50%"r. Inorganic clays of,.high plasticity;"fat clays., • • >_ OH 1 ; I I =;Organic'clays "of:,medium to. high'•plasticity, . .� organic' silts. . . ;HIGHLY,,ORGANIC SOILS;': PT . ' `.Peat-and other highly"organic.soils ' ;DEFINITION OF TERMS'- AND SYMBOLS ' Standard Penetration 2", OUTSIDE DIAMETER'SPLIT-' Density`" Resistance in;Blows%Foot; SPOON SAMPLER ' Very loose:. 0-4 . - • ��. 2.4"'INSIDE-DIAMETER 'RIN.G SAMPLER Loose 410 OR SHELBY;:TUBE''SAMPLER ; • Medium':dense - 10-30- _ P SAMPLER.-PUSHED - ' - a -Dense".. 30 50: *' SAMPLE :NOT RECOVERED_ Very,dense :, >50 ''• .WATER:- LEVEL(DATE) _ - • ' O;. WATER OBSERVATION STANDPIPE' • • Standard`Penetration • G TORVANE READINGS, tsf ___ nsistency Resistance`in Blows/Foot q • PENETROMETER, READING, tsf W MOISTURE,,•`.percent of.dry .. _ ,,. . , weight: ; Soft 2=4 ;,pcf'„DRY DENSITY, 'pounds per•cubic:foot. • • .Medium stiff 48: . LL •LIQUID LIMIT,;percent' • d. Stiff 8-:16.;: ':' Very:stiff;•-• 16-32 " ,. PI. PLASTIC INDEX - Hard, • , >32, • ;'N STANDARD_PENETRATI,ON,••,blows per.loot' SOIL' CLASSIFICATION',SYSTEM .> TERRA 'TALBOT•;ROAD•'.PROPERTY • 'ASSOCIATES - RENTON, ,WASHINGTON ASSOCIiATES. „ Geotechnical•Consultants ' Proj- •No. .T-1491-1: • :Date-•-3/96 ' - Figure :3. Test. Pitt':No. TP-1 • Lo ed'b MFS gg Y� • Approximate Elev '76' Date:..3/15/96- _ Depth USCS/ (ft:) Graph . ;Soil Description W Topsoil: Decavin wood and plant matter:- : • SP` Brown'fine to medium SAND with gravel,wet;loose,- 18:9 :_ . Gray to orange-brown silty SAND, moist to wet,:loose•to. 19.6 - •• • • • >`" SM, medium dense,with occasional gravel,with some_mottling. :_ • -• , 5_ >':: (Weathered Till) Gray brown silty SAND with gravel,,m"oist;.dense. (Glacial Till),., ' 16.3 . .• Note:: Becomes•sandier.at 10.to 11.5.feet: . • ' • =Test pit terminated;at'13-feet: '15 Light seepage observed at 6 feet. . .. • • Test Pit No. 'TP-2 Logged by ' MFS - .. , . Approximate'Elev. 42 .Date: 3/15/96 Depth ;Graph. .Soil Description (%) Topsoil: Orange.gray brown silty 3AND, moist to wet,loose;; „ : • •' , • • = •• 198` :;.;.:: >:?: • Note: Becomes medium-dense at 5 feet. • ' • — Brown'silty-SAND• with gravel',moist, medium,`dense to d• ense. - , SM (Till-like) - 18.2 10 - ''Gray-brown silty,SAND;.moist, dense, moderatelywell:cemented. - slur::::::• (Glacial:Till)... 19:0 _ Test pit terminated at 13 feet. ' Light seepage observed'at.10`feet: 15 • TEST PIT.LOG.S.<<;,: - `TALBOT:ROAD PROPERTY ::,.` • • .• >€€> -:RENTON ` WASHINGTON, ASSOCIATES- Geotechnical Consultants , -" - , Proj:- No. T 1491-1 ,' Date .3/96.- Figure 4 • . Test,. ' • "Logged by M FS :Approximate Elev: '48: Depth .l1,SCS (ft') • •Graph• Soil Description W ' Topsoil:" • - >.'• '•orange-brown silty SAND'with gravel, moist to.wet, loose, ''.• 22.1 becomes:medium,.dense at_2:5 feet• :_ - • Orange-brown silty SAND with'gravel,Moist ist to wet, medium- •' •• 5` ?>"'l''3`` `:> `'i%'dense,weak cementation.',(Till-like) - • • Note: .Has:zones of sandy:silt/silty'sand and sand with silt `; .., ; '._ ::, 5 to 9.feet. 'Becomes cobbly.'at 9-feet.. Dense•to very dense;at • 22:2 '• . • • 10 feet. • . , • • ' 10 • - - _ '< `Gray-brown silty SAND with'gravel;'wet,`dense, moderately`_ 14:7 •• - • ''<.SM ' -.well cemented. .(Glacial Till), . ' - ' 15 . • Test,pit terminated at 14.5 feet'. Light seepage at 9 feet: ... ' • . • Some,sloughing;and-caving into.excavation 5:to.8 feet., . , .. •. - :Test Pit No. TP-4 . Logged by: .MFS , • - .' - •Approximate-•Elev. 52 Date: '3%15/96 . •; Depth;_=USCS 5.. • • (ft) p Soil*Description : �./o. Gra h. � o , �. Topssoil. � ;SM, Gray-brown.-silty,SAND with gravel, moist,;loose; some:mottling: ..:'a • • ' • •J , • • Brown Silty SAND.with gravel, moist to wet medium dense.- , 17 3 _sM. - - — _ ' <' -Brown to gray-brown silty's SAND,_moist,'Medium-dense-to dense; %`» SM z%«• 'some weak cementation. (Weathered Till) • • 22.6 ' r10 '• <: Brown Silty SAND:, moist, dense, moderatley.well.cemented - `' (Glaoial Till)' SM[ 18.9 _ .` -Test-pit'terminated,at•13 feet. No`seepage observed: 15: TEST PIT LOGS, .'.: TERRA\ TALBOT ,ROAD, PROPERTY "` ASSOCIATES RENTON,:WASHINGTON • Geotechnical Consultants' • • Proj. •No. T 14911. Date 3/96 - Figure 5 'Test Pit No. :TP=5 Logged'by: M FS Approximate Elev ,76 . Date: 3/15/96 . • Depth , I•t \ USCS/ , . W Graph - Soil Description. •• 0' Topsoil. � �, :,SM, Brownailty SAND,with gravel; moist,Jo,ose'.-,. , _ • _ , • , ,..Brown to ra brown,SAND with silt"and ravel moist medium, ,g Y. g 16.8 :dense. Till like £:< • - Note: Some cobble'-o t 24 inches.at'6 feet: - - SM11 ^z; . Y. ` Brown,to ra t • _ 1Q ;w g y-browD fine to;medium sandw.ith•silt andgravel; • _ ' ,•,c `'' rrioist dense some weak-cementation.,',(Till-like),' ; • _ • , {k' _ 1T.3 _ Test'pit terminated at 15 feef: ' ' • ' - ' No seepge observed. . Test Pit- :No. ,TP=6 • Logged by: MFS , _ Approximate Elev. 86. "Date: }3/15/96_ Depth. S Soil Description W. '•. � - - (_/o) - . .. ,. Topsoil: - _ 'Brown silty SAND with gravel;moist"medium dense'sorrie'weak . 9•1 - ' • cementation. 5. . snn - • : - , 16.7, 10',:' _ Brown silty SAND with gravel;moist, Y dense;•moderatel well::•':•::•`' cemented.>-(Till-like) • 15.6 • "; 'Test pit terminated at 14 feet. 15 No:seepage observed • TEST 'PIT LOGS ' TERRA ' ',TALBOT._ROAD :PROPERTY` ' RENTON', WASHINGT,ON, , ` ASSC)CIATES• . Geotechnical,Consultants - • • Proj.' No:' T-1491-1 Date• 3/96 Figure, 6. " . - : . _ ' ::. Test Pit-- No, Tp-7`-_ .• Logged by: 'MFS, - • ' - . ' Approximate Elev: 102; , ,. Date: .3/15/96. '• - -Depth USGS• , • . , . (ft:)' Soil Description ' • - ,.Graph (/o). Topsoil. , i✓. • • , ' , -' _ • .Gray-brown to orange-brown silty,SAND; moist to: wet, loose,',; '. ;' <:SM E : medium,dense, sortie mottling.and charcoal. . ;,, - Brown to'gray-brown Silty'SAND; moist to wet;medium dense. . , • (T)ll=like) • , .; Note: Becomes moderately.well cemented at 6 feet: Some;' • 16.7 .. • . >:: : ::: ':: sandy lenses 8 to''10 feet. • " ' - • • .. _- • •10 ``` 'SM i , . . . " JE`?......=...... • • _ ' . ' • :Test pit terminated at 14 feet. eight seepage observed'at 8.feet, . ' •.- ., . 15-` • , Some caving/sloughing=into excavation 6 to 10 feet ' . ` • ' ,. • Test Pit' No. •TP•-8 . ' • _ Logged•by: MFS . , : , . . ' - -. ' : ;Approximate Elev. '74 . ' - , . Date:_ 3/15/96 -. : " - .. r Depth . - .. eft•) IJSGS%;; ; . .' .. W,S.oil..Description - . -(%)- _ . ' , =0_ SM� Orange-brown sandy-clayey.SILT, moist,firm: ; • ,. . 23:8 • ' ' - _ :> ,"Orange-brown silty SAND, moist, medium;dense:. (Till like) 19:8 - ' . • _/: „:„. ..' 'Note Becomes dense et 9'feet. -• . - iiii�•>_` >:>:{i Brown silty SAND with gravel;moist, dense;moderately,well . • - , - »::a<E::s::::::::: .cemented. .(Till-like) • - 19:7 . t _iti '. • - , _ . ' ' -.Test pit terminated at 14 feet... • - • - • ' .' • , 15 -No-.seepage observed:: . . ' - -. . - • • • ; . ,•C : • TALBOT..,R.OAD PROPERTY.-:` . >> ><�® - TERRA . RENTON, :WASHINGTON . . AS'SOCIATES : ' - Geotechnical.Consultants . .` . Proj..:No: T-1491-1 ;Date' 3/96 - •Figure-:7 Test; Pit- No• TP-9: • Logged by: .M FS .'• Approximate Elev.' :86. Date: :3/15/96" • .• Depth : . (ft.) GSa.Sf _ p: Soil Description' (%) 0 Topsoil:. '`I # '`" SB'rown"SAND,with• gravel; moist, loose•, some•roots to-3 • ' 6:6'• •H •. .. •SM s': feet. • Brown silty SAND with-gravel, moist;'medium dense:',(Till-like) 5 =• ' , •, , — Note:-.Becomes dense;•moderately well cemented at•6 fee .t ' •; • -• • - Brown silty SAND with gravel, moist;dense,'some Orange', " `'' _ -staining. (Till-like) ,3 • - Test pit terminated et 12:5 feet. -, - No seepage observed:.,: Test Pit' No. TP-10 ' Logged by:`:MFS' . Approximate Elev.. 146 "- • , : Date: 3%15/96 . Depth „ ' (ft.): U:S. Graph Soil•Descripti'on' (°j�j 0 Topsoil - ,�.: - SC Orange=brown clayey•SAND/sandy:clay;"wet-,•medium dense/stiff:' 21.9' ,' 18.5, €. •Orange-brown:silty,SAND with.gravel,moist'to;wet; medium - • 5 = dense:,Till like - = SM-' 10,-><'__;; ` ; Brown-silty SAND with gravel,moist; dense. (Till.like),; : 18.1 Test Pit terminated at 11-feet." - • " - Light seepage observed at 2.5 feet.• 15. • _ - ,TE:ST PIT, LOGS' TALBOT -ROAD PROPERTY • . . , , >> > , •`,-,• TERRA, .'; .. . -- ` �\\\\' ASSOCIATES ;RENTON, '=.WASHINGTON •• - Geotechnical,Consultants - ' _ - Proj: No. T 1491=I Date 3/96 . Figure'8 : • '' _' c ' • •Test. Pit N.o..: . TP-1.1' , Logged.by: MFS.: '._ • - . • • • _, Approximate Elev:- .118 ; ' . , ' : - , 'Date: ,3/15/96 • ' . - . - Depth USGS , (ft ) - Graph Soil Description • • o _ Topsoil:' very wet.' ' . .,, • :19.0' MU /,Orange'gray-brown silty,clay,wet, medium stiff: -_ •• .• - 16.5 ., • ii:i<::ii'>i_ si::: Brown silty,SAND, moist to`wet, medium-dense;with occasional,,: . -• 5.--:....:.�.`i?= gravel. (Till-like), ' '•-' . . i SMM1 ... " . • _ '':•Brown silty SAND�with"gravel, moist to.wet,'dense',-some weak 17.0 . ; ;cementation. (Till=.like)_ - . 10 . . . '- .Test:pit terminated at 10'feet ' . • - ' ; 1 Light•seepage observed at 2 feet. . 15; ,' . - , Test.` Pit. No. TP-12 , - - Logged by: M FS:. „ . Approximate.Elegy.`: 104 = 3/15/96 Depth (ft.)71,j, CS/' :Graph' : Soil Description Topsoil:' Wet: ' ' CL SC i -Brown to orange gray brown silty clay/clayey;SAND;'wet-; loose:.. •. 20:2. ..` - _ ':` Gray:brown to orange-brown, 'silty SAND;moist, medium,dense;.:., -, ., • . ''i-`'"`'if"` ' some weak`cementation. (Till-like): -. . - - 5. 'SM - ,r 18:1. • • . • ' - ' " .• . Test pit terminated-at 8,feet: - . - 1Q No seepage observed., 15.. TEST': PI.T.'LOGS .TERRA "':: , ' ,'TALBOT.'ROAD ,PROPERTY.' - . > ..4 ‘V . . RENT°N,'`'INASHIN.GTON ' `• ASSOCIATES .. _ _ - ' " - ' Geoteehnical Consultants- • " - - - - ' ' ~ • • • - . �Proj., No...T-1491-1` Date 3/96'- .Figure. 9, - Test .Pit 'No:. TP-1 .. Logged by: M FS Approximate Elev. 130 • Date: 3/15/96 • Depth (fti)" USCS/' 1N .• . • -. .Graph � Soil Description• • ; (%) - • • Topsoil. SMT MC Orange-brown silty SAND/sandy,SILT,moist,!dose:,., . . °s — • 28.9 - ' — Brown to gray-brown-silty=SAND with gravel, moist;'medium' • . . €: dense;some weak cementation ("Till like) - • ' — SM 10 - ;Test,pit"terminated.at°10 feet. : - No seepage observed. ;. 15. ,Test Pit Noy TP-14. .Logged'by,: M FS. ' . - .Approximate Elev. 122 •' Date: 3/15./96 ' = . . .- (ft.) USCS ; . - Graph Soil Description_. (%1= Topsoil: Wet. ���CL�� Orange brown silty.CLAY,• wet;,s oft, mottled. 22. ' • :Orange-brown Silty with gravel, moist; medium.dense,, - — _ 22.0' = some weak cementation., (Till=like):• . 5'-- _ , S _ T • — ,<' Brown.silty'S 17:8'lty AND with grave,I,:moist, . i s cemented. (Till-like) 1O • - - Test pit terminated'at 10 feet.' ' - , • Light seepage observed at 7 feet. '• - - • - ' • • • 15. • TEST _PIT:LOGS . _ .. •.,••-TALBO':ROAD--PROPERTY, \Xt• . .TERRA - :;`> '� �e\\ '`'''' - RENTON,',WASHI,NGTON • 1 ASSOCIATES Geotechnical Consultants • Proj,,.No., T-1,491=1' :Date 3/96 Figure 10 - • • - -, • -• - Test, Pit •No. TP-15 - :, • ' Logged by , MFS ; , ;: - .Approximate-`Elev.• 142 . Date: '3/15/96 ' • •` • • Dep •th.,. ft USCS/. w ( , .) ,: . Graph ;Soil Description , . ; , .. ; •: • :(%) ' Topsoil: Wet. , ',,:'' SM •Orange-brown silty'SAND,wet,'medium.:dense•„with,some clay,.:'. - •• , -` mottled.'(Weathered'Till) :• — = • 15:3. . • • _> i <: •- i' Orange•gray-brown silty SAND.with gravel, moist,.medium.dense•,'. S 'i'L °i:?:ii ' well cemented.'.'(Glacial Till),: - ` 5,-- ,sm. - 12:8 , Note: Becomes ra siltySANDwith gravel,: ver dense $ Yg ,. Y. , , .. a 6-feet.. _ . . , -. , . t ' • Test terminated at"8 feet: " 10- • No"'seepage observed. •, 15 • • • • . TE•ST PIT',-LOGS .• • • • TERRA. _ ;` ..TALBOT- ROAD.,PROPERTY . . :::::::>:::::: �������-,. RENTON;..WASHINGTON • !. ... ASSOCIATES ' . - , Geotechnica(Consultants-; -' ' - • . ' Proj: No.'-T-1491-1 .--.Date 3/96 Figure 11: ` . SLOPE TO .DRAIN, NEW STRUCTURAL FILL'A - 1 1/4.11k."k6.11441X1 1NW ,-, - ' ' MAXIMUM 'SLOPE GRADIENT .2:1(H:V) ' ' '' litttiA .. . . ..:::.%:.:....: ..'..'....'...;::..i.'......L' EXISTING :•:. :.':,:Y:;:.'.:.:•:.t.i...:.i,::":,:.\::::.:••:::•:';.:::',...:::: :.::'.::.: , ®®� . •;'' :GRADE ':.:.iWI1. ‘. it:ti.-L ,' `'t` `•' ' ®�_ , • •' _ TYPICAL BENCH -- 1 ` • MAY REQUIRE' SUBDRAIN IF SEEPAGE' •,:.•:.,., • CONDITIONS'ARE INDICATED ' ',' GRADE. AFTER THE•REMOVAL ,OF'.'. " •' TOPSOIL,AND OTHER LOOSE-SOILS • KEY 'CUT''AND 'TOE ,DRAIN — ' - -• 4• `DIAMETER:PERFORATED PIPE ENVELOPED' : , IN. 1 "cu.ft.•' 1" DRAINAGE GRAVEL ' ± :NOT TO SCALE.. , NOTES: :1::SLOPE SHOULD' BE;STRIPPED OF,TOPSOIL AND' UNSUITABLE`SOILS PRIOR TO PLACING :ANY .FILL. , : i 2. "BENCHES7 ' HOULD BE A MINIMUM OF''6 .FEET-.WOE:. - ' . 3 "KEY"-SHOULD° BE`=MINIMUM 2 .FEET. 'DEEP AND. 112, FEET WIDE, EXTENDING THE, FULL LENGTH'OF- ,. THE- SLOPE FACE. , , = - . . • . 4. 'FINAL-SLOPE FACE SHOULD BE DENSIFIED .BY' COMPACTION.'.:'" _ 5. :PLANT OR HYDROSEED SLOPE,FACE TO';REDUCE;EROSION POTENTIAL. 6: ALL STRUCTURAL FILL SHOULD.,BE: COMPACTED �TO 95%:'OF, SOILS:MAXIMUM:'DRY DENSITY PER -. ' 'ASTM; D-698 =(STANDARD'.PROCTOR). ; : - .. : -. : -, . ;„ GENERAL; SLOPE FILL. DETAIL r, -!`' TERRA. " TALBOT:. ROAD.; PROPERTY ,: .. ''''''Q\\� RENTON, WASHINGTON ASSOCIATES - . "otechnical Consultants , 'Pro : No.:1491-1 `Date, 3 ,96 figure, 12 : Mirafi eogrid or equivalent • reinforcement .approved 'by-: - Geotechnical Engineer.," (see:reinforcing'schedule below) • - Slope :2:1(H:V) ,' • Compacted Structural Fill r • Swale; for surface drainage control. • • 1 O C Q • D. V- •X OD,O Doe , O. Q'�O, °o - .. . 1.5. �i _ - .O„ .o '.O DQ' ' ••ram o \�" . `�r° 0,:o o'oo 0 ,Crushed rock',filter — 0'o.o°'.,o• 00 0 �. material, between 1.5 .5 • • 0 0o O.0°o p00 0 o 00 •• a• nd 3 inch• size,,with • 000 • °00o0 '0 0 °-- less than 2%.'fines. : .? : :,'• • % °0 0 00 0 0 0°°o, \\���\���\/�\%\\ \\!\\(�\��\��\��\/� • �/ \/�\y�\ °O 0 °O o°°,oyDoo /� 4 in. '.minimum diameter / '\�‘ '. ':' ��/f oo 0.0 000(It j drain pipe surrounded, by ' :�i\\`i�\i��i�\ \\ \\`i�\�i\\i\\\\\`%i, 00 �,�• ° i'' pea—gravel • -. 1 + clean washed. ,' 12 in. min. • \ \\ 0 0 0° \' 'or gravel in..,minimum gravel: bedding Firm undisturbed Keyway 12-in.-;min.' soil to be verified : by Soil Engineer , - Keyway. should be, sloped _ down towards the face : being protected. GEOGRID REINFORCING SCHEDULE • _ Rockery Height: ,No.''of Grid Layers, 'Grid Length (L); ' 5, 2 4, , 6' NOT TO SCALE REINFORCED FILL/ROCKERY CROSS-SECTION ,- , ry . .TERRA TALBOT-'ROAD 'PROPERTYASSOCIATES RENTON, WASHINGTON=' ' otechnical,.Consultants Proj..No.1491-.1 Date 3/96 Figure :13 FRENT.•.. > > > «'>::>:::::<::><`'<<`:.<> > >> ::> <<»>r<>»> ':< <»>«>><: ....... <:<;::;:: fit:`::.::.::.:::::: .,,N : llll/\ l` IV« > ....... .. . ... < >O�I11N :::::::::.............. 0 . C.. Nofe:?:aE:'ffiere ............................teal:owner 'teeseattacF�an.ad it n 'notarized'KilasYerAjplceton f PROJECT OR DEVELOPMENT NAME: -NAME: BURNSTEAD CONSTRUCTION CO. , INC. TALBOT ROAD PiQi1". r'LA-T PROPERTY/PROJECT ADDRESS(S)/LOCATION: ADDRESS: 1215 120TH AVE NE #201 4915 Talbot Road South; Tecl1-- s.-l- Wcif 52 L97 bfws_ 5017 Talbot Road South 'IN KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): CITY: BELLEVUE, WA ZIP: 98005 312305-9053-08 312305-9037-09 312305-9149-04 312305-9122-05 TELEPHONE NUMBER:454-1900 EXT 233 EXISTING LAND USE(S): Residential <`''APPCf'CANT... bi e PROPOSED LAND USES: NAME: Same as owner Residential COMPANY(if applicable): EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: Planned Neighborhood ADDRESS: PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): Planned Neighborhood CITY: ZIP: EXISTING ZONING: R-14 TELEPHONE NUMBER: PROPOSED ZONING (if applicable): . ::.:.. ..:.:..::.:... . R-14 • SITE AREA (SQ. FT. OR ACREAGE): NAME: :Ron Hughes, P.E. rT `.0 - 26.64 Acres COMPANY (if applicable): PROJECT VALUE: REV J v,tr 'BURNSTEAD CONSTRUCTION CO. , INC. E�pM $17.5 Millon o RN'il3NAINc ADDRESS: 1215 120th AVE NE #201 IS THE SITE LOCATED IN THE AQUIFER PROTECTION AREA? No CITY: BELLEVUE, WA ZIP: 98005 IS THE SITE LOCATED IN ANY OTHER TYPE OF ENVIRONMENTALLY SENSITIVE AREA? Yes, portions along the west side of the site are within the Springbrook Wetland, TELEPHONE NUMBER: 454-1900 EXT 233 Class II Landslide Hazard and Class II Seismic Hazard. ;:>:.:;::::•:;< :>>><> :>::LEGA ..D S.C... �N'ipF.. ..ROPERTY. Attach ,:sheot'if..n . .1:...................... I ' 1 SEE ATTACHED' EXHIBIT A i I . 1 I i APP ::l. ..A "! ,111::ScittE :>;igi;><::>::>:::::<:>::igigi:>:>:':>::'::>:>iiiii :><:»:>:>:»>::<::.;:>:;::<>:_: '>:.. ff:10v, !i• termine:>fe: :.;.:i:::::>:: >;::>::::»>:>:»::>:;:;'::::>:<::: >::> ;;« ::<::.Che ka!!:: U a. ion:;. esthat>>a t .: C� <sta.................d� . �s............................ . . ..... N ANNEXATION $ SUBDIVISION: _ I ' _ COMP. PLAN AMENDMENT .$ _ REZONE $ _ LOT LINE ADJUSTMENT $ ' _ SPECIAL PERMIT $ I _ SHORT PLAT $ _TEMPORARY PERMIT $ TENTATIVE PLAT $ CONDITIONAL USE PERMIT $ . 1 X PRELIMINARY PLAT , X SITE PLAN APPROVAL $Iet7 .025 i I _ FINAL PLAT .$ GRADE & FILL PERMIT $ (NO. CU. YDS: ) PLANNED UNIT DEVELOPMENT: $ _VARIANCE $ 'a (FROM SECTION: 1 _ PRELIMINARY —WAIVER $ _ FINAL _WETLAND PERMIT $ ` I ROUTINE VEGETATION i _ MOBILE HOME PARKS: $ MANAGEMENT PERMIT $ ili _ BINDING SITE PLAN • $ I SHORELINE REVIEWS: _ SUBSTANTIAL DEVELOPMENT $ L. _ CONDITIONAL USE $ _VARIANCE $ : EXEMPTION $No Charge I - X ENVIRONMENTAL REVIEW $ ,5OO. ` 1 _ REVISION $ : _;:. V ,;; «F ;::;: ER HI P>> <> > <>'< < < <<>>` ilail :>:>:<:: :>::>::»;:<::::.::::::>:::::<::::>:::::::;:::::: <:><<:<:»:::::::«>>:�:«: :: <:;<>�: >: ::::<>�>�»>» <:<<�> :::>>< :AFE(DA. lT..O.....OWN. S . I, (Print Name) /y/J/ 'l .IQNG SGY6 ,declare that I am (please check one)_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 answ'e s herein contained and the information herewith submitted are in all respects'true and correct to the best of my knowledge and belief96��QpyauQU00� •- ATTEST: Subscribed and sworn to beforflj�rr��a`14 ���n and foyy�e State oflJ�►ehwskrw.residing at �_Q����7_�tARY e (Na f 0 /Represent ive) UCPAmen, t) , on the a da{ + ....,. ` c N SLY 1 9uli - 19'17. 1 :0 /© E Z d e Pue- =A.• (Signature of-Owner%Representative) l 'IA v .'i.;ll l� ���`'�'140 " ._ : (Signature of Notary Public) °oe,t, O-80tF .Vi�Sk°@ C Sta`ffmiip <`:;::><`'� .> >' <` '�>`,q > ::<: :<:«:::>::>::::>::;<::;:>::>:'<:: <: ; :::>`:::>::::::: . <:<:<:::<::» :: <:::::>>;: . ..I....se tio....ta':tie;'com .eted..b. ... . .:. . ;. -::..;'..: .:.:;' ;::;<' - :.;;:.;:" . .., . :::::... ...::.>:.:. 'U.-A::;:.;:CU.H..: ILA. ..: .:.:: :. I :::.119:N.umber.::.:. .:: .: .::.::::.�. .::::::::::A::.• D: BSP> :CAp:5....:CAp:;�.;::.;;GpA.::. C.:;::::;:::::::.:::::::::.�:. �::<:>:::;:..:::.. ::.::: •:.;:MHP:,:<::<>:f:..P.U.D::»:::FP;::PP':R:::: RVMf�:.: .;SA- ><:.SA- .::«:::SNPL A..�PL� '::;>::SP:::>::>:SM:;:::':5 E.........::.:.Vlf::...:... .... :..T.O.TAL:P.O.STAGE:;:PROVID�D. ::S; .�,.:<:�:l' :: >::<:<::: ;::>;:: <:::::;::: MASTERAP.DOC REVISED 9/96 i t , EXHIBIT A TALBOT ROAD Legal Description PARCEL A: THAT PORTION OF THE SOUTH HALF OF THE SOUTH HALF OF THE NORTH HALF OF THE SOUTHEAST QUARTER OF SECTION 31, TOWNSHIP 23 NORTH, RANGE 5 EAST, WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON, LYING WEST OF COUNTY ROAD NO. 80, KNOWN AS THE KENT-RENTON ROAD, ALSO KNOWN AS SPRINGBROOK ROAD, AND ALSO KNOWN AS 96TH AVENUE SOUTH. PARCEL B: THAT PORTION OF THE NORTH HALF OF THE SOUTH HALF OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 31, TOWNSHIP 23 NORTH, RANGE 5 EAST, WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON, LYING WESTERLY OF THE WESTERLY MARGIN OF KING COUNTY ROAD NO. 80, KNOWN AS KENT-RENTON ROAD, ALSO KNOWN AS SPRINGBROOK ROAD, AND ALSO KNOWN AS 96TH AVENUE SOUTH, EXCEPT THAT PORTION THEREOF DESCRIBED AS FOLLOWS: BEGINNING AT THE WESTERLY MARGIN OF KING COUNTY ROAD NO. 80 AT ITS INTERSECTION WITH THE NORTH LINE OF SAID NORTH HALF OF THE SOUTH HALF OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 31; THENCE NORTH 88°53'22" WEST ALONG SAID NORTH LINE A DISTANCE OF 270.00 FEET; THENCE SOUTH 00°29'59" WEST, PARALLEL WITH THE CENTERLINE OF SAID KING COUNTY ROAD NO. 80, A DISTANCE OF 120.00 FEET; THENCE SOUTH 88°53'22" EAST, PARALLEL WITH THE NORTH LINE OF SAID SUBDIVISION A DISTANCE OF 270.00 FEET TO THE WESTERLY MARGIN OF SAID ROAD NO. 80; THENCE NORTH 00°29'29" EAST ALONG SAID WESTERLY MARGIN A DISTANCE OF 120.00 FEET TO THE POINT OF BEGINNING. PARCEL C: LOT 2, CITY OF RENTON SHORT PLAT NUMBER 399-79, RECORDED UNDER RECORDING NUMBER 8005139001, SAID SHORT PLAT BEING A SUBDIVISION OF A PORTION OF THE SOUTH HALF OF THE NORTH HALF OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 31, TOWNSHIP 23 NORTH, RANGE 5 EAST, WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON, LYING WESTERLY OF COUNTY ROAD NO. 80, KNOWN AS KENT-RENTON ROAD, ALSO KNOWN AS SPRINGBROOK ROAD, AND ALSO KNOWN AS 96TH AVENUE SOUTH. = = e= DODDS ENGINEERS, INC. CIVIL ENGINEERING SURVEYING PLANNING July 31, 1997 DEI Project No. 94172 PROJECT NARRATIVE TALBOT ROAD PROPERTY-RENTON,WASHINGTON APPLICANT: BURNSTEAD CONSTRUCTION The concept for the Talbot Road Property is to create a residential community with a mix of housing types per the City's Residential Planned Neighborhood and R-14 zoning designation. The 26.6 acre site is located on the west side of Talbot Road South, approximately 1/4 mile south of Carr Road. The site contains open grassy areas, isolated wetlands and existing trees, with some steeper slopes and a large wetland along the western boundary adjacent to State Route 167. The conceptual site plan and preliminary plat propose a total of 181 homes, consisting of 51 single family lots, 106 townhouse condominiums and 24 multi family condominiums. Per the City's definition of residential housing uses, this mix constitutes 157 (87%) primary uses and 24 (13%) secondary uses with the Bonus Dwelling Unit Mix/Arrangement of the R-14 Zone. The proposed site plan for the Talbot Road Property qualifies for the Bonus Dwelling Unit Mix/Arrangement in that a minimum of 5% of the net developable area is set aside as aggregated open space. The main open space corridor that traverses the site and incorporates wetlands E and F is a total of 1.5 acres. With a net developable area of 17.7 acres, the aggregated common open space is a total of 8.5% This common open space also: 1. functions as a focal point for the development; 2. has a maximum slope of 10%; 3. has a minimum width of 25 feet; 4. is located outside of the street rights-of-way; 5. will be improved for both passive and active open space; 6. will be improved with landscaping in the public areas, and 7. will be maintained by a homeowners association or management organization. The single family homes are located generally in the southeastern and central portions of the site and are accessed by way of a public road. This road enters near the southeast corner of the site and loops through the single family lots. A landscaped neighborhood park provides a visual focal point for the homes and is easily accessed by all residents. The single family lots are generally 47 feet wide and 85 feet deep with a minimum lot area of approximately 3,900 square feet. The townhouse and multi-family condominiums are located in the western and northern portions of the site. Access is provided from the northeastern corner of the site through a 60 foot wide parcel. This landscaped access road will feature a walkway and will connect with the public road system in the single family area. This connection will result in a looping street system thaR ¢fFf emergency access and creates a unified neighborhood of single family and attached homes. Ash131997 DEVELOPMENT PLANNING CITY OF RENTON 941721#4.doc 4205 148TH AVE. N.E., SUITE 200 - BELLEVUE, WA 98007 (425) 885-7877 FAX: (425) 885-7963 07/31/97 Talbot Road Project page 2 The townhouse condominiums are designed as "level", "uphill" and "downhill" townhouses to fit the topography. The homes will feature an attached one or two car garage and, in most cases, a parking apron in front of the garage. The steeper slopes between the townhouses and the westerly property line will remain in a natural condition except for the storm drainage facility as shown on the preliminary drainage and utility plans. The multi-family condominiums have been designed as six-plexes to create structures that are similar in scale and massing to the other homes and are compatible with the apartments to the north. These condominiums will feature attached one car garages and parking aprons. A one story "carriage flat" is located above these garages with 2-story townhouses to the rear, both with direct access from the garages. Parking for the single family homes is provided in 2-car garages, on the driveway apron and on one side of the public street adjacent to each lot. The condominiums feature one and two car garages with parking aprons. The public streets will include attached sidewalks on both sides, while the private drives in the condominiums will include an attached walk on one side. Construction is anticipated to start in the spring of 1998, contingent upon the approval process. The single family homes will be developed as one phase while the condominiums will be constructed in five phases. Full buildout is expected in approximately two to three years, dependent upon the for-sale housing market. Parking Tabulation Single Family Homes Garage Parking 102 Apron Parking 102 Total 204 Parking Ratio 4:1 Condominiums Garage Parking 143 Apron Parking 123 Guest Parking 40 Total 306 Parking Ratio 2.4:1 941721#4 TALBOT ROAD Construction Mitigation Plan In order to mitigate the impacts of site development for Talbot Road on the surrounding neighborhood, the following requirements will be established for the project: Prior to the start of any construction, a Temporary Erosion / Sedimentation Plan will be prepared for review and approval by the City of Renton. This plan will show the location of temporary construction entrances for the site. The design of these entrances will use quarry rock to keep mud from being tracked onto Talbot Road. Street sweepers will also be used to clean Talbot Road as needed. Construction activities will be limited to the period from 7:00 a.m. to 6:00 p.m. weekdays for the heavy equipment operations that produce the highest noise levels. The majority of construction vehicles will go north on Talbot Road to S. 43rd and then onto the East Valley Highway (SR 167). Since this is a major road system, there will be no impacts on residential streets. During the drier summer months when construction activity could produce • dust from the exposed soils, the site will be watered as needed to keep the dust at a minimum. lifer) 1997 Ciry F Re,y oNNNiNG Y CITY OF RENTON DEVELOPMENT SERVICES DIVISION AFFIDAVIT OF INSTALLATION OF PUBLIC INFORMATION SIGN(S) • STATE OF WASHINGTON ) COUNTY OF KING RortiAlP / NvW IL s , being first duly sworn on oath, deposes and says: 1. On the /3T74 day of 416147 , 19 97 , I installed ONe public information sign(y) of the property located at 49/,6" TiuzoT Row, Sovr,J for the following project: • 74Z/Ye7 jevi4 Project name 1304%47 P CaNs TjatITjcN COS,/aG. Owner Name 2. This/these public information sign4 was/were constructed and installed in locations in conformance with the requirements of Renton Municipal Sectio 9-12-8 G and 9-12-9-I 2a. Affiant ossioacSUBSCRIBED ,tigt S,WOa �ofore me this / day of , 19 97. CO 414417. �' �' / �•%% G'b NOTARY in and fo the State of Washington, Air4:4untie OHO residing at ©s7„Q n 0O oD®oo b -1-,9 My commission expires on PUBSIGNS.DOC REV.4197 AUG 13 1997 oEvELOHMEN7 pLgNNING CITY OF RE1uTLAn AGREED ACTION OF BOARD OF DIRECTORS OF BURNSTEAD CONSTRUCTION COMPANY a Washington Corporation A special meeting of the Board of Directors of Burnstead Construction Co. was held November 10, 1996, all directors being present; the following resolution, upon motions being duly made and seconded, were unanimously adopted: RESOLVED: The following persons are nominated and unamously elected to serve as officers of the corporation until the next annual meeting of the directors, or until their succerors are elected, unless earlier removed or resigned: Mary Jane Slye President Joan K. Burnstead Secretary John Best Vice Pres Scott Hall Vice Pres RESOLVED: That Frederick Herman Burnstead will hol¢ip position of Chief Executive Officer for Burnstead Constrtr&V.Ven Co. AUK' ' 3 97 DF Cay OF m'RENT ON Adopted this 11th Day of November 1996 . F.H. Burnstead, Director �` 1. ` i, umstead Construction Compa y�'. 1 \ l,v mar'lane%,S1Ve,Pres jefl , .�• bti 4f�".'_t !/1215 0th Ave'.',N E:. i\',x '`1� ,1 '{3,'W' . BeJleyue; WA 9800'5=2�135 ?;,i 5,. "', ; :t• ) 206 454 1900 Ext.,213 - i•�/ -., \. Fax:/2'0 454 45,43.'ce'` <:_\� t l'1 1, I f'• ' Steve&{rnstead\Construction Company Rick Burnstead Construc'iion'Company •Burnstead'Coraitruction•Ceimpany j 'Th,/'. • 1 `, T . -' August 13 ,1997 :\ , • .,,;. �.: . ,. - - 1 � • c - . Mr Mark Pywell, AIC > - - ,, �" N- , _ - I" c\,'ti� f"- ProjectiVlanager., . L; _ • . ;, ` •-\ /,\ 1 ; ,.I, t \. t" , '- \ , i,- J.I :1;> ' City:of Renton_ i f , ' /,. %> ,�, •'- :_ ! ( ,, / •-• . i :/; .200 Mill:Avenue South`- ,�• :`, ,. '1. / 1 -• / / ' \ ,Renton "WA. 9805'5� , ,,• \ `,. .,(.• •• ,\ ' 1. ��.. 1• ,.\, , r ,• I • E • I 1. /1, ). • ., ',\ mot'. ' 1 r"i •'-RE_Talbot,Road - Preliminary Plat and Site Plan:Review'Application , ' - !' \, ;,:� \ • , I ,. .Dear.'Mr.-Pywell, --`.. ,r I. . .,. '• ' •. - •' .We'are propdsing to develo a 26.6,acre(Site on-westside'of:Talbot-Road,The• -' '. ' -' - • ' ' ,development would create 51 single;.family_.homes/and.-130 condominiumiunits.,': _-- -7 , • Please; find enclosed'the'follawing documents as_sociatedwith:the'applications. ' / '' '' 'for:the"'Talbot'Road`Preliminary Plat.anSite `) ' // A d Plan Revievii. � f \ ', •, -1 I'.1'M.aster Application forrrNihich includes Affidavit of Owne rship ;�_l: / "'' . '. ,-'. - (11 copies'and Ibriginal)- `. ` , / - 1 , EIVI�h' 1 •i '.• .,,` :,`2 � "Environmental Checklist (12-cop.'ies): ,!. \'./ ' 1' AUG '1 3 ?997 'J, 1, , ' / .�t' \`'- ' ' ..(. 1) , .1,' I ,' . .- ,-• -r \` ,. \' • • • i. \• s. - I J . ' ' -3;1 Plat Certificate dated-,duly•1'5; 1997(3-copies). \ - ( ,,, _\' DEVELOPMENT PLANNING / I i / '�. ' 'rye ; `;�. . 1 t. • ; i - _ : 4. Mailing;labels for:property,_owners'within 300-feet copies(with-self;: /- - ` : adhesive)' - /. _ _ '_ --- - . ' '- - 1 ', I / /" ' \ /. ei. 11,- --,i ._ - - : - ` ,, 5.._ Postage-fee'amount $1.4.08(check-number 15761,),, _ . ' ' .. , 1_,1_,4 -_.- {a_ / ' '. • " ,{t: '6. List'of surround ng property�owners (names,:addresses and`= •' '' �� ` '7.4�•ikk-' • -' ' ' ' ';assessor's parcel number ' '(\., , f,-• , :,; , :.y: ,. .'' -t � • �,• - '!: •, '7'. Fee.amount,$3;500'(check number a,5760'): ' �`',' ; - ,� ':f:, :'\_ 4.,( ;.it- 1 `I '. -' 1' , ,I • - 8."=-'Project'narrafive,61`-copies): ', ._ ,; _ \' L,�,' {tJ(� ,,7,;'. 11.'l -1 ; ._,, .,_ /J..! ,.. .., '=/..: ,_ :9:--.Construction mitigatiorn,plan (5'copies). (-;.I . :' -, / ' ' ,r , r 1 I -., ♦ ,/ 'J - \, I - J''/ - i .,I k\/:1,0. Neighborhood;detail•• a 1:1_full,size-co ies ` .1 `' ' ' ' -' 1r ;t 1.21'5 7)(TO-Avenue-N.E.,'S`te 0'l.Bellevue;'�VA-9($OQS; 13,5!,e 206454 1900 �fas:206:45,4 4543; /-. ' / '11 ,�. - -''") , :I/' '1 .,= ', -, 1 " : / . - - r ' 1 L.- �.i I._ 1/ - (7 `, ' '\ �, i I ,, \.,..'. ' ,l:r{ 1 1 i `+ 4r , r. ;." (, '- - \ � - I: - \" 1' �/• /: 1, • ' '\: �, • \j /, . ,\ I ,/I ' \ �\ ,' �' 1-<< I 1 • %\ f i.I- u/•, ,( •\ ,. i 7', _ --.± .`•\' ,1A I rt •�' j, ! : 1 .,, - \r :/'. \ ;'is -`• , ', ?'/ \111.'Preliminary/Plat/.,.Site Plan;2'sheetsr(11 full'size copies,,24"x>36';)./` ',, , . 1'' '- '`' '12.Prelirnina Gradin &.Utilit Plan(1'1;co ies,50 scale, i24" x''36");l , /. . ,, i i ice:- j'..( .1 ' , • '( -7/ .\ r- i• \ .. - \ •I: 1' ')' ^,'• \ ' \ /'' - , 13. Prel•iminary':Storm Drainage.Calculations-(4:.copies).'\rt• \ ; I- •h \ f'_,••14L,Wetland/Analysis Report'(4/copri'es):`-'` . : - 'r /.• • ! '. \\. , .` 1 15. Stability Analysis Prop osed Grading (5,'copies). ' _ ' (. ' ' 1 s �i ,,.,,,\. !` i,l I , ,, . / . ' ;\!, / • ' !. ' \ 16. Slope=Analysis/Topographic,,Map (see_sheetc'2'of Preliminary Plat) ')' . '• i', ' . ,( •\ ,-.',, -.1 ( ,'I ',-, ,,-k', I. • ' `' /,''' . % i ', /, ° T / . . : -:17. Plan reduetigns,(allplans at 8,1/2" x 11" 1 'copyincluded):. ( /, •,, ,1- _I_ - _ , • • II • • %; 1 Y'' '` .1 .-'I\ ` 18: Colored''display'maps:(neighborhood-detail map;and preliminay plat \.' fir ',I,\ \ it ,' L ., • i E /, ., _ •H. 7. •J V. ! •/, l' �. .I\ / (, \• 1 I �1` ,/ \rr -f`f,',1• , ') _ � 1 f ti ,. ,w • c- 19i Conceptual landscape plans, 2.Sheets (11'copies; 24"'rx 36"). ' \ -r 0: : ', ., ' ',, \ / / ; -/ ' / .,( /, > ' ' t ` '' ' ,/. � ' '\ \ 20.Schematic architectural 'eltevations,(1.1 copies,_24"_x'136"\and . ' ' ',-`' ;1 `f ' - i i ,' '( i1 /8.1/2"'x .11f 'reductions) _ `� - k )'r \ - \'f. _ ' J G' ' "'211 Affidavit of Installation`of Public:Information,Sign '\ , I ' • ( ,;', , ;, /4 ' f/ �'22.)`Plat Certificate,,Supplemental'.Corrirnitmenf(3 copies .=. "/ :,r \ ' . , ' f• ,./ �', J 1' `\ 23:TreeiCutting/Land Clearing/Plan-(4:•copies): c, •:.; • -,- ) ,-` ' ' /-.Please.feellfree_to�ca.11`me at•45'4• 1�1900`extension-233;`,if�iou-have any questions ' I /- >' "'' -1 'or,need additional'inform'ation'regarding this•-application. , /, ("'' „/ ,-.1, • , : , -t l ' 1i ,'Sincerely;!. , ! / ., , ;,f. . ' r ••�: -:., ,.. l ., ,,' • , ,J ' .)'. BURNSTEAD CONSTRUCTION.COMPANY, ` ',.\ :I ,, I •( 1 11, E ' =1� �" l ; r / 1, - , \ . '\; . (r , - _ 1 / • {,� ! , \ y.:`-_: .\ Ronald F: Hughes; P.E: ; ;' L.L ;..(. - i \.'.' ice. ?,( :'=., :;Encl.osu• res',•_ , ' •I\ '.' ),- ' +,_/ ,,,/ ' ,, i' :,/ /' /i ` /, „, , / I c. 1_ • ) • ' '!- - • .\: I` i I- • �.�. I '.; , ' ,� _ . • I ,., `n rye( 7. ' • 1 ) r \ II ` )\ .\ ) J -(,( " \.'r , 1 r \ �, \ II ' ` ' a (,\ 1" /1 t • \ • � ,I .\• ' `, - ,1 \ C; , ---• / I ll,_ // � ') .1=i • 4 / ; • \/ ( ' II • ( ' • �, i. i \ ( ' (%' ^' . \ _ I _ -\ —\.—1 ,,\ • , � - rI C \ '� '� �''(' v 1 1. ,'�� / i$ Environmental Checklist A. Background 1. Name of proposed project, if applicable: Talbot Road 2. Name of applicant: Burnstead Construction Co., Inc. 3. Address and phone number of applicant and contact person: Ron Hughes, P.E. (Bumstead Construction Co., Inc.) 1215 120th Avenue N.E., Suite#201 Bellevue, Washington 98005 (206) 454-1900 ext 233 4. Date checklist prepared: July 30, 1997 5. Agency requesting checklist: City of Renton Planning Department 6. Proposed timing or schedule(including phasing, if applicable): Construction will begin as soon as the required permits&approvals are issued. It is estimated that this could occur during the summer of 1998. Plat improvements would be completed in the Fall of 1998,with building construction complete within 24 to 36 months. 7. Do you have any plans for future additions,expansion, or further activity related to or connected with this proposal?If yes,explain. No. 8. List any environmental information you know about that has been prepared, or will be , prepared, directly related to this proposal. A Wetland Analysis Report has been prepared by B-Twelve&Associates, Inc. and Terra Associates has prepared a Stabilty Analysis of Proposed Grading. 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. No. 10. List any government approvals or permits that will be needed for your proposal, if known. , Preliminary and final plat approval, site plan approval, street use p ermit HPA permit, Corp of Engineers permit and building permits. i v r AUG 1 3 1997 1 DEVELOi'hpkld'1'PLANNING CITY OF RENTON Environmental Checklist 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. The proposal is to subdivide the 26.64 acre site into 51 lots for single-family homes, 106 townhouse condominiums and 24 multifamily condominiums providing 181 units with related streets, sidewalks, storm drainage, sewer and water utilities. 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range, if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description,site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. The project is located in the Southeast Quarter of Section 31, Township 23 North, Range 5 East on the westside of Talbot Road. The address of the existing homes on the site are 5017 Talbot Road South and 4915 Talbot Road South. B. ENVIRONMENTAL ELEMENTS 1. Earth A. General description of the site (circle one): flat rolling, hilly, steep slopes, mountainous, other B. What is the steepest slope on the site (approximate percent slope)? On the westerly portion of the site, slopes exceed 40%. C. What general types of soils are found on the site (for example, clay, sand gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. Per the Soils Conservation Service Soil Survey, soils on the site consist of the Alderwood series, gravelly sandy loam. A portion of the site has been planted with rye grasses for grazing of horses. D. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. No. E. Describe the purpose,type and approximate quantities of any filling or grading proposed. Indicate source of fill. Approximately 25,000 to 35,000 cubic yards of dirt will be moved on site for street improvements and construction of buildings. All earth work will balance on site. Imported fill material will come from a local pit. 2 Environmental Checklist F. Could erosion occur as a result of clearing, construction, or use? If so generally describe. Erosion of exposed soils could occur when vegetation is cleared during construction operations. G. About what percentage of the site will be covered with impervious surfaces after construction (for example, asphalt or buildings)? Streets, sidewalks, houses and driveways will cover approximately 35% of the site. H. Proposed measures to reduce or control erosion, or other impacts to the earth, if any. A temporary erosion and sedimentation control plan will be implemented during the construction period after City approval. The plan would include filter fabric fences,temporary construction entrance and sediment ponds. 2. AIR A. What types of emissions to the air would result from the proposal (i.e. dust, automobile, odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. During construction, heavy equipment, delivery and worker's vehicles would generate exhaust emissions. Construction activity could also produce dust from exposed soils. A minor increase in particulate emissions could result from the use of fireplaces in the completed homes. B. Are there any off-site sources of emissions or odor that may affect your proposal? If so, generally describe. No. C. Proposed measures to reduce or control emissions or other impacts to air, if any: Water trucks will be used as necessary to control dust during plat construction. 3.WATER A. Surface Water: 1. Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds,wetlands)? If yes, describe type, location and provide names. If appropriate, state what stream or river it flows into. There is a seasonal flow of water coming from an 18" culvert in Talbot Road South that is conveyed through the southern third of the property through a pipe that deposits the water in the Springbrook Wetland along the west portion of the site. There is also a seasonal flow of water coming from a small man made pond on an adjacent property to the Northeast. This water enters the site through a pair of 4" pipes and then flows South through pipe that connects to the Southern flow. 3 Environmental Checklist The Springbrook Wetland is located on the westerly portion of the property. There is also approximately 59,420 sq. ft of wetlands at seven locations on the site. Refer to the Wetlands Analysis Report prepared by B-Twelve &Associates, dated July 1997,for a detailed discussion of the existing wetlands. 2.Will the project require any work over, in, or adjacent to (within 200 feet)the described waters? If yes, please describe and attach available plans. Yes, both the seasonal flows described above would need to be relocated and tightlined through the site. Stormwater runoff will discharge into Springbrook Wetland located on the westerly portion of the property. It is also proposed to fill approximately 19,214 sq. ft. of Category 3 wetland and restore 22,521 sq. ft. of existing wetlands. Refer to Wetlands Analysis Report prepared by B-Twelve &Associates. 3. Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. It will require approximately 2,500 cu. yds. of on site material to fill 19,214 sq. ft. of wetlands. 4.Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. None. 5. Does the proposal lie within a 100-year floodplain? If so, note location on the site plan. No. The westerly portion of the site contains the Springbrook Wetland which would have standing water at times. 6. Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. No. B. Ground Water: 1.Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. No. 2. Describe waste material that will be discharged into the ground from septic tanks or other sources, if any(for example: Domestic sewage; industrial, containing the following chemicals...; agricultural; etc.) Describe the general size of the system,the number of such systems,the number of houses to be served (if applicable), or the number of animals or humans the system(s)are expected to serve. None. 4 Environmental Checklist C. Water Runoff(including storm water): 1. Describe the source of runoff(including storm water)and method of collection and disposal, if any(include quantities, if known).Where will this water flow?Will this water flow into other waters? If so, describe. Stormwater generated from the developed site will be collected in underground pipes and conveyed to detention facilities. Runoff will then be released at the pre developed rates to Springbrook Wetland on the west portion of the site. 2. Could waste material enter ground or surface waters? If so,generally describe. Waste materials are unlikely to enter ground or surface waters. Urban runoff,which contains small amounts of pollutants from motor vehicles&landscaping activities, will enter the storm drainage system. D. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any. Refer to 3.C.1. (Water Runoff) 4. PLANTS A. Check or circle types of vegetation found on the site: x deciduous tree: .1C% • aple, aspen, ot, - cottonwood x evergreen tree: fir cedar, pine,othe hemloc shrubs x grass x pasture x crop or grain rye •rass x wet soil plants:eatifouttercup 141311D kunk cabbage, the soft rush & water plants: water ily,ee • : s, mi of • • - slough sedge x other types of vegetation (Please list) •lackberry vines B. What kind and amount of vegetation will be removed or altered? Most of the grass land, pasture and some of the deciduous and evergreen trees will be removed for construction of the streets and buildings. C. List threatened.or p endangered species known to be on or near the site. g None.are known to exist. D. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: The site will be landscaped with turfgrass, beauty bark and various native shrubs such as • Rhododendron. 5 Environmental Checklist 5.ANIMALS A. Circle any birds and animals which have been observed on or near the site or are known to be on or near the site: birds: hawk, heron, eagle, songbirds other: Blackbirds mammals: deer, bear,elk, beaver, other: ovo fish: salmon,trout, herring, shellfish, other: — B. List any threatened or endangered species known to be on or near the site. None are known to exist. C. Is the site part of a migration route? If so, explain. No. D. Proposed measures to preserve or enhance wildlife, if any. None. 6. ENERGY AND NATURAL RESOURCES A. What kinds of energy(electric, natural gas, oil,wood stove, solar)will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. Electricity and natural gas will provide energy for heating and cooking. B. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No. C. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any. The residences will meet energy conservation measures. 7. ENVIRONMENTAL HEALTH A. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste,that could occur as a result of this proposal? If so, describe. No. 1. Describe special emergency services that might be required. None. 6 • Environmental Checklist 2. Proposed measures to reduce or control environmental health hazards, if any. None. B. Noise 1.What types of noise exist in the area which may affect your project(for example:traffic equipment, operation, other)? Highway 167 runs along the West boundary of the property and traffic noise can be noticed from the site. 2.What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis(for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. During working hours, construction activities would increase the peak on-site noise levels to approximately 80-90 dBA. The completed and occupied project would result in a slightly higher ambient noise level than the undeveloped site, as is typical from the traffic, people and pets in residential neighborhoods. 3. Proposed measures to reduce or control noise impacts, if any. Construction activities would be limited to the period from 7:00 a.m.to 6:00 p.m. weekdays for the activities that produce the highest noise levels such as heavy equipment operations. 8. LAND AND SHORELINE USE A. What is the current use of the site and adjacent properties? The site contains an existing house and barn. The property adjacent to the site on the north contains apartments and the property to the south is undeveloped.Adjacent properties on the east contain single family.homes.A new townhome project, Summit Park, is also east of the site. Highway 167 is on the westside of the property. B. Has the site been used for agriculture? If so, describe. A potion of the site has been plowed and planted with rye grass. Horses are curently grazing in the pasture areas. C. Describe any structures on the site. The site contains two homes, a barn and outbuildings. D. Will any structures be demolished? If so,what? Yes, all of the structures on site will be demolished. E. What is the current zoning classification of the site? The current zoning is R-14. • Environmental Checklist F. What is the current comprehensive plan designation of the site? Planned Neighborhood G. If applicable,what is the current shoreline master program designation of the site? Not applicable. H. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. The westerly portion of the site is within the Springbrook Wetland. Steep slopes on the westerly portion area are within a Class II Landslide Hazard Area and Class Ill Seismic Hazard Area. See attached Figure 1 for Environmental Constraints. I. Approximately how many people would reside or work in the completed project? Assuming an average of 2.6 people per single family home and 1.7 people per multifamily unit, 354 people are expected to reside in the development. J. Approximately how many people would the completed project displace? One resident who is renting one of the existing homes. K. Proposed measures to avoid or reduce displacement impacts, if any. None. L. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any. The proposal is a mixed single-multi family residential development which conforms to the City's Land Use Plan and policies for the area. 9. HOUSING A. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. The project will create 51 single family homes and 130 multi family homes for the middle-income market. B. Approximately how many units, if any,would be eliminated? Indicate whether high, middle or low-income housing. Both homes on the site will be eliminated. One of the homes is currently a low income rental and the other home is vacant. C. Proposed measures to reduce or control housing impacts, if any. None. 8 Environmental Checklist 10. AESTHETICS A. What is the tallest height of any proposed structure(s), not including antennas; what is he principal exterior building material(s) proposed? House plans will conform to zoning requirements. Exterior building materials would include brick, wood siding, shingles and glass. B. What view in the immediate vicinity would be altered or obstructed? No views would be obstructed. However,the new homes will be visible from residences adjacent to the site on the north and east. C. Proposed measures to reduce or control aesthetic impacts, if any. New streets and homesites would be landscaped to include trees, shrubs, groundcover and lawns. 11. LIGHT AND GLARE A. What type of light or glare will the proposal produce? What time of day or night would it mainly occur? Light will be produced by new homes, streetlights and motor vehicles on-site, generally in the evening hours and during winter months in the early morning hours. Motor vehicle headlights may produce some glare. B. Could light or glare from the finished project be a safety hazard or interfere with views? Light or glare is not expected to be a problem. C. What existing off-site sources of light or glare may affect your proposal? Lights from the Kent Valley can be noticed from the site. D. Proposed measures to reduce or control light and glare impacts, if any. None. 12. RECREATION A. What designated and informal recreational opportunities are in the immediate vicinity? None. B. Would the proposed project displace any existing recreational uses? If so, describe.. No. C. Proposed measured to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: None. 9 Environmental Checklist 13. HISTORIC AND CULTURAL PRESERVATION A. Are there any places or objects listed on, or proposed for, national, state, or local preservation registers known to be on or next to the site? If so, generally describe. No. B. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. None are known to exist. C. Proposed measures to reduce or control impacts, if any. None. 14. TRANSPORTATION A. Identify public streets and highways serving the site, and describe proposed access to the existing street system.Show on site plans, if any. Access is provided in two separate locations to Talbot Road South from the site. B. Is site currently served by public transit? If not,what is the approximate distance to the nearest transit stop. No. The nearest bus stop,which serves Metro Bus Route 155 & 163, is approximately 1700 feet north of the site at S. 43rd &Talbot Road. C. How many parking spaces would the completed project have? How many would the project eliminate? Each house will have a minimum of two garage spaces and two driveway spaces for a total of 204 parking spaces. Each multi family unit will have a minimum of two parking spaces for a total of 260 parking spaces. D. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private). Yes. Public right of way will be constructed to provide access to the single family lots and private streets will be constructed to access the multi family portion of the site. E. Will the project use (or occur in the immediate vicinity of)water, rail, or air transportation? If so, generally describe. No. 10 Environmental Checklist F. How many weekday vehicular trips (one way) per day would be generated by the completed project? If known, indicate when peak volumes would occur. The completed project will generate 1,394 trips per day, assuming 10 trips per day per single family and 6.8 trips per day per multi family. The peak volumes would occur from 4 p.m. -6 p.m. G. Proposed measures to reduce or control transportation impacts, if any. None are proposed as part of the project. 15. PUBLIC SERVICES A. Would the project result in an increased need for public services (for example: fire protection, police protection, health care,schools, other)? If so, generally describe. Yes. New residences would contribute to an incremental need for fire, police, school, health care and city public works services. B. Proposed measures to reduce or control direct impacts on public services, if any. Taxes and fees paid by the project developer and future residences pay for or substantially offset the cost of services to neighborhoods. No additional measures are proposed. 16. UTILITIES A. Circle utilities c . rentl available at the site: electricit aural , .s water,(CM:10 elephone, anitary sewer septic system, other. Cable TV B. Describe the utilities that are proposed for the project,the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. City of Renton Water and Sewer Puget Sound Energy Gas and Via Corn Cable TV Electricity'. GTE Phone 1 All utilities would be provided as part of the project construction. ' C.SIGNATURE I, Ronald F. Hughes, P.E.,the undersigned,state that to the best of my knowledge the above information is true and complete. It is understood that the lead agency may withdraw any declaration of non-significance that it might issue in reliance upon this checklist should there be any willful misrepresentation or willful lack of full disclosure on my part. Proponent: gp / PE iLl Name Printed: RoN/4 LP T.- N L1G/I 5 Date: Av6vf7 J /91, 11 _._ • .,._ ..,--• • I , . • - --i- • i ',. 4. ' •-•..., 1 . •.... . ,_ , • , . ....:.:1 i l—7.4. '..il :01.'kil ...... 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'.I1IIII .''•:. ::,•....•..•,.:•.::-,.,.:.i:•.::-.i.:.•.::..•/....:.-:.:::R:;.;:;*:'::s::.:::;:•:::i:•::::::i•:::• ::•:•: :::•::./:.•:::• ::•!:•.:: • .•--••. - •.•:••:•:••::••$•••:••••,•.•.............•..••••..••:.. • 'City of Renton Community ity Profile 1989 989 'City of Renton Topographic Maps 1962 •KingCountySoili Atlas -SsiiCss:ervati on Servic •MEROWaterpollutionControl Department 1987/1988 Status Report :;::: •Washington State Department of Fisheries • • ••'••••••••••• ; • :•::::!:•::':*•••• •'!•"'''''• P 5 k , ' .::::•ti:'• ::-..:•;:•;.:.;:?.:::::.;:::: • • I I .:::if:W•lf::::::.:::::.f.:;: i I Catalog of Streams and Salmon Utilization • 1975 I 1 ...i:i:5,:ii:,:;:•:.-i:1::1J•iing. :- \•, I'• • .1i.';:i2;t:iiii:••.::::.:'::;:..i:K: .% 1 *City of Renton Wetlands Study- 1981 I1 • '••••••••••••••••••-••••%:::::::V:.: • • • ':::::**.f•fli•:i:i$S.iff:::::.4.i 4 *U.S. Department of Fish & Wildlife• ‘ • k- le..•:•:•:••:•:00:•:. .••••••::::N:„_•:::,:, , , , National Wetland Maps - 1905 i ,:.::::.:.:.::-:.::•:•:•:•.:::.:$:•:::4::::. . 1 1 k 1•:::A:::::::::::::::::;. 4:::if:::.;,•::i:i!, 1 •I : , .. .1/4••••............,........ ......., .;, 1::::771::::::!:.:..;. rs N...:.....1 • A. 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I :::k.::.I;:.:::::PI.Iis....:?..? ..• \ \-, •-_. . ' . ! • gi ....:. r:: \, 1 i ::)•:..tm.i.:1:.:.:: iii... , •, co,. vg•a5is.••• • ... i • .x......,.:: ,,;.:::.::,.::.::i:•....::: , ., •, . 1 • , is, / ii 1 ..„.:.... — •..13Nsf:: .1.:i.—_.....1.4:.ugmil.:4 ..:•:::.::.. 0' 300' GOO' 1 rAti.tr..1;),,,,,,16i.A•cti .. ::::.:::: :•:•::,;•••:•;•• "%•..—,-/- ' •••••••c..,- •----- • • ,......:.:: :::: I ' •:•.....:.:.:":.:.:. • ••••••....... ..::::;:•:::.:::::::::::. I ........,•:•........: * • ".•MiinIcIpal boundary OCMA N 1 16.,Nue Ry RW Thinw a Awoo*Woms Pax I • pM3,7:74 MODERATE 1 R 4 s4, • OF A Landslide Class ill 1 .4. A 1 .. .9 0 . Seismic Class III • Cla Erosion ENVIRONMENTAL CONSTRAINTS ' . 1 .. 1.c.:37.73;a SEVERE obi, Slopes 40% and over to:twit Wetlands and streams I Figure 1.. . 1 1/ 1/90' • • • •1 -•.... -. . . . •-. •-• - - •• ••••• •-• • - •••• . . . . - • . .. .. TERRA"ASSOCIATES Inc. Consultants in Geotechnical-Engineering,,Geology ' Environmental.Earth Sciences April S, 1996 'Revised August 1, 1997, = Project No.'T=1491-,1' Mr. Ron•Hughes• Burnstead Construction Company . . 12,15 - 120th Avenue NE, Suite 201 ' • Bellevue,,Washington:98005. � �� Subject; Stability Analysis7 "of Proposed Grading '.3,"Z99 a - ,Talbot Road Property F�E�G,'. , , Renton, Washington' .`oiryo 6 vr' N, _• F Rely rONN�Iy�' • Dear.Mr.`Hughes: As requested,;we;have"conducted a stability'analysis' of the proposed, grading for the subject project. -The , project is located on the east'side'of the Duwamish Valley in'Renton,"Washington. The location.of the site is ; shown on the Vicinity Map,,'Figure 1. This. report presents Out:findings, and recommendations for the , geotechnical aspects:of the proposed'site grading, " • PROJECT'DESCRIPTION Review of the preliminary grading,and utility.plan of the Talbot Road,property, prepared by Dodds-Engineers and''dated July 1997;shows that the development will include 51 single-family:residential loots and 33 multi-unit • buildings on approximately 25`acres."`Project roadways are planned for,,the interior of the site-with access from Talbot Road in the northeast and southeast portions of the project. In general, the single-family residential lots will be located in the southeastern portion of the property."and the; multi-family "condominium buildings will be located in the northern and western portions of the`property.' ,Grading for'the residential lots and the,project`roadways in the southeast.portion of the site•will include:cuts and. '. fills,of generally six feet or.less:.`.Grading for the multi-family,buildings and proposed roadways in the northerry-. • and'western portions of the site will include cuts and fi lls of about ten feet or less: A.stormwater detention vault, and'biofiltration'Swale will'be'constructed along the central west margin of the development.. ; . 12525 Willows Road, Suite 101,:Kirkland, Washington 98034 •. Phone (425),821-7777 .. Mr" Ron"Hu hes April 5, '1996: • Revised August 1, 1997 • FIELD EXPLORATION On March 15, 1996, we performed'our.,field exploration using a:track-mounted. excavator. 1 We explored subsurface soil conditions at the site'by,excavating;15 test,pits to a maximum depth of`145'feet below_"existing'•..; grade. The test pit locations are shown on Figure 2, The test pit locations were approximately determined by a combination.:of pacing and measuring with a tape from existing,site;features and property" boundaries:` The " elevations shown on the:Test"Pit.Logs were interpreted from the provided topographic and'boundary, survey: The Test Pit Logs are presented on Figures"4 through,11. ` • Representatives ,of.out'.firm-conducted,the field exploration and"classified the soil•.conditions encountered, maintained a log of each:test'pit, obtained representative soil samples, and observed pertinent site features. All soil samples were visually'classified'in,accordance with the Unifed; Soil Classification 'System '(USCS) ';.;". described on_Figure Representative soil',samples'.obtained from the test.pits were placed in closed containers • and taken:to our laboratory for further examination and'testing'., The moisture content of,each:sample was, •, measured and is reported on the Test Pit Logs: SITE CONDITIONS. . _ , Surface - The site is:located;along the'east side of the:Duwamish valley in the Talbot.Hill"area of Renton,;Washington: In general, most of'the approximately 25 acre site slopes"gently=to the'west"with gradients of up to;20 percent Slopes up to 30 percent exist along the west edge of the project: -Drainage swales are located in,the northwest and southwest portions of the site and flow:west across the site.: Wetlands have been identified along the length • of these:drainage swales and within thecentral•port'ion and western,margin of the site: The vegetation at the site. generally consists of second and third growth deciduous trees and shrubs with some'heavy concentrations of berry brambles. '. <.. ` Subsurface Our field exploration indicates'"the;site.is generally underlain by:variably thick layers of sand and silty sand • These soils,were:generally;-in a loosp to medium dense condition-and were encountered'up-to depths of ten feet from surface grades.'Underlying these upper soils,we encountered;medium dense to dense"glacial till type-soils. to depths of 2,5 to 9 feet from the ground:surface: " A more detailed description of the•subsurface conditions encountered is presented on the Test Pit Logs in Appendix A. We observed.groundwater seepage:in Test Pits TP-1 through TP-3, TP-7,:TP-10, TP-11, and TP-14: The seepage levels we observed ranged from two feet below surface,grades in Test Pit TP-11 to ten feet in Test Pit TP 2. .The seepage levels"we observed are recorded the Test Pit Logs.':In general,,groundwater occurred within.the basal portion of the upper soils,and:in,zones of coarser-grained.san"ds and gravels within the glacial till type soils Given the time of year we completed our exploration,-the.seepage levels we observed likely represent nearly maximum levels that develop on-site: Projectx:No::T-1.491-T 2 - •. - Page No. , - r _ M :Ron Hu hes` , Revised August 1,.1997 ... DISCUSSION AND RECOMMENDATIONS. . Site Preparation:and;.Grading. To'prepare the site for construction, all vegetation,'organic surface,soils, and other unsuitable materials should be stripped and removed':.from the areas'under construction: Surface stripping:depths of:12to 18:inches;should be expected to remove organic:topsoil. Organic:topsoil will riot be,suitable for use as,structural fill but may be used for'limited depths in non-structural areas orfor landscaping:purposes.' Once:clearin and rubbin .o erations.are'com lete'cut and operations to establish:`desiredgrades can be g g .g P P , P .-• initiated. Prior to placing fill;' recommend:proofrolling all exposed'surfaces to determine if any isolated soft ands yielding areas are.present.- Proofrolling should also be,performed.,in cut areas that .will`:provide direct support"for new.construction: A,representative`of Terra 'Associates, Inc:,'should,observe all-.;proofrolling. - „; operations. We also recommend:field evaluations at the time of construction to'verify;stablesubgrades, `:` If eXcessively_yielding areas are observed, they should be-cut to,a firm,subgrade;'"and'filled,to, grade with structural;,fill. ,In pavement areas; if'the depth of excavation to;remove unstable' excessive, use of a geotextile fabric such as Mirafi 500X or equivalent in,conjunction-with structural fill can be considered in order to limit the depth of removal. In general, a minimum of 18'inchesof a sclean, granular structural fill:over..the' -geotextilefabric:should establish a stable bearing;surface.; - - The 'native::soils`contain a:significant amount of fines-(Silt and clay;size particles):and Will'be "difficult to- - :compact as,structural-fill when too wet or too dry: -Laboratory-testing indicates that-the current moisture content , of these.soils is above optimum..,;The ability to use soils from,site excavations as:structuralfill will,depend on their moisture content and the.p'revailing weather conditions at the.'time of construction.:- Reuse of;this.material :wily likely entail scarification and drying Ito:facilitate proper compaction: To;limit this impact, grading should.. ' ." • only be considered during:the drier summer Months'. You can also,consider:using a:stabilizing additive:such as,. lime or cement. During periods;of wet weather,we recommend importing:a granular'material which meets following grading ..; ;. requirements for use as'astructural , - • TES. Sieve Size`. Percent Passing 3 inches 100 - No`4 75 max: based.on the 3/4 inch fraction .ProjectNo:-T=1491=1 ,Page No:3 Mr:'Ron Hughes " April 5, 1996_ " Revised.August 1, 1997 Structural fill should he placed in uniform loose layers not exceeding 12 inches andcompacted to a minimum of 95.percent of the soil's maximum dry density as determined by ASTM Test Designation.D-698:(Standard .Proctor). The moisture Content of the soil at the,time of compaction-should be `within two percent of its optimum, as determined by this.same ASTM standard. Cut and Fill Slopes - All fill placed'on slopes for-embarikment construction should meet the structural fill requirements described in the Site Preparation and Grading section., In addition, fills placed over existing slopes of 20'percent or greater ' should be keyed and benched into competent native slope soils. A typical-slope key and bench'Configuration is shown On Figure 12, At'minimum, a toe drain-should,be installed in the key cut as shown on Figure-12. , Depending on seepage conditions, drains ;nay also be required along individual benches excavated on the slope face. ` The need_for drains along the-upper, 'benches:will be'best.:determined in the field at the time of construction. Permanent slopes .and, embankments' 'should be, graded to final inclinations no" 'steeper than 2:1 ; (Horizontal:Vertical).` Finished slope faces should be thoroughly compacted,-track-.walked, arid;vegetated to prevent,excessive erosion. In addition, at no time should surface water runoff be directed to discharge over the • slope crests in an uncontrolled manner., To prevent channeling and scoUr on the slope face, ifyr'.unoff is directed .' towards the slope it should be collected in a structure;at the slope crest and tightlined in a closed conduit to discharge beyond the slope toe, _ Rockeries The preliminary grading and Utility plan shows'a few rockeries at the site that may reach heights of six to eight feet; Rockeries are not considered as retaining structures: In our opinion,rockeries may be constructed.against ' cuts`as.,high as eight feet„provided that,the.cut is made within dense, material that is 'inherently stable in a vertical cut and that favorable drainage is established. ; For:rockery construction facing structural fill,,for heights of four feet or less, the structural fill,should be overbuilt and then cut_back prior to constructing the wall in order to provide a more competent and stable soil face behind the wall.• For rockeries facing;fill higher than four.feet(up to ten feet maximum), the,fill should be = reinforced with geogrid as shown on Figure 13, We recommend that all rockeries be constructed-,in accordance with the:Association'of.Rockery Contractors' (ARC)guidelines`or City.of Renton standards: Slope and Site Stability . Based on our study, provided that the`-above recommendations are followed and that proper erosion control features as required by the City are installed, it is.our opinion that the stability of the site will not be impacted by the proposed grading. , . _ • Project No: T-1491-1 Page No.'4 Mrl'.Ron Hughes _ April:5, 1996" Revised August`1, 1997 LIMITATIONS The conclusions and'reco'mmendations presented in_this report are based upon data obtained from„the test pits - performed on-site: Variations,'in':soil conditions can occur, the nature,_and extent':of which may-not become evident until ,'construction.. 'If variations appear, evident,:,,Terra ,Associates,,.Inc,r,should :reevaluate, the .; " recommendations in this report prior to proceeding with construction. • • We,appreciate the opportunity to be'of service-to you during the initial design.phase of this project and look forward to working,with'you during final design and construction. We trust,;the information,presented in"this, report is:sufficient for your current.needs:,'If you have any questions or need additional information,;please call.' Sincerel ours • TERRA`ASSOCIATES,INC:. ' Mitchell F: Schaff %L' Staff Enginee: � -, v� ..r1F 7 .4 tr. t ♦i. e•.ore;J.Sc �; -R:g$74Z '-! . : . 'Principal Engin :� sT v, , MFS/TJSas, Encl: Figure 1 -Vicinity Map • : ` • , Figure 2.-Exploration Location Plan:' Figure Unified Soil Classification System , ' : Figures 4.through-'11 -4est-.Pit Logs „ , . , ; Figure:12'-General Slope Fill Detail ' Figure 13;Reinforced Fill/Rockery Cross-section • • • Project No.'T-1491-1 :Page'No. 5.. • • ' _ - • I c. 11= =SW 141H ST ..I T ou`� . ::' `.•J - p .$ : g e a • , Si `- :� •• {I2 - �•F O.I • • Y.' ~ate - I - - 23RO i '�5 _ At `a.•" azs -_ S 1 ', 5( -- a • I . \' 1 .( • . = t O ,, ' 'S=27n § SE . 1.TH 5S1 .•1 R ç • 00�: 3 29THST, .Pc. VVV • o�o.n. - -. 5w '30TH • - - Z.9 ,�` I= I ST ♦ 5 '315T 51 '. 1 CT. - i ._. .. ` w 181 S4' 'um .,5 , ST. 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SE ,211TN ST, a�1 �'& SE 210TN 0 P $T t $'� 212TH, a`ti, q' r�h' S� —�`�.`°• I?'tr ' r ` ' I • ST s R-�•, r . l 212THII ,ST y� Nw -sE.zurN'</c�i IS217rn I..__. • I SE e.1.212TH•,ST.S I ' SE.212TN'1 ='J , • REFERENCE::'-'THE THOMAS :GUIDE, :KING. COUNTY,. WASHINGTON,•PAGES 655, .656, 685. AND 6.86, 1996 EDITION. • , . • _ , VICINITY :MAP. ' , :,.:',:: TERRA ' . . . • , TALBOT ,ROAD.;PROPERTY'' ' . ;, • *•°��\\�� ASSOCIATES RENTON,.,,WASHINC.TON '''"otechnical-•Consultants . . Prof.' No.1491-1 Date '3/96 Figure .1 . • . • • • 0 . . .-. r. • • i - ., .. I r�i n'ei - g'x''.i- •, • Ell: , ' - - - I I191111U1111\l t 1 , rssa.x ., • '' • 'rs,xm r ,. - ., i 'I% ,.%I l' -- -r.nw 6,r m l % .�t,,l!-r, it ,, in',t. iiL eam - - f ,, % % ,I%, �III,I\II+\11\.II ana' I-__ L. I-.EL I ti\ii-iir/ti, iiliui, I '.��� /�V/'<_- m,/I// 1% .I /.F„ t ansetsI' e�oa p ���, I I w• / !% IOW \ i / sd I I b°m / / t.it • ,n1e'' ,. II' I :I-/" Ili \\\\(I\\\\i`���� • v.y r.° i .� / BLOC BLOC. 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I - .11 _l,p 1 \. ■ II 5.:- Ifl ■ I \•. 1 I 1 1 . \�\\ -`I :I ',r _• ` - ' r I% I Ill I I �h\\� * �R, �I �E.' �. ■ •J / I ._ I \'• ■ • I 1 1 , !-1 I I I I I , I I I ■ \ , . _�I It ■-■J In +� /. 4 I \- 1 / IJ.1 1 1 :i I1 \ u , �-_■, I . . ,. , APPROXIMATE SCALE • 1 , , , i: . ;;I I .\ � . I�� \.�0�' a11�/`yW.I .`�\ palled' '� Y�� -\� I / / I i Y /i i I 1 ;!;' % I • II j.'i'i,� )/ �� I Icy■.'t, '� I_\ , �\ �' S�■.ih r'-�\\.' w i \ 1. ' �/ (" / '%' 1 .. ! I i ; I ,.I.l G ■I \' rIys�,��I 1 � \,'.1 - \: s : I\ I ,' I . 150 0 ,' 150- 300 feet • . , . , 1 , ,, Y iIt fair:, ■ , t•� \\,♦ , 3 / , ■ \ ■\., `�■.I.I. ' r... �_ • M ' i -.ik I� 1 , I. 'I . I ' .i • 4 I II �, ` n111Y r \ I I '. r �. s' •1 1' %' 1 • j,.r I.y1 Itr�l - ` c I\ x I \ ►1�U ,\ \■ e I I. I ' I •. /./,., I', 1 ■ al 1@�II`-\ • �� \ \\ 1 .\ .\ iV III I I \ ,., oo\ \ • /,', 1II q -�_- \\`\'I I M�a •• t 1 t■■ ��■ I- �I 1 ,. .\ 1 ; Y 1-: 1 - . ., ' I.. ,4. 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"r l ! \ \\ \ \ 1111\\\\\ \\� ll' \�\ ♦ \�,-ll.l1 ♦ w` , ` — —L-L //: .�/il,( o \. 1\.`• I i I •1 • I I I 1 I \ j�Z �(' � ��Oi_.-\\\ /1 .I I� �� �.� .. - .,f��/; e.md'��I �-r , 1 f '., - 1L .; I / 1 /I•I i\\ �� � ■ -_ i F\ I �R♦7-I>•_ �.iY�a f •ter Y- • - I I 1 I I \\ \� c_-.-\ �\ �_ �\ 1 I 1 \\o T' '7761e■ ��:.. n ,. ' % r' 1 1' ,•\ `\ \\�\ '\\,1\\� _ / `' \X I 1 1 1 " ,�-- — �� Ift■t�,'�� ' � f I ;k•'_ • a•\,( \.. Y;\\.\\. \\\`�= ;=i ••11/////,AT 1'(\ II 1,1•,1 \ '•.. ..\ 1■ 77I -, .G. �__i 'P"I •ot \/' Al '1 , I 1 ' 1•11 \\\ �����`\�^:i 1 �'14fl//�11 • t"a6°. 1 $ \ \ "\e �� 1 . I fl i.% % I , ' t \ \��R������_% //' Ilpllllrlfl 1-1 '1, t11 $ ,1 1 l' , \. \ \ \' 4 I I 1 ( 1 + l I ''\ ,\ ' '-▪ �� -\� 1/1 A i J//r I11,11 t• 1i 1 \ 1\ \ \ \ ' Nso„\ t�\' n\ , I ,s I \\, , • ..v-�\e \ Jy. e 1 �'t - + • • ,a1 % r . \ �� / Z /i%///i����%%//llll l I' I'_I 1 .1 l • \ \ \\ \ \. �\ 1 . • \ L\ \ / / ,� I I f i I . ' ! I i i,; 1 \ �' I / % i /'/, ii///� : fi 1 \ I ' /LI ,, + / /: , ,�„//// // / \ ,.,. ' \. , , . /. : I \, \. .., 1 l ' • l1t / I1- ii.//i//l/ ��%91 I1 1 1 I 1. I I1I1-! % I; \ • ! / /'r-ivi/i/,//�/--/I/11-1-I ( I-tA-\-1 1 1-1 I t_Ludra\_ I / �/-- 1 \ / '' / —/ / I , '\ 1I `, I 'I . -r.lf'% I � I I !�/////!/,//j/'/II�l 1 I 1;'1\ \'\ \\1 \ \ \ t tLI , i. `.• \`- I .I11,///I////,llt\ \\\ V \ \\ \ \ \ \\ \ \ \ \\ \ \ \ \ \ 1 \N. \ \ \ \ \- "1 / / / ,\ I ',/ \ 1 It • • I I P I ,,,ill i l i,1, , I I A \-\\\:\'\ \ \\ \ \ \ \ \ \.\ . \ \ ', \ t \ � \ • \ - 1 \ \' \ ,\• , / / I I •/, -� , ,I , • • • • REFERENCE: • • EXPLORATION LOCATION PLAN AUTOCAD FILE'OF SITE PLAN PREPARED AND -PROVIDED' ,=;,- b TERRA' TALBOT .ROAD PROPERTY , • BY DODDS. ENGINEERS,• ,INC., .FILE.DATED 7/30/97: • v��\\\ REN TON,: WASHINGTON • ' ::]. . . : ASSOCIAT'ES • ''''otechnical.Consultants Proj. No.1491-1 I Date. AUG.1997 I. Figure 2 LETTER GRAPH , , - MAJOR.'DIVISIONS 'TYPICAL• SDESCRIPTION - -• SYMBOL 'SYIVIBOL-. - { , ';GRAVELS. • '.Clean '. . GW .G;'0.•� Well-graded`gravels, gravel-sand Mixtures,'little' • . 'or no,fines:.L. • - .--. Gravels-' , .Q' .q. - J _ (less than : . ... ... Poorly-graded gravels, gravel-sand'mixtures,:little • co N,, More than , 5%' fines) GF. -'...'• • .'•.. or no fines.:.;: - :50% .of coarse .' fraction:is ' •; Silty.gravels, gravel-sand:silt,'mixtures, non o15 > • • larger than`No:. ....Gravels plastic.fines. ':: .as a�:: . -4 sieve.' . .:with,_fines' z E - - .. Glayey gravels, gravel-sand-clay mixtures, plastic. . - GC- • fines:. � _ 0 O N• , .. 'Clean ' :.::•:::::::::::. .:::::::.:::::::::::-::.:::::'::Well-�•raded;sands g ravell sands -little'or, ` • C7 ,n SANDS'- . g ;Sands, g Y � _ S1N i Sands"• ' no'fines. • - - . �" m less than -.. , Poorly-graded-Sands Or gravelly sands, little- 'More than: , ,Q +.,F , • 50% of:coarse; ;5/ fines) L. ,I '``:,� or. no fines: -.. 0 . m�.. fraction- _-- • ' _ , U'•, ;o'• - � Sil "sands, sand-silt mixtures, non-plastic fines: smaller: than 'SM. ty • . - , . , - :Sands� .. `No. 4 `sieve: • , - -' with fines ' - • r> `Cla a sands'sand-claymixtures plastic fines'. SC Clayey, ci '" Inorganic silts--and very'fine sands,,rock.flour; silty or N SILTS'..AND"CLAYS ., M L - _clayey'•,fiine sands'or clayey,silts'.with'slight_plasticity.:' - . O m m• -- ' ' :. ? '' '- Inorganic clays of.low.to:meditini,.plasticity; gravelly , - . , - , m'w •Liquid,,lirriit"�:is, less than 50% • C ' ' . - clays,.sandy clays, silty clays,-;lean'clays.. , ' w. ,N - OL 11l1i1liliii liii .organic Silts and organic-clays;of low.-plasticity. '. moo ,.. � - . • ' Q Ez. N D C Inorganic,silts, micaceous"or,diatomaceous'fine< SILTS•,,AND ,CLAYS. MH "sandy or silty•soils,:elastic:. - .,z 0 - Liquid.limit is:greater than.'50% • CH Inorganic clays.of high' plasticity fat clays% - '- I, I, It I I, I, I"i Organic clays•of:medium to"high:plasticity; - , j rn i i i _;Organic silts; ' - - `, HIGHLY .ORGANIC-;SOILS • • " -Peat.and other. highly"organic• soils. , -• • . ' %- : 'DEFINITION .OF TERMS _AND'::SYMBOLS • ,. • . Standard' Penetration 2"`,OUTSID,E DIAMETER:SPLIT .-('• .� Resistance in -Blows Foot SPOON SAMPLER. ": .. 'Density / I ` _ . Very loose • - •2.4" INSIDE DIAMETER:RING SAMPLER - 0-4 " Loose 410,. - —, OR SHELBY•TUBE SAMPLER.. • . ° • Medium,dense 10:3"0 P, SAMPLER-, PUSHED ' - o Dense 3.0-50 - • - 44 SAMPLE NOT,'RECOVERED' ` - " Very dense >50- WATER LEVEL (DATE) ' - . • • - • b'. : WATER OBSERVATION ;STANDPIPE- - - • ,Standard Penetration • - • C TORVANE 'READINGS, tsf. : : ' - '' .. ' > Consistency Resistance in'Blows/Foot.` . :' q .'PENETROMETER_.-READING, tsf • " .. soft W: MOISTURE, percent:of''dry,:weight, , io • ''Soft. - • , • - 2-4. 'pcf• DRY DENSITY; pounds per--cubic foot ., Medium stiff;'. 4-8 • 'ILL,' • LIQUID LIMIT, percent :- 8-16 Very :. 16 32 PI,, PLASTIC.INDEX! -' - stiff Hard'. e >32 N r STANDARD.PENETRATION, blows per'foot • •• SOIL 'CLASSIFICATION'SYSTEM ', . . .... . - . 0: 0 .D PROPERTY , :;::: TERRA; � TALB T R A _ ' \�WO�� .. . •ASSdOCIATES• RENTON, WASHINGTON'..- ,. - • . - _ Geotechnical Consultants-:' ,, ._ ' , , ' •, Proj. No. . T-1491-1 ;,..Date :3196 - : Figure.3; • ' Testi.. Pit No. TP-1 , - . '. . Logged by:: MFS`.. . - • 'Approximate',Elev: 7.6 Date' 3/15/96:- . • , . , , - Depth (fit:). use•s/. Soil Description • Graph` . (%) • „ ' Topsoil:' Decaying wood and plant'matter, "-`. ' . . • ' - . iC SP,., . Brown,fine to:m• edium SAND with gravel,wet;"loose:, _ 18.9 . : ' '. ` ` Gray to orange brown silty SAND, moist to.wet, loose to " 19:.6 <' • 'medium dense with SM : :; ; occasional gravel,.witfi some mottling. 5—' (Weathered Till) " ' - _ Gray-brown'silty SAND with gravel; moist, dense: (Glacial::Till)-' : 16:3, •• . 10 .SM `'•'?j• Note:' Becomes sandier at 10 to.11.5.feet. '. ' ' • _ • Test pit terminated at 13 feet.', - : • .- . ' Light'seepage•observed at 6 feet. •• • - ,. . 15 _ Test: Pit No. :TP-2 , Logged by: MFS . • •. " Approximate;Elev.' 42 _ . - . Date:, 3/15/9"6 :. .. . - , • Depth (ft:) US p/ Soil:Description ' (%):Gra h`- Topsoil. : ::::::. Orange gray brown silty..SAND,'moist to wet,:loose. ' , iiiiR-•:: :I<<<: Note: 'Becomes medium dense at 5 feet:' - :''' "'` >:' •Brown silty SAND with:gravel, moist, medium dense to dense. ' _ ' - '.'.>:SM :: (.Till-like) 18.2 • 10" . -iiii iiiir: M' .Gray-brown silty SAND,moist,,dense, moderately Well cemented. ' . ':''SM > (Glacial Till 19.0 ' : ' ' • ' '• ' • '' . . .Test pit terminated at 13 feet:- • 15 'Light seepage observed'at 10 feet. , TEST PIT. LOGS . . >:>:«:::`;. TERRA TALBOT' ROAD PROPERTY ' - - :» >:<:::>:>:. lam\�\� <`:. .0 RENTON,. WASH I NGTON • ' •: ASS(31 1 ATES , Geotechnical Consultants Proj. .No.. "'T:1491-1. 6`Date 3/9 " ''' ',Figure 4' Test , •PitNo:. TP=3 Logged by: MFS ,.. • • Approximate Elev.. 48- Date: '3/15/96 . Depth ; Graph Soil Description . a 0 Topsoil: _ ' • ! `" Orange brown•silty:SAND'with gravel,•moist to w,et, loose;'. 22:1 - .; SM. •becomes medium dense at'2.5 feet. • 17.1: `':>:``• ^<l O ra • e-b o s - ••- r ng r wn ilty SAND with.gravel;;riioist,to wet, medium-. , 5 i'"''-€ ' " dense,weak cementation.''(Till-like); • SM.: gill 111. :,Note:• .Has zones of sandy silt/silty sand and:sand.withIsilt . . 5 to 9 feet. Be-carries:cobbly at 9 feet. -Dense to very dense;at 22.2 • 10'feet.• • <'• Gray-brown silty.SAND with gra• vel;wet', dense,,,moderately` ' • 14.7 SM well cemented.,(Glacial:Till): • • 15 •- Test pit terminated at 14.5'feet.-_ ,Light seepage-at' feet. ' - • • :Some sloughing and caving into excavation 5�to.8.feet. . • , - , Test , Pit'• .No. TP=4 • - Logged bj;. .:MFS ' n . ; , Approximate,-Ele'v. •52 bate:' 3/1596 = '- : - Depth • (ff.) U.S %p Soil Description• - Grate- • 1 - To•psoil. 4 - SM'`:> '» Gray-brown silty SAND-with gravel,moist;loose';some-mottling 17,p Brown silty SAND:with,gravel;moist to wet, medium.dense: , - sM • • - =` Brown to'gray-brown•silty SAND;moist;,medium dense to.dense,'.' SM' : .,some weak.cementation. (Weathered Till)' 22.6• • — '> ..Brown'silt SAND,moist, dense;moderatle •well cemented: . 10 .. v,. • ;' gM (Glacial T)ll) >: l • 15 -' - Test pit,terminated at 13 feet. No seepage observed. • • • TEST;PIT .LOGS. • ; 'TALBOT ROAD ,PROPERTY • • • < Off\ RENTON; WASHINGTON , . , ,ASS.OcIATE5 • . •Geotechnical.Consultants . " , Proj� No: T`1491-1 'Date ,3/96'-:. • _Figure 5' • S • . Test Pit . No.. TP=5 • Logged`by: M FS - = Approximate Elev. 76 • . • • Date: 3%15/96 Depth Graph • Soil•Description Topsoil: — SM ``' •Brown'silty SAND with gravel,'moist; loose.'. 14.6 ' _ SAND •, s t,a nd •gravel,, o•st .medium `Brown to ra -brown AND-with ilt, n g�av I,,moist;.t,rm i m l g y _ : ' 168 . , rj dense. (Till like); _ _ - • — M Note: Some cobble to 24 inches:at 6 feet." _ 10 Brown to gray-brown fine to medium sand with-silt,and gravel, • , .• _ moist;_dense, some,weak cementation: (Till like)' - . , • _ • -Test,pit terminated at 15 feet. - 15 No seepge observed. , .. • • Test' Pit No. TP 6`• . • Logged by: `MFS ','Approximate:'Elev.:''86 . • j Date: 3/15./96" Depth ' (ft ) USCS/. V1l Graph Soil Description (° ) Topsoil:' , . - ::: ."Brown silty SAND with"gravel, moist,'•medium devise;some weak 9 1. . _ " cementation. ." . 16. • { • • 10 Brown 'silty_ :;: :::.;;;; t. y.SAND with gravel; moist, dense,moderately well - SM i cemented. (Till-like)-• • • , _ ..3>. • .6-15 • Test.pit:terminate'd at 14 feet. 1'S No seepage obs"erved. • .. TEST PIT LOGS. _ • »..... ;.> TERRA , ,, TALBOT`'ROAD PROPERTY , "" "'��1���� RENTON ` WASHINGTON :`:`::>::::� ASSOCIATES' . Geotechnical Consultants - - : • Proj No : T 1491-1' . Date 3/96 Figure 6 Test- : it P' _ No. T.P=T •Logged by:^ MFS Approximate"Elev:. 102` Date, 3/15/9-6 - , D'eptti. V11 Graph SoiliDescri tion — Gra'brown to•oran-e-brown'silt -SAND-moist to wet;',loose r' GSM'.:':::::'::medium dense, sorrie mottling.and charcoal 17,7- - Brown to gray-brown silty SAND`,.moist'to wet,'medium dense. '.', — . .Note: BecomesY moderate) well cemented,.at 6.`feet. Some . 16:7 , i t'' # • ;l sand' lenses-8 to 10 feet. _ , • • • ee`` :see a ge.obser,-ed e 8 feet'j Test pit terniinated,at 14 f t.-,Light p g ry t 15 -Some;caving/sloughing'into excavation 6'to 10 feet. ::': • J r Test Pit .No. TP=8 -. , , Logged by MFS Approximate Elev. 74: Date: 3/15/96 ' D`e th Descri tion . .:p (%)' SM Orange-brown sandy-clayey SILT, moist;firm: 23:8 - Oran`e-brown:,sil y SAND moist'- edium•de se. •Till like: 19t8 =; g tY n?, ( ) - 5— - SM ` Note:`,Becomes;dense at 9-'eet.--- 'i'`E Br E ow• n 'silt•y SAND• ,with;gravel,moist, dense,`moderatel• ywell '• - . Cemented.,,(Tilllike)' . •- 19:7' , - Test'pit terminated_at 14 feet. , - No seepage observed.' TEST:'P,IT LOGS ' TERRA TALBOT ROAD''PROPERTY:: RENTON, WASHIN'GTON ASSOCIATES • :Geotechnical•Consultants' :.. . Prot; No ,T-1491-1. Date: 3/96.' Figure 7 -Test Pit No.' .TP-9 • Logged.by: MFS Approximate Elev.1,86, Date: 3/15/96 = Graph Soil Description (%.j O Topso'il; • `` ``'ll Brown SAND with gravel;moist, loose, some roots to,3; g;6 • SM feet.. • , ' »r:>:=:'.>:::: :;,-Brown silty,SAND,with,-gravel, Moist;,medium dense:.;(Till like). . , • 5_ - • • • . S Note Becomes dense; moderately well cemented at 6.feet. • • 10 :: .Brown silty SAND with gravel, moist, dense;some orange . =..-J111,111, staining.•(Till-likep'• ,- - , 21.3 ,, Test pit terminated.at 12.5'feet: 15, . No seepage observed 'Test Pit No.; 'TP=10_ Logged by; :'MFS , . -`. , • _ Approximate;Elev. 146 . • Date: '8/15/96 Depth (ft.) W' • Graph .:_ • . Soil Description (%)' �' Topsoil. _ • SC .Oran e brown cla a SAND sand cla wet medium dense%stiff: 21.9 • �; CL-� g Y Y� / Y Y,. �- `< Orange-brown silty•SAND:with'gravel,moist to wet,'medium; dense. (Till-like) • • • , _ SM '': .r `••`'s: Brown silf SAND with ravel moist' dense: Till like 1O y g ( ) 18.1 • Test.pit terminated at 11 feet: .• ` . - Light seepage observed•at 2.5 feet.' , • TEST PIT •LOGS ' • • : 'TALBOT‘ROAD ,PROPERTY, <: >> �1\��� TERRA , RENTON•,°'WASHINGTON .ASSOCIATE Geotechnical Consultants: - • _ . 'ProJ No. T;1491-1Date3 - Figu re.8 ,rl - : Test Pit ,.No.. .TP-11 1 Lo ed/b . IVI FS gg X:' . - : • •-- - - " ' Approximate Elev: 118' - ' _, . • Depth „ (ft.),' UCS/ W, Graph (% Soil ) _ .. _ " ' • • Topsoil:,very'wet. _ • , . 19:0 -- ML / :Orange'gray-brown silty clay wet, medium stiff. - • ' CL• , • Brown•silty SAND,•moist to-wet;medium_dense;•with-occasional. , 5_ :.;'' : Ilil gravel. (Till-like) , . ., .. - • • `SM , 'Brown silty SAND with gravel'; moist to wet;'dense,•some weak 17 . . , - = '.cementation. (Till-like): ' , • 10 :.. .. . - • . - -•.- - "Test pit terminated_at 10 feet. :'.' . • . -- • . ' Light.seepage.,observed at 2"feet; •-,'. ...--- ... `' - . , , 15 . , • • - 6 : Test:. Pit: •N:o: • TP=12: - . : Approximate` Elev..-104 'Date: 3%'15/96 - - - '• Depth: ' , �' ' Graph Soil Description . , ._ (%) • Topsoil:.Wet. . . • .CL •� Brown to orange_gray brown silty clay/clayey SAND,wet, looser 20.2 - - . - _ » Gray-brown'to orange-brown:silty SAND,.moist;medium dense, - ,. • ' :::.:::: ••• '' ''some weak cementation. (Till-like) •5 :< : SM-«? •. • 18.1 - Test pit terminated at 8 feet. ' • - - ' - U - - 10= .No seepage observed. , 15 ,_ , . , TEST;:PIT LOGS _ "``ice. TERRA `,- _ • TALBOT •ROAD PROPERTy-. , > :<i: LAIN- - . '' ..RENTO.N,•;WASHINGTON. . . 'ASSOCIATES.- ' •' ,.Geotechnical:.Consultants ..: ' • ' • ' - • - ,Prof:' No. T-1491-1•- • `orate''3/96 Figure 9'_ _ i' ; : Test's NoT -13 Logged by MFS • - . . . . ' . . ; • - ' . Approximate Elev.: 130 . . • . Date: 3/15/96 Depth USCS • (ft.). Graph" . • •. Soil Description, W Topsoil. • . SM L Orange-brown silty SAND/sandy SILT, moist;•loose: • • " .mil K;:;7'.,• ;:';::: ., . _ _ 28.9 - . - —• _ ' .Brown-to gray-brown.silty SAND with gravel; moist, medium - - , "'::" 1 .dense, some weak cementation. (Till-like) • . • . <: < 18:9 • 10 ; - Test pit terminated at'10 feet.. .. , - .. . , H.` • 'No seepage observed. .. . 15. ' . - . Test. `Pit No.' TP=14,• ;-' , ' . -• •• •Logged:by: MFS • -. • ; • ' '. - l Approximate Elev.•: 122 Date: -3/15/96 .. , _ • : • Depth'. ft. USCS/ Graph .'" Soil Description n • • • Topsoil: Wet. ' • - './/ill_ �i'/ Orange-brown silty,CL'AY,wet,•soft, mottled. - • . 22.9 - !,l - ?:. :Orange=brown silty SAND with gravel;moist, medium dense;• • 22 0 ' .................. :::..1some weak cementation. (Till-like)' • . " .. -- ' -' •• • - '5,� ' . : • • , . . . . . 8M . — i: ? ; Brown silty SAND with gravel moist, dense`,.moderately well - 17.8 .. . - - ] cemented. (Till-like) ' ' 10.. - •: Test pit terminated at 10 feet..: . '- - . • , • • - Light seepage observed at 7 feet:: . • 15 • -. TEST PIT LOGS:" ' € >> > • TERRA ' - , TALBOT, ROAD PROPERTY ] _1<`::};��\otv .. S RENTON;_ WASHINGTON. , --ASSOCIATES : . - . , „ - . ' Geotechnical consultants - - ' .• - • c , ' . _ Proj. No. T=1491-1 ;Date:'3/96-- Figure-10 • Test • Pit No. TP-15 : Logged by:' MFS- . - _ • i. Approximate Elev: ':142 ' .Date: 3/15/96 . , - ',. . - .. . .. (ft.) Soil,Descri tion W'- Graph p. (%) . . . 'Topsoil: 'Wet. :. . • • ' II::Orange-brown silty SAND',wet, medium dense,with some clay, • 22.2, . . • :-Ill ismmottled.' (Weathered Till) ; . - a. - -.> 15.3 • . ' `::: : - Orange gray-brown silty SAND with gravel, moist;medium dense,- . -' ' . • ' well'cemented., (Glacial Till)• - ' 5 -. slvi - - _ Note: Becomes gray-silty SAND with gravel, moist,very.dense, •,12.8. ' `at 6 feet. : ` ., . Test.pit terminated.at 8 feet.' , :10_ • . No seepage observed. , • . . - • :.,. 15 • • - ' TEST PIT .,LOGS . .'.`{...."��``•: '` ' ,TERRA, . " . TALBOT ROAD PROPERTY • .. • `'>1 . • ' ' RENTON, WASHINGTON , ASSOCIATES `. '.Geotechnical Consultants " . Proj.,No: T-1491-1 Date 3/96 ' Figure 11 SLOPE- TO DRAIN • . NEW STR/l1CTURAL FILL' . ®®„� ®�®® . MAXIMUM SLOPE `GRADIENT: . 2:1(H:V,).—\ # `.: _ _ 2 . .•t. i, - ': , ' - : 1 4111,*,,N.••:•":•••::;',''.1'',.....: •`:•-••:.•i .:,'••-'.'•'•,....'•''';',.;•:...'•;:',*:•is t• ' : s. ' ' ' :: : :, -;. _114WIbtX ..-:::',.....'..................................................................................................... - :, 'EXISTING GRADE.. o _ - ® ,'L• • .` , - TYPICAL.BENCH:— . ®� ::: . , =- •::•• .,:.,•'. :,-•::::••: ::,. MAY REQUIRE SUBDRAIN IF:SEEPAGE • -,.•i' CONDITIONS- ARE;INDICATED' _ • ' '- •' •t. : :. : a:. GRADE' AFTER THE:REMOVAL OF- . ,' - • _'' • •';: -TOPSOIL AND :OTHER !LOOSE SOILS , KEY;CUT:AND 'TOE-.DRAIN — ' ". 4", DIAMETER`PERFORATED PIPE;:ENVELOPED- ' " ,I: ` `IN' -1 'cu.ft. 1".,DRAINAGE, GRAVEL: .. , - , NOT TO SCALE NOTES: 1. SLOPE'.SHOULD;BE STRIPPED OF TOPSOIL:AND UNSUITABLE' SOILS:PRIOR TO .PLACING' ANY FILL 2: "BENCHES" SHOULD., BE•A MINIMUM.OF 6 FEET WIDE: "' .. _ 3: "KEY' SHOULD. BE,MINIMUM' 2 FEET DEEP .AND 10 FEET: WIDE, EXTENDING THE; FULL LENGTH :OF THE SLOPE'. FACE: ' r . • :4.'FINAL SLOPE *FACE SHOULD -BE-DENSIFIED BY COMPACTION: - - - . ' ' 5.: PLANT OR HYDROSEED SLOPE,FACE:TO 'REDUCE, EROSION :POTENTIAL.' , . . - 6. ALL'ALL STRUCTURAL' FILL SHOULD BE' COMPACTED TO 95%: OF.SOILS MAXIMUM DRY DENSITY_..PER' • : ASTM D=•698 (STANDARD.'PROCTOR)., , . . • GENERAL ''SLOPE FILL. DETAIL--: . ... -,, ' -. ' . A.,,,:'':: .TERRA,' - - .• TALBOT ROAD.':PROPERTY '•' �\\\, . RENTON,.: WASHINGTON ���� •. ASSOCIATES: . , eotechnical Consultants' - . . .. . , � Proj:�No.1491—•1.� ':Date 3/9.6, Figure `12' - _ . CHICAG�, TITLE INSURANCE COM.ANY © 1800 COLUMBIA CENTER, 701 5TH AVE SEATTLE, WA 98104 Order No: 444442 Your No.: TALBOT ROAD Loan No.: Unit No.: 10 SUPPLEMENTAL COMMITMENT ORDER REFERENCE INFORMATION SUPPLEMENTAL NUMBER 1 SELLER: PURCHASER/BORROWER: LOAN NUMBER: PROPERTY. ADDRESS: WASHINGTON Our Title Commitment dated 07/15/97 at 8:00 A.M. is supplemented as follows: PARAGRAPH(S) NUMBER(S) 14 OF OUR COMMITMENT IS (ARE) ELIMINATED. THE VESTING IN PARAGRAPH THREE OF SCHEDULE A OF OUR COMMITMENT IS AMENDED AS FOLLOWS: BURNSTEAD CONSTRUCTION COMPANY, A WASHINGTON CORPORATION. THERE HAS BEEN NO CHANGE IN THIS COMMITMENT SINCE JULY 15, 1997, EXCEPT THE MATTERS NOTED HEREINABOVE. JULY 31, 1997 AUTHORIZED BY: MIKE HARRIS NOTE: THE FOLLOWING PARTIES HAVE BEEN SENT A COPY OF THIS SUPPLEMENTAL COMMITMENT: BURNSTEAD CONSTRUCTION RON HUGHES 2/1 DODDS ENGINEERING KEVIN 1/11997 OE�FCOp C17YO46FR pNNING CHICAGO TITLE INSURANCE COMPANY SUPPLCOM/11•2-90/EK l.. r r .o ' i ORDFD uetvRNTo • BURNSTEAD CONTRUCTION CO. 4915 TALBOT ROAD SOUTH • RENTON, WASHINGTON 98055 • 2 , 2 cm•, o . b • y 0 • CHICAGO TiTLE INSURANCE COMPANY • STATUTORY WARRANTY DEED 000482717 0 . o THE GRANTOR ARTHUR ALAN.PETERSON AND GRACIE ANN PETERSON, HUSBAND AND WIFE for and in consideration of + TEN DOLLARS AND OTHER GOOD AND VALUABLE CONSIDERATION • • in hand paid.conveys and warrants to • • BURNSTEAD CONTRUCTION CO., A WASHINGTON CORPORATION • ," bD the following described real estate situated in the County of KING State of Washington: THE ABBREVIATED LEGAL DESCRIPTION IS AS FOLLOWS: "« A PORTION OF THE NORTH HALF OF THE SOUTHEAST QUARTER OF SECTION 31-23-5. C THE COMPLETE LEGAL DESCRIPTION IS LOCATED ON PAGE 2 AS EXHIBIT A. C i- v SUBJECT TO: EXCEPTIONS SET FORTH ON ATTACHED EXHIBIT "B" AND BY THIS REFERENCE MADE A PART HEREOF AS IF FULLY INCORPORATED HEREIN. Dated: JULY 24, 1997 Tax Account Number: 312 3 05-9122-05 2 . ARTHUR ALAN PETERSON \ i l.....k.a.........,;_-• ,,An,__. (y.,,...... -:_i ,. GRACIE ANN PETERSON STATE OF WASHINGTON se I COUNTY OF / , ON THIS (-mod L •:.DAY OF /.(• /- , 19r>BEFORE ME, THE UNDERSIGNEb. A NOtA$R'4)UBLIC IN' FOR/THE STATE OF WASHINGTON, DULY ' COMMISSIONED �HLY .. ,;PERSONALLY APPEARED ARTHUR ALAN PETERSON AND GRACIE , ANN PETERSON'�i• X1i7tQ�AEO t E TO BE THE INDIVIDUAL(S) DESCRIB IN AND WHO EXECUTED TIC. W3TgIJ INSTRUMENT AND ACKNOWLEDGED THAT ✓-A✓/ SIGNED AND SEALED THE.$A$t4./_IihiZ_ FREE AND VOLUNTARY ACT AND DEO, FOR THE USES AND PURPOSES . I1E TIONED. sus„-4 ,,..... CHICAGO TITLE INS.CO i PRINTED NAME: '-_a le,-/.// /-7/ `/2„( .....Ala r L.. REF*V ,22/7-/J NOTARY PUBLIC IN AND FOR THE STATE OF WASHINGTON J RESIDING AT _/-,St C G..• (-•- . / MY COMMISSION EXPIRES ON tc//v/�; J) . - • «cd btl'l M1.;:�,%." •CHICAGO TTl.2' ; • ,- ' -- ► Ei557796 07/30/97 3666.80 206000.00 • • CHICAGO TITLE INSURANCE COMPANY EXHIBIT A• Escrow No.: 482717 LEGAL DESCRIPTION The land referred to is situated in the State of Washington,County of KING ,and is described as(allows: THAT PORTION OF THE NORTH HALF OF THE SOUTH HALF OF THE NORTH HALF OF THE SOUTHEAST QUARTER OF SECTION 31, TOWNSHIP 23 NORTH, RANGE 5 EAST, WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE NORTH LINE OF SAID SUBDIVISION WITH THE CENTERLINE OF KING COUNTY ROAD NO. 80; THENCE WEST ALONG THE NORTH LINE OF SAID SUBDIVISION 300 FEET; THENCE SOUTH PARALLEL WITH SAID CENTERLINE 150 FEET 'THE TRUE POINT OF BEGINNING; THENCE SOUTH PARALLEL WITH SAID CENTERLINE TO THE SOUTH LINE OF SAID SUBDIVISION; THENCE EAST ALONG SAID SOUTH LINE TO THE WEST MARGIN OF SAID KING COUNTY ROAD NO. 80; THENCE NORTH ALONG SAID WEST MARGIN TO A POINT EAST OF THE TRUE POINT OF BEGINNING, AS MEASURED PARALLEL WITH THE NORTH LINE OF SAID SUBDIVISION; THENCE WEST PARALLEL WITH THE NORTH LINE OF SAID SUBDIVISION TO THE TRUE POINT OF BEGINNING. to • C C7 31 CHICAGO TITLE INSURANCE COMPANY • CHICAGO TITL • • • CHICAGO TITLE INSURANCE COMPANY EXHIBIT B EsaowNo.: 482717 EASEMENT AND THE TERMS AND CONDITIONS THEREOF: • GRANTEE: PUGET SOUND POWER & LIGHT COMPANY • •PURPOSE: ELECTRIC TRANSMISSION AND/OR DISTRIBUTION SYSTEM -- AREA AFFECTED: AN EASTERLY PORTION,QF SAID • • PREMISES RECORDED: JULY 9, 1976 RECORDING NUMBER: 7607090504` AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BETWEEN: CITY OF RENTON ' i • AND: ENVIRONMENTAL DEVELOPMENT, INC. • RECORDED: MAY 8, 1995 RECORDING NUMBER: 9505080322 REGARDING: LATECOMERS AGREEMENT • • TERMS AND CONDITIONS OF CITY OF RENTON ORDINANCE NUMBER 3790, RECORDED • UNDER RECORDING NUMBER 8403260504, REGARDING SPECIAL ASSESSMENT FOR WATER SERVICE. 445 C) • 0 0 0 r" Oi • • CHICAGO TITLE INSURANCE COMPANY exhibit/rim/121396 • ` e[Cd CHICAGOTI'q, • •'I i I ICAGO TITLE INSURANCE COMPA 1800 COLUMBIA CENTER, 701 5TH Alfa SECOND CERTIFICATE SEATTLE, WA 98104 Order No.: 444442 PLAT CERTIFICATE Certificate for Filing Proposed Plat: TALBOT ROAD In the matter of the plat submitted for our approval,this Company has examined the records of the County Auditor and County Clerk of KING County,Washington,and the records of the Clerk of the United States Courts holding terms in said County,and from such examination hereby certifies that the title to the following described land situate in said KING County,to-wit: SEE SCHEDULE A(NEXT PAGE) VESTED IN: ARTHUR ALAN PETERSON AND GRACIE ANN PETERSON, HUSBAND AND WIFE, AS TO THAT PORTION OF PARCEL B DESCRIBED IN STATUTORY WARRANTY DEED RECORDED UNDER RECORDING NUMBER 7905020118; AND BURNSTEAD CONSTRUCTION COMPANY, A WASHINGTON CORPORATION, AS TO THE REMAINDER EXCEPTIONS: SEE SCHEDULE B ATTACHED CHARGE: $200.00 TAX: $17.20 Records examined to JULY 15, 1997 at 8:00 AM CHICAGO TITLE INSURANCE COMPANY By ie���"uCa, 2.144i^—j- MIKE HARRIS/CHRIS JOHANSON Title Officer (206)628-5623 PUTctrrA/12-5-9o/0c ICAGO TITLE INSURANCE COMPA 1' Order No.: 444442 PLAT CERTIFICATE SCHEDULE A (Continued) LEGAL DESCRIPTION PARCEL A: THAT PORTION OF THE SOUTH HALF OF THE SOUTH HALF OF THE NORTH HALF OF THE SOUTHEAST QUARTER OF SECTION 31, TOWNSHIP 23 NORTH, RANGE 5 EAST, WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON, LYING WEST OF COUNTY ROAD NO. 80, KNOWN AS THE KENT-RENTON ROAD, ALSO KNOWN AS SPRINGBROOK ROAD, AND ALSO KNOWN AS 96TH AVENUE SOUTH. PARCEL B: THAT PORTION OF THE NORTH HALF OF THE SOUTH HALF OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 31, TOWNSHIP 23 NORTH, RANGE 5 EAST, WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON, LYING WESTERLY OF THE WESTERLY MARGIN OF KING COUNTY ROAD NO. 80, KNOWN AS KENT-RENTON ROAD, ALSO KNOWN AS SPRINGBROOK ROAD, AND ALSO KNOWN AS 96TH AVENUE SOUTH, EXCEPT THAT PORTION THEREOF DESCRIBED AS FOLLOWS: BEGINNING AT THE WESTERLY MARGIN OF KING COUNTY ROAD NO. 80 AT ITS INTERSECTION WITH THE NORTH LINE OF SAID NORTH HALF OF THE SOUTH HALF OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 31; THENCE NORTH 88°53'22" WEST ALONG SAID NORTH LINE A DISTANCE OF 270.00 FEET; THENCE SOUTH 00°29'59" WEST, PARALLEL WITH THE CENTERLINE OF SAID KING COUNTY ROAD NO. 80, A DISTANCE OF 120.00 FEET; THENCE SOUTH 88°53'22" EAST, PARALLEL WITH THE NORTH LINE OF SAID SUBDIVISION A DISTANCE OF 270.00 FEET TO THE WESTERLY MARGIN OF SAID ROAD NO. 80; THENCE NORTH 00°29'29" EAST ALONG SAID WESTERLY MARGIN A DISTANCE OF 120.00 FEET TO THE POINT OF BEGINNING. PARCEL C: LOT 2, CITY OF RENTON SHORT PLAT NUMBER 399-79, RECORDED UNDER RECORDING NUMBER 8005139001, SAID SHORT PLAT BEING A SUBDIVISION OF A PORTION OF THE SOUTH HALF OF THE NORTH HALF OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 31, TOWNSHIP 23 NORTH, RANGE 5 EAST, WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON, LYING WESTERLY OF COUNTY ROAD NO. 80, KNOWN AS KENT-RENTON ROAD, ALSO KNOWN AS SPRINGBROOK ROAD, AND ALSO KNOWN AS 96TH AVENUE SOUTH. CHICAGO'ITT LE INSURANCE COMPANY ' i I " � I CHICAGO TITLE INSURANCE COMPANY Order No.: 444442 PLAT CERTIFICATE SCHEDULE B This certificate does not insure against loss or damage by reason of the following exceptions: GENERAL EXCEPTIONS: A. Defects,liens,encumbrances,adverse claims or other matters,if any,created,first appearing in the public records or attaching subsequent to the effective date hereof but prior to the date the proposed insured acquires for value of record the estate or interest or mortgage thereon covered by this Commitment. B. Rights or claims of parties in possession not shown by the public records. C. Encroachments,overlaps,boundary line disputes,and any other matters which would be disclosed by an accurate survey and inspection of the premises. D. Easements or claims of easements not shown by the public records. E. Any lien,or right to lien,for contributions to employee benefit funds,or for state workers'compensation,or for services,labor,or material heretofore or hereafter furnished,all as imposed by law,and not shown by the public records. F. Liens under the Workmen's Compensation Act not shown by the public records. G. Any service,installation,connection,maintenance or construction charges for sewer,water,electricity or garbage removal. H. General taxes not now payable;matters relating to special assessments and special levies,if any,preceding or in the same becoming a lien. I. Reservations or exceptions in patents or in Acts authorizing the issuance thereof; Indian tribal codes or regulations,Indian treaty or aboriginal rights, including easements or equitable servitudes. J. Water rights,claims,or title to water. K. THIS REPORT IS ISSUED AND ACCEPTED UPON THE UNDERSTANDING THAT THE LIABILITY OF THE COMPANY SHALL NOT EXCEED ONE THOUSAND DOLLARS($1000.00). PLATCR1B/O31694/.00 CHICAGO TITLE INSURANCE COMPANY ICAGO TITLE INSURANCE COMPA PLAT CERTIFICATE Order No.: 444442 SCHEDULE B -- (Continued) EXCEPTIONS A 1. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: PUGET SOUND POWER & LIGHT COMPANY, A WASHINGTON CORPORATION PURPOSE: ELECTRIC TRANSMISSION AND/OR DISTRIBUTION SYSTEM AREA AFFECTED: AS CONSTRUCTED ACROSS AN EASTERLY PORTION OF PARCEL A RECORDED: JULY 1, 1976 RECORDING NUMBER: 7607010513 0 2. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: PUGET SOUND POWER & LIGHT COMPANY PURPOSE: ELECTRIC TRANSMISSION AND/OR DISTRIBUTION SYSTEM AREA AFFECTED: AS CONSTRUCTED ACROSS AN EASTERLY PORTION OF PARCEL B RECORDED: JULY 9, 1976 RECORDING NUMBER: 7607090507 B 3. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: PUGET SOUND POWER & LIGHT COMPANY, A WASHINGTON CORPORATION PURPOSE: ELECTRIC TRANSMISSION AND/OR DISTRIBUTION SYSTEM AREA AFFECTED: AS CONSTRUCTED ACROSS AN EASTERLY PORTION OF PARCEL B RECORDED: JULY 9, 1976 RECORDING NUMBER: 7607090509 C 4. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: PUGET SOUND POWER & LIGHT COMPANY, A WASHINGTON CORPORATION PURPOSE: ELECTRIC TRANSMISSION AND/OR DISTRIBUTION SYSTEM AREA AFFECTED: AS CONSTRUCTED ACROSS AN EASTERLY PORTION OF PARCEL C RECORDED: SEPTEMBER 24, 1976 RECORDING NUMBER: 7609240628 CHICAGO TITLE INSURANCE COMPANY ICAGO TITLE INSURANCE COMPA PLAT CERTIFICATE Order No.: 444442 SCHEDULE B _._ (Continued) D 5. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: PURPOSE: ACCESS AND UTILITIES AREA AFFECTED: A 30 FOOT STRIP OF LAND ACROSS THE EASTERLY 270 FEET OF PARCEL B RECORDED: MARCH 23, 1987 RECORDING NUMBER: 8703230741 E 6. COVENANTS, CONDITIONS AND RESTRICTIONS CONTAINED IN INSTRUMENT: RECORDED: MAY 13, 1980 RECORDING NUMBER: 8005130339 F AFFECTS: PARCEL C G 7. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BETWEEN: CITY OF RENTON AND: ENVIRONMENTAL DEVELOPMENT, INC. RECORDED: MAY 8, 1995 RECORDING NUMBER: 9505080322 REGARDING: LATECOMERS AGREEMENT H 8. TERMS AND CONDITIONS OF CITY OF RENTON ORDINANCE NUMBER 3790, RECORDED UNDER RECORDING NUMBER 8403260504, REGARDING SPECIAL ASSESSMENT FOR WATER SERVICE. K 9. GENERAL AND SPECIAL TAXES AND CHARGES, PAYABLE FEBRUARY 15, DELINQUENT IF FIRST HALF UNPAID ON MAY 1, SECOND HALF DELINQUENT IF UNPAID ON NOVEMBER 1 OF THE TAX YEAR (AMOUNTS DO NOT INCLUDE INTEREST AND PENALTIES) : YEAR: 1997 TAX ACCOUNT NUMBER: 312305-9037-09 LEVY CODE: 2127 ASSESSED VALUE-LAND: $ 149,900.00 ASSESSED VALUE-IMPROVEMENTS: $ 46,900.00 GENERAL & SPECIAL TAXES: BILLED: $2,897.11 PAID: $1,448.56 UNPAID: $1,448.55 CHICAGO TITLE INSURANCE COMPANY ' I ICAGO TITLE INSURANCE COMPA PLAT CERTIFICATE Order No.: 444442 SCHEDULE B -- (Continued) AFFECTS: PARCEL A 1 10. GENERAL AND SPECIAL TAXES AND CHARGES, PAYABLE FEBRUARY 15, DELINQUENT IF FIRST HALF UNPAID ON MAY 1, SECOND HALF DELINQUENT IF UNPAID ON NOVEMBER 1 OF THE TAX YEAR (AMOUNTS DO NOT INCLUDE INTEREST AND PENALTIES) : YEAR: 1997 TAX ACCOUNT NUMBER: 312305-9053-08 LEVY CODE: 2127 ASSESSED VALUE-LAND: $ 127,100.00 ASSESSED VALUE-IMPROVEMENTS: $ 0.00 GENERAL & SPECIAL TAXES: BILLED: $1,926.60 PAID: $ 963.30 UNPAID: $ 963.30 AFFECTS: A PORTION OF PARCEL B P 11. GENERAL AND SPECIAL TAXES AND CHARGES, PAYABLE FEBRUARY 15, DELINQUENT IF FIRST HALF UNPAID ON MAY 1, SECOND HALF DELINQUENT IF UNPAID ON NOVEMBER 1 OF THE TAX YEAR (AMOUNTS DO NOT INCLUDE INTEREST AND PENALTIES) : YEAR: 1997 TAX ACCOUNT NUMBER: 312305-9122-05 LEVY CODE: 2127 ASSESSED VALUE-LAND: $ 38,000.00 ASSESSED VALUE-IMPROVEMENTS: $ 64,700.00 GENERAL & SPECIAL TAXES: BILLED: $1,431.26 PAID: $ 715.63 UNPAID: $ 715.63 AFFECTS: REMAINDER OF PARCEL B J 12. GENERAL AND SPECIAL TAXES AND CHARGES, PAYABLE FEBRUARY 15, DELINQUENT IF FIRST HALF UNPAID ON MAY 1, SECOND HALF DELINQUENT IF UNPAID ON NOVEMBER 1 OF THE TAX YEAR (AMOUNTS DO NOT INCLUDE INTEREST AND PENALTIES) : YEAR: 1997 TAX ACCOUNT NUMBER: 312305-9149-04 LEVY CODE: 2127 ASSESSED VALUE-LAND: $ 127,100.00 ASSESSED VALUE-IMPROVEMENTS: $ 0.00 GENERAL & SPECIAL TAXES: BILLED: $1,926.60 PAID: $ 963.30 UNPAID: $ 963.30 CHICAGO TITLE INSURANCE COMPANY 4 [CAGO TITLE INSURANCE COMPAJ PLAT CERTIFICATE Order No.: 444442 SCHEDULE B -- (Continued) AFFECTS: PARCEL C L 13. THE FOLLOWING MATTERS DISCLOSED BY SURVEY RECORDED UNDER RECORDING NUMBER 8012159003: BARB WIRE FENCES ENCROACH NORTHERLY OF THE SOUTH LINE OF PARCEL B, AND EASTERLY OF THE EAST LINE OF PARCEL B 0 14. DEED OF TRUST AND THE TERMS AND CONDITIONS THEREOF: GRANTOR: ARTHUR ALAN PETERSON AND GRACIE ANN PETERSON, HIS WIFE TRUSTEE: FIRST AMERICAN TITLE INSURANCE COMPANY BENEFICIARY: W. ALLAN PETERSON AND SHIRLEY F. PETERSON AMOUNT: $ 16,606.69 DATED: APRIL 30, 1979 RECORDED: MAY 2, 1979 RECORDING NUMBER: 7905020119 LOAN NUMBER:THE AMOUNT NOW SECURED BY SAID DEED OF TRUST AND THE TERMS UPON WHICH THE SAME CAN BE DISCHARGED OR ASSUMED SHOULD BE ASCERTAINED FROM THE HOLDER OF THE INDEBTEDNESS SECURED. S AFFECTS: A PORTION OF PARCEL B M 15. DEED OF TRUST AND THE TERMS AND CONDITIONS THEREOF: GRANTOR: BURNSTEAD CONSTRUCTION CO, A WASHINGTON CORPORATION TRUSTEE: CHICAGO TITLE INSURANCE COMPANY BENEFICIARY: EXCHANGE FACILITATOR CORPORATION, A WASHINGTON CORPORATION AMOUNT: $ 463,000.00 DATED: APRIL 26, 1990 RECORDED: MAY 1, 1990 RECORDING NUMBER: 9005010799 LOAN NUMBER: THE AMOUNT NOW SECURED BY SAID DEED OF TRUST AND THE TERMS UPON WHICH THE SAME CAN BE DISCHARGED OR ASSUMED SHOULD BE ASCERTAINED FROM THE HOLDER OF THE INDEBTEDNESS SECURED. CHICAGO TITTLE INSURANCE COMPANY • ICAGO TITLE INSURANCE COMPA PLAT CERTIFICATE Order No.: 444442 SCHEDULE B -- (Continued) R AFFECTS: PARCELS A AND C AND A PORTION OF PARCEL B END OF SCHEDULE B CHICAGO TITLE INSURANCE COMPANY •• :ICAGO TITLE INSURANCE COMPA PLAT CERTIFICATE Order No.: 444442 SCHEDULE B -- (Continued) T THE FOLLOWING PARTIES HAVE BEEN SENT A COPY OF THIS COMMITMENT: BURNSTEAD CONSTRUCTION RON HUGHES 2/1 DODDS ENGINEERING KEVIN 1/1 CHICAGO TIT LE INSURANCE COMPANY „ 1 , . • • _, • , 0CHICAGO TITLE niSURANCE COMPANY 1800 COLUMBIA CENTER, 701 5TH AVE, SEATTLE, WASHINGTON 98104 IMPORTANT: This is not a Survey. It is furnished as a convenience to locate the land indicated hereon with reference to streets and other land. No liability is assumed by reason of reliance hereon. „ . • , i -• il . . -. • •..-.: •..,•.,.... ..,,,,-,„-•,,,,,..%',' ....' I.. 4001+10-,1111Sii seAll• .014, -- wer•oeuso./ /MAO .. -!!_,.. ,.7,•:!.,,,•=....0019- 4V'• zr r''' ,'.A.etn' •. 4 .r,:7 .,,,•-1.4. 11::-.' ' :.7 . . '1 71---.--j” 11 k ij./ 11 i .1 i' • 400 410 Avoriiil ILA Po• I t '3 i -- " 1:0,69 1 t+ .vA0 ,r/ 449 Ilo e i 111•, 00441P1 'Or/ 1- (C3 5611 I kl -....... , wear-...7-04.01 1•11/0.000 1 : 1 • , fripely7.41 VI /170 4/ „164:11°‘ 0:1 IPP.' li V 1 ! , ;19, 0,4 Co. LOT 2 13.3 / LOT I 4 N 1 1 co ,..0 . t 0.e.' • l•(‘) . - ,edirAelr•re nee, ..,....., . . r----. V rs...rwortu., aca JW4$ 0 1 =Id d7S• PI 1 in • eo , {------- AM 1 Z1 I , : 1 1 ,t A P' -1. C. ....A.,.., I . • . g 1 I . 1 • • MAP • lam. **************************************************************** City of Renton WA Reprinted: 08/13/97 10 :31 Receipt **************************************************************** Receipt Number: R9705138 Amount: 14 . 08 08/13/97 10 :30 Payment Method: CHECK Notation: #15761 BURNSTEAD Init: LMN Project # : LUA97-110 Type: LUA Land Use Actions Parcel No: 312305-9037 Site Address : 5017 TALBOT RD S Total Fees : 3 , 514 . 08 This Payment 14 . 08 Total ALL Pmts : 3 , 514 . 08 Balance: . 00 **************************************************************** Account Code Description Amount 000 . 05 .519 .90 .42 . 1 Postage 14 . 08 **************************************************************** City of Renton WA Reprinted: 08/13/97 10 :30 Receipt **************************************************************** Receipt Number: R9705137 Amount: 3 , 500 . 00 08/13/97 10 :30 Payment Method: CHECK Notation: #15760 BURNSTEAD Init: LMN Project #: LUA97-110 Type: LUA Land Use Actions Parcel No: 312305-9037 Site Address : 5017 TALBOT RD S Total Fees : 3 , 514 . 08 This Payment 3 , 500 . 00. Total ALL Pmts : 3 , 514 . 08 Balance: . 00 **************************************************************** Account Code Description Amount 000 . 345 . 81 . 00 . 0007 Environmental Review 500 . 00 000 . 345 . 81 . 00 . 0008 Prelim/Tentative Plat 2 , 000 . 00 000 . 345 . 81 . 00 . 0017 Site Plan Approval 1, 000 . 00 CIT OF RENTON sal 4j Planning/Building/PublicWorks Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator October 24, 2003 • Douglas B. Sollitt, Senior Vice President Bank of America Subject: Release of Assignment of Funds Wetland Plant Installation for Ashburn LLC Construction Loan #231278 Dear Mr. Sollitt: This letter will serve as your authority to release the subject Set Aside Letter posted with the City of Renton on behalf of Ashburn LLC. The installed wetland plants and other mitigation have beeninspected and accepted by the City based upon a report prepared by wetlands consultant B-Twelve. The original security is enclosed for your files. If you have any questions, please feel free to contact me or Laureen Nicolay at 425-430-7294. Sincerely, iViti bLi°7-' Neil Watts, Director Development Services Division c: File #LUA97-110 Brian Martens, Burnstead Construction 1055 South Grady Way-Renton,Washington 98055 R E N T O N AHEAD OF THE CURVE y; This paper contains50%recycled material,30%post consumer PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM DATE: October 24, 2003 TO: Tracy Schuld Finance Department FROM: Laureen Nicolay for Marilyn Kamcheff Development Services Division SUBJECT: Release of Wetland Mitigation Installation Funds $48,000 Ashburn LLC Set Aside Letter Thank you for returning the original set aside document to me. We will finalize the release of this installation security and return the original document to the lender on Monday as soon as we receive the applicant's maintenance and monitoring security in its place. You should receive the new monitoring security device (which happens to be in the same $48,000 amount) on Monday or Tuesday. Thank you! -• /-44/b1)fig C6- 91/*Ij- ljt,(AA — TRANSMITTAL E c TO CITY CLERK i y BONDS, LETTERS OF CREDIT, ASSIGNMENT OF FUNDS, ETC. 1. TYPE OF INSTRUMENT: Bond Letter of Credit Assignment of Funds/Contrac r Set-Aside' Assignment of Savings Other, Describe 2. APPLICANT: I`i 511 ;_` - 3. .:, PURPOSE (.1,-)e4' ` A-�c i (Describe) 4. ACCOUNT NO.: 1. 7 5. FILE NAME AND NUMBER: (If applicable) 6. AMOUNT: #14 g, 0 0 0 7. EXPIRATION DATE: REQUI RED RE ED BY: QLuIr re n 4- p/frn l� `r (Department/Board) 9. STAFF CONTACT/PHONE #: }i>14-2 t 64 X '72-(o a 10. NOTIFY STAFF BY: . . . . (List date 30 days prior, six weeks prior to expiration, etc.) • r • • • • SET ASIDE LETTER • • • • [Lenderl Bank of America has on deposit in . • Construction Loan ; 231278 the sum of S 48,000 • to cover the construction of wetland plants installed in accordance with the wetland mitigation plan approved by City of Renton • . Said funds will be disbursed only after . (Lenderl Bank of `America has satisfied itself that the work to be paid for has actually been performed to the satisfaction of• the City of- Renton. These funds set aside shall not .be disbursed to the borrower; .a • - contractor working for the borrower, or any third party without the prior written approval of - the-City of Renton and this loan shall not be terminated or all funds thereunder distributed without the prior approval of.the City•of Renton. • In the event fOwnerl Ashburn LLC fails to.complete and• pay for the improvements as required by the City of Renton all funds remaining in said deposit shall be made available to the City of Renton to complete and pay for the cost of said improvements. . • • • Lit/a ty a/WA:144/ NM . . • Ap lica t Bank: •. •. • „89 6/P0‘ ;& • • . Authoriz ifgnature • Authoriz d Signature 0,Y (J!G 1�.C� P !/ "CC UFc� • Lva 7/c� d //f• So/ «� - ��c�°es; ame,-tle Name, Title /O G� 8//O/OO Date • Date • • . _� NON BUILDING RELATED SECURITIES Date Rec'd Name/Description Amount Exp.Date Rel. Date 8/25/95 Home Base=Planting Wetlands $52,275 N/L 8/29/95 Home Base—5 year landscape maintenance $6,143 8/29/00 2/26/96 Home Base—5 year landscape maintenance $3,485 2/26/01 6/29/95 G&K Properties—3 year Westlands $5,698 6/29/98 4/7/99 Cambridge Homes—Landscape Main. $1,050 (Cash) N/L 2/11/00 Talbot Ridge—Standby L-O-C _- $10,875 12/31/00 4/28/00 Oakesdale Business Park—Poe Const. $100,000 None 11/14/00 Zelman Developmetn—Trash Rack 5/16/00 Sikh Temple--0-F Gurdwara Singh Sabha $14,250 None Monitoring - - 6/16/00 The Bluffs—FRE Properties $48,600 N/L 6/16/00 Oakesdale Business Park—Phase II • .. $87,738 6/15/05 Zelman Renton LLC/Wetlands Mitigation 4/09/00 Segale Business Park $3,000 N/1 La Pianta,LLC—Street Cleaning Balch Pit Fill &Grade ___ - 8/15/00 . Ashburn LLC—Wetlands $48,000 N/L 8/15/00 Kennydale Vista—Wetlands/Stream mitigation $19,575 N/L 9/19/00 Campen Springs—Cosntruct Wetlands $109,775.15 N/L B990603 &C 990282 5/10/00 Ashburn,LLC—Phase II B 990701 $39,000 N/L 1.1/07/01 7/10/00 LUA-96-015-Raymond Av SW $3,031.30 7/10/05. 2002 2/13/02 Bre Properties/aka The Bluffs Bond. 6151332 $39,750. N/1 2/13/02 Bre Properties/aka The Bluffs Bond.6151320 $118,737.90 02/05/05 3)1 7- h1UYG�Arl co a r 4 g`fd -3 Nd-u I-/15 es) !V B-.u- '1 :_t ''' K-s\ ') I t ' 1`. I 0 � �I �� tab � � � � ,— I i 4 cl.) -\.). cam :ao . . O �� mot-- ': _ � ` 10/22/2003 08: 33 42545''" 43 BURNSTEAD PAGE 01 FAX COVER SHEET Burnstead Construction Sorrento LLC ,Ashburn LLC 1215 120th Ave. NE Bellevue, WA 98005 Phone: (425) 454-1900 ext. 274 Fax: (425) 454-4543 E-mail: brian@burnstead.com DATE: 10-22-03 TO: Laureen Nicolay COMPANY: City of Renton FAX # (425) 430-7231 FROM: Brian Martens TOTAL PAGES, INCL. COVER: 5 B-Twelve has revised their letter to show four site visits within the first year of monitoring the Ashburn wetlands, as well as four monitoring reports to be sent to the city. Since they had planned on making field reports for each site visit anyway, their budget proposal remains at the same cost. Our figures for the overall set aside amount did not change. This should satisfy all Renton requirements. Please confirm this and I will prepare the set aside letter for $47,785. Thank you, Brian Martens ily B-twelve Associates, Inc. 1103 W.Meeker St. (v)253-859-0515 Kent,WA 98032-5751 (f)253-852-4732 (e)info@b12assoc.com October 15, 2003 Mr. Brian Martens Burnstead Construction 1215 120`h Ave. NE, #201 Bellevue,WA 98005 • RE: Monitoring Proposal Ashburn, Talbot Road Dear Brian, Attached please find our proposed Project Agreement for wetland monitoring services for your Ashburn, Talbot Road project. Per your request, we have revised our proposal to include four (4) monitoring site visits during Year 1 of the monitoring period as required by the City of Renton under their RMC 408-120D23e. Years 2-5 will include a single site visit each year. Four reports will be prepared for Year 1 together with one for each subsequent monitoring year. It is my understanding that with this change to the Project Agreement, B-twelve has met all of the conditions and revisions specified in the letter from Laureen Nicolay to Burnstead dated April 24, 2003 that apply to B-twelve. Please call me if we can provide any additional assistance. Sincerely, B-twelve Associates, Inc. ,S,L044pived,c1€4 Susan L. Burgemeister President File:Share\b12 PA\96-175 Revised PA cover.doc I t ill�p�lip�il, • i/� B-twelve Associates, Inc. 1103 W.Meeker St. (v)253-859-0515 Kent,WA 98032-5751 (f)253-852-4732 (e)info@b12assoc.com PROJECT AGREEMENT THIS AGREEMENT is revised and entered into on October 15,2003 by B-TWELVE ASSOCIATES, INC.(B-twelve), 1103 West Meeker,Kent,WA 98032,(Phone 253-859-0515)and Burnstead Construction 1215 1201 Ave.NE,#201 Bellevue,WA 98005 Agent: Brian Martens Phone: 1-425-454-1900,Ext.274 Project Name: Ashburn Homes Jurisdiction: City of Renton Location: Talbot Road For this Agreement,project boundaries are identified by the Client based on survey. 1.0 MONITORING 1.1 Provide mitigation monitoring as required by the City of Renton. Extreme events affecting the mitigation area may require additional site visits,reports,and/or agency coordination. Monitoring will be conducted during a single site visit in the late summer of each monitoring year. A monitoring report will be prepared for each monitoring site visit. Monitoring will be conducted for a period of 5 years or as may be modified by the client or the city. 2.0 PAYMENT 2.1 All work will be billed on an hourly basis according to the standard hourly rates in effect at the time the work is performed,plus expenses. Fees identified below are estimates and do not imply a"not to exceed" fee. 2.1.1 Estimated Fees: 1.0 MONITORING Year 1 (4 site visits+4 report $4,500.00 Year 2(1 site visit+1 report) $1,700.00 Year 3(1 site visit+1 report) $1,700.00 Year 4(1 site visit+1 report) $1,700.00 Year 5 (1 site visit+1 report) $1,700.00 ESTIMATED PROJECT FEE:Hourly Plus Expenses $11,300.00 ESTIMATED EXPENSES: printing,photocopying,film,etc. $140.00 (Year 1=$40.00,$20.00 Years 2-5)) RE::Ashburn Homes B-twelve Associates 96-175 • Revised October 15,2003 Page 2 2.2 The attached cover letter dated October 15,2003 is considered part of this contract. 2.3 Payment is due with monthly progress invoices.Retainer,if any,will be applied to first invoice. All payments shall be due on receipt of invoice. A late payment fee of 15%per annum will be charged on the balance more than 30 days past due calculated from the date of invoice. 2.4 This Project Agreement is with the client:payment is not dependent upon fee payment by others or other financial agreements between the client and another party. 2.5 In the event that the client suspends or terminates work prior to completion of this agreement,client shall pay B-twelve for work performed through the date of written notification of suspension or termination of work at the standard hourly rates in effect at the time the work was performed. 2.6 If the Client does not provide payment for services in 90 days,B-twelve Associates,Inc.will be forced to take legal action.Client will reimburse B-twelve Associates,Inc.for any legal expenses procured in the collection of monies past due. 3.0 EXTRA SERVICES Services,which will be performed on an hourly basis,include: • Additional meetings with agency or with client,including on-site meetings to discuss findings, methodology or approach to project design beyond the initial review with client or agent. • Revision of the report due to client's alteration of scope of work. • Additional work as required by client and not covered under separate contract. 4.0 ADDITIONAL AGREEMENTS 4.1 The client is responsible for providing B-twelve permission to enter the site: The Client must advise B-twelve Associates,Inc.,prior to commencement of our work,of any special requirements for site entry or any other required authorizations. If the Client does not own the property,the Client will obtain permission for right-of-entry for the purpose of accomplishing our services.B-twelve Associates,Inc.will take reasonable precautions to minimize damage to the property. In the normal course of exploratory work some surface or vegetation disruption may occur. Restoration of the site is not part of this agreement,unless specifically indicated in the scope of services for our work. 4.2 B-twelve does not guarantee approval of the mitigation plan by any governmental agency. Mitigation design standards have not been adopted by the reviewing agency(ies);therefore mitigation design plans are developed in accordance with the information and agency policies as they are available at the time of the design. Individual agency plan reviewers may apply personal standards for approval over which B-twelve has no control. 4.3 The Client shall indemnify and hold harmless B-twelve Associates,Inc. and its officers,directors, employees,and subcontractors from and against all claims and actions,including reasonable attorney's fees, based on or arising out of damages or injuries to persons or property caused by error,omission,or negligent - act of the Client or any of its agents,subcontractors,and employees in the performance of services hereunder,subject to any limitations,other indemnifications,or other provisions to which the client and B-twelve Associates,Inc.have agreed. II RE::Ashburn Homes B-twelve Associates 96-175 Revised October 15,2003 Page 3 4.4 Neither party shall be responsible or be held liable to the other for consequential damages,including but not limited to loss of profit,loss of investment,loss of product,or business interruption. The liability of B-twelve Associates,Inc.to the Client shall be limited to B-twelve's fee or to$50,000,whichever is less. 4.5 There are no other understandings or agreements between Client and B-twelve except as herein expressly stated. B-TWELVE ASSOCIATES,INC. SOti/n,ey-ef h vtt-- SUSAN L.B�TRGEMEISTER� BURNSTEAD CONSTRUCTION NS UCTION President 105 DATE: Di /?D File: Share/b12 pa/960175 Ashbum monitoring PA.doc °vt> City of Renton • u_. acm Development Services Division 1055 South Grady Way, 6th Fir Renton, WA 98055 Date: 00 2003 TO: /�G��'v1�S FROM: Laureen Nicolay ge4 7a f xel 66-7s47 Senior Planner Phone: Phone: (425) 430-7294 Fax Phone: Fax Phone: (425) 430-7300 bUb imdr 1110ru-Ykt ' SUBJECT: /imk,riri — I Number of pages including cover sheet: 3 REMARKS: 1:1On9inal to 0Per your ❑ RePlY � Please ❑ For your be mailed request ASAP Comment review 4C1/14/,- )h1 rep , 7J f fug/ cua e fyi 0i -9,7 16 / -F - /67- • • Renton. Ahead of the curve 10/07/2003 10: 01 42545""43 BURNSTEAD PAGE 01 FAX COVER SHEET Burnstead Construction Sorrento LLC Ashburn LLC 1215 120th Ave. NE Bellevue, WA 98005 Phone: (425) 454-1900 ext. 274 Fax: (425) 454-4543 E-mail: brian@burnstead.com DATE: 10-7-03 TO: Christina COMPANY: City of Renton FAX # (425) 430-7231 FROM: Brian Martens TOTAL PAGES, INCL. COVER: 5 Copy of our agreement with our wetland consultant B-Twelve, which defines the eight site monitoring visits during the 5-year term. This should satisfy the city's concerns regarding the monitoring. I will send you an updated maintenance and budget soon so we can wrap this up. Thanks for your help, Brian Martens 10/0/2003 15: 31 42545." "-13 BURNSTEAD PAGE 01 FAX COVER SHEET Burnstead Construction Sorrento LLC Ashburn LLC �/�o 1215 120 Ave. NE ' ° � ® Bellevue, e e454 1900005 274 �Ui(0/�G / ?003 Phone: (425) Fax: (425) 454-4543 v®42/041 E-mail: brian@burnstead.com DATE: 10-7-03 , TO: Christina COMPANY: City of Renton FAX # (425) 430-7231 FROM: Brian Martens TOTAL PAGES, INCL. COVER; 3 This is our updated proposal from our maintenance contractor for the Ashburn Wetlands. They have figured in the items that Laureen wanted to see included in their estimate. I have revised the budget to show what the set aside amount should be in order to start the 5-year maintenance period. This should satisfy all of the City's requirements. Please call when you get a chance. Thank you, Brian Martens , Ashburn Wetland Maintenance and Monitoring Costs Revised 10-7-03 Annual Maintenance $4,950.00 x 5 $24,750.00 Plus sales tax $2,178.00 Total maintenance cost $26,928.00 Monitoring First year- 4 visits $4,500.00 $4,500.00 Annual visits years 2-5 $1,700.00 x 4 $6,800.00 Total monitoring cost $11,300.00 Total 5-year cost $38,228.00 Maintenance Bond Amount- 125% of total cost $47,785.00 10/07/2003 10:01 4254544543 BURNSTEAD PAGE 02 • 111100Vimarnn. t , B,twelve Associates, Inc. - — \411„ 1103 W,Meeker 51, (v)253-859-0515 Kent,WA 98032-5751 (f)253-852-4732 (e)Info(I b12assoc.com September 29,2003 Mr. Brian Martens Burnstead Construction 1215 120th Ave. NE,#201 . Bellevue, WA 98005 RE: Monitoring Proposal Ashburn,Talbot Road • Dear Brian, Attached please find our proposed Project Agreement for wetland monitoring services for your Ashburn, Talbot Road project. Per your request, we have revised our proposal to include four (4)monitoring site visits during Year 1 of the monitoring period as required by the City of Renton and heir R1V1�08-120D23e. Years 2-5 will include a single site visit each year A single report will be prepared for. Year-liDgether with one for each subsequent monitoring year. It is my understanding that with this change to the Project Agreement,B-twelve has met all of the conditions and revisions specified in the letter from Laureen Nicolay to Burnstead dated April 24, 2003 that apply to B-twelve. Please call me if we can provide any additional assistance. Sincerely, B-twelve Associates, Inc. IIM11446 Susan L. B gemeister President File:Sharc1412 PA196-175 Revixcd PA cover,doc ,.l �cootaRL SOLD'Iop �� r r or i r irk sit • $INCp September 25, 2003 Mr. Brian Martens 1215 120th Ave NE, Suite 201 Bellevue, WA 98005-2135 Dear Brian: We are pleased to present the Ashburn Wetland Maintenance Budget for Wetlands E, F and H. These budgetary numbers are based on the plans provided. ❑ Wetland Maintenance $3,600.00/Year plus sales tax. • There would be 3-site visits per year. Each site visit would be approximately 40 hours ➢ Remove all invasive plant species (blackberries, scothbroom and thistle). ➢ Native grasses are to be left Intact • All work will be done by hand and no herbicides are to be used ➢ Clean up and hauling of debris created during maintenance. ❑ Plant Replacement Estimate$700.00/Year plus sales tax. ➢ Replace original plant material to maintain 80%survival rates • Estimate replacing 20 medium size shrubs each year ❑ Inspect and Estimated repairs for Temporary irrigation-$350.00/Year plus sales tax. ❑ Budget for Bridge Repairs$300.00 /Year plus sales tax. ➢ Make repairs to bridge, boundary fence and slgnage as needed. Should you have any questions or concerns, I may be reached on my cell phone at 206-375-4626. Sincerely, TEUFE LANDSCAPE Vv Neil Corcoran Business Development / ll%?A4rr1 pl-.nn[ 1A/nnrlPn..tlln 1A1.vrh;r.n4nn OAA7ri nhnnp tArIS1 A01,111,1 Co,. 1A?51 A4r/.1 1 1'4 ..04"..bra,,4f4a1 w....+ LLaureen Nicolay-Ashburn wetlands_ Page 1 Tn From: Brian Martens<Brian@burnstead.com> To: "lnicolay@ci.renton.wa"' <Inicolay@ci.renton.wa> Date: Wednesday, August 27, 2003 3:48:24 PM Subject: Ashburn wetlands Once again, I am getting involved in our efforts to convert over to the maintenance period. The last letter from you dated 4-24-03 stated 3 major items that still need to be accomplished. Item#1-revise the letter from our consultant. I will fax a revised letter to you today. B-Twelve is debating whether or not they would be required to make four quarterly monitoring inspections during the first year, for a total of 8 visits versus only 4 annual visits. Personally, have no problem with 8 site visits if it will help to expedite all of this. Note that the monitoring costs are higher to include additional site inspections. Item#2-I have prepared a spreadsheet showing costs that we will anticipate for the next 5-years. It now includes bridge and fence maintenance. Herbicides will not be used in the wetland to control invasive plant material. Plant replacement has been factored in and is in line with our consultants earlier recommendations. We feel that the cost breakdown is realistic. In actuality,we have been maintaining the wetlands for the past two summers. Item#3-If all of the above is acceptable,we will prepare a"Security Device" in the amount of$36,123.75 on the standard form (see attached spreadsheets). We are as anxious as you to get this finally converted to the maintenance period. Please let me know soon if anything else will be required to get this process started. Thanks for your help, Brian Martens «Wetland maintenence.xls>> / CITY OF RENTON MEMORANDUM DATE: June 12, 2003 TO: City Clerk's Office FROM: Laureen Nicolay, Development Services Division, #7294 SUBJ T: Public Trail Easement for Ashburn Condominium Project LUA97-110 Attached please find an original 'Public Recreational Trail Easement to the City of Renton' ready for recording with King County. This document has been approved by Development Services, Parks Department, Property Services, and the City Attorney's Office. Please have CD & L Courier take this document via 4-hour service. The King County recording fees for this recording should be charged to account #000/07.532.22.49.14. Please call me at X-7294 if you have any questions When we receive the recorded document back, please place a copy in the land use file and also forward copies to: Ron F. Hughes, PE BurnsteacdConstruction Company 1215 120t Ave NE #201 Bellevue, WA 98005 Leslie Betlach, Parks Director Thank you. c: file #LUA97-110 Ron Hughes Leslie Betlach • Return Address: City Clerk's Office City of Renton 1055 S. Grady Way Renton WA 98055 Please print or type information WASHINGTON STATE RECORDER'S Cover Sheet (Rcw 65.04) Document Title(s)(or transactions contained therein):(all areas applicable to your document must be filled in) 1. Pub!%G Recrecdi'a7at Trcu I F Semevi f 2. 3. 4. Reference Number(s) of Documents assigned or released: Additional reference#'s on page of document Grantor(s) (Last name,first name,initials) 1. A$11170n � 2. • •Additional names on page of document. Grantee(s) (Last name first,then first name and initials) L ' of a. MuiliGi C'O�E Q 70�7 2. • Additional names on page of document. Legal description(abbreviated: i.e.lot,block,plat or section,township,range) A por-17o� off' i Nit) t tiar-lkcr o f S� Gc �Gr oP Jechori,31) -rowrki A lib 3_N) RAve 5 tasf, 6t/. . of Re.-r}0r7� A ihj COW)-Iy) Wadh,i-e i_ Additional legal is on page 44 5 of document. Assessor's Property Tax Parcel/Account Number El Assessor Tax#not yet assigned oa 10 S00003 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. I am requesting an emergency nonstandard recording for an additional fee as provided in RCW 36.18.010. I understand that the recording processing requirements may cover up or otherwise obscure some part of the text of the original document. Signature of Requesting Party , Return Address: f 20030626001819 City. Clerk's Office CITY OF RENTON EAS 30.00 City of Renton PAGE 001 OF 012 1055 S. Grady Way 06/26/2003 12:23 KING COUNTY, WA Renton WA 98055 ' Please print or type information WASHINGTON STATE RECORDER'S Cover Sheet (RCW 65.04) Document Title(s)(or transactions contained therein):(all areas applicable to your document must be filled in) . 1. Public Reere onaE Tra c! seenevrf 2. • 3 4 . . Reference Number(s)of Documents assigned or released: • Additional reference#'s on page of document - . . Grantor(s) (Last name,first name,initials) • • 1.Ashburn L.J.-.C. . . 2. • Additional names on page of document. . • - . Grantee(s) (Last name first,then first name and initials) . 1.��• o• IReffbT/r?ccnia f IL tho- ) 2. , - Additional names on page of document. ' • Legal description(abbreviated: i.e.lot,block,plat or section,township,range) A ror-Iza-••► ag e NW la ar kr- aF so 11 -itGr• oP Secfion 31) ns 1 r? 3.1V j .. • e 5 Oasf, W.I9. i -fZ� of Rernon, ,�ir� Coyne Woih, er i. . . . Additional legal is on page 4 4 5 of document. - Assessor's Property Tax Parcel/Account Number El Assessor Tax#not yet assigned • • ; Oa1OS00003 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. . I am requesting an emergency nonstandard recording for an additional fee as provided in RCW 36.18.010. I understand that the recording processing requirements may cover up or otherwise obscure some part of the text of the original document. Signature of Requesting Party • After recording return to: OFFICE 0,F THE CITY CLERK RENTON CITY HALL 1055 South Grady Way Renton WA 98055 DOCUMENT TITLE: Public Recreational Trail Easement REFERENCE NUMBER OF RELATED DOCUMENT: GRANTOR(s): Ashburn, L.L.C. ADDITIONAL GRANTEE(s) ON PAGE: //A GRANTEE(s): City of Renton, a municipal corporation ADDITIONAL GRANTEE(s) ON PAGE N%A ABBREVIATED LEGAL DESCRIPTION:A portion of the Northwest quarter of the southeast quarter of Section 31, Township 23 North, Range 5 East, W.M., in the City of Renton, King County, Washingtonl. ADDITIONAL LEGAL DESCRIPTIONS ON PAGE(s): 4 and 5 ASSESSOR'S TAX PARCEL NUMBER(s): 0290500003 PUBLIC RECREATIONAL TRAIL EASEMENT TO THE CITY OF RENTON COMES NOW, Ashburn L.L.C., Grantor, grants and conveys for Ten Dollars ($10) and other good and valuable consideration, a receipt of which is acknowledged by Grantor, or satisfaction of code requirements or environmental conditions associated'with the development of land known as Ashburn Condominiums, to the City of Renton, a municipal corporation, an easement for a Public Recreational Trail, over,'under, across, and through the following described real property: See Exhibit "A" together with the right to the City of Renton to construct, operate, maintain and open to the public such Public Recreational Trail, as described in Exhibit "B", whether natural, artificially surfaced otherwise. This easement is nonexclusive. 1. Grantor reserves the right to use the easement for any purpose not inconsistent with the rights herein granted. 94172L#11 trails.doc, 6/3/03, Page 1 of 5 � 1 1. Grantor reserves the right to use the easement for any purpose not inconsistent with the rights herein granted. 2. The Grantor may not erect any structure over the easement or other obstruction, which will interfere with the use of this easement. Grantee may from time to time remove trees, bushes, or other obstructions within the easement and may level and grade the easement to the extent reasonably necessary to carry out the purpose of this easement provided, that following any such work, Grantee shall, to the extent reasonably practical, restore the easement to the condition it was immediately prior to such work. Following the installation of Grantee's facilities, Grantor may under take any ordinary improvements to the landscaping of the easement, provided that no trees or other plants shall be placed thereon which would be unreasonably expensive or impractical to Grantee to remove or restore. 3. Grantee may not grant another easement, which interferes with or is inconsistent with this easement. 4. Grantee may not make any other action that will diminish, abrogate, or interfere with this easement. 5. Successors and Assigns: The covenants herein contained shall run with the land and are binding upon all subsequent owners thereof. Dated this 101 day of_TO f•)€- , 20 03 41,/avi,) L.L C, , Grantor 94172L#11 trails.doc, 6/3/03, Page 2 of 5 STATE OF WASHINGTON ) ) j COUNTY OF KING ) On this g day of ! , 20 03, before me personally appeared �e!.6 cam" to me known to be n of the corporation that executed the within instrument, an 1 acknowledge the said instrument to be the free and voluntary act and deed of said corporation, forth uses and purposes therein mentioned, and each on oath stated that'he/she was authorized to execute said instrument and that the seal affixed is the corporate seal of said corporation. 04 weft DATED: Ce-4-11- 2 c7 G.stgi,Fs Notary Pu ic`j• f. the4,Steve�f Vy �n Residing at ? ��• •••, _ �: • `', 'so°TATEff My appointment expires: - ' 94172L#11 trails.doc, 6/3/03, Page 3 of 5 Exhibit A Ashburn Property LEGAL DESCRIPTION PARCEL A: That portion of the south half of the south half of the north half of the southeast quarter of Section 31, Township 23 North, Range 5 East, W.M., in King County, Washington, lying west of County Road No. 80, known as the Kent-Renton Road, (also known as Springbrook Road, also known as 96th Avenue South.) PARCEL B: That portion of the north half of the south half of the northwest quarter of the southeast quarter of Section 31, Township 23 North, Range 5 East, W.M., in King County, Washington, lying westerly of the west margin of King County Road No. 80., known as Kent-Renton Road, (also known as Springbrook Road, also known as 96th Avenue South). Except that portion thereof described as follows: Beginning at the west margin of King County Road No. 80 at its intersection with the north line of said north half of the south half of the northwest quarter of the southeast quarter of Section 31; thence N88°53'22"W, along said north line, a distance of 270.00 feet; thence S00°29'59"W, parallel with centerline of said King County Road No. 80, a distance of 120.00 feet; thence S88°53'22"E, parallel with the north line of said subdivision, 270.00 feet to the westerly margin of said Road No. 80; thence N00°29'59"E, along said westerly margin, a distance of 120.00 feet to the POINT OF BEGINNING. PARCEL C: Lot 2, City of Renton Short Plat No. 399-79 recorded under Recording No. 8005139001 said short plat being a subdivision of a portion of the south half of the north half of the northwest quarter of the southeast quarter of Section 31, Township 23 North, Range 5 East, W.M., in King County, Washington, lying westerly of County Road No. 80, known as Kent-Renton Road, (also known as Springbrook Road, also known as 96th Avenue South). 94172L#11 trails.doc, 6/3/03, Page 4 of 5 i h • Exhibit B Legal Description -Ashburn Trail Easement A strip of land 25.00 feet in width, over apportion of the northwest quarter of the southeast quarter of Section 31, Township 23 North, Range 5 East, W.M., in the City of Renton, King County, Washington, said strip having 12.50 feet on each side of the following described centerline: COMMENCING at the corner;of the southeast quarter of said Section 31; thence N00 43 24"E, along the west line of said southeast quarter, 1325.05 feet to the southwest corner of the northwest quarter of the southeast quarter of said Section 31; thence S88°44'06"E, along the south line of the northwest quarter of said southeast quarter, 654.15 feet to the POINT OF BEGINNING of the herein described centerline; thence N15°03'10"W 13.02 feet; thence N88°44'06'W 117.01 feet; thence N04°40'27'W 30.63 feet; thence N13°40'03'W 27.43 feet; thence S86°29'38'W 12.04 feet; thence S77°28'23"W 69.84 feet; thence S68°46'27'W 18.63 feet; thence S55°44'49'W 26.64 feet; thence N70°24'36'W 102.29 feet; thence N82°32'26'W 69.68 feet; thence 012°14'35"E 75.18 feet; thence N39°37'19'W 120.35 feet; thence N47°21'54"W 34.83 feet; thence S76°39'26'W 62.12 feet;, thence N05°17'53'W 47.32 feet; thence N24°14'31"E 87.65 feet; thence N08°50'02'W 145.79 feet; thence) N27°58'19"E 124.41 feet; thence N05°57'22"E 66.20 feet; thence N21°54'05"E 59.65 feet; thence N12°10'57"E 55.12 feet; thence N08°18'31"E 59.51 feet; thence N08°45'17'W 23.34 feet; thence N09°02'09"E 47.97 feet; thence 1)120°38'04"E 44.24 feet; thence N01°03'07"E 23.90 feet to the north line of the south half of the north half of the northwest quarter of the southeast quarter of said Section 31 and the terminus of said centerline. The sidelines of the above described strip of land shall be lengthened or shortened, as required, to intersect at all interior angle points, the south line of the. northwest quarter of the southeast quarter of said Section 31 and the north line of the south half of the north half of the northwest quarter of the southeast quarter of said Section 31. BEN j' So o ;I ds,�FG STERF'7555 �J¢,� ANAL LAND 5 EXPIRES: 4-29-0 94172L#11 trails.doc, 6/3/03, Page 5 of 5 • N 89'01'07"W 1346.09 41 I Ito I I N N col CO' I NI N1 ") N. LINE S. 1/2, N. 1/2, NW 1/4, riiitr40 i / SE 1/4 SEC. 31-23-5 11 N 2 �l N88'56'53"W 1318.31 I r' CO-' •1' ri ri 217.16 ) 1268.99 19 PAGE 6 / 1 1 w " w0, cn Z I I N w i PAGES ~ w. 1 w o CN o �� oin, jz o i Al 0 O)1tD: -1 Z 0 `� Q NI9 la' ASIT w rn ( ROPOSED 25' TRAIL I I D • r EASEMENT tI N • °' SCALE: 1"=300' I ' p o z II o col ' re "4:1Iw PAGE 4 PAGE 3 V-'1 in p POINT OF �tI BEGINNING I I cv 9 IIz N88'44'06"W 1275.24 'r8.72 654.15 PAGE 2 1313.96 I1 z EXIST TRAIL EASEMENT �I,I� S. LINE NW 1/4 SE 1/4 REC. NO. 9903123156 to z M I o SEC. 31-23-5 v'- 'I to ca 1308.20 1' 1\8726 57 17.13 W 13 --- --- ` 32 2616.39 MEAS (2616.41 CITY OF RENTON)6 5 • /03/03 ASHBURN L.L.C. PAGE ai���_9_9 •.9�-�,-9-'��.."..9 TRAIL EASEMENT 10F 6 41 'b •.J' s' " EXHIBIT C • ••ot 148e' 'i .r R� ri %Q 7 1 t. v 13 14711 NE 29th Place,#101 ij • / p Bellevue,Washington 98007 CORE 1 �" DESIGN 425.885.7877 Fax 425.885.7963 � �•�i'Q 9a�+9 A 1 04'AL LAB ENGINEERING • PLANNING • SURVEYING v. EXPIRES: 4 29 04 E1� JOB N 0- 9 417 2 �E-ffffffffffffffffffffE , i ......4 . , . , 11 SCALE: 1"=50' — ' 1486'29'38"E \ . ��N1r2823%- 12.04 t, „ ' 9 84 PROPOSED 25' TRAIL / .21 - 6 ——�► w o EASEMENT N6% w th ' 1 -- i �g� V olg, L_ _s N W _ 117.01 N88'44'06"W_ ,� 6: \ 1 �`to - 654.15 + N88'44'06"W l ._____--1 \ POINT OF \ n N \ S. LINE NW 1/4 SE 1/4 BEGINNING \ ti \ SEC. 31-23-5 \ 9 v \ ter \ \ wv \ �N z \ \\ \ 03 ASHBURN L.L.C. PAGE �f����� / ��y a• TRAIL EASEMENT 2 OF 6 '��3 AO..J: , EXHIBITC 4:•ct ■la;• , ,P4 ii:4 -1... /C:."4 14711 NE 29th Place,#101 � % ��'' NU . ''CORE Bellevue,E 29th gran 981 01 ;''''' i �', .441 425.885.7877 Fax 425.885.7963 '�'•}.�j' g'�� 4+�••. DESIGN `rcS'j 'a?9:� '• '�h'AL LAB ENGINEERING . PLANNING • SURVEYING t% �F EXPIRES: 4f29 04 fEE JOB NO_ 94172 •\ \ \/ PROPOSED 25' A\-...N TRAIL EASEMENT (.1 \� ` \ Y� ��7\\1\< \ \ A \ \ \ \\ \ \ \ SCALE: 1"=50' 1 I 1 1 / 1 I W I I ozI 1 � . 1 Iz ^ I I I I - -- 1 N am_ 6'W ��� L - -- L 69.68- - \ �� —� - - - \\ � N70. 36�,\ /6a�621"E \-- •<-9� �6� N �g 6 -- ASHBURN L.L.C. - 103" 03 PAGE rpo•---; if�����.9.4�.77.9��,�����.,��, TRAIL EASEMENT 1OS J. EXHIBIT C 3 OF 6 'NI ••ot *�8', •� k4 I ' </ 4t,CODE 1lle 1, ash29thglace,#101N. OBellevue,Washington 9B007 4�,425.885.7877 Fax 425.885:7963 . 0 •.P4, 97655p..1' DESIGN 0 i ,i.„ �• f a:„,....it._, 11.0000,/ NAL LI►� ,„ ,. ENGINEERING • PLANNING • SURVEYING T EXPIRES: 4 29 04 Et% J O B N O_ 9 417 2 "F-FE6EEEE61-- -EEEe-elen II. / / / \\\ \\ \\ cnlo 1 I O I (D \ I I PROPOSED 25 1 12.5' I I TRAIL EASEMENT �1 Ii— in I I 1 M I I NiI / / 1 "' / / N w / ./u' / , vi / A-4, 1/ A , 1 ,i_ . , , Nc, / �"`i'^. / v) / _ // SCALE: 1"=50' L+w / / / / / § 1 1 \o Z 4I4 1 ,— \ 1 i-A1 I� 14-16.39% .\.\ .�62.12 �� �R SR.,\ 103163 ASHBURN L.L.C. PAGE ai.9.9-9_9_9,19_'_'_'_9_9,-','-',-9,-'..... TRAIL EASEMENT �� SI; J, s EXHIBITC 4OF6 gAy ,dge otA.ti ,•r 14711 NE 29th Place,#1;01 `q ,t! }.10 ' •, O 4, Bellevue,Washington 98007 ',e COR 425.885.7877 Fax 425.8135.7963 .,v 41' 37666 bO . DESIGN j d'�A '•°t s:ta. j N ra—AL LA. IiIiI ENGINEERING • PLANNING • SURVEYING ._ EXPIRES: 4 29 04 Et( J Co,B N O_ 9 417 2 R.--EfFfFFfFFFEFFFEEEfEff . 1 • I I 1 12.g• / I 1 PROPOSED 25' Vs—h"1 `n ui 1 N I �` TRAIL EASEMENT 1 PI 12'u) 1 1 / I / / � / / high / �'i• / / h / ' I2L I I I I C" `°20 I w Imo `° En t o I ZI 1 1 hi / /I N J / us ,/ / / / ^/ / SCALE: 1"=50' ,/ / / / / , / / / / / / I I I/ 63103 ASHBURN L.L.C. PAGE a;/"..,7_,'.w.���,..9..9..9_��-49..,,,., TRAIL EASEMENT . ,vs T. i t EXHIBIT C 5 OF 6 '� �� 'i 'Weir'i i` 14711 NE 29th Place,#101 a. i-%'/ CORE Bellevue,Washington 98007 :r f' 425.885.7877 Fax 425.885.7963 r^L ���SO s' IB�q•' DESIGN .?8TE e f�NAL LAB ki. ENGINEERING • PLANNING • SURVEYING EXPIRESE :: 29 04"el' JOB NO_ 94172 , • 4 I N. LINE S. 11/2, N. 1/2, NW 1/4, / SE 1/4 SEC. 31-23-5 N88'56'53"W 217.16 - ' w M JN , / I O ) , Z 1 //N'� / N I 1 / MI I PIN I Ui 12.5' I N CD : I LAI z PROPOSED 25' cwn TRAIL EASEMENT I �, I us.' I 0. I Z' , I I �iA Iw � I I I_ I co LO I --10; I SCALE: 1"=50' I w rn I I zl I ASHBURN L.L.C. , /03/03 PAGE rig !��.,�.9�����_9,7.��.4�����.,y TRAIL EASEMENT J. 8EXHIBITC 60F6 t g •.j 1Nb •, r,,, oiak ..ume t, .,,,,.„ .. • ,. Nb 14711 NE 29ih Ploce,#101 r , — ;•pC p� Bellevue, 877 Fa 4 9800737555 q ,7DESIGN 425.885.7877 Fax 425.885.7963 ? �4pl•,°./trr S.•:', °Nai LAB ENGINEERING • PLANNING • SURVEYING 't I �FF EEXPIRES: 429 04 Ef eV JOB NO_ 941,72 1 I WTHE URNSTFADS June 6, 2003 Laureen Nicolay, Senior Planner Renton City Hall - 6th Floor 1055 South Grady Way Renton, WA. 98055 RE: Ashburn Trail Easement Dear Laureen, Enclosed is the Ashburn Trail Easement, which has been signed and notarized. We understand that you have approved the document and will have it recorded. Would you please forward a copy of the recorded easement to our office. If you have any questions, feel free to call me at (425) 454-1900 extension 233. Sincerely, BURNSTEAD CONSTRU TION COMPANY Ronald F. Hughes, DEVEare OF RENTTON ING JUN092003 RECEIVED 1215 120th Avenue N.E., Ste. 201 Bellevue, WA 98005-2135 425 454 1900 Fax: 425 454 4543 Laureen Nicolay-Ashburn Trail Easement Page 1 From: Karen McFarland To: Laureen Nicolay Date: Monday, June 02, 2003 11:27:56 AM Subject: Ashburn Trail Easement Laureen, I have reviewed the final documents on the Ashburn Trail Easement.We have no further comments. Regards, Karen PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM DATE: June 2, 2003 TO: Karen McFarland, Property Services FROM: Laureen Nicolay, Development Services Division SUBJECT: Review of Draft Public Trail Easement for Ashburn Project, City File #LUA97-110 Attached is a final copy of the entire draft trail easement document. You previously have received only the draft legal and map portion. The City Attorney has now approved the document format. Please let me know if you find the legals and document acceptable. Call me if you have questions X7294. Thank you. WW 1 %lO CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM DATE: May 21,2003 TO: Laureen Nicolay FROM: Karen McFarland(x7209)iatik SUBJECT: Ashburn Trail Easement Bob-Mac-Onie-and-I have-reviewed-the_legal-description for-the-above-referenced-project-and--- have the following comments: • As previously mentioned,the trail easement recorded under KC recording No. , eX 9903123156 is not the same as the easement that was a part of our final review and does. a W not correspond to the existing trail as it is currently developed. Thus,we are making no .api ( `101 statement as to how well the easement for this review matches up with the previously �� recorded easement. Ufa • With regard to this easement,we ask that the"in the City of Renton"be added to the ' indexing information of the first paragraph of the"Exhibit B"legal description. We would suggest the following highlighted change: "A strip of land ... of Section 31,Township 23 North,Range 5 East;W.M.,in the City.of Renton,King County,Washington" • Also,please make sure that the"in the City of Renton"phrase is included in the indexing language of the abbreviated legal description on the first page of the easement document. P:W1I_Reviews\LglDescReviews\Iaureen0503.doc\k Laureen Nicolay-Ashburn_Phase 5 COs/TCOs and Parks Trail,Easement Page-1 . From: Laureen Nicolay To: Meckling, Larry Date: Monday, May 12, 2003 11:41:55 AM Subject: Ashburn Phase 5 COs/TCOs and Parks Trail Easement Larry, The Ashburn project had a Hearing Examiner requirement for a trail easement meeting the satisfaction of the Parks Department. This was supposed to be obtained prior to building permit issuance, but we evidently missed it at that point. I am,working with Brian from Burnstead on securing this easement, but we may not want to issue many(any?) more COs or TCOs until I have the approved recorded easement in hand. I am concerned that with the current economic conditions that it might not be a good idea to tie this document to the final phase. What Building Section approval should we tie this to to ensure we get this document? Thanks! Laureen Nicolay City of Renton Development Services 1055 South Grady Way Renton WA 98055 Phone: (425)430-7294 Fax: (425)430-7231 Inicolay@ci.renton.wa.us CC: Betlach, Leslie; Henning, Jennifer; Kamcheff, Marilyn 09/27/2003 14:40 425454 "-'3 BURNSTEAD PAGE 02 K,, i !� B-twelve Associates, Inc. 1103 W,Meeker St. (v)253.859.0515 Kent,WA 98032-5751 (1)253.852.4732 (e)info @b12asoc.carn May 5, 2003 Mr. Ron Hughes Burnstead Construction 1215 120``' Ave. NE, Suite 201 Bellevue,WA 98005 RE: Wetlands E,F, H and Pedestrian Bridge Ashburn Homes Wetland Mitigation Installation'Final Inspection B-twelve Job. #96-175 Dear Ron, Per your request we have completed our review of the wetland.mitigation at your Ashburn Homes project on Talbot Road i.n the City of Renton. We conclude that the mitigation project associated with has been installed per"Ashburn Condominiums Wetland Mitigation Plan" (Sheets 1-4)by B-twelve final revision date 6-5-01. This project includes mitigation work for Wetlands E, F, and H and the Pedestrian Bridge. Wetland Mitigation Installation B-twelve inspected Wetlands E and F and the Pedestrian Bridge on March 4, 2003 and concluded that the mitigation meets the approved mitigation plan installation requirements as noted in our March 19, 2003 letter to you. See Attachment. B-twelve inspected Wetland H and recommended acceptance of this installation it is letter to Burnstead dated May 17, 2002. During our March 4, 2003 site inspection this mitigation area was again reviewed and continued to meet the approved mitigation plan installation requirements as noted in our May 17, 2002 letter to you. See Attachment. B-twelve Monitoring_Proposal In her letter to you dated April 24, 2003 Laura Nicolay reiterated the city requirement that monitoring be conducted during 4 quarterly site visits for each of 5 monitoring years. Our proposal to you was based on the approved mitigation plan for the project. As noted in the attachment Ms. Nicolay sent you quoting the "Ashburn. B-twelve Mitigation Plan Notes" Page 6 Section 4.0 (dated August 6, 1998) "The newly created wetland and its associated buffer will he monitored five times over a five year period". 08/27/2003 14: 40 42545e 3 BURNSTEAD PAGE 03 RE: A.clIburn Wetlands E and F 1i-twelve Associates,Inc.it 96-175 March I9,2003 Page 2 of 2 To the best of our knowledge,the City did not modify this language or requirement during the review and approval process of the final Mitigation Plan, As a result, our proposal for Monitoring of the mitigation areas is based on one site visit for each year of the 5-year monitoring period as specified in the approved B-twelve Mitigation Plan. We can, of course, modify our proposal if the monitoring requirements were changed during the review process. We would like to see a copy of the final monitoring requirements so that we can confirm that our proposal accurately reflects the scope of work required by the city. ' As requested by the city, we have prepared a proposal for. monitoring and reporting for the mitigation area,associated with Wetlands E.F and H. As stated above, we believe it is appropriate to begin Year 2 monitoring at this time for all three mitigation areas. We have included monitoring for the full five years, in.the event that the city does not accept our suggested starting date for the monitoring schedule for all three mitigation areas. See Attachment. Please feel free to call our office at (253) 859-0515 if you have any questions or need any additional information. Sincerely, B-twelve Associates, ,frac. Susan L. Burgemeister President Enc. File sb196.175 Ashburn E.F,14 and bridge sign-off.doe CIT". OF RENTON nk., Planning/Building/PublicWorks Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator April 24, 2003 Ron Hughes Burnstead Construction Company 1215 120th Ave NE#201 Bellevue, WA 98005 • Subject: Items Still Needed to Release of$48,000.00 Wetland Installation Security Ashburn Project, City File No. LUA97-110 Dear Mr. Hughes: • • Thank you for providing the final approved plans (last revised 6-5-01) and for the historical letters regarding status of various portions of the overall wetland mitigation project. Attached is my December3, 2002 letter to Brian Martens listing the three items needed to release the $48,000,installation security and begin your monitoring and maintenance phase for your reference. Those items are still needed. I hope this letter further clarifies those requirements. Item #1, Letter attesting to Current Compliance with 6-5-01 Final Report and Plan: The March 19, 2003 letter from B-twelve does not entirely.meet our needs. We need B- twelve just to clarify in a very short letter that the entire installation currently complies in all respects with the 6-5-01 plans without referring back to historical inspection reports not requested by the City (e.g. July or 2001; May of 2002). To release your performance security and begin the maintenance and monitoring phase of your wetlands: please provide a brief letter from your wetland consultant B-twelve verifying that all wetlands (E, F, and H) and wetlands improvements (including bridge installation)presently comply with the 6-5-2001 final approved wetland plan. Please also clarify the wetlands' bridge approval date in this revised letter. The March 19, 2003 B-twelve letter indicates the • bridge was inspected and approved on May 4, 2003. Item #2, Revised Monitoring and Maintenance Cost Estimate(s): You have opted to contract with two different consultants and have provided us with two separate monitoring and maintenance estimates which is in itself not a problem for the City. However, neither of the proposals meets the requirements of City Code Sections 4-8-120DD23e and 23f. One reason the proposals do not comply is because neither proposal assures that "structures, improvements, and mitigation perform satisfactorily for a period of 5 years" (e.g. there is no provision for plant replacement, acceptable survival rates, etc. in either proposal). Please consult City Code Sections 4-8-120DD23e and 23f in preparing your revised proposal(s). Section 4.0 "Wetland and Buffering Monitoring 1055 South Grady Way-Renton,Washington 98055 R E N T O N :: AHEAD OF THE CURVE This paper contains 50%recycled matenal.30%post consumer Mr. Ron Hughes April 24, 2003 Page 2 Program" (attached) of your previously approved conceptual wetland report (prepared by B-twelve in 1998) is a good example of the level of detail needed in your final monitoring and maintenance proposal(s). Additionally, we have concerns regarding Teufel's proposal to use herbicides within the wetland. We would need to have a great deal more supporting information in order to approve a maintenance program including the use of herbicides. Another issue with code compliance is that B-twelve's current monitoring proposal does not comply with the City Code (RMC 4-8-120D23e) regarding the required number of monitoring visits. In order to be approved by the City and to meet City code requirements, the monitoring estimate must include a total of 8 site visits as follows: Quarterly visits for the first year(starting after the date your performance/installation security is released)followed by 4 additional annual visits. Once changes to the monitoring,and,maintenance proposal(s) are made in compliance with City code requirements, please submit.your revisedlot&monitoring and maintenance cost estimate(s), including�takes: ••„:' tom. `ti... Item #3, Monitoring andeMaintenance Security.,Device:,°Pleasee,;refer to my previous letter of December 3, 2003 to Brian Martens (attached). Please send all the revised�inforfnation°itoYmy attention Feelf10e too contact me at 425- 430-7294 if you have any questions regarding thisletter. zF Sincerely, C9-11 Laureen Nicolay = '` Senior Planner enclosures - 4$ CIT'J OF RENTON . u ' - Planning/Building/PublicWorks Department • • • Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator . • • . December 3,2002 • • Brian Martens • Bumstead Construction Company • 1215120th Ave NE#201 • Bellevue,WA.98005 . • . • • • • • • • . Subject Process for Release of$48,000:00 Wetland Installation Security Ashburn.Project,City File No.LUA97-110 • • Dear Mr.Martens: ' • • . In order to release the security device for yourproject's wetland mitigation installation and begin the mandatory.five-. • - year monitoring program,we need the following: • • • 1. Final Report and Plan: A written report tfi1 m a wetlands specialist attesting that all wetland mitigation and . - improvements,including the pedestrian bridge,are installed pursuant;to and'are consistent with the final . • • wetland mitigation plan approved by tho City'and the buiding:plans issued for the bridge. Please have your• - • • - wetland consultant attach a copy of the final approved wetland_plan to the report This will.ensure that the wetland plants previously installed totoibriageOilStrircfion.fiave been protected and/or replaced if • - • necessary. . • • 2. Cost Estimate: A wetland Special-es.proposal for 5-years of wetland Monitoring(quarterly reports for the • , first year,annually thereafter)and maintenance costs consistent with.the requirements of RMC 4-8-120D23e • and 23f. The Contract ford*work:inust: nsure that'structures,improvements,and mitigation perform • - satisfactorily for a period of 5 years'. • • ' • . • 3. Security Device: Once items 2 and 3 have been siibrriitted to and approved:by,the City,we will•request a • security device(letter of creditor irrevocable set aside letter)totaling 125%of the cost of the monitoring and • maintenance cost estimate. The attached Development Services Division Policy.Decision details the Ciitys • position on maintenance and monitoring security requirements. . • Please send all the requested information to my attention: In addition,you will also need to contact the building • . • • -division inspection request line(425-430-7202).to request a structural inspection and finalize your building permit for - the bridge. Feel free to contact me at 425-430-7294 if you have any questions regarding this letter. • Sincerely, . ureen Nicol • Senior Planner enclosure ' - 0 • 1055 South Grady Way-Renton,Washington 98055 - RE N T O.N �� AHEAD OF THE CURVE •_j This paper contains 50%recycled material.30%post consumer • RE:Burnstead#96175 • B-twelve Associates,Inc. August 6, 1998 • Page 6 3.5.3 Silt fences are to be installed outside the mitigation area as shown on the approved engineering plans. The contractor is responsible for repair and replacement of silt fences disturbed cluring plant installation. No equipment or soils are to be stored inside the silt fences. 3.5.4 After clearing and grading is complete in the.mitigation area, exposed soils will be hydroseeded or mulched. Orange construction fence will be placed ar.o&nd the mitigation area to prohibit equipment and • personnel in the mitigation area. 3.5.5 Soils in the mitigation area will be evaluated after the grading is complete. If soils are determined to be unsuitable for ground cover success, the landscape contractor will add 2" of topsoil to the mitigation area. 3.5.6 All plant material will be pocket planted with suitable soils per planting details. Soils from planting holes will be exported outside the area unless specifically authorized for spoil in the mitigation area by the approved mitigation plan. • 3.5.7 Wetland soils are to be removed from the wetland, stockpiled,-and covered. Final grading will include placement of wetland soils in new wetland bottom. • 4.0 WETLAND AND BUFFER MONITORING PROGRAM The newly created wetland and its associated buffer will be monitored five times over a five year period. '; Monitoring will be conducted using the techniques and procedures described below to quantify the survival, relative health and growth of plant material as well as the successful creation of an area meeting wetland . vegetation and hydrology criteria. A monitoring report submitted following each monitoring visit will describe and quantify the status of the mitigation at that time. ' • 4.1 SAMPLING METHODOLOGY 4.1.1 Vegetation The vegetation monitoring consists of two(2)distinct tasks. The first is the inspection of the planted material • to determine the health and vigor of the installation. All the planted material should be inspected during each monitoring visit to determine the level of survival of the installation. The second task will be the sampling of the restored wetland and buffer where tree and shrub plantings will be installed. In these areas, 8 permanent sample points will be established. At each sample point, tree and shrub species will be sampled using 0.01ac circular plots. Estimates of coverage will be determined for each species within each plot. Herbaceous species will be sampled using a single 0.25m2 rectangular plot located at each sample point. At each sample point, cover estimates for each species will be determined using Daubenmire(1959) coverage classes. A table documenting frequency, relative frequency, coverage, relative coverage and importance value for each species in tree, shrub and herb strata will be produced. 4.1.2 Wildlife • Visual observations of all wildlife species observed during the monitoring will be recorded. Identify and record all visual observations of birds, mammals, fish, amphibians, reptiles, and invertebrates found on-site. Note any breeding or nesting activity in the mitigation area. Observations will be limited to the annual • monitoring inspections. 4.1.3 Water Quality ' Visually monitor water quality in the wetland. Unacceptable water quality will include evidence of erosion • within the mitigation and evidence of sedimentation. • ,; . RE: Burnstead//96175 B-twelve Associates, Inc. August 6,-1998 • Page 7 4.1.4 Mitigation Success The monitoring results shall be compared to the Standards pf Success in order to determine the success of the project. If, as a result of special or annual monitoring site visits, the Owner is notified of a significant problem with the mitigation success, the Owner will notify the City of Renton to develop a prbposal for a contingency plan. k•a The Mitigation Plan requirements will have been met when the wetland mitigation is deemed successful by the City of Renton. 4.2.0 STANDARDS OF SUCCESS 4.2.1 Evaluation of the success of the mitigation project will be based upon an 80% survival rate for the planted vegetation at the end of year 5. 4.2.2 Volunteer native, non-invasive species will be included as acceptable components of the mitigation. 4.2.3 Success of the mitigation will be determined by a cover of: - STRATA MONITORING PERIOD PERCENT COVERAGE Tree strata Year 1 10%-20% Year 3 20%-30% Year 5 >50% Shrub strata Year 1 • 20%-30% Year 3 30%-45% Year 5 45%-80% Herbaceous strata Year 5 >80% *Note: Since typical tree height(20'+)may not be realistically attained during the short time frame of the monitoring period,coverage described in this strata will reflect coverage of tree species present. 4.3.0 CONTINGENCY PLAN A contingency plan can be implemented if necessary. Contingency plans can include regrading, additional plant installation, erosion control, modifications to hydrology,and plant substitutions including type, size,.and location. F If the monitoring results indicate that any of the performance standards are not being met, it may be necessary to implement all or part of the contingency plan. Careful attention to maintenance is essential in ensuring that problems do not arise. Should any of the sites fail to meet the success criteria, a contingency plan will be developed and implemented with City of Renton approval. Such plans are prepared on a case-by-case basis to reflect the failed mitigation characteristics. Contingency/maintenance activities will include, but are not limited to: ■ Replacing all plants lost to vandalism, drought, or disease, as necessary. • ■ Replacing any plant species with a 20 percent or greater mortality rate after two growing seasons with the same species or similar species approved by the City. • ■ Reseeding wetland and buffer areas with an approved grass mixture as necessary if erosion/sedimentation • occurs. rtF- THE L5uRNSTFADS April 15, 2003 Laureen Nicolay, Senior Planner City of Renton 1055 South Grady Way Renton, Washington 98055 RE: Ashburn Project, City File No. LUA97-110 (Release of Wetland Installation Security) Dear Laureen, Enclosed are two copies of the final report and final approved wetland plan, which have been prepared by B-twelve Associates, Inc. The report verifies that all work associated with wetland mitigation for Wetlands E and F, for the Ashburn Project, have been completed. Attachment"D", of the report refers to installation approval for Wetland H. Attachment"E"of the report contains the monitoring cost estimate for the wetlands, which covers a five-year period. I have also included a cost estimate from Teufel Landscape for the annual maintenance. The total cost estimate for monitoring and maintenance, for the five-year period, is $26,380.00. I understand that if you approve this amount, the security device will be 125% of this amount, or approximately$33,000.00. Also enclosed is a copy of the building permit for the bridge, which has been finalized by the building inspector. Feel free to call me at (425) 454-1900 extension 233, if you have any questions or need additional information. Sincerely, BURNSTEAD ONSTRUCTION COMPANY got Ron Hughes, PE Enclosures DEVELOPMENT P ; . , - CITY OF REN-ONNING R c'EW VED • 1/4 , , 1215 120th Avenue N.E., Ste. 201 Bellevue, WA 98005-2135 425 454 1900 Far 425 454 4543 4I1/ B-twelve Associates, Inc. Adabak- ♦i'y � 1103 W.Meeker St. (v)253-859-0515 Kent,WA 98032-5751 (f)253-852-4732 (e)info@b12assoc.com March 19, 2003 RECEIVED Mr. Ron Hughes APR 17 2g33 Burnstead Construction 1215 120th Ave. NE, Suite 201 BUILDING Di1/iSwy. Bellevue,WA 98005 RE: Wetlands E and F Ashburn Homes Wetland Mitigation Installation Inspection B-twelve Job. #96-175 Dear Ron, Per your request we have completed our review of the wetland mitigation for Wetlands E and F at the Ashburn Homes project on Talbot Road in the City of Renton. We conclude that the mitigation project associated with Wetlands E and F has been installed per"Ashburn Condominiums Wetland Mitigation Plan" (Sheets 1-4) by B-twelve final revision date 6-5-01. See attached photographs, Attachment A. B-twelve inspected Wetland H and recommended acceptance of this installation it is letter to Burnstead dated May 17, 2002. See Attachment D. Wetlands E and F Plant Installation As we noted in our letter to Burnstead dated July 2, 2001, B-twelve visited the site on May 23, 2001 and concluded that the plants on the site had been installed as specified on the Mitigation As-Built Plan dated 6/5/01. Because of the changes that were made, the number of plants present on the site is actually higher than that shown on the mitigation plan. See Attachment B. Wetlands E and F: Pedestrian Bridge I visited the site again on May 4, 2003 and conclude that the Pedestrian Bridge has been installed in the location shown on the mitigation plan and as specified in by the proposed bridge design and as modified by our letter of October 20, 1999 to you. See Attachment C. Replacement plantings have been installed in the immediate vicinity of the bridge and bridge foundation. Groundcover provides 100% cover along the bank areas that were disturbed during construction. I have enclosed several photographs showing the bridge and plantings. See Attachment A. RE: Ashburn Wetlands E and F B-twelve Associates,Inc.#96-175 March 19,2003 Page 2 of 4 Wetland H B-twelve accepted installation of the mitigation planting for Wetland H in its letter to Burnstead dated May 17, 2002. See Attachment D Monitoring Schedule Wetlands E and F The majority of the planting in the mitigation plan area was completed in the spring of 2001. The shrubs and trees are generally vigorous and ground cover is 100%. The approved mitigation plan requires monitoring of the mitigation area one time per year for each year of a five-year monitoring period. We suggested in our May 2001 letter that the monitoring period begin in the summer of 2002. Even though the sign-off has been delayed for construction of the bridge, the plantings for the mitigation project have continued to be successful, hydrology has been present in the wetland throughout the year as anticipated, and the irrigation system has ensured the success of the plantings. Therefore,we believe that summer 2002 is still the appropriate date for initiation of the 5-year monitoring period. We propose that we conduct a monitoring site visit in late summer of this year and complete a monitoring report for the project that will address both the Year 1 and Year 2 monitoring periods. Thus, the monitoring for the project would include a total of four site visits and four monitoring reports covering the five monitoring years, years 2002, 2003, 2004, 2005 and 2006. Monitoring Proposal As requested by the city, we have prepared a proposal for monitoring and reporting for the mitigation area associated with Wetlands E,F and H. As stated above, we believe it is appropriate to begin Year 2 monitoring at this time for all three mitigation areas. We have included monitoring for the full five years, in the event that the city does not accept our suggested modification to the monitoring schedule. See Attachment E. Please feel free to call our office at(253) 859-0515 if you have any questions or need any additional information. Sincerely, B-twelve Associates, Inc. Y.14 Susan L. urgemeister President Enc. File sb\96-175 Ashbum E,F,and bridge sign-off.doc A RE: Ashburn Wetlands E and F B-twelve Associates,Inc.#96-175 March 19,2003 Page 3 of 4 nr i ' . Ai cat„ liftf,6 4011*. ' ) ,.. , • ..•iii, I , rif. • I :111 F -....- fir 1b r. im sul"."4"',...S4A • 4.. , `..,,,e.,.,i 1,)i lilt jumuripri , , , rip il'i ' . --.4L-1--. , Illir f 1 ti' : .r. 1 r Ashburn Homes: Pedestrian bridge across Wetlands E and F—March 4, 2003 •• _ } ;7 • 'lk Il / , i , r Ashburn Homes: Wetland E: Looking upslope from bridge—March 4,2003 4 RE: Ashburn Wetlands E and F B-twelve Associates,Inc.#96-175 March 19,2003 l Page 4 of 4 411''''`` 11‘411jr. :**. - 11 t ,�.• t . ' Pi ,✓,ate , ,. . r . . '. •4A, s, •,y,grt 1 ,.� i •r' t .r k,' 't.. ,i• • a "It 4,. , I I 4 J 1 Ashburn Homes: Wetland F: Looking down slope from bridge—March 4, 2003 3 B-twelve Associates, Inc. 1103 W.Meeker St. (v)253-859-0515 Suite C (f)253-852-4732 Kent,WA 98032-5751 (e)info@b12assoc.com July 2, 2001 Mr. Brian Martins Burnstead Construction Company 1215 120th Avenue NE, Suite 201 Bellevue,WA 98005 Re: Wetlands E and F Mitigation Installation Inspection Ashburn Homes/B-twelve Job#96-175 Burnstead Construction Dear Brian, Per your request,we have completed our inspection of the installation on the Ashburn Homes mitigation site for Wetlands E and F. The site is located northwest of the intersection of S. 55th St. and Talbot Road S, in the City of Renton, WA. The mitigation follows the specifications on the Ashburn Condominiums Wetland Mitigation Plan (Sheets 1-4), by B-twelve, dated 6/9/99 and revised 6/28/99 and 8/3/00. The final revision date is 6/5/01, and is the basis for this installation sign-off. Please note that mitigation area"Wetland H"will be completed under,a separate construction process and will be reviewed at the completion of that phase of the Ashburn project. This letter requests approval of the installation of the As-Built Mitigation Plan for . Wetlands E and F of the Ashburn Homes project. We have included four complete sets of the revised mitigation plan to assist in your submittal of this letter to the City. Wetlands E and F Installation B-twelve visited the site in January 2001 and found that the plants were not installed according to plan. An As-Built was drawn, on which B-twelve changed some of the plant locations and revised the Mitigation Plan. (See Sheet 2 of 4.) Darcey Miller and Crystal Lucas visited the site on 5/22/01 and 5/23/01, to determine whether the installation had been completed per the Plan. B-twelve found that the plants on the site have been installed as specified on the Mitigation As-Built Plan dated 6/5/01 noted above. Because of the changes that were made,the number of plants present on the site is actually higher than that shown on the mitigation plan. Re: Wetland Mitigation Installation Inspection Ashburn Condominiums/Job#96-175 B-twelve Associates July 2,2001 Page 2 Wetlands E and F: Pedestrian Bridge The pedestrian bridge across the central part of the mitigation area has not been constructed. The purpose of the bridge is to provide pedestrian access to buildings and a future trail located to the north of the mitigation area. Construction of the bridge at this time will be effectively a"bridge to nowhere". During the public hearing for the project, the Hearing Examiner imposed this bridge on the project,believing that the residents on the north side of the wetland would need access to the recreation building on the south side of the wetland. Therefore,the intent of the bridge is to prevent informal access from the northerly buildings to the common recreation areas. Until these buildings are occupied,the bridge is not needed. We concur with Bumstead's.suggestion that construction of the bridge be delayed until the phase that will include construction of the buildings and trail at the northern end of the bridge. We have included construction of the bridge in suggesting the amount for the maintenance and monitoring bond for Wetlands E and F. Wetlands E and F Construction,Monitoring and Maintenance Bond The Monitoring and Maintenance Bond is based on monitoring for a period of one visit per year for period of five years with a single report at the end of each monitoring year. Maintenance is to be completed two times per year for each of the monitoring years. As noted above,we have also included construction of the bridge as part of the Wetland E and F monitoring and maintenance bond amount. This will provide the city with the financial guarantee that the bridge will be constructed. Proposed Construction,Monitoring, and Maintenance Bond: Maintenance (2 x 5 years) $ 4,000 , Monitoring(1 x 5 Years) $15,000 Bridge Construction $ 5,000 Total Bond Qudntity(Wetlands E&F) $24,000 Wetland H • As noted above,the mitigation plan for Wetland H will be constructed and monitored under a future phase for the project. We have included a proposed Construction, Monitoring and Maintenance Bond Quantity work sheet for this future phase of the project. Our bond amount assumes that grading, erosion control, and seeding of the mitigation area will be included in the general construction bond for the phase of the project that includes Wetland H. We calculate the total bond amount for Wetland H installation,monitoring, and maintenance to be $24,128.14. Re: Wetland Mitigation Installation Inspection .Ashburn Condominiums/Job#96-175 B-twelve Associates July 2,2001 Page 3 Monitoring Schedule Wetlands E and F After the City of Renton has approved the wetland mitigation installation for Wetlands E &F,the monitoring clock will begin. Therefore, we recommend that the Year One monitoring,which is to be done one year after installation sign-off,be completed in Summer 2002. The site will be monitored five times over a five-year monitoring period, per the Mitigation Plan by B-twelve Associates. Monitoring for Years 2-5 will be completed in Summer 2003, 2004, 2005, and 2006. Each monitoring year, a monitoring • report will be submitted to the City of Renton for review and approval. • Please feel free to call our office at(253) 859-0515 if you have any questions or need any additional information. Thank you. Sincerely, B-twelve Associates, Inc. ‘2,0cvn 114/1'1,-0 Darcey B. Miller Wetland Ecologist File: dm/96175-install.doc • rat c '' 9-twelve Associates, Inc. `,,,-'' 1103 W.Meeker St, (v)253-859-0515 < _ Suite C (f)253-852-4732 Kent,WA98032-5751 (e)Into@b12assoc.com • October 20, 1999 • Ron Hughes Burnstead Construction 1215 12011'Ave. NE Suite 201 Bellevue, WA 98005 2135 Dear Ron, . Thank you for sending me a copy of the proposed design for the bridge across the mitigation area at your Ashburn project. As we discussed, I generally support this design. 1 suggested the following design components to provide protection for both the residents and the wetland, Specifically I suggested: 1. The bridge and it's supports should be a minimum of 2 feet above the ground line of'the mitigation area to enable a free flow of wetland waters under all design flow conditions, 2. The bridge pilings should extend at least 3 feet landward of the anticipated wetland edge to prevent collapse of the shoreline edge and potential degradation of the wetland area. 3. The bridge should include handrails on both sides of the bridge. The railings should extend the full length of the bridge to discourage informal access from the bridgeintb the wetland. Would you please provide me with a copy of the final design for my records. Sincerely B-twelve Associates, Inc Susan L. Burgemeister • President file share/96175bridge E/Z 3011d •`WdZZ:Z 4 ZO-Zz-Jfld `Eti5tibct c t7 .nG LR I arwasd'1 aN :AR I NPR 11 � r B-twelve Associates, Inc. - -\. 1103 W.Meeker St. (v)253-859-0515 Suite C (f)253-852-4732 Kent,WA 98032-5751 (e)info@b12assoc.com May 17, 2002 Mr. Brian Martins Burnstead Construction Company 1215 120th Avenue NE, Suite 201 Bellevue, Washington 98005 RE: Ashburn—Wetland H Mitigation Installation Approval B-twelve Job#96-175 Dear Brian, At your request I have inspected the mitigation area surrounding"Wetland H"at the. Ashburn Plat in the City of Renton,Washington. The mitigation has been installed as specified in B-twelve's plan"Ashburn Condominiums Wetlands Mitigation Plan"dated 6/28/99 and revised on 8/3/00. This completes the installation of all the wetland mitigation areas on the project. At this point the 5-year project monitoring time-clock for all mitigation areas can commence as specified in the plans and in B-twelve's previous sign off of the Wetland E and F mitigation area. If you have any questions or require any additional information please feel free to contact me at(253) 859-0515 or at ed@b12assoc.com Sincerely, B-twelve Associates, Inc. Ed Sewall Senior Wetland Ecologist i = N\'j B-twelve Associates, Inc. a• 1��puuuui `,'�'� 1103 W.Meeker St. (v)253-859-0515 — Kent,WA 98032-5751 (f)253-852-4732 (e)info@b12assoc.com PROJECT AGREEMENT THIS AGREEMENT is made and entered into on March 19,2003 by B-TWELVE ASSOCIATES,INC. (B-twelve), 1103 West Meeker,Kent,WA 98032,(Phone 253-859-0515)and Burnstead Construction 1215 120th Ave.NE,#201 Bellevue,WA 98005 Agent: Ron Hughes Phone: 1-425-454-1900,Ext.233 Project Name: Ashburn Homes Jurisdiction: City of Renton Location: Talbot Road For this Agreement,project boundaries are identified by the Client based on survey. 1.0 MONITORING • 1.1 Provide mitigation monitoring as required by the City of Renton. Extreme events affecting the mitigation area may require additional,site visits,reports,and/or agency coordination. Monitoring will be conducted during a single site visit in the late summer of each monitoring year. A monitoring report of findings will be completed for the client's review by November 15 of each monitoring year. Monitoring will be conducted for a period of 5 years or as may be modified by the client or the city. 2.0 PAYMENT 2.1 All work will be billed on an hourly basis according to the standard hourly rates in effect at the time the work is performed,plus expenses. Fees identified below are estimates and do not imply a"not to exceed" fee. 2.1.1 Estimated Fees: 1.0 MONITORING Year 1 $2,000.00 Year 2 $1,700.00 Year 3 $1,700.00 Year 4 $1,700.00 Year 5 $1,700.00 . ESTIMATED PROJECT FEE:Hourly Plus Expenses $8,800.00 ESTIMATED EXPENSES: printing,photocopying,film,etc. $100.00 ($20.00 per year) RE::Ashburn Homes B-twelve Associates 96-175 March 19,2003 Page 2 2.2 The attached cover letter dated March 19,2003 is considered part of this contract. 2.3 Payment is due with monthly progress invoices.Retainer,if any,will be applied to first invoice. All payments shall be due on receipt of invoice. A late payment fee of 15%per annum will be charged on the balance more than 30 days past due calculated from the date of invoice. • 2.4 This Project Agreement is with the client:payment is not dependent upon fee payment by others or other financial agreements between the client and another party. 2.5 In the event that the client suspends or terminates work prior to completion of this agreement,client shall pay B-twelve for work performed through the date of written notification of suspension or termination of work at the standard hourly rates in effect at the time the work was performed. 2.6 If the Client does not provide payment for services in 90 days,B-twelve Associates,Inc.will be forced to take legal action.Client will reimburse B-twelve Associates,Inc.for any legal expenses procured in the collection of monies past due. 3.0 EXTRA SERVICES Services,which will be performed on an hourly basis,include: • Additional meetings with agency or with client,including on-site meetings to discuss findings, methodology or approach to project design beyond the initial review with client or agent. • Revision of the report due to client's alteration of scope of work. • Additional work as required by client and not covered under separate contract. 4.0 ADDITIONAL AGREEMENTS 4.1 The client is responsible for providing B-twelve permission to enter the site. The Client must advise B-twelve Associates,Inc.,prior to commencement of our work,of any special requirements for site entry or any other required authorizations. If the Client does not own the property,the Client will obtain permission for right-of-entry for the purpose of accomplishing our services.B-twelve Associates,Inc.will take reasonable precautions to minimize damage to the property. In the normal course of exploratory work some surface or vegetation disruption may occur. Restoration of the site is not part of this agreement,unless specifically indicated in the scope of services for our work. 4.2 B-twelve does not guarantee approval of the mitigation plan by any governmental agency. Mitigation design standards have not been adopted by the reviewing agency(ies);therefore mitigation design plans are developed in accordance with the information and agency policies as they are available at the time of the design. Individual agency plan reviewers may apply personal standards for approval over which B-twelve has no control. 4.3 The Client shall indemnify and hold harmless B-twelve Associates,Inc.and its officers,directors, employees,and subcontractors from and against all claims and actions,including reasonable attorney's fees, based on or arising out of damages or injuries to persons or property caused by error,omission,or negligent act of the Client or any of its agents,subcontractors,and employees in the performance of services hereunder,subject to any limitations,other indemnifications,or other provisions to which the client and B-twelve Associates,Inc.have agreed. RE::Ashburn Homes B-twelve Associates 96-175 • March 19,2003 Page 3 4.4. Neither party shall be responsible or be held liable to the other for consequential damages,including but not limited to loss of profit,loss of investment,loss of product,or business interruption. The liability of B-twelve Associates,Inc.to the Client shall be limited to B-twelve's fee or to$50,000,whichever is less. 4.5 There are no other understandings or agreements between Client and B-twelve except as herein expressly stated. B-TWELVE ASSOCIATES,INC. ‘,2d SUSAN L. URGEMEISTER BURNSTEAD CONSTRUCTION President DATE: File: Share/b12 pa/960175 Ashburn monitoring PA.doc Apr 15 03 09: 43a p. 3 40 4$ CITY OF RENTON Inspection Record Permit Number: BO 10248 24 HOUR NOTICE REQUIRED FOR ALL INSPECTIONS Call by 4:00 pm for inspections the following day-Phone 425-430-7202 Call before work is concealed or concrete poured/Do not pour concrete until approved Do not cover until approved/Do not occupy until final inspection Is complete Nature of Work: CONSTRUCT PEDESTRIAN BRIDGE ACROSS WETLAND/ASHBURN Job Address: 210 S 50TH ST Lot#/Unit#Bldg#/Tenant: ASHBURN/BRIDGE Owner: UBC Type: Sq.Ft: 0 ASHBURN L.L.0 Height: 0 Occupancy: Contractor:ASHBURN LLC Phone:425-454-1900 Inspection-Type Date tnsp Comments UFER Ground-55 Footing-10 Foundation-11 , 7 7-C{ 2,3 3 0 1- Framing-12 ice-671 ...�� Shearwall-13 Insulation-14 Roof-15 Ceiling-16 Other-17 —' Landscape-18 Flnal-100 ` 'C"tA. Post this record at job site at all times BD3202e 12/00 bh •. CIT` OF RENTON Planning/Building/PublicWorks Department Jesse Tanner,Mayor . Gregg Zimmerman P.E.,Administrator • . December 3,2002 • I Brian Martens Bumstead Construction Company 1215 120th Ave NE#201 Bellevue,WA 98005 Subject Process for Release of$48,000.00 Wetland Installation Security Ashburn Project,City File No.LUA97-110 • Dear Mr.Martens: In order to release the security device for your.projects wetland mitigation.installation and begin the mandatory five- year monitoring program,we need the following: • • 1. Final Report and Plan: A written report from a wetlands specialist attesting that all wetland mitigation and improvements,including the pedestrian bridge,are installed pursuant to and are consistent with the final wetland mitigation plan approved by the City and the building.plans issued for the bridge. Please have your wetland consultant attach a copy of the final approved wetland plan to the report. This will ensure that the wetland plants previously installed prior to:bridge:construction have been protected and/or replaced if necessary. 2. Cost Estimate: A wetland.specialist's proposal for 5-years of wetland monitoring(quarterly reports for the first year,annually thereafter)and maintenance costs consistent with the requirements of RMC 4-8-120D23e and 23f. The contract for the work must.ensure that"structures,improvements,and mitigation perform satisfactorily for a period of 5 years". .. 3. Security Device: Once items 2 and 3 have been submitted to and approved by the City,we will request a security device(letter of credit or irrevocable set aside letter)totaling 125%of the cost of the monitoring and maintenance cost estimate. The attached Development Services Division Policy Decision details the City's position on maintenance and monitoring security requirements. Please send all the requested information to my attention. In addition,you will also need to contact the building . division inspection request line(425-430-7202)to request a structural inspection and finalize your building permit for the bridge. Feel free to contact me at 425-430-7294 if you have any questions regarding this letter. Sincerely, aureen Nicol Senior Planner enclosure 1055 South Grady Way-Renton,Washington 98055 R E N T O N AHEAD OF THE CURVE CoThis paper contains 50%recycled matenal.30%post consumer CITY OF RENTON DEVELOPMENT SERVICES DIVISION INTERPRETATION/POLICY DECISION MUNICIPAL CODE SECTION: 4-3-110R2 Maintenance Surety Device Required. REFERENCE: NA SUBJECT: Clarification of surety amount required for wetland maintenance and monitoring. BACKGROUND: Currently the Renton Municipal code states: "The City shall require the holder of a development permit issued pursuant to this section to post cash or other security acceptable to the City such as letter of credit or irrevocable setaside letter in an amount and with surety and conditions sufficient to guarantee that structures, improvements, and mitigation required by the permit or by this Section perform satisfactorily for a minimum of five (5) years after they have been completed." Developers with wetlands on their development have inquired as to the exact amount of a surety device required for maintenance and monitoring, which would be acceptable to the City. JUSTIFICATION: Upon researching maintenance surety device amounts required in other jurisdictions located throughout King County, the Development Services Division has determined that 125-percent of the estimated cost to maintain and monitor the project based upon the contractor's final maintenance and monitoring plan and wetland installation amount is a typical and appropriate amount to require. This amount would provide sufficient resources to ensure replacement of any failing planting and also pay a consultant for maintenance and monitoring required to guarantee the wetlands survival for a minimum of five years as established by code. DECISION: The City shall require the holder of a development permit issued pursuant to this Section to post cash or other security such as letter of credit or irrevocable setaside letter in the amount of 125-percent of the contractor's final estimated cost for maintenance and monitoring of the wetland(s). DIVISION HEAD tOd/(4 APPROVAL: DATE: 101ZO/CEO D y.,. i��ipuuip,,,,,,, >• B-twelve Associates, Inc. 1103 W.Meeker St. (v)253-859-0515 Suite C (f)253-852-4732 Kent,WA 98032-5751 (e)info@b12assoc.com May 17, 2002 Mr. Brian Martins Burnstead Construction Company 1215 120th Avenue NE, Suite 201 Bellevue,Washington 98005 RE: Ashburn—Wetland H Mitigation Installation Approval B-twelve Job#96-175 Dear Brian, At your request I have inspected the mitigation area surrounding"Wetland H" at the Ashburn Plat in the City of Renton,Washington. The mitigation has been installed as specified in B-twelve's plan"Ashburn Condominiums Wetlands Mitigation Plan"dated 6/28/99 and revised on 8/3/00. This completes the installation of all the wetland mitigation areas on the project. At this point the 5-year project monitoring time-clock for all mitigation areas can commence as specified in the plans and in B-twelve's previous sign off of the Wetland E and F mitigation area. If you have any questions or require any additional information please feel free to contact me at(253) 859-0515 or at ed@b12assoc.com Sincerely, B-twelve Associates, Inc. Ed Sewall Senior Wetland Ecologist l \ B-twelve Associates, Inc. 1103 W.Meeker St. (v)253-859-0515 — — Kent,WA 98032-5751 (f)253-852-4732 (e)info@blgassoc.com PROJECT AGREEMENT THIS AGREEMENT is made and entered into on March 19,2003 by B-TWELVE ASSOCIATES,INC. (B-twelve), 1103 West Meeker,Kent,WA 98032,(Phone 253-859-0515)and Burnstead Construction 1215 120th Ave.NE,#201 Bellevue,WA 98005 Agent: Ron Hughes Phone: 1-425-454-1900,Ext.233 Project Name: Ashburn Homes Jurisdiction: City of Renton Location: Talbot Road For this Agreement,project boundaries are identified by the Client based on survey. 1.0 MONITORING 1.1 Provide mitigation monitoring as required by the City of Renton. Extreme events affecting the mitigation area may require additional site visits,reports,and/or agency coordination. Monitoring will be conducted during ale ite visit in the late summer of each monitoring year. A monitoring report of findings will be completed for the client's review by November 15 of each monitoring year. Monitoring will be conducted for a period of 5 years or as may be modified by the client or the city. 2.0 PAYMENT 2.1 All work will be billed on an hourly basis according to the standard hourly rates in effect at the time the work is performed,plus expenses. Fees identified below are estimates and do not imply a"not to exceed" fee. 2.1.1 Estimated Fees: 1.0 MONITORING \ Year 1 $2,000.00 Year 2 $1,700.00 Year 3 $1,700.00 Year 4 $1,700.00 Year 5 $1,700.00 ESTIMATED PROJECT FEE:Hourly Plus Expenses $8,800.00 ESTIMATED EXPENSES: printing,photocopying,film,etc. $100.00 ($20.00 per year) RE::Ashburn Homes B-twelve Associates 96-175 March 19,2003 Page 2 2.2 The attached cover letter dated March 19,2003 is considered part of this contract. 2.3 Payment is due with monthly progress invoices.Retainer,if any,will be applied to first invoice. All payments shall be due on receipt of invoice. A late payment fee of 15%per annum will be charged on the balance more than 30 days past due calculated from the date of invoice. • 2.4 This Project Agreement is with the client:payment is not dependent upon fee payment by others or other financial agreements between the client and another party. 2.5 In the event that the client suspends or terminates work prior to completion of this agreement,client shall pay B-twelve for work performed through the date of written notification of suspension or termination of work at the standard hourly rates in effect at the time the work was performed. 2.6 If the Client does not provide payment for services in 90 days,B-twelve Associates,Inc.will be forced to take legal action.Client will reimburse B-twelve Associates,Inc.for any legal expenses procured in the collection of monies past due. 3.0 EXTRA SERVICES Services,which will be performed on an hourly basis,include: • Additional meetings with agency or with client,including on-site meetings to discuss findings, methodology or approach to project design beyond the initial review with client or agent. • Revision of the report due to client's alteration of scope of work. • Additional work as required by client and not covered under separate contract. 4.0 ADDITIONAL AGREEMENTS 4.1 The client is responsible for providing B-twelve permission to enter the site. The Client must advise B-twelve Associates,Inc.,prior to commencement of our work,of any special requirements for site entry or any other required authorizations. If the Client does not own the property,the Client will obtain permission for right-of-entry for the purpose of accomplishing our services.B-twelve Associates,Inc.will take reasonable precautions to minimize damage to the property. In the normal course of exploratory work some surface or vegetation disruption may occur. Restoration of the site is not part of this agreement,unless specifically indicated in the scope of services for our work. 4.2 B-twelve does not guarantee approval of the mitigation plan by any governmental agency. Mitigation design standards have not been adopted by the reviewing agency(ies);therefore mitigation design plans are developed in accordance with the information and agency policies as they are available at the time of the design. Individual agency plan reviewers may apply personal standards for approval over which B-twelve has no control. 4.3 The Client shall indemnify and hold harmless B-twelve Associates,Inc. and its officers,directors, employees,and subcontractors from and against all claims and actions,including reasonable attorney's fees, based on or arising out of damages or injuries to persons or property caused by error,omission,or negligent act of the Client or any of its agents,subcontractors,and employees in the performance of services hereunder,subject to any limitations,other indemnifications,or other provisions to which the client and B-twelve Associates,Inc.have agreed. • RE::Ashburn Homes B-twelve Associates 96-175 March 19,2003 Page 3 4.4. Neither party shall be responsible or be held liable to the other for consequential damages,including but not limited to loss of profit,loss of investment,loss of product,or business interruption. The liability of B-twelve Associates,Inc.to the Client shall be limited to B-twelve's fee or to$50,000,whichever is less. 4.5 There are no other understandings or agreements between Client and B-twelve except as herein expressly stated. B-TWELVE ASSOCIATES,INC. ,.2d SUSAN L. URGEMEISTER BURNSTEAD CONSTRUCTION President DATE: File: Share/b12 pa/960175 Ashburn monitoring PA.doc mak& "/ B-twelve Associates, Inc. 1103 W.Meeker St. (v)253-859-0515 Suite C (f)253-852-4732 Kent,WA 98032-5751 (e) info@b12assoc.com July 2,2001 Mr. Brian Martins Burnstead Construction Company 1215 120th Avenue NE, Suite 201 Bellevue, WA 98005 Re: Wetlands E and F Mitigation Installation Inspection Ashburn Homes/B-twelve Job#96-175 Burnstead Construction Dear Brian, Per your request,we have completed our inspection of the installation on the Ashburn Homes mitigation site for Wetlands E and F. The site is located northwest of the intersection of S. 55th St. and Talbot Road S, in the City of Renton, WA. The mitigation follows the specifications on the Ashburn Condominiums Wetland Mitigation Plan (Sheets 1-4), by B-twelve, dated 6/9/99 and revised 6/28/99 and 8/3/00. The final revision date is.6/5/01, and is the basis for this installation sign-off. Please note that mitigation area"Wetland H"will be completed under.a separate construction process and will be reviewed at the completion of that phase of the Ashburn project. This letter requests approval of the installation of the As-Built Mitigation Plan for Wetlands E and F of the Ashburn Homes project. We have included four complete sets of the revised mitigation plan to assist in your submittal of this letter to the City. Wetlands E and F Installation B-twelve visited the site in January 2001 and found that the plants were not installed according to plan. An As-Built was drawn, on which B-twelve changed some of the plant locations and revised the Mitigation Plan. (See Sheet 2 of 4.) Darcey Miller and Crystal Lucas visited the site on 5/22/01 and 5/23/01, to determine whether the installation had been completed per the Plan. B-twelve found that the plants on the site have been installed as specified on the Mitigation As-Built Plan dated 6/5/01 noted above. Because of the changes that were made, the number of plants present on the site is actually higher than that shown on the mitigation plan. Re: Wetland Mitigation Installation Inspection Ashburn Condominiums/Job#96-175 B-twelve Associates July 2,2001 Page 2 Wetlands E and F: Pedestrian Bridge The pedestrian bridge across the central part of the mitigation area has not been constructed. The purpose of the bridge is to provide pedestrian access to buildings and a future trail located to the north of the mitigation area. Construction of the bridge at this time will be effectively a"bridge to nowhere". During the public hearing for the project, the Hearing Examiner imposed this bridge on the project,believing that the residents on the north side of the wetland would need access to the recreation building on the south side of the wetland. Therefore,the intent of the bridge is to prevent informal access from the northerly buildings to the common recreation areas. Until these buildings are occupied, the bridge is not needed. We concur with Burnstead's.suggestion that construction of the bridge be delayed until the phase that will include construction of the buildings and trail at the northern end of the bridge. We have included construction of the bridge in suggesting the amount for the maintenance and monitoring bond for Wetlands E and F. Wetlands E and F Construction,Monitoring and Maintenance Bond The Monitoring and Maintenance Bond is based on monitoring for a period of one visit per year for period of five years with a single report at the end of each monitoring year. Maintenance is to be completed two times per year for each of the monitoring years. As noted above,we have also included construction of the bridge as part of the Wetland E and F monitoring and maintenance bond amount. This will provide the city with the financial guarantee that the bridge will be constructed. Proposed Construction,Monitoring, and Maintenance Bond: Maintenance (2 x 5 years) $ 4,000 Monitoring(1 x 5 Years) $15,000 Bridge Construction $ 5,000 Total Bond Quantity(Wetlands E&F) $24,000 Wetland H As noted above, the mitigation plan for Wetland H will be constructed and monitored under a future phase for the project. We have included a proposed Construction, Monitoring and Maintenance Bond Quantity work sheet for this future phase of the project. Our bond amount assumes that grading, erosion control, and seeding of the mitigation area will be included in the general construction bond for the phase of the project that includes Wetland H. We calculate the total bond amount for Wetland H installation,monitoring, and maintenance to be $24,128.14. Re: Wetland Mitigation Installation Inspection Ashburn Condominiums/Job#96-175 B-twelve Associates July 2,2001 Page 3 Monitoring Schedule Wetlands E and F After the City of Renton has approved the wetland mitigation installation for Wetlands E &F, the monitoring clock will begin. Therefore, we recommend that the Year One monitoring,which is to be done one year after installation sign-off,be completed in Summer 2002. The site will be monitored five times over a five-year monitoring period, per the Mitigation Plan by B-twelve Associates. Monitoring for Years 2-5 will be completed in Summer 2003, 2004, 2005, and 2006. Each monitoring year, a monitoring • report will be submitted to the City of Renton for review and approval. Please feel free to call our office at(253) 859-0515 if you have any questions or need any additional information. Thank you. ` Sincerely, B-twelve Associates, Inc. S24.0evn,#/y..twitezoVizi Darcey B. Miller Wetland Ecologist File: dm/96175-install.doc Bond Quanity Worksheet Project Name: Ashburn Homes Wetland H B-twelve Associates Inc. Date: July 2, 2001 Project Number: 96-175 TREES (INCLUDES DELIVERY,INSTALLATION,&MATERIALS) Scientific Name Common Name Qty Unit Price 1 gal Qty Unit Price 2 gal Qty Unit Price 5 gal Qty Total Cost 1 gallon Total 2 gallon Total 5 gallon Total Abies grandis* grand fir Acer macrophyllum big leaf maple 19 $13.54 `.,$257.26 $0.00. '$0.00 .,:$ 57: 6; Alnus rubra red alder $13.22 $0.00:, - _' $0.00. $0.00 _..;_ .$0.Q0' Arbutus menziesii Pacific madrone $14.50 '-t,$0.00 $0.00 $0.00 '_;:_'; �;:? �:$0 00`_ Betula papyrifera paper birch $13.22 ' $0,00 $0:00- $0.00 $0.00' Fraxinus latifolia Oregon ash $13.22 ' .$0.00 $23.51 . '$0.00, :$0.00 :$0 00: _ Picea sitchensis* Sitka spruce 15 $13.54 $203:10 $24.15 ,„ $0.00. ;;$0.00 ::::::: :,::::,1: $203.10 Pinus contorta* Shore pine $13.54 $0.00' $24.15 I I ;$0:00 '$0.00 _ $000: Pinus monticola* Western white pine $13.54 _.$0.06 $24.15 : $0.00 $0:00 ,, �- '"_.$0.00'- Populus tremuloides quaking aspen ' $0.00 $24.15 . $0.00 " $0.00 $0,00_ Populus trichocarpa black cottonwood $13.54 '". :$0.00; $23.51 $0.00 $0.00 $0:00 Prunus emarginata bitter cherry $13.54 ',., $0.06, $0.00, $0.00, ;< $0 00', Psuedotsuga menziesii* Douglas fir 15 $13.54 $203.10 $23.51 $0.00, $44.74 $0.00 '.- ':-$203:i0 Taxus brevifolia* Pacific yew $0.00' $0.00 , $0.00. Thuja plicata* western red cedar $13.54 $0:00 $23.51 : $0.00' $44.74 $0:00 ". , - ,. .$0:00'. Tsuga heterophlla* western hemlock $13.54 $0.00 $23.82 `$6.00 $44.74 $0.00, ''' s'':'":$0.00' Total $663:46: Total 1. -,,"$0.00: Total: :', $0.00- Total: ,.$663.46 All plant prices are from Fourth Corner Nurseries,Sound Native Plants,Storm Lake Growers,and Wabash Natives(containers) and Abundant Life and Frosty Hollow(seeds). CITY OF REI4TON RECEIVED JUL 2 4 .2001 BUILDING DIVISION Page 1 Bond Quanity Worksheet = Project Name: Ashburn Homes Wetland H B-twelve Associates Inc. Date: July 2, 2001 Project Number: 96-175 SHRUBS (A67) Scientific Name Common Name Qty Unit Price 1 gallon Qty Unit Price 2 gallon Qty Unit Price 5 gallon Qty Total Cost 1 gallon Total 2 gallon Total 5 gallon Total Acer Circinatum vine maple 46 $13.54 $622.84 $23.51 $0.00, $0.00 „ ,,, $622.84: Amelanchier alnifolia serviceberry 31 $13.54 $419.74 $23.82 $0.00 $0.00 =$410.14 Berberis aquifolium tall Oregon grape $0.00 $24.15 $0.00 $0.00 $0:00 Berberis nervosa short Oregon grape $13.86 . $0.00 $0.00 -- $0.00 ''. $0.00 Cornus stolonifera red-osier dogwood 41 $13.22 .$542.02, $23.51 $0.00 $0.00 $542.02 Corylus cornuta hazelnut 40 $13.54 1$641.00 $23.51 $0.00. $0.00 $541,60 Crataegus douglasii black hawthorn 6 $13.22 ' .$79.32' $23.51 ';$0.00 ` $0.00 ' $70 ; Gaultheria shallon salal $13.86 $0.00. $0.00; $0.00 2,';',' _, $0.00., Holodiscus discolor ocean spray $13.54 , , $0.00 $23.51 : " °$0.00, $0.00 , ,',$000 Lonicera involucrata black twinberry 17 $13.54 : .$230,18 $22.87 $0.00 $0.00 S.$230.18 Myrica gale sweetgale $13.54 •$0:00 $22.87 = :$0A0: $0.00 <``s.$0;00 Oemlaria cerasiformis Indian plum 31 $13.54 ., $419.74 $22.87 $0.00. $0.00 $419.74 Oplopanx horridus Devil's club $13.86 $0.00- $24.15 $0.00 $0.00 $0.00. Philadephus lewisii mock orange $13.54 $0.00 $22.87 $0.00 $0.00 $0:00 Phycovarpus capitatus Pacific ninebark $13.22 $0.00 $23.51 $0.00 $0.00 Prunus virginiana choke cherry $0.00 $0.00 $0.00 ' , _.; :.$6.00, Pyrus fusca western crabapple $13.22 $0:00 $23.51 $0.00 ;.$0.00 $6.00 Rhamnus purshiana cascara 17 $13.22 $224.74 $23.51 $0.00 $0.00 ' -:' ' }'°$224 T4. Rhododendron macrophullum Pacific rhododendron $14.19 $0.00 $0.00 $0.00 $0.00 Ribes bracteosum stink currant $13.22 $0.00 $0.00 $0.00 $6.00 Ribes lacustre prickly currant $13.86 $0.00 $0.00 - $0.00 .. :`_$0.00 Ribes sanguineuem red-flowering currant 61 $13.86 $845:46 _ $0.00 $0.00 :$845.46 Rosa nutkana Nootka rose 60 $13.54 $812.40 $23.51 $0.00' : """$0.00 - $812;40 Rosa pisocarpa clustered rose 37 $13.54 -2. $500.98 $22.87 .$0.00 $0.00. ; $500.98; Rubus leucodermis black raspberry $0.00 . $0:00 :$0.00 , ,__ _:. $0:00, Rubus parviflorus thimbleberry $13.54 '.5' $0.00 `,' $0.60. $0.00. Rubus spectabilis salmonberry 44 $13.22 $581s68. $23.51 Salix geyeriana Geyer willow $13.22 $0.00 $22.87 $0.00 $0.00: .._£ . $0.00. Salix hookeriana Hooker's willow $12.91 $0.00 $22.87 $0:00 $0.00: Salix lasiandra Pacific willow 8 $13.22 .$105.76 $22.87 $0.00 $106;16_ Salix scouleriana Scowler willow $22.87 - $0.00 :$0:00 Salix sitchensis Sitka willow 8 $13.22 $8.00 $22.87 . : : $0.00 I°$0.60 �1.'i:, :-.$8.00. Sambucus racemosa red elderberry 21 $13.54 $284.34. $23.51 $0.00 $0.00 '$ 84.34 Sorbus sitchensis Cascade mountain ash Symphoricarpos albus snowberry 63 $13.22 $832.86 $23.51 : $0.60 $0.00 ,- °" "5-;.$832.86_ Vaccinium ovatum evergreen huckleberry $13.86 $0.00 : $0,00 $0.00 ;„' ,$0,00 Vaccinium parvifolium red huckleberry $15.47 " $0:00 .. $0.00 $0.00 {?=: ,: ::;;$0;007c1age 2 Total: ' $7;05166 Total: : -';_ $0.00. Total: ;,$0.00 $T051.66; Subtotal'-: .. ... :::$7,7i5.1g, Bond Quanity Worksheet Project Name: Ashburn Homes Wetland H B-twelve Associates Inc. Date: July 2, 2001 Project Number: 96-175 INSTALLATION COSTS (LABOR, EQUIPMENT, OVERHEAD & PROFIT) Scientific Name Unit Price Unit Amount Total Cost Compost,vegetable,delivered and spread $37:88 CY ' $0-00 Decompacting till/hardpan,medium,to 6"depth $1.57 CY Decompacting till/hardpan,medium,to 12"depth $1.57 CY $0.00` Fertilize,slow reliease tablets,30gm/tree $3.21 Each Hydroseeding $0.51 SY PLANTS:Slips(willow,red-osier) $1:32' Each :.<.$0.00. PLANTS:Stakes(williow) - $0.96, Each _ Topsoil-delivered&Spread $35.73 CX` $0.00 Subtotal $0.00 GRASSES/EMERGENTS(INCLUDES DELIVERY,INSTALLATION,&MATERIALS) Sq.ft. Wetland Seed Mix 31b/1000 sq.ft. 0 $75.95 lb. 1000 . 0 °a:° :.$0A0, Buffer Seed Mix 31b/1000 sq.ft. 0 $50.68 lb. 1000 0. - ' ;' ':: '$000 Subtotal $0.00 Page 3 Bond Quanity Worksheet Project Name: Ashburn Homes Wetland H B-twelve Associates Inc. Date: July 2,2001 Project Number: 96-175 HABITAT STRUCTURES (INCLUDES DELIVERY,INSTALLATION,&MATERIALS) Specific Name _Unit Cost Unit Total Cost Fascines(willow) j Each Woody debris,large 5 $163.00 Each $815.00 Snags $400.00 Each ;"$0.66, Subtotal $815.00 GENERAL ITEMS (INCLUDES DELIVERY,INSTALLATION,&MATERIALS) Specific Name Unit Cost Units Total Cost Fencing,chain link,6'high $18.89 LF $Oc00 Fencing,split rail,3'high(2-rail) $10.54 LF. - - $0:00,; Fencing Temporary(NGPE) $1.20 LF $0.00 Signs,sensitive Area Boundary 6 $12.50 Each $75.00 Note:Fencing in General Bond Subtotal $75.00 OTHER COSTS-THROUGHOUT MONITORING PERIOD Item Unitl Cost Unit Total Cost Inspection,annual $460.00 Each Inspection,final $575.00 Each • Maintenance,semi-annual 10 $400.00 Each $4,000.00, Maintenance,annual $400.00 Each Monitoring annual 5 $ 1,500.00 Each ' ,$7;500.00_ Subtotal $11,500.00 Total Construction Amount _ $20,105.12 Total Bond Amount Agency Multiplier 120% $24,126.14 Agency Note: All Grading expenses are included in the grading bond for the entire project site. Fencing and erosion control included in general bond File:Crystal/Workdocs/96-175-BQWS.xls Page 4 �y roy CITX OF RENTON moil Planning/Building/Public Works Department • Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator May 9, 2001 Brian Martens Ashburn LLC 1215 — 120th Ave NE Bellevue, WA. 98005 Dear Mr. Martens: SUBJECT: Temporary Certificate of Occupancy#T2870 Phase II,Building 16—B 990701 215 So. 59th Street Your set aside letter in the amount of$39,000 was received in our office. A Temporary Certificate of Occupancy has been issued for the above-subject project. Specifically this set aside letter has been put in place for landscaping issues concerning buildings 16 through 24, and building 32 of Phase Two of Ashburn Condominiums. Once Phase Two buildings have been completed, inspected and all permits finaled, you will need to meet again with Laureen Nicolay, of Planning and Zoning, to review this project as to completeness of planning (wetland) issues before beginning construction on additional phases. Thank you. Sincerely, Larry A. Meckling Building Official 1901 2001 B990701tceltr , 1055 South Grady Way-Renton, Washington 98055 a ;: 44', C. This paper contains 50%recycled material,20%post consumer i t Ashburn. L.I.0 1215 120`"Ave. NE Bellevue WA 98005 April 4, 2001 Laureen Nicolay City ofRenton Development Services 1055 South Grady Way • Renton WA 98055 Re: Ashburn Condominiums 4913 Talbot Road S. Landscape set aside funds for phase 2 • Dear Laureen, Per our meeting last week, I would like to clarify the "set aside"amounts the city is requiring for landscaping improvements. Phase 2'actually consists of buildings 8, 9, 16 through 24, and 32. There was an error in our original set aside funds for our phase 1, which also included buildings 8 altd 9. We understand that the release of funds from the city for the landscaping in phase.li will be after Bob Arthur has verified that the landscaping for 8 and 9 are complete. That set aside amount is $39,000 For the balance of phase 2, We propose using the same format. The set aside amount for phase 2 should be$39,000 again. Phases 1 and 2 ure about the same size and I have contracted with the landscaper for a lump sum forboth phases. As I have mentioned during our meeting, it is our opinibn that there should not be any other relative improvements that the city would'peed to hold funds for to guarantee completion for phase 2. We will be completing some of Or homes in phase 2 within one week. I am prepared to establish the surety devices neces4ary to get our Certificate of Occupancies as soon as this ' has been approved. Please contact me if you have:any other questions regarding this. Sly, ,4r' Brian Martens • e/? anvil `adge: t to-iv-Hdv `Et91717917SZ17 `00 1SN00 Ob31SNdfl9 :AO !NOS Laureen Nicolay-Ashburn Securi Dev, Page 11 From: Laureen Nicolay To: Meckling, Larry; Schneider, Eugene Date: Friday, March 30, 2001 2:18:54 PM Subject: Ashburn Security Devices Larry &Gene, Brian Martens with Burnstead came by today and I think we resolved the concerns he had raised in his March 19th letter to Jennifer Henning (about release of his landscaping and wetlands securities). Brian will submit a revised letter next week (rescinding his 3-19 letter). The new letter will break up the two issues and explain his latest proposal. Do you have to time to meet with me sometime Monday or Tuesday for a few minutes to go over the issues Brian and I discussed? Thanks Laureen Nicolay City of Renton Development Services 1055 South Grady Way Renton WA 98055 Phone: (425) 430-7294 Fax: (425) 430-7231 Inicolay@ci.renton.wa.us CC: Henning, Jennifer; Watts, Neil Ashburn LLC t 1215 120th Ave. NE in 0e Bellevue WA 98005 � 3\ Jennifer Henning City of Renton Development Services Division Re: Set aside letters for the Ashburn Project, 4915 Talbot Rd. S Renton, WA Project No. B990234 March 19, 2001 Dear Jennifer, I thought it would be a good idea to review the set aside letters for our Ashburn site. Currently, we have two improvements that have amounts set aside with our lender to guarantee that they are completed in accordance with the City of Renton. They are both tied to our Phase(Project) 1. I have provided a copy of an earlier letter from the city. This is my understanding on the status of each: Landscaping-In the amount of$39,000. Bob from the city has been out and verified that all landscaping for buildin s 4-1. are complete. As soon as we have a Certificate of ui Occupancy for all of these dings, these funds should be released from the city. Wetlands Plantings- In the amount of$48,000. This one is a bit more complicated. That amount is what we said would be our cost to complete all of the wetland planting for the entire site. What we should have done is prepared a set aside letter for Wetlands "E" and "F"only as they are adjacent to our Phase 1 construction. The balance of the plantings will occur at Wetland"H"(Please review the approved wetlands plan). This work can't be done until we commence with our Phase 5 construction, which will be in about 18 months. The breakdown should have been $30,000 for Wetlands "B" and"F", and$18,000 for Wetland"H". We are asking if the current amount and description can be changed. We understand that a 5-year bond will be necessary for the maintenance of each of the wetlands. We can work with the city and our wetlands consultant B-Twelve to assess the bond dollar amount. Wetland"E"and "F"are for the most part completed and we are in touch with B-Twelve to get an approval letter from them. This process is lengthy, so we anticipate getting full approval from them by April. z 'd 06trE-066 sat, •4suo0 peagsuJna dEz =SO TO 6T JeW • For our Phase (Project)Two, we need to evaluate the site improvements to see if there will be any set aside letters tied to it. Phase 2 consists of buildings 8,9, 16 through 24, and 32. As far as we can tell,the only thing that should be tied to it would be the landscaping again. There are not any other wetlands near our phase 2 that require any plantings. Our cost for the landscaping is about the same as Phase One($39,000). It would make sense for us to prepare another set aside letter and have our lender sign it as soon as the first one is released. We are anxious to have any loose ends resolved right away. We will be done with our first building in Phase 2 very soon, and have promised move-in dates with our buyers for the middle of April. Perhaps it would be a good idea to set up a brief meeting at City Hall if there any concerns or questions that I can help with. I look forward to working with you on these items. I can be reached at (425) 454-1900 ext. 274. My e-mail address is briannaibumstead.com Sincerely, Bn rt� ✓W CC: Larry Meckling,Neil Watts • E 'd 0617E-066 Si;b •gsuo0 peagsu.Jng di. :SO TO 61 -JeW ;$ : CITY OF: RE NON Mayor Jesse Tanner • October 12,-2000 • ' Sally S.Turner 17010- 176 Avenue SE Bothell,WA 98012 • Subject: .Ashburn Development at 4915 Talbot Road South (File No.LUA-097-110,SA-H,.ECF) " Dear Ms.Turner: Thank you for your letter and supporting documentation of July 24,2000,expressing concerns regarding the residential development presently under construction on the west side of Talbot Road South. Your correspondence Was forwarded•to'theDevelopment Services Division for examination. Additional information=was.needed from the'applicant and their consultants,in. order to provide a complete report, Tliis:informiation was received recently by the Division. : Your letter specifically inquired about historic surface water"flow through the pre-developed Ashburn site. You were alsonterested in field research/documentation conducted by the • applicant consultants andithe City,prior::to and during environmental review of the Ashburn (Talbot Road) development.. In this letter,I hope-to`address.questions for which the City has current information.available :• You referenced a letter sent by this"office in November:-1999,which characterizes the stream flow through the site as "intermittent". 'That description of the_stream is based on studies and • correspondence in the project file;:and site visits conductedby City staff. According to • documents on file,the site was visited by,the wetland consultant(B-twelve Associates,Inc.) during November 1996 and March 1997. Wetlands and drainage patterns were described as follows: "Wetlands `G and H'.consist of two small(5,280 sf& 10,460sf respectively),forested _wetlands that were previously connected by an intermittent channel. The hydrology of these wetlands was historically altered by upstream ditching and diversion of surface water away• from this portion of the site in a subsurface pipe. During our observations of this channel, no water.was ever observed flowing in the channel and it is now assumed to have had its stream flows permanently diverted from its channel.'' (Correspondence from B-twelve Associates to Peter Rosen,'via facsimile, August 30, 1999.) The consultant noted that the November 1996 field observations were conducted during:a period of heavy rainfall and that it had been raining for several days prior to the site visit.'Furthermore, • the consultant report states that the March 1997 site observations also followed a higher than normal rainfall for the previous three months,probably elevating groundwater levels above those that would be found on an"average"year..According to the report: • 1055 South Grady Way -Renton, Washington 98055 - (425)430-6500:/.;FAX(425)430-__6523. ::'„ Sally S.Turner October 12,2000 Page 2 "For a feature to be considered a `stream'!water must be present at least some time during the year. Although Renton does not have adefinition of stream, King County identifies a stream,as follows: Streams:. Those areas in King County where surface waters produce a defined channel or bed, not including irrigation ditches, canals, storm or surface water run-off devices or other entirely artificial watercourses, unless they are used by salmonids or are used to convey streams naturally occurring prior to construction in such watercourses. For the purpose of a • • the definition, a defined channel or bedisanarea which demonstrates clear evidence of the pass of water and includes, but is riot:limited to bedrock°channels,gravel beds, sand and silt bed and defined-channel swales. Tlie.,chann'el or bed need not contain water year-round. We were able to observe the site during early and late winter, during an exceptionally wet year when flows wouldnormally be at their highest, and saw no water in the channel. In addition, there was no'movement ofisinfaCe water out:o *wetlands. Thus, we concluded that the channel between the wetlands and the ravine,has not functioned as a stream'since alteration of the hydrology byprevious:=owners:;- Subsequent to the receipt,of your letter;City,staff visited the site and met with the project wetland consultants. Conditions observed in 11996 and,1997:are consistent with.the color aerial I! photograph that accompanied your letter. As in 1996 and<1997,the 1998 photo shows no stream in the southwest corner of the property. ,.�.. . As you will note, according to the above-referenced studies and field investigations,no open channel was observed traversing the Ashburn:site.during the past 3-1/2 years. The Environmental Checklist submitted with the project application states that: _ "There is seasonal flow of water coming from an 18"culvert in Talbot Road South that as conveyed through:the southern third of the property through a pipe that deposits the water in • the Springbrook Wetland along the west portion of the site. There is also a seasonal flow of water doming from a small man made pond on-an adjacent property to the Northeast. This water enters the site through a pair of 4"pipes and then flows South through pipe that Connects to the Southern flow." (Environmental Checklist page 3, Section 3.4) • The environmental checklist further notes .f ._`Both-o the seasonal flows described above Ill would nIeed to be relocated and tightlined through the site. Stormwater runoff will discharge . into Springbrook Wetland located on the westerly portion of the property." Sally S.Turner October 12,2000 Page 3 Survey drawings included in the project file indicate the presence of eight wetlands and two drainages. These features were confirmed in the field by City staff. However,no defined channel was observed in the southwest corner of the property. Thank you for your letter,and for sharing your concerns regarding the protection of streams and wetlands. Should you have any additional comments or questions regarding the Ashburn development,please contact Jennifer Toth Henning,Principal Planner,at 425-430-7286. cerely, Jesse Tanner Mayor 00-126/GZ:mp cc: Jay Covington,Chief Administrative Officer Gregg Zimmerman,Planning/Building/Public Works Administrator Neil Watts,Development Services Director Jennifer Toth Henning,Principal Planner cieveLOPMENT Cn Y OF RENTDIj OCT 13 2000 RECEIVED DEVF '0a'rNTSERVICES 1— 241 2ono CI 1 r Lr RENTOM RECEIVED JUL 21 2000 2 5 2000 Mr. Jesse Tanner, Mayor RECEIVED City of Renton MAYORS OFFICE 1055 South Grady Way Renton, Washington 98055 Subject: Development at 4915 Talbot Road South Dear Mr. Tanner: I am writing regarding the development located at 4915 Talbot Road South. I received copies of the following documents. Copies are attached. 1. Site Plan Talbot Road, prepared by Dodds Engineering, Inc., dated August 3, 1998, including 2 revisions dated September 12, 1998 and November 30, 1998; 2. Ed Sewell's fax to Peter Rosen regarding Burnstead-Talbot Rd, dated November 10, 1998; and 3. Your letter to Jerry Holmes regarding Ashburn Development - 4915 Talbot Road South, dated November 5, 1999. Based on review of the above documents, it appears there is a pipe carrying water flow through the southern third of the project site. This pipe is alleged to carry intermittent flow. There are two things I don't understand. First, I don't understand why there is a pipe traversing the site at this location with flow in it. And second, I don't understand why the flow is characterized as being intermittent flow. I am one of seven children of the previous property owners, Leo E. and Rita B. Heye. My parents owned approximately 25 of the roughly 26 acres that make up this project site. My parents purchased the southern 10 acres of the property in 1965. During the 1980's, my parents purchased the northern 15 acres. They owned the entire 25 acres until they sold it to Burnstead Construction in September 1990. During the 25 years my parents owned the southern 10 acres, the property was used as a recreational farm and was maintained by the family for that duration. The farm was irrigated from • a stream, which flowed year-round, located as shown in the attached Sketch A dated July 24, 2000, prepared by me. During my parent's ownership, there was no such pipe on the property as described in the second sentence of the third paragraph of your letter to Mr. Holmes and the stream flowed year-round, not intermittently, as described in your letter. As proof of these two facts, attached are the following documents. 1. A copy of a black and white aerial photograph of the project site, dated April 9, 1968; 2. A copy of a color aerial photograph of the project site, dated July 29, 1998; and Mr. Jesse Tanner Development at 4915 Talbot Road South July 24, 2000 Page 2 of 3 3. A copy of the Certificate of Surface Water Rights (Certificate Record No. 23, Page No. 11323,Permit No. 15611) issued by the Washington State Department of Ecology (WSDOE)to my father, dated November 27, 1970, and recorded with King County Department of Records and Elections on December 1, 1970. The stream crossed from the east side of Talbot Road to the west side of Talbot Road in a pipe to the northeast corner of the original 10 acre parcel, at which point the stream flowed into an open channel. Upon inspection of the April 9, 1968 aerial photograph you will notice significant vegetation along the northern property line of the original 10 acre parcel from Talbot Road west to a little less than half way along that northern property line. This was the location of the eastern part of the stream. There is significant vegetation at this location because the stream was in an open, well-defined channel and it was extremely difficult to remove the vegetative growth along the stream banks. Therefore, the vegetation was left alone and appears on the photograph. From this point,the stream headed generally south-southwesterly in a channel to the area shown as Wetland B on the Site Plan Talbot Road. Note that none of the portion of the stream on the original 10 acre parcel was in a pipe. This same significant vegetation, and therefore the open channel stream, still existed along the northern property line of the original 10 acre parcel as recently as July 29, 1998, as can be seen in the later aerial photograph. Second, regarding the assertion that the stream flow was "intermittent" as described in the fifth paragraph of your letter to Mr. Holmes. From 1965 to at least September 1990, the flow in the stream was not intermittent. The stream had year-round flow. You will notice in the Certificate of Surface Water Right that each year during the period from May 1 to October 1 my father was granted the use of 0.05 cubic feet per second (cfs) of flow from this stream for irrigation purposes. May 1 to October 1 is typically the period when the least flow is present. Given the Certificate of Surface Water Right granted my father the use of 0.05 cfs,there had to be flow year round to allow such use during the dry season, and, in fact,there was year-round flow in the stream. In fact, according to Pat Svoboda of the Washington State Department of Ecology (WSDOE),there are 13 people that have been issued surface water rights to the stream, dating back to the 1930's. Based on the documents I have provided,there can be no dispute that an open channel(surface water) existed and that the stream had year-round flow. Given the above information,I have the following questions. 1. When, within the last 2 years, was the stream put into a pipe? 2. Under what agency's authorization(i.e. permits)was the stream put into the pipe? 3. What research was performed by the applicant's consultant in preparation of the Environmental Checklist, specifically with respect to the history of the streams and pipes traversing the site? Mr. Jesse Tanner Development a 4915 Talbot Road South July 24, 2000 Page 3 of 3 4. What research did the City perform as part of its Environmental Checklist review to verify the accuracy of the information provided by the applicant's consultant? 5. How does the new information provided in this letter affect the development located at 4915 Talbot Road South? 11 6. Given the new information provided in this letter, will corrective actions be required of the , development, such as re-opening the channel as it had been until at least July 29, 1998 and would all corrective actions be completed prior to issuing Certificates of Occupancy for any of the buildings on the project site? 7. Since the City has a "great concern for protecting wetlands and streams" as stated in your letter to Mr. Holmes, what changes to the CiTy s environmental review process will be made to ensure in the future that historical information or data is verified? As you may be aware, construction on this project site is under way and time is of the essence, therefore,I look forward to your timely response. If you have any questions regarding this information, please contact me at the telephone number or address below. Sincerely, Sally S. T er 17012 - 17th Avenue S.E. Bothell, Washington 98012 (425) 481-9721 SST:sst 20000724-Tanner-FarmStream Attachments(7) I � cc. Phil Schneider,Area Habitat Biologist, WSDFW Raymond Hellwig,NW Regional OfficeDirector, WSDOE Pat Svloboda, Water Resources, WSDOE Renton City Council Jay Covington, Chief Administrative Officer Fred Kaufman,Hearing Examiner Peter Rosen, Senior Planner � I 1 CITS JF� �- .. RENTON - ' • -ail h Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator September 13, 2000 Ron Hughes The Burnsteads 1215 120' Ave NE, Suite 201 Bellevue, Washington 98005-2135 Dear Mr. Hughes: SUBJECT: Temporary Certificate of Occupancy T 2782 -Ashburn Condominiums Address: Project#1 -4911 Talbot Road South Building Permit#: B990235 Unit#2 Your set aside letter in the amount of S39,000, was received in our office August 10, 2000. This security device, as required by Code for the above-subject temporary Certificate of Occupancy will remain in effect for designated Project #1, Buildings 1 through 15, and the recreation building. A permanent Certificate of Occupancy will be issued for Buildings 1 through 15 as all permits, inspections and requirements are approved by City of Renton inspectors. Once those buildings have been completed, the permanent Certificate of Occupancy will be issued for the Rec. Building (B990235), once all permits have been finaled, and the set aside letter will then be released. However, as the remaining Projects 2, 3, et al, are developed, they too shall require security devices in order to allow occupancy. In addition, the Landscape/Zoning issues, as outlined in the City's letter o July 18, 200k) will be required to be completed prior to issuance of the final Certificate of ccupancy for the entire project. Upon completion of the building phase, five year surety devices, as required by Hearing Examiner conditions, will be required for landscaping and wetlands monitoring. Questions regarding dollar amount should be directed to Jennifer Henning, 425- 430-7286. While every effort has been made to ensure that all current issues have been included, any additional requirements will be addressed as needed. The entire Development Services staff look forward to working with you on this project. Should you have questions please direct them to the appropriate staff member. Sincerely, 71-e/& Larry Meckling Building Official B990235tcottra pc: Neil Watts Paul Lumbert Mark Wetherbee Jennifer Henning Eugene Schneider 1055 South Grady Way-Renton,Washington 98055 This paper contains 50%recycled material,20%post consumer t, •d 08 E-UBB •SZtr •gsuo3 pea�suJna dbZrSO TO 6T JeW '� �, ir� � -':�.\' .'� — .. ,'� -•/ 'C",.•i 1.- ' is ��_ 'n'I. :,\ .,......,.:.--:+-,,,-..j.:.•-...\..:sc......,:..;,..:.:..c...4,:-t,.,.,.,.,;,:'7„-;...;:,:,\,,,.:.,',%.:-;.?,V,7'.:.7:;.;?;;6:.-.,•.:-.,.'•::'.'?'„''1.1-c:.i-.E•1i..,,..-.:,-.:...--.:.-',,-r--••i..:l-;...:...:..-1‘:-„..::,„'.:..,...f.'..;.y 0.:..,:.-;-...s.:,:-N,;..?:...•......:.,..‘,:,.i„„2,.....,..‹....,,,.',.,-n.. •;2:.,,..,,Q:A....5s'4.,,.,.;.-.,:.;.‘-'.::'.,...g.s....:..,.....-.-'r..7.y..(.''..'..:L.';1„•.;:z1z•,•1,.'4-,-/:,-.-..,4--•e1-,'...,.t:.cil.:...,;:-..,.,.:...;.'.`..?:„.::.,.:-1-,:-:,/:,5.,'‘'.-.4.,.7.!.!,--,.-,:---..'-:„.•:..':,-:,-,'.';.-t(.,,i.-:-2!..,-.-‘,.',.,,1..r7,.,/,!,!,-,::,:.:•_t-'.•.i,.,.,.„Q.:•::..:.-::„-.,‘.:-..',-::•-..::'-..•,:,iN•.).:-..„A-i\,_.....v.:,,:•„",',..1..-•;•....,,:Y.:w...i.y,./•.?„,.,...p-2..-,2;,.,•.,•..,:.,.'\.,'•-,,..i,,.i",.,./,...r•,I./.:•...•-.,.,i,.i:;,•._,< .,• -"Ste4%e.BurnsF'ead Construction.Com.h Bumeiead Co'ristiucfion Corti ian `Bums[ .Cvtisfru lion Coin a� C.` 4:.*:c.,,`,' -•i.. ,r. . N `l _ "M\ SS, C, 1 ter.•,h.. '; ' �i` •9 r � _ f i= . • � i 'ti. � F .r is _ ( : ' y ' ' "t36` ' :':: .; . • �.' : ' , ,:Au us . 200 .\: � ..*,, _ 7.'r( ;T', :.f' 'r=.i . 'Laureen4Nicola / y.>. .�` i'�-': is — . ,1 i 1 ''. �Associ8 a Planner.... `•,=::'I: ).1,:t-i ,:�� '• .. .`'t't. _; _ i. ::.` SI• , \`j' . - .' �•,x.. \. , _ ''> i B1jfLDD?NG DIVISION {'�;' •....'• Renton,City Hall—6 'FJoori :,i, .. % r• 1055 South Grady Way + - 7 \!_ ,i \i,:i.,`1.� - - i•/ .L . . , :; t %;,, Renton WA.'98055,--•;' :�' i- • :- ,, RE:•Ashburri•Condominiums=.B'990235-'''WetlandsStaking - - . - ' it � `i •• _. - • i ' - • • • \ 1., 1. _ .� I• % i 1, , ``. / --/' . Dearlaureen, • . ,}' -- , - . \` \ ,•t ..; 1 "j i f �, 1. This fetter is In"response to your request for.documentation regarding compliance with; .. •'_i',7-c` , . - \• r\. ' Environmental Review Committee'Condition#4,Verification of wetlands staking: Prior, to-.the start - ' • of clearing and grading last year', wetland..boundaries were staked and_marked in'the field.'-`.'N :;. ' Wetland mitigation work is now proceeding within Wetland F,,in accordance'with the approved ` .. - ' '.Wetland Mitigation_ .Plans, prepared by 6-twelve-Associates.Associates. The boundary for Wetland_F & H ; . has been restaked and the survey completing the staking of the buffer outer,edge today. - '_ :. 11 :'�' • • If you have any questions orjieed additional'information, free to call me at(425)454-1900 . • ;ektension'233: \ \ i / • Sincerely �, ; 1 \ , /' ^__ • 1 BURNSTEAD CO STRUCTION COMPANY - • -, • Ron Hughes, E (-^ ; ' _ _ ' \ . �' /215 I20th-Avenue N,E„ Ste. 201 Bellevue, WA 98005 4.1\'2135>',425\45900. Fax:'41--"454,4543'. _ , 1 1 Wetland-related Chronology 09-17-97 "Revised"wetland analysis report 02-16-98 "Draft" wetland monitoring program 02-18-98 "Draft" wetland mitigation plan (pages W1-W3) 03-17-98 Administrator denies variance "in part" 04-08-98 Project placed on hold pending revised wetland plan 08-6/10-98 Revisions to 9-17-97 wetland analysis mitigation report 11-17-98 ERC requires final wetlands plan for DSD approval 07-06-99 Wetland mitigation plans (no report) pages 1-4 09-22-99 B-12 letter states wetlands can accommodate stormwater 10-18-99 B-12 letter addressing impacts to Springbrook Creek 08-04-00 Final approved wetlands plans (pages 1-4) C06-01 A'op I t cevwts W►ca. WA-lam-Lots p itiA s C iy I'1-()"ppvovi4 b1 • 9 -Cy - I tc3 BURNSTEAD CONSTRUCTION TALBOT ROAD SOUTH WETLAND MITIGATION CONCEPT, CONSTRUCTION NOTES, AND MONITORING PROGRAM, 1.0 MITIGATION CONCEPT AND GOALS 1.1 MITIGATION CONCEPT The proposed mitigation is based upon the premise of protection of high value wetlands and enlargement existing wetland to create larger wetlands of higher function and value area than currently exists on the site. All of the wetlands on the site,except Wetland"A",are highly degraded,low value agricultural wetlands or degraded forested wetland. Please refer to"Burnstead Construction Talbot Road South Revised Wetland Analysis Report",B-twelve Associates,Inc. Sept. 17, 1997 . The project site includes one Category 2 wetland(Wetland "A") and seven Category 3 wetlands, Wetlands "B", "C", "D", "E", "F", "G", &"H". The largest wetland on the site, Wetland A,will be preserved with a 50 foot averaged width buffer. No impact or modification is proposed adjacent to this Category 2 wetland. Wetlands "D" and "G" will be completely filled together with small portions of Wetlands "C" and "F". The wetlands on the site that will be filled are degraded agricultural wetlands with few of the functions and values normally associated with wetlands. The buffers of these wetlands are also in a degraded condition and lack any substantial vegetation. Wetlands E and F are also degraded agricultural wetlands with few of the functions and values normally associated with wetlands. The mitigation will connect, enlarge, and enhance these two Category 3 wetlands resulting in a large single wetland approximately 38,225 sf in size. The created wetland areas as well as the existing wetlands will be enhanced through planting with a mix of native emergent, shrub and tree species. A mosaic of vegetation communities will be established including emergent, scrub-shrub, and over time, forested wetland classes. It is anticipated that this wetland will meet the criteria of a Category 2 wetland in the future following this mitigation installation. New wetland areas will be constructed along the south and north edges of Wetland"H". The northern end of Wetland "H"will be enlarged to create additional wetland area. The enlarged wetland areas will be approximately 19,770 sq.ft. in size. The majority of the wetland is degraded forest,with a heavy invasion of Himalayan blackberry. The mitigation will preserve most of the trees and add selected shrub and trees to eventually shade out the blackberry. All new and existing wetland edges and buffer areas will be planted with shrubs and trees to protect the wetland and provide good native plant diversity for wildlife habitat,particularly songbirds ands small animals. The intent of the mitigation is to achieve the plant success and diversity appropriate to Category 2 wetlands as defined by Renton. As noted above, the existing buffers of the enhanced wetlands currently consist of degraded plowed agricultural field with little or no functional value. Allowing them to remain as is would no doubt result in a heavy infestation of blackberry, thistle and other invasive exotic species. Therefore, the entire buffer adjacent to Wetlands "E/F" and "H" is proposed to be planted with a mix of native tree and shrub species to enhance their functions in regards to buffering the wetland. All disturbed areas in the buffers will be mulched and hydroseeded with a native seed mix. As depicted on the Mitigation Plan Overview, a total of 16,676 sf of Category 3 wetland will be filled for the project. The Code requires that Category 3 wetlands be mitigated at a ratio of 1:1.5 (impacted wetland to created wetland). Therefore,the Mitigation Plan will create a minimum of 25,014 sf of wetland in compliance with the Code. The mitigation area will be monitored for a period of five(5) years following installation. RE: Bumstead#96175 B-twelve Associates, Inc. August 6, 1998 Page 2 Total impact and mitigation proposed areas are as follows: • Wetland Fill 16,676 sq.ft • Wetland Creation 25,014 sq.ft. • Ratio(filled to created) 1:1.5 This Wetland Mitigation Plan has been prepared using the base map supplied by Dodds Engineering, Inc. 1.2 MITIGATION GOALS Goals of the mitigation plan are: 1.2.1 Preserve Wetland "A" in perpetuity including 3.32 acres of Category 2 forested wetland together with a forested 50 foot buffer. 1.2.2. Place all preserved wetlands and buffer areas on the project site in native growth protection areas for permanent protection; 1.2.3 Create approximately 11,475 sq. ft. (total) of enhanced wetland in Wetland "E/F" surrounded by enhanced buffer. 1.2.4 Create approximately 9,310 sq. ft(total) of enhanced wetland in Wetland "H" surrounded by enhanced buffer. 1.2.5 Maintain pre-development hydrology to all preserved wetlands. 1.2.6 Restore and enhance vegetation species richness in both the wetland and buffers of Wetlands "E/F" and "H" with an emphasis on habitat for songbirds and amphibians. 1.2.7 Enhance the wildlife function of the wetlands and buffers through native plantings. 1.2.8 Remove invasive and exotic plants from the mitigation areas and replace with native species when exotics (reed canary grass, blackberry, scotch broom, etc.) exceed 5% of the total mitigation area. 2.0 CONSTRUCTION SEQUENCE The construction sequence of this project will be implemented as follows: 1. Pre-construction meeting 2. Construction staking 3. Construction fencing and erosion control 4. Clearing and grading 5. Stabilization of mitigation areas 6. Plant material installation 7. Construction inspection 8. Agency approval 9. Monitoring inspection and reporting , 10. Silt fence removal 11. Project completion 2.1 Pre-construction Meeting A pre-construction meeting will be held on-site prior to commencement of construction, to include the biologist, the contractor, Owner and City of Renton. The approved plans and specifications will be reviewed to RE: Bumstead#96175 - B-twelve Associates, Inc. August 6, 1998 Page 3 ensure that all parties involved understand the intent of the construction documents, specifications, site environmental constraints, and sequences. 2.2 Construction Staking The limits of clearing and grading will be marked in the field by a licensed professional land surveyor prior to commencement of construction activities. 2.3 Construction Fencing&Erosion Control All erosion control measures adjacent to the mitigation area, including silt fencing and orange construction fencing will be installed. Erosion control fencing will remain around the mitigation area until clearing, grading and hydroseeding are complete. 2.4 Clearing&Grading Clearing and grading per approved grading plan by Dodds Engineering, Inc. 2.5 Stabilization of Mitigation Area All graded areas will be stabilized with hydroseeding or mulched per 3.4.2 upon completion of grading. Orange construction fencing and erosion control fences will be restored and placed around the mitigation area. 2.6 Plant Material Installation Plant material will be planted by hand per detail and Construction and Planting Notes. The Mitigation Plan specifies the required size and species of plant materials to be installed. The contractor will re-seed or over-seed all hydroseeded areas disturbed during the planting process. Upon completion of the planting, the orange construction fencing and erosion control fencing will be restored and repaired. 2.7 Construction Inspection Upon completion of planting, if installation or materials vary significantly from the Mitigation Plan, the contractor will submit a reproducible "as-built" drawing to owner. Upon completion of installation, the Owner will conduct an inspection to confirm proper implementation of the Mitigation Plan. Any corrections, substitutes or missing items will be identified in a "punch list". 2.8 Agency Approval Following acceptance of the installation, a letter will be prepared to City of Renton requesting approval of the installation. 2.9 Monitoring Inspection and Reporting The monitoring program will begin approximately 6 months following installation approval. The subsequent monitoring inspections will be conducted in accordance with the approved Monitoring Program. 2.10 Silt Fence Removal Erosion control fencing adjacent to the mitigation area will remain in place until all areas adjacent to the enhancement area have been stabilized. aI :1 RE. B urnstead#96175 B-twelve Associates, Inc. August 6, 1998 Page 4 2.11 Project Completion If after the final year of monitoring, the project has satisfied the objectives and goals of the approved Mitigation Plan, a letter will be prepared to City of Renton requesting final approval &closure of the grading permit. 3.0 CONSTRUCTION AND PLANTING NOTES 3.1 SITE PREPARATION 3.1.1 Contractor will approve existing conditions of subgrade prior to initiation of any mitigation installation work. Contractor will inform Owner of any discrepancies between the approved construction document and existing conditions. 3.1.2.Contractor will flag the limits of clearing with orange construction fencing and will observe these limits during construction. 3.1.3 Contractor will hand grub all weedy species including Scotch Broom, reed canary grass, Blackberry varieties, Thistles and/or any other weed designated to be removed by the mitigation plan. Grubbing of weeds, including root stock, will be completed without the use of chemicals. Weed debris will be disposed off site. 3.2 PLANT MATERIALS 3.2.1 All plant materials will be as specified in the plant schedule. Only vigorous plants free of defects, diseases and infestation are acceptable for installation. 3.2.2 All plant materials will conform to the standards and size requirements of ANSI Z60.1 "American Standard for Nursery Stock". All plant materials will be native to the northwest, and preferably the Puget Sound Region. Plant materials will be propagated from native stock; no cultivars or horticultural varieties will be allowed. All plant materials will be grown from nursery stock unless otherwise approved. 3.2.3 All nursery grown plant materials will be in containers or balled and burlapped. Bare root plantings will be subject to approval. 3.2.4 All plant materials stored on-site longer than two(2)weeks will be organized in rows and maintained by the contractor at no additional cost to the owner. Plant materials temporarily stored will be subject to inspection and approval prior to installation. ' 3.2.5 Substitution requests must be submitted in writing to the Owner and approved in writing prior to delivery to site. 3.2.6 Dig, pack, transport and handle all plant materials with care to ensure protection from injury. Heel in topsoil or sawdust, all plant materials to be stored on site more than 24 hours. Take precautionary measures to ensure plant materials do not dry out before planting. Wetland plants are to be shaded and saturated until time of installation. Immediately after installation the mitigation planting area will be saturated to avoid capillary stress. 3.2.7 The contractor will verify all plant materials and the plant schedule. RE: Burnstead#96175 B-twelve Associates, Inc. August 6, 1998 Page 5 3.3 PLANT MATERIAL INSTALLATION 3.3.1 All plant materials must be inspected prior to installation to verify conformance of the materials with the plant schedule including size and quality. Any plant materials deemed unsatisfactory will be rejected. 3.3.2 Plant materials delivered and accepted should be planted immediately. Plant materials not planted within 24 hours will be heeled-in per note 3.2.6. Plant materials stored under temporary conditions will be the sole responsibility of the contractor. Plants will be protected at all times to prevent the root ball from drying out before, during, or after planting. 3.3.3 Planting pits will be circular with vertical sides, and will be filled with approved soils. If native soils are determined to not be acceptable, pit soils will be amended with Cedar Grove mulch or equivalent. 3.3.4 No fertilizers will be used within the wetland. In buffer areas only, install "Agriform", or equal plant fertilizer to all planting pits as specified by manufacturer. Fertilizers are allowed only below grade in the planting pits in the buffer areas. No sewage sludge fertilizer("SteerCo" or "Growco") is allowed in the mitigation area. 3.3.5 Containerized plant materials will be removed from their containers carefully to prevent damage to the plant and its roots. Plants removed from their containers will be planted immediately. 3.3.6 Plant materials will be placed as shown on the approved mitigation plan. If the final installation varies from the approved mitigation plan, the contractor will provide a reproducible mylar as-built of the installed conditions. All plant material will be flagged by the contractor. 3.3.7 All conifer trees will be staked per the detail on the mitigation plan. All deciduous trees 1" caliper and larger will be staked per the detail on the mitigation plan. Remove tree staking and guy wires from all trees after one year. Cut guy wires away from trees and remove wire and tree stakes from site. 3.4 PLANTING SCHEDULE AND WARRANTY 3.4.1 A fall-winter installation schedule(October 1st-March 15th) is preferred for lower mortality rates of new plantings. If plant installation occurs during the spring or summer(March 15 - Oct. 1st.) the plantings will be irrigated with a temporary automatic irrigation system throughout the summer months. The automatic irrigation system will provide head to head coverage of the entire planting area. The automatic controller will be scheduled for a minimum of fifteen(15) minutes every day until fall rains can provide adequate rainfall to support the plant material. The mitigation plantings will be watered twice a day for fifteen (15) minutes for the first week. 3.4.2 All disturbed areas will be mulched or seeded with mixes as specified on the plans as soon as the mitigation area grading is complete. The hydroseed must be germinated and a grass cover established by October 1st. If the cover is not adequately established by October 1st, exposed soils will be covered with approved erosion control material and contractor will notify Owner in writing of alternative soil stabilization method used. 3.4.3 The contractor will warranty all plant materials to remain healthy and alive for a period of one year after final acceptance. The contractor will replace all dead or unhealthy plant materials per the approved plans and specifications. 3.5.0 SITE CONDITIONS 3.5.1 Contractor will coordinate with owner for construction scheduling 3.5.2 Plant installation will begin after City of Renton acceptance of grading and construction. Contractor will notify Owner of acceptance of final grading. RE:Burnstead#96175 B-twelve Associates, Inc. August 6, 1998 Page 6 3.5.3 Silt fences are to be installed outside the mitigation area as shown on the approved engineering plans. The contractor is responsible for repair and replacement of silt fences disturbed during plant installation. No equipment or soils are to be stored inside the silt fences. 3.5.4 After clearing and grading is complete in the mitigation area, exposed soils will be hydroseeded or mulched. Orange construction fence will be placed around the mitigation area to prohibit equipment and personnel in the mitigation area. 3.5.5 Soils in the mitigation area will be evaluated after the grading is complete. If soils are determined to be unsuitable for ground cover success, the landscape contractor will add 2" of topsoil to the mitigation area. 3.5.6 All plant material will be pocket planted with suitable soils per planting details. Soils from planting holes will be exported outside the area unless specifically authorized for spoil in the mitigation area by the approved mitigation plan. 3.5.7 Wetland soils are to be removed from the wetland, stockpiled, and covered. Final grading will include placement of wetland soils in new wetland bottom. 4.0 WETLAND AND BUFFER MONITORING PROGRAM The newly created wetland and its associated buffer will be monitored five times over a five year period. Monitoring will be conducted using the techniques and procedures described below to quantify the survival, relative health and growth of plant material as well as the successful creation of an area meeting wetland vegetation and hydrology criteria. A monitoring report submitted following each monitoring visit will describe and quantify the status of the mitigation at that time. 4.1 SAMPLING METHODOLOGY 4.1.1 Vegetation The vegetation monitoring consists of two(2) distinct tasks. The first is the inspection of the planted material to determine the health and vigor of the installation. All the planted material should be inspected during each monitoring visit to determine the level of survival of the installation. The second task will be the sampling of the restored wetland and buffer where tree and shrub plantings will be installed. In these areas, 8 permanent sample points will be established. At each sample point, tree and shrub species will be sampled using 0.01ac circular plots. Estimates of coverage will be determined for each species within each plot. Herbaceous species will be sampled using a single 0.25m2 rectangular plot located at each sample point. At each sample point, cover estimates for each species will be determined using Daubenmire(1959) coverage classes. A table documenting frequency, relative frequency, coverage, relative coverage and importance value for each species in tree, shrub and herb strata will be produced. 4.1.2 Wildlife Visual observations of all wildlife species observed during the monitoring will be recorded. Identify and record all visual observations of birds, mammals, fish, amphibians, reptiles, and invertebrates found on-site. Note any breeding or nesting activity in the mitigation area. Observations will be limited to the annual monitoring inspections. 4.1.3 Water Quality Visually monitor water quality in the wetland. Unacceptable water quality will include evidence of erosion within the mitigation and evidence of sedimentation. ;y ,:' • RE: Burnstead##96175 B-twelve Associates, Inc. August 6, 1998 Page 7 4.1.4 Mitigation Success The monitoring results shall be compared to the Standards of Success in order to determine the success of the project. If, as a result of special or annual monitoring site visits, the Owner is notified of a significant problem with the mitigation success, the Owner will notify the City of Renton to develop a proposal for a contingency plan. The Mitigation Plan requirements will have been met when the wetland mitigation is deemed successful by the City of Renton. 4.2.0 STANDARDS OF SUCCESS 4.2.1 Evaluation of the success of the mitigation project will be based upon an 80% survival rate for the planted vegetation at the end of year 5. 4.2.2 Volunteer native, non-invasive species will be included as acceptable components of the mitigation. 4.2.3 Success of the mitigation will be determined by a cover of: STRATA MONITORING PERIOD PERCENT COVERAGE Tree strata Year 1 10%-20% Year 3 20%-30% Year 5 >50% Shrub strata Year 1 20%-30% Year 3 30%-45% Year 5 45%-80% Herbaceous strata Year 5 >80% *Note: Since typical tree height(20'+) may not be realistically attained during the short time frame of the monitoring period, coverage described in this strata will reflect coverage of tree species present. 4.3.0 CONTINGENCY PLAN A contingency plan can be implemented if necessary. Contingency plans can include regrading, additional plant installation, erosion control, modifications to hydrology, and plant substitutions including type, size, and location. If the monitoring results indicate that any of the performance standards are not being met, it may be necessary to implement all or part of the contingency plan. Careful attention to maintenance is essential in ensuring that problems do not arise. Should any of the sites fail to meet the success criteria, a contingency plan will be developed and implemented with City of Renton approval. Such plans are prepared on a case-by-case basis to reflect the failed mitigation characteristics. Contingency/maintenance activities will include, but are not limited to: ■ Replacing all plants lost to vandalism, drought, or disease, as necessary. ■ I Replacing any plant species with a 20 percent or greater mortality rate after two growing seasons with the same species or similar species approved by the City. • Reseeding wetland and buffer areas with an approved grass mixture as necessary if erosion/sedimentation occurs. • PROPOSED PLANTING LIST PLANT NAME SIZE SPACING TREES Big Leaf Maple 4-6' as shown Acer macrophyllum Oregon Ash 4-6' as shown Fraxinus latifolia Sitka Spruce 4-6' as shown Picea sitchensis Black Cottonwood 4-6' as shown Populus balsamifera Douglas Fir 4-6' as shown Pseudotsuga menziesii Cascara 4-6' as shown Rhamus purshiana Pacific Willow 4-6' as shown Salix lasiandra Western Red Cedar 4-6' as shown Thuja plicata SHRUBS Vine Maple 4-6' as shown Acer circinatum Serviceberry 5 gal. as shown Amelanchier alnifera Red-osier Dogwood 3-4' 48"o.c. Comus stolonifera _ Hazelnut 4- ' asshown aze 6 s ow Corylus cornuta Indian Plum 5 gal. as shown Oemleria cerasiformis Red-flowering Currant 24-36" 36"o.c. Ribes sanguineum Nootka Rose 24-36" 36"o.c. Rosa nutkana Clustered Rose 24-36" 36"o.c. Rosa pisocarpa Salmonberry 24-36" 48"o.c. Rubus spectabilis Sitka Willow 4-6' as shown Salix sitchensis Red Elderberry 5 gal. as shown Sambucus racemosa Snowberry 24-36" 36"o.c. Symphoricarpos albus EMERGENTS Sawbeaked Sedge sprig. 18"o.c. Carex stipata Slough Sedge sprig. 18"o.c. Carex obnupta pig) cn- 1fc, Pf ATHE RNSITADS Steve Bumstead Construction Company Rick Burnstead Construction Company Burnstead Construction Company Q CiTy OF NT pi AA, N/NG July 31, 2000 AUG 0 12000 Laureen Nicolay �C Associate Planner CE/VEn Renton City Hall —6th Floor 1055 South Grady Way Renton, WA. 98055 RF: Ashburn Condominiums — B 990235— ErosHn Control Facilities Dear Laureen, This letter is In response to your request for documentation regarding compliance with Environmental Review Committee Condition # 1, "certification of the installation, maintenance and proper removal of the erosion control facilities prior to Temporary Certificate of Occupancy". An erosion control plan was prepared and approved by the City of Renton, prior to land development and was implemented during construction. Weekly reports on the status and condition of the erosion control plan are being submitted to Paul Lumbert & Mark Wetherbee. As weather and site conditions change, the erosion control facilities are adjusted and cleaned as needed. ECO Endeavors, LLC is currently performing weekly site inspections. As the landscaping is being completed around the finished buildings, the erosion control facilities in these areas are being removed. However, since site development will be occurring for phase 2 & 3, the erosion control facilities remain in place for these areas. If you have any questions or need additional information, feel free to call me at (425) 454-1900 extension 233. Sincerely, BURNSTEAD C NSTRUCTION COMPANY Ron Hughe , PE t : 1215 120th Avenue N.E., Ste. 201 Bclleruc, 11.1 98005-2135 425 454 1900 Fas. 425 4> l 1; CITY OF RENTON JUL 2 5 2000 17,4.1 1 241 2oc'c RECEIVED CITY CLERK'S OFFICE Mr. Jesse Tanner, Mayor City of Renton y 1055 South Grady Way Renton, Washington 98055 Subject: Development at 4915 Talbot Road South Dear Mr. Tanner: I am writing regarding the development located at 4915 Talbot Road South. I received copies of the following documents. Copies are attached. 1. Site Plan Talbot Road,prepared by Dodds Engineering,Inc., dated August 3, 1998, including 2 revisions dated September 12, 1998 and November 30, 1998; 2. Ed Sewell's fax to Peter Rosen regarding Burnstead-Talbot Rd, dated November 10, 1998; and 3. Your letter to Jerry Holmes regarding Ashburn Development - 4915 Talbot Road South, dated November 5, 1999. Based on review of the above documents, it appears there is a pipe carrying water flow through the southern third of the project site. This pipe is alleged to carry intermittent flow. There are two things I don't understand. First, I don't understand why there is a pipe traversing the site at this location with flow in it. And second, I don't understand why the flow is characterized as being intermittent flow. I am one of seven children of the previous property owners, Leo E. and Rita B. Heye. My parents owned approximately 25 of the roughly 26 acres that make up this project site. My parents purchased the southern 10 acres of the property in 1965. During the 1980's, my parents purchased the northern 15 acres. They owned the entire 25 acres until they sold it to Burnstead Construction in September 1990. During the 25 years my parents owned the southern 10 acres, the property was used as a recreational farm and was maintained by the family for that duration. The farm was irrigated from • a stream, which flowed year-round, located as shown in the attached Sketch A dated July 24, 2000,prepared by me. During my parent's ownership, there was no such pipe on the property as described in the second sentence of the third paragraph of your letter to Mr. Holmes and the stream flowed year-round, not intermittently, as described in your letter. As proof of these two facts, attached are the following documents. 1. A copy of a black and white aerial photograph of the project site, dated April 9, 1968; 2. A copy of a color aerial photograph of the project site, dated July 29, 1998; and �.�- • 641-t444- )n4 Mr. Jesse Tanner Development at 4915 Talbot Road South July 24, 2000 Page 2 of 3 3. A copy of the Certificate of Surface Water Rights(Certificate Record No. 23, Page No. 11323, Permit No. 15611) issued by the Washington State Department of Ecology (WSDOE)to my father, dated November 27, 1970, and recorded with King County Department of Records and Elections on December 1, 1970. The stream crossed from the east side of Talbot Road to the west side of Talbot Road in a pipe to the northeast corner of the original 10 acre parcel, at which point the stream flowed into an open channel. Upon inspection of the April 9, 1968 aerial photograph you will notice significant vegetation along the northern property line of the original 10 acre parcel from Talbot Road west to a little less than half way along that northern property line. This was the location of the eastern part of the stream. There is significant vegetation at this location because the stream was in an open, well-defined channel and it was extremely difficult to remove the vegetative growth along the stream banks. Therefore, the vegetation was left alone and appears on the photograph. From this point, the stream headed generally south-southwesterly in a channel to the area shown as Wetland B on the Site Plan Talbot Road. Note that none of the portion of the stream on the original 10 acre parcel was in a pipe. This same significant vegetation, and therefore the open channel stream, still existed along the northern property line of the original 10 acre parcel as recently as July 29, 1998, as can be seen in the later aerial photograph. Second, regarding the assertion that the stream flow was "intermittent" as described in the fifth paragraph of your letter to Mr. Holmes. From 1965 to at least September 1990,the flow in the stream was not intermittent. The stream had year-round flow. You will notice in the Certificate of Surface Water Right that each year during the period from May 1 to October 1 my father was granted the use of 0.05 cubic feet per second(cfs) of flow from this stream for irrigation purposes. May 1 to October 1 is typically the period when the least flow is present. Given the Certificate of Surface Water Right granted my father the use of 0.05 cfs,there had to be flow year round to allow such use during the dry season, and, in fact, there was year-round flow in the stream. In fact, according to Pat Svoboda of the Washington State Department of Ecology (WSDOE), there are 13 people that have been issued surface water rights to the stream, dating back to the 1930's. Based on the documents I have provided,there can be no dispute that an open channel(surface water) existed and that the stream had year-round flow. Given the above information, I have the following questions. 1. When, within the last 2 years, was the stream put into a pipe? 2. Under what agency's authorization(i.e. permits) was the stream put into the pipe? 3. What research was performed by the applicant's consultant in preparation of the Environmental Checklist, specifically with respect to the history of the streams and pipes traversing the site? Mr. Jesse.Tanner Development at 4915 Talbot Road South July 24, 2000 Page 3 of 3 4. What research did the City perform as part of its Environmental Checklist review to verify the accuracy of the information provided by the applicant's consultant? 5. How does the new information provided in this letter affect the development located at 4915 Talbot Road South? 6. Given the new information provided in this letter,will corrective actions be required of the development, such as re-opening the channel as it had been until at least July 29, 1998 and would all corrective actions be completed prior to issuing Certificates of Occupancy for any of the buildings on the project site? 7. Since the City has a "great concern for protecting wetlands and streams" as stated in your letter to Mr. Holmes, what changes to the City's environmental review process will be made to ensure in the future that historical information or data is verified? As you may be aware, construction on this project site is under way and time is of the essence, therefore,I look forward to your timely response. If you have any questions regarding this information,please contact me at the telephone number or address below. Sincerely, 57— Sally S. T er 17012 - 17th Avenue S.E. Bothell, Washington 98012 (425)481-9721 SST:sst 20000724-Tanner-FarmStream Attachments(7) cc. Phil Schneider, Area Habitat Biologist, WSDFW Raymond Hellwig,NW Regional Office Director, WSDOE Pat Svoboda, Water Resources, WSDOE Renton City Council Jay Covington, Chief Administrative Officer Fred Kaufinan, Hearing Examiner Peter Rosen, Senior Planner NOV-10-98 11:23 FROW-B TWELVE ASSOCIATES 253-852-4732 T-178 P.O1/O1 F-309 i A g!...,;:, :' , ,;;� JCS Sdtwehre Associates, Inc. ;,::�.,w i'''� 1103 W.Meeker St, Suite C r i Kent,WA 98032 (v)253-859-0515 (f)253-852-4732 (e)b12assoc c@compuserve.com ' I To: Peter Rosen—City of Renton From: Ed Sewall Fa= 425-430-7300 Pages; Phone: • Date: November 10, 1998 Re: Bumstead—Talbot rd CC: Ron Hughes—Burtnstead Construction ❑ Urgent ❑ For Review 0 Please Comment ❑Please Reply 0 Please Recycle •Comments: Peter,This letter describes my observations of the streams on the Bumstead Construction Talbot road site. The site contains two features that have stream characteristics. The fist is located in a narrow ravine near the northwest side of the site just northwest of Wetland F. Historically it appears water flowed from the pond located off-site to the east of the property in a shallow swale through Wetland H, Wetland G and into the ravine. However, this flow was historically diverted in a ditch along the east property line and then in a pipe all the way to the southwest side of the site, discharging water near Wetland C. The channel feature located NW of Wetland F has not been observed with any water in it even in winter months. This feature enters Wetland A and loses its channel characteristics. If this channel has surface water flows it is intermittent, carrying water runoff from Wetland F. There is no possibility of any fish species using this channel as the channel disappears at the edge of Wetland A. • es•,ttee5 fliiws'from the side_induct ng�thbses carried in°tt a pteviqusly;° The,second=ehaitret==ttiat�now,'car�. ,=,-;,r - � 4�,= ,� k- •f� � � - th ;�> - .. .�..s'crianiel`�a�lso'` entioned`culvert This'chan►el:isKa`stee' narrow°'channel;'with rntemuttent`-flows Thi spread outtand'loses"its defned Cnennel fuRherinto-Wetland A : The lack of a well defined channel through Wetland A,interrni6ttent flows and steep topography limit any possible use by fish. Both of these features have been depicted with the required 25'setbacks. If you have any please contact me at(253) 859-0515 .• yj0 . • CITY r")F RENTON Zi.1% Mayor • Jesse Tanner November 5, 1999 • Mr.Jerry Holmes 408 Index Place N.E. . Renton,WA 98056 SUBJECT: ASHBURN DEVELOPMENT—4915 TALBOT ROAD SOUTH • Dear Mr.Holmes: • Thank you for your letter of August 9, 1999 expressing concerns regarding the Ashburn development. I would like to apologize for the delay in responding to your letter. Additional information was needed from the applicant's consultant,which we have now received. • Based on your letter and photographs, City staff has investigated the Ashburn development's temporary , erosion/sedimentation control for compliance with the approved project plans. Staff found that the development was not in full compliance with the plans and the developer was ordered,in mid-August,to make the needed corrections to bring the system into compliance as soon as possible. I am pleased to inform you that compliance was achieved and that weekly reports on the status of the erosion control, measures have been submitted to Development Services staff beginning August 23, 1999. City inspectors will continue to monitor the site and the developer's progress in order to ensure that necessary corrections remain in place. The second issue raised in your letter regards streams located on the subject site. The Environmental • Checklist submitted with the Ashburn project application states that there is seasonal flow of water from an 18-inch culvert in Talbot Road,that is then conveyed through the southern third of the property via a pipe. The water is deposited into the Springbrook Wetland located on the west portion of the site. The checklist also states that there is a seasonal flow of water coming from a small man-made pond on an adjacent property to the northeast. This water enters the site through a pair of 4-inch pipes, and flows to the south,until it connects with the southern flow. As disclosed in the environmental checklist,both seasonal flows would need to be relocated and tightlined through the site. • . An analysis was prepared by the applicant's wetlands consultant,B-twelve Associates,in November 1998, for the-two on-site drainage features with stream characteristics. One of the features is described as being located in a narrow ravine near the northwest side of the site(just northwest of Wetland F). According to the consultant,the water historically flowed from the pond located off-site to the east of the property, in a shallow swale through Wetland H, Wetland G, and into the ravine. However,this flow was historically diverted in a ditch along the east property line and then in a pipe all the way to the southwest side of the site, discharging water near Wetland C. B-twelve Associates did not observe water in the 'channel feature located northwest of Wetland F, even in the winter months. The consultant also noted . that all of the channel characteristics of the feature were lost upon entering Wetland A, and further stated: "If this channel has surface water flows it is intermittent, carrying water runoff from Wetland F., 'The second channel is described by the consultant as carrying flows from the site,including those carried in the previously mentioned culvert. The channel is characterized in the discussion as steep and narrow, with intermittent flows. According,to B-twelve,the feature also spreads out and loses its defined channel further into Wetland A. • • • 1055 South Grady Way - Renton, Washington 98055 - (425)430-6500 /FAX(425)430-6523 ®This paper contains 50%recycled material.20%post consumer Asburn Development 11/08/99 Page 2 • • Both streams were disclosed and evaluated during environmental review of the proposal. City of Renton regulations require a minimum setback of 25 feet from streams and creeks. The requirements do not distinguish between intermittent streams and year-round streams. The minimum setback is reflected in the approved development plans. Therefore, further review of the proposal is not warranted at this time. You have requested information from the project files including the following items: 1)weekly reports on the status of erosion control measures; 2)an analysis of impacts to downstream properties; and, 3)a copy of the final wetland mitigation report. In reference to Item No. 1,weekly reports on the status of erosion control measures are required to be submitted to Paul Lumbert in the City's Plan Review Section. Copies of these reports may be obtained by calling Mr.Lumbert at 425-430-7304, or Neil Watts,Plan Review Supervisor, at 425-430-7278. With regard to Item No.2, the downstream impacts analysis,the Hearing Examiner required compliance with mitigation measures imposed by the Environmental Review Committee. The measures state in part: The applicant shall provide an analysis of the potential impacts on Springbrook Wetland and on adjacent properties that may result from relocating and tightlining the existing seasonal streams to discharge into the Springbrook Wetland. This analysis shall be subject to the approval of the Development Services- Division prior to the issuance of building permits. This measure primarily addresses impacts to ' downstream areas including the Springbrook wetland. The applicant's consultant provided information • regarding the off-site wetlands to the City in late September. Staff has now had an opportunity to review this analysis (as summarized in the.following paragraphs,•and enclosed with this letter)and found it to be acceptable. • The wetlands consultant worked with the project engineers to develop an analysis of the probable storm water impacts to Wetland A on the west boundary of the project site. The analysis concluded that the development of the subject site as proposed would not result in an increase in discharge rates to the wetland after construction. Additional conclusions state that the project would not result in measurable increases in the standing water elevations in the wetland after development. This is due to the very large size of the wetland and the two culvert outlets on the project site. Finally,the engineers concluded that the increased volume of water from the project would be resident in the wetland somewhat longer than. ' pre-development conditions. However,the resident time would increase incrementally and could be measured in hours,rather than days or weeks. Both the wetland consultant and engineers have noted that the wetland currently functions as retention/detention for the basin that includes Ashburn. Increased development over the past twenty • years has resulted in increased volumes of water in the wetland, especially during heavy rains. Vegetation on the wetland slopes is characterized as forested,while the basin portion of the wetland is in transition to primarily a scrub-shrub wetland. This is especially evident at the northern end of the wetland adjacent to the Ashburn project. The flatter portions of the whole wetland contain numerous snags indicating deeper ponding over longer periods of time.•B-twelve Associates states that they believe this transition is indicative of the deeper water in the wetland, and the fact that the water stands for longer - periods of time,with more frequent and extreme fluctuations in the water elevations during the storm events as the basin has developed over the past two decades. • Based on the analysis of information provided by the engineers, and an analysis of the existing conditions at the wetland, the consultant does not expect any noticeable change in the wetland resulting from •• Asburn Development 11/08/99 • Page 3 development of the Ashburn site. The wetland has capacity to receive additional water volumes from the • Ashburn project without a noticeable change in standing elevation of the wetland. Regarding Item No: 3,the fmal wetland mitigation report was not required by the Hearing Examiner,but • is a City Code requirement(Wetlands Regulations). The fmal wetlands mitigation plan has been approved and a copy is enclosed. I would like to thank you for bringing to our attention the deficient areas in the erosion control for the Ashburn project. The City of Renton has a great concern for protecting wetlands and streams in the vicinity of projects,both during and following construction. Should you have any additional comments • or questions regarding the Ashburn development,please contact Peter Rosen,the project manager,in the Current Planning Section at 425-430-7219. Sin ly, c57:etdn•v•o-"-- Jesse Tanner Mayor . • Enclosures • Referral#23-99 • .• • cc: Renton City Council . • Marilyn Petersen,City Clerk . Jay Covington,Chief Administrative Officer • • Gregg Zimmerman,P/B/PW Administrator Fred Kaufman,Hearing Examiner Jana Hanson,Development Services Director) Peter Rosen,Senior Planner Paul Lumbert,Plan Review Engineering Specialist 24_3ii0y Zco0 CETC A P N o S :1 tArvler' Cf <'< °. s<Q 2 a o'c �\a ` -�— • 0.4-0 ' Goo� , CI j a.l b a i- Zo a A S o -k. of � ply d I. o -r 11 ro C G cA CXg - - y C Q i1 —3 ,& v s=.-s, y a a S.T.No.169—tuev.G-70). CERTIFIC RECORD No 23 , PAGE 11323 STATE OF WASHINGTON, COUNTY OF King CERTIFICATE OF SURFACE WATER RIGHT (In accordance with the provisions of Chapter 117, Laws of Washington for 1917, and amendment thereto, and the rules and regulations of the Department of Ecology.) THIS IS TO CERTIFY That LEQ-...E......11EXE in of Seattle, Washington , has made proof to the satisfaction of the Department of Ecology of a right to the use of the public surface waters of the State of Washington from an unnamed stream l!(rtry ("(1{i,' 1 •,' ; a tributary of an unnamed swamp , with:point;of,•diversion within SiS NWWW1/4S.F . • Sec 31 , Twp 23 N., R 5 E. , W.M fpr,the purpose(x)-.of irrigatipn under and specifically subject to provisions contained in appropriation ; Permit No. 15611 issued by the Department of Ecology, and that said right to the use of said waters has been perfected in accordance with the laws of Washington, and is hereby confirmed by the Department of Ecology and entered of record. in Volume 23 , at Page 11323; that the priority of the right hereby confirmed dates from October 5, 1967 ; that the quantity of 'water under the right hereby confirmed, for the aforesaid purposes is limited to an amount actually beneficially used and shall not exceed 0.05 cubic foot par...se.ccnd.,...5....acremfeet...per....year, each y. .ar.,...from..May...1...t.o....0.ctob.er...1...for irrigation of .5 acres. A description of the lands to which such surface water right is appurtenant is as follows: S SIINW14SE1/4 of Sec. 31, T. 23 N. , R. 5 E.W.M. ; LESS roads. Th e r„ l;f to the use of +1t.n-._?_t1flt^?_nfn��sco h nrn1�y f'r�tiilivrai?d is rPs.r'ict,e T-_to the_,lands or 'place_of use herein described, except as provided in RCW 90.03.380 and 90.03.390. This certificate of surface water right is specifically subject to relinquishment for nonuse of water as provided in RCW 90.14.180. Given under my hand and the seal of this office at Olympia, Washington, this 27th dayofNovembef 70 7 i is ifft r DEC--�1-O . .o o 1 1 3 6719520 .� F► 2.0( Permit No 15611 Certificate of Surface Water Right Recorded in the Department of Ecology, Olympia, Washington, in Book No 23 4 \ of Water Right • Certificates, on Page 11323 _ on the 27th day of November 1970 -- - - - - -- --- asa AID 2 PI por' Vci p STATE OFHV ASHENTIN, D O C9 SS. C. ; z- .gtn _ty•of - r certi3 thatahe within was received : gy N m: N end duly record:by me in Volume -_-- z� - o0 of Book o f Water ight Certificates, Page on the _--- day of 3 • STATE PRINTING PLANT. OLYMPIA. WASHINGTON CITY ►F RENTON•• Mayor Jesse Tanner November 5, 1999 :.. .. .Mr:Jerry Holmes: 408 Index Place N.E::. Renton,WA 98056:.. .. , SUBJECT: ASHBURN DEVELOPMENT—4915 TALBOT ROAD SOUTH • Dear Mr.Holmes: . Thank you for your letter of.August 9, 1999 expressing concerns regarding the Ashburn development. I would like to apologize for the delay in responding to your letter. Additional information was needed from the applicant's consultant,which we have now received. Based on your letter and photographs,City staff has investigated the Ashburn development's temporary-.4`. erosion/sedimentation control for compliance with the'approved project plans. Staff found that the • • development was not in full compliance with the plans and the developer was ordered,in mid-August,to make the needed corrections to bring the system into compliance as soon as possible. I am pleased to inform you that compliance was achieved and that weekly reports on the status of the erosion control,. measures have been submitted to Development Services staff beginning August 23, 1999.. City inspectors will continue to monitor the site and the developer's progress in order to ensure that necessary corrections remain in place.' The second issue raised in your letter regards streams located on the subject site. The Environmental • Checklist submitted with the Ashburn project application states that there'is seasonal flow of water from an 18-inch culvert in Talbot Road,'that is then conveyed through the southern third of the property via a pipe. The water is deposited into the Springbrook Wetland located on the west portion of the site. The checklist also states that there is a seasonal flow of water coming from a small man-made pond on an adjacent property to the northeast. This water enters the site through a pair of 4-inch pipes,and flows to the south,until it connects with the southern flow. As disclosed in the environmental checklist,both seasonal flows would need to be relocated and tightlined through the site. An analysis was prepared by the applicant's wetlands consultant,B-twelve Associates,in November 1998,for the two on-site drainage features with stream characteristics. One of the features is described as being located in a narrow ravine near the northwest side of the site(just northwest of Wetland F). According to the consultant,the water historically flowed from the pond located off;site to.the'east of the - 'property,in a shallow Swale throiighwWetland H,'Wetland G, and int&the"ravine.:However,this-flow:was • ,historically'diverted in a;ditch'along the east property line and then in a pipe all"theway to the southwest side of the site,discharging water near Wetland C. B-twelve Associates did not observe water in the channel feature located northwest of Wetland F, even in the winter months. The.consultant also noted that all of the channel characteristics of the feature were lost upon entering Wetland A,:and further stated: "If this channel has surface water flows it is intermittent,:carrying water runoff from.Wetland F" The second channel.is described by the consultant as carrying flows from the site,including those carried in the'previously mentione• d culvert• The channel is characterized iri the discussion as steep and narrow, • with intermittent flows. According to B-twelve,the feature also spreads out and loses its defined channel. : • further.into Wetland A. 1055 South Grady Way-.Renton,Washington 98055- (425)430-6500/FAX(425)430-6523 • • Asburn Development. . 11/08/99 , Page 2 • • • • Both streams Were'disclosed and evaluated during environmental review of the proposal.' City of,Renton regulations require a minimum setback'of 25 feet from streams and creeks. The re uireme nts do riot: distinguish between intermittent streams and year-roundel streams. The minimum setback is reflected'in • the approved development plans.;`Therefore;.further.review of the.proposal is not warranted at this:time: You have re uested information from the project filesincluding the followingitems: q PJ . g � 1)weekly reports on the stainsof erosion control measures; 2)an analysis of impacts to downstream properties; and, 3)a copy of the final wetland mitigation report. • . • In reference to"Item No. 1,weekly reports on the status of erosion control measures are required to be • submitted to Paul Lumbert inthe City's Plan Review Section. Copies of these reports may be obtained �'.. by calling Mr.Lumbert at 425-430-7304,.orNeil Watts,Plan Review Supervisor, at 425-430-7278. With regard to Item No.2,the downstream impacts analysis,the Hearing Examiner required compliance:.. with mitigation measures imposed by the Environmental Review Committee. The measures state in part: The applicant shall provide an analysis of the potential impacts on Springbrook Wetland and on adjacent that may result from relocatin and.ti htlinin the existin seasonal streams to discharge into properties Y g�, S . g ,.g g, the Springbrook Wetland This analysis shall,be subject to the;approval of the Development Services Division prior to the issuance of building permits This measure primarily addresses impacts to downstream areas including the Spnngbrook wetland The applicant''sconsultant provided information ' • ,regarding the off-site wetlands;to the City in late,;Septeinber: Staff has.now'had an opportunity to review, ::.. this analysis(as summarized in the:following paragraphs,:and enclosed with"this letter)arid found it to be, acceptable. The wetlands consultant worked with the project engineers to develop an analysis of the probable storm -water impacts to Wetland A on the west boundary of the project site. )The analysis concluded that the - ., development of the subject site<as proposed would not result in an increase in discharge rates to the. wetland after construction. Additional conclusions state that the project would not result in measurable increases in the standing water elevations in the wetland after"development. This is due to the very large • ' size,of the wetland and the two culvert outlets on the"project`site. Finally,the engineers concluded that the increased volume of water from the project would be resident in the wetland somewhat longer than pre-development conditions. However,the resident time_would increase incrementally and could be • measured in hours,rather than days or weeks. _ ' • ,a nt tand g . .. Both the wetland consulta engineers have noted that thehe,wetland cunentl functions as_.- .;; �:. , ...;. :.,:.• . ::.,;:_._ • retention/detention for the basin that includes;Ashburn. :Increased development over the past twenty - years has resulted m increased volumes of water in the wetland,especially.,during heavy rains. Vegetation on the"Wetland slopes is characterized as forested,.while the basin portion of the wetland is in .transition.to• primarily a scrub-shrub.wetland: This is especially evident at the northern end of the :• , ,: : _. " wetland adjacent:to the Ashburn project The flatter portions of the whole wetland contain numerous I snags indicating deeper ponding over longer periods:of time. B-twelve Associates states that they believe;; • this transition is indicative'Of the deeper water in the wetland,arid the fact that the water stands for longer ...,periods of tittle,with more frequent and extreme fluctuations in-the water elevations during the storm -events"asthe basinhas developed over the past two decades. ; - Based on the anal sis of'iriformation rovided by the en ineers,and an analysis of the existing Conditions : • 7 at the wetland,the;consultant does not expect any noticeable'change in the wetland resulting from - 'n• Asburn Development 11/08/99 Page 3 development of the Ashburn site. The wetland has capacity to receive additional water volumes from the Ashburn project without a noticeable change in standing elevation of the wetland. • : .:Regarding Item No: 3,the fmal wetland mitigation report was not required.by'the Hearing Examiner,but is a City Code requirement(Wetlands Regulations). The final wetlands mitigation plan has been approved and a copy is enclosed. - I would like to thank you for bringing to our attention the deficient areas in the erosion control for the Ashburn project. The City of Renton has a great concern for protecting wetlands and streams in the vicinity of projects,both during and following construction. Should you have any additional comments or questions,regarding the Ashburn development,please contact Peter Rosen,the project manager,in the Current Planning Section at 425-430-7219. ' Sin ly, Jesse Tanner Mayor Enclosures - ` • Referral#23-99 • cc: Renton.City Council Marilyn Petersen,City Clerk Jay Covington,Chief Administrative Officer Gregg Zimmerman,P/B/PW,Administrator -.• - • • : Fred Kaufman,Hearing Examiner ; Jana Hanson,Development Services Director Peter-Rosen;Senior Planner ' Paul Lumbert,Plan Review Engineering Specialist k� B twelve Associates Inc. �_ - ai (I `—IOIA_�C,fle1� 1103 W. Meeker St. _ � (u)253-859-0515' ' . 'III¶ItlI�I11fl�IIIIIh- . . Suite C, (f)253-852-4732 _ Kent,WA 98032-5751 (e)b12assoc@compuserve.com • September 22, 1999 • Mr. Peter Rosen • Renton Planning Department 1055 S. Grady Way Renton, WA 98055 RE: Ashburn, Off-site Wetland. Job #.96-175 Dear Peter, 'Per your request,we have been working with DEI, Engineers to develop an analysis of the probable storm water impacts to the large wetland (Wetland'A) located along the western boundary of the Ashburn project. DEI has prepared the attached analysis based on the information that is available as you requested. ,.In summary, DEI concludes that development of the Ashburn project will not result in an increase in discharge rates to the wetland after construction: They also conclude that due• to the very large size of the wetland and the two culvert outlets that the project will not result in measurable increases'in.the'standing water elevations in the wetland after , development. ,Finally, they conclude that the increased volume of water from the project will_be resident in the wetland somewhat longer,than pre-development conditions., Although the duration of the flooding will be somewhat longer than pre-development, the increased residence time can be measured in hours, not days or weeks. • ,As noted in the DEI letter, this wetland currently functions as a retention/detention'for the , basin that includes Ashburn.• Over the past 20 years this basin has been heavily developed and the wetland has been the receiving area for the increased volumes of - , • water. As a result, the wetland currently responds`to a very"flashy"hydroperiod, having periods.of significant fluctuation in elevation during heavy rains. The National Wetland _• Inventory,prepared in 1988, indicated that the,whole_wetland from 55th Street north to I= 405 could be characterized as Palustrine, Forested, Seasonally Flooded(PFOC). Although the wetland slopes'can,still be characterized as forested, the basin part of the , • wetland is in transition to primarily a scrub-shrub wetland. This is particularly"true of the northern end of the wetland adjacent to the Ashburn project. In addition, the flatter parts of the whole wetland contain numerous snags indicating deeper ponding over longer • periods of time. We believe that this transition in vegetation community is the response RE. Ashburn Off-site ` B-twelve Associates September 22,1999 , Page 2of2 ' to the deeper water in the wetland, standing over longer periods of time, added to more: frequent,-and more extreme fluctuations in the water elevations during the storm events as _ the basin has developed,over the last 20,years. , The scrub-shrub northern part of the wetland is dominated by reed canary grass (Phalaris . ' arundinacea) cattail (Typha latifolia), willow (Salix, sp.), and hardhack (Spirea ' douglasii). Each of these species is well adapted to the existing fluctuations in the ' • wetland. ,. i' Based on the information provided by DEI and the above analysis of the existing ' conditions in the wetland, we do riot expect any noticeable change in the wetland resulting from-development of the Ashburn site. The wetland has the capacity to receive the additional water volumes from the project without,a noticeable change in standing elevation within the wetland. The existing vegetation is well suited.to survive in the ' maximum standing water elevations during. somewhat longer periods.(measured in hours) •' - after development of the project. , Please let me know'if you have any additional questions.' Sincerely, , ; , ' B-twelve Associates,'Inc. Susan L. Burgemeister , President : , Enc. - , Cc: , Ron Hughes, Burnstead' ' ' Brian Martens,Burnstead , Ed Jones_, DEI Engineers File/96175Rosen-Impacts.doc - ; ' • • • i PS5F ? _ ', L C.5:\N' .:tr 't.2) t .ss.' 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I. ..j:-"-- ifr- -7•N- Ty?. • , \ -,-..- "\--.1.-: rig •. 11. . , ' _ I • ' % I ' t t n''• 1 ? ytF'" t c 'ti + x z4.„ i. r ,t: . DODDS ENGI 4k4 ; °f'* t - ,y. RECEIVED -, SEP 2 2 1999 B-twelve September 22, 1999 DEI Project No. 94172 Ms. Sue Burgemeister B-Twelve Associates, Inc. 1103 W. Meeker Street, Suite C Kent, WA 98032 Subject: Ashburn Condominiums Dear Sue: We have completed our analysis of the affects of the Ashburn Condominiums project storm water discharge on the water surface for the portion of the Springbrook wetland east of SR 167. The following conclusions have been drawn from the attached storm drainage calculation report which has been reviewed and approved by Renton Department of Surface/Waste Water. Site drainage and offsite drainage to the east of Ashburn discharge to the Springbrook wetland via an existing north central ravine, south ravine and central storm detention discharge swale. These discharge points are located within the north half of Springbrook wetland along its easterly boundary. Flows sheet flow westerly to a portion of the wetland that contains standing water adjacent to SR 167. This standing water is drained primarily by two culverts directing flows from the east side of SR 167 to the west and eventually to Springbrook Creek. A 30 inch culvert is located approximately 400 feet north of the site and a 36 inch culvert is located approximately 800 feet south of the site. Total Ashburn onsite and offsite existing 100 year peak flow rate discharge to the wetland is 18.62 cubic feet per second (cfs). The Ashburn site contributes 1/3 of this flow. During a storm of this magnitude, the predevelopment state of Springbrook wetland would function as a retention system. The water surface would rise to provide a steady state of storm water detention for the depth of discharge through the culverts draining the wetland. Since the stormwater detention system for Ashburn has been designed with a 30% safely factor, storm water developed peak discharge flows for the 100 year event as well as smaller events would be less than the existing predevelopment corresponding peak flow rates. The lower the peak flow rate the less depth of water flowing in the culverts and therefore, the level of Springbrook wetland for peak flows would be lower for the Ashburn site developed condition as compared to the existing condition. Please note that due to the size of the wetland and small difference in peak flow rates, the difference in the water level would be very small if not immeasurable. Planning•Engineering•Surveying 4205-148th Avenue NE Suite 200 { 9/22/99 Ms. Sue Burgemeister Pg: 2 However, with development an increase in volume of water can be expected. The onsite detention system will function to hold back this additional volume for release after the most intense rainfall from a storm event hawpl sed.occur u p oto 8r shours beyond the end for a 24 hour aof the infall event, discharge from the detention system rainfall event. Therefore, Springbrook wetland east of SR 167 will receive flows from the Ashburn detention system approximately 30%beyond the storm event. The discharge of the onsite detention system is relatively small as compared to the total area flows (: tributary to Springbrook wetland. Therefore, a small delay will occur in the receding of standing water of Springbrook wetland when comparing the developed Ashburn site to the existing site conditions. In summary, we do not expect the development of Ashburn to raise the standing water portion of Springbrook wetland east of SR 167 for peak flow rates at or below the 100 year storm event. We would expect however, a small delay in the receding of the standing water after each storm event. Please contact us if you have any questions regarding the above or attached. Sincerely, DODDS ENGINEERS,INC. IA E gar . ones,P . P es' en/Pro'-- Engineer cc: Ron Hughes, Burnstead Construction AUG-30-99 10:29 FROM-B TWELVE ASSOCIATES 253-952-4732 T-194 P.01/01 F-317 B twelve Associates, Inc. 1103 W. Meeker St., Suite C Kent,WA 98032 (v)253-859-0515 • (f)253-852-4732 (e)b12assoc@compuserve.com Fax To: Peter Rosen, Renton Planning From: Sue Burgemeister Fax: 1-425-430-7300 Pages: 1 Phone: 1-425-235-2550 Date: August 30, 1999 Re: Ashburn Streams CC: Ron Hughes, Burnstead Construction Peter, t-'t25 -45'f 4543 We understand that you are seeking additional information regarding the northerly drainage on the Ashburrn property. This drainage includes Wetland"G & H"at the upper eastern end of the property. As noted in our Wetland Analysis Report for the project: Wetlands "G & H" consist of two small (5,280 sf & 10,460sf, respectively), forested wetlands that were previously connected by an intermittent channel. The hydrology of these wetlands was historically altered by upstream ditching and diversion of surface water away from this portion of the site in a subsurface pipe. During our observations of this channel, no water was ever observed flowing in the channel and it is now assumed to have had its stream flows permanently diverted from its channel. As also from in our report: It should be noted that our November 1996 observations were conducted during a period of heavy rainfall and it had been raining for several days prior to the site visit. The March site observations followed a higher than normal rainfall for the previous 3 months,probably elevating groundwater levels above those that would be found on an"average"year. For a feature to be considered a"stream"water must be present at least some time during the year. Although Renton does not have a definition of stream, King County identifies a stream as follows. Streams: those areas in King County where surface waters produce a defined channel or bed, not including irrigation ditches,canals, storm or surface water run-off devices or other entirely artificial watercourses,unless they are used by salmonids or are used to convey streams naturally occurring prior to construction in such watercourses. For the purpose of the definition,a defined channel or bed is an area which demonstrates clear evidence of the pass of water and includes, but is not limited to bedrock channels, gravel beds,sand and silt bed and defined-channel swales. The channel or bed need not contain water year-round. We were able to observe the site during early and late winter,during an exceptionally wet year when flows would normally be at their highest,and saw no water in the channel. In addition,there was no movement of surface water out of the wetlands. Thus,we concluded that the channel between the wetlands and the ravine has not functioned as a"stream"since alteration of the hydrology by previous owners. Please let us know if this answers the questions that have been raised: fe 'YV" . , . -• --- -. . -•••. -,-•- ..:'--- ,-- ••••:. -.•--r. :a."-....1--••••' /./...-F--:--1---*. ,.,-,'''.:-;::',, I.....,./4. 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R.u;..-ee..-•;'.-'a.'.-tp,; Cityh-,. .Hall.-'.-. ;6.7....-.:,:?.i,.-r`-z--F'..•.;,--,lo-•,--*;?r-'\,-:.;:?.-:.?...1••',:•1,..•••,.•..,'.,:„,'.-•:1-:,•-.-?'--'.,:.,••,-..'-..:',i',,,.1..,.•..'f7..ki•_:r•.,...-..:..,.,:..'.,.,.;.,;..,"•'-.::-K.,...', \,,',.,:,_'-.''••,'_.'•.•.•,-.:.•.._:..'.,,-..,.,-../-,"-...I..'1-'_-N...:..',-•'.,'8,-',.'..L....,.:7-:-••,„--•1:'..'7..,...,-..,.-:....;.:...'-.:'•,.:-_.,:-:'.,-..':I...,./;,•,-„-,-:'.I*4,.'.-.:..,.:.k.,.-_?.-"s..7.',•&,.,.,.- h.oracinayL 1 , „.-.,,,-:.:,:.:.;-:......-.,-..'-1.;,...,-.;,...',,.7..,-•••.-J-...:•„':)'.„._-.-....'....,.,•':,",.....--•....,.....\z'...-.,,::-"..-... ...•...T,...... ,.'„.9. "_...,-,_..'.,'.,...7...i.,-......1...-,\..,.,1.....,......,-...,...;.I.-,,...,(r,r.lRenton Na98005- , _ , .Rc , 1 ' , „ , : :1fAsibU 6ondorhi-mS 'Pemit NO-,C9Q06s: 0 „ ( T' • ' \ ? . - 7 - . 1 ,,, 11s10N. . .-2 '• AT ? ,* , iWC4dAice tO-rSPord ....,.:,':...,.1;., -tO tilt.6eitiiwhic4i7yoU'ient.,,,tO ouroffici..dated- August 9,:1999,.from Jerry, ••.,.....,...,..,..... ........,..... .,...„,. ... ' -' ".4...;r\.•v-j .:....'•••Holmes.'With.: ••. F d 'of the-Eiladk'Rivei he letter picpressed two concerns regarding the..,....::`'',..,'•-.7i:.:,.'L.':, :.;..„.•.....,'.... .•..,,',:. :-..- -•',,'•.-_,:'‘,1--. ...• "•:-.. -the nen s- ..._.. „ ,.. ....-.....,., ,•,,,. ,-,,-- ,.•,...-•-•• \•1....:•,::::\•_-.-- -- -\• --,"--• -'' ,••'-',..-___''..-;'•-•:-,.': .----•- ',..,-'',•:-. ---1-',AshbUrn COndominium development. .,,, „..... ......, .,,,,,-).„J„:.,,.,. ....... ....„,, ......._...:. .......... ... . ...,..,. ... .--i.-•;:'• ..• _,,.....-. ..•.....,..,./.,,. .-.,.• ,....:.,...,.-.,..... a--,.---_-:;, ,:\!-:'-.57.-,-...••:,•• •••• ./.--•.,:,,,..'',..c'..,•--..,-; r.,. ,,- ..-:•••.._ _:.2.; :_.:7;;:..:.-;-;•)••-•. .,.-. --. :-.; i•,...•:-.••••:•,- ;.-..:... . --,. .,:_t41:,,..,.._.;-:::•:s• ".'...:y::1:,...',..::'::L'::;?;L.:.\‘.1::::i"h '.irM'-iP',..(:I 'c:;*11:.il.,-'111/!*;.:1:il...0''1:::'.i:i'U'rjiiii...O.':iti,'e'''?41cOr:e-i''Y. e'r<OS.1.(=h..co'.ritral.installed N#0-cle...iie,1013,5eOn,...........,..-.,.....,:::•-_,,_. ....„.s.....,_;,.....,:.::...:\-i,..,;./. .„..;•,..-..- -08th•.: '• ..-:'--- .5"'---:t„,-,:`-Augus ;.,•yoll"pet etOite'With'our pOnttruCticin Manage'rç.tdaH eUhisc.h',to_inSpect therer.O.ip 1.,"..--.f..,.:•.!-„.:.,-- --.. -,:2,:;.,,'.:,:,....._•-?,-.1.„.-2,..; \-•....-''.-:,--:---'7-,,- .1„' ,L'..;.:-::'-`66hfrOiinkelletion.".:1 berievel,e ft. er'•tiii ,-.1116et iiil,gy.O.:OctieVe_..i..'#e.".erer u...n..derst ending the.tthe p)9t,ing-...,_.,.., :-,,,•7''\.....-,.-f...,.:•_,..,,..,.:-7.,.•::;:,.....,•::f., ::: '.• ''':\;-::'.''';';----.1:- .--.eioilOri' .6'hirq i installed,pleti . 10 Projecting lheiSpii.n.,,gb,roo.,„k.,,ye..tiend.'',.a.,ri_..d...:,.ri.o..e:s.d...,.irr.i.'e .'t..i...ec,e'..n....,..•,W.:,,a1.e.rr...'•,..- ,..!r.,;,''..,.i\,:•,c ..-:....,,,,...,„',..„.;.-..,.-:.'..',.,::...-, ..-'• --- .-, .:..,-.:!..-\-,,,-,-, •• • • - ---,' -,• • ''VN 4 ..-f.,•-•!;- ,.-,.--,,,,,;,,...'....1.;;%';',.:.`.;?;;;;''tal:':‘;..\•:.1,.,!:''''r,'.....:.: '' '' .1 .:\ i'' '-',:'' . ..1,--'.....••••••.:'.'. 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' :" '.•'''''',.i'-':;-z''......,•',OOri;frtibticiiiiii"-the'lieXt tWo.WeeliS.The Erosion Control Plan has been revieWeilOn,..-;44.e.iilr•obe-si '.“."-i....,,,,.."..-.'-- ,.--. -:-...:•.: 2•••:.:•••.'.', diie-ir.i'thiekn1a.;igra-dini'Vi-Orkjetid;adjuSt'rriihts accordinglyiiaie:Iii:e..-011—.406._.,„- 1 , .-7T.h.,k.F.,1,t _rpi./.„IP.w(.?.!.,-.,. _ -..-.).::.:,f.-..'_: ' '''''.12..'--J;;;'•:'''''''':7th 'Erosion' "C-Oiltrof Olin will foirn..- alize-dirbiri iiOW:bn;arid-silb.m.itte c .to.the 9,ity-wee.kiy -..-, .-...r:.1. ,,...,...:‘ ."-.,. 1-).-...:',....•:.•,--- : :----:••••• .c. .. ....• ,-; ..., ....-•,;,-,.._„•_,--:-....,•,•-•,., ..,.•,,,..-27..... .:, •,-..... ,,•••••, .-,•,-;.:.',.'4.- -.:,--- ••:',-- •:,.• :.-'....;,,.:•c••',•(•.,-,'-...-:): • '- '•=7-- 7'-'''-'-•••• ••-1:••••- - .."1::- ;\-- -<,...:.:;I::'-''''.-'..5:'''.."•:::(;-•i.:--7',::..'''..;::1.-4.1;'ni"'d ..rSt''-'-e-'i;d t'h;t.:'.y.OU:...-.‘;nd2t'''n o?•e' 1'..o.'....iden.t.siteld.,;':t.he-.-ere-a...S'Ol.f-yvc a"toi...diSoliargs.tiOr.01tke;site',,We Will; .".-.-,-.:.,.•''...:'.,7=-. • .•''''''.."''''''':''begin immediately to.moilitcir the-daily•tu:r..turbidity frqmthese:lo9efi..p.ii-..s.•••I"..piinfot.rm....etionwilii.theq19 - ' -I,..•.,-..:-..•-•(. -:..• '-‘' - -‘'" ' ' •c:c included with the weekly repo.s... _.• ,,. . • .-,,, --..-. •..-2„•7:..: .r ._-•,. ....-...: .....i.,--... _ ‘...., ... . \Nn'.:-•-' , ..1 .-./..:..-'t.---tie:SeOon ::dCO4eri1. Of,1fi 6 Friehdi of the.,Black,River, is in'regards to the' lii.todr4itladps which. , .......:•'.‘ .---. ,./ •---.?. . ' -,:''',.'": •-•'djs'charge:6.0 the e0SitSide./Of-the'Project...1.eite./,Th.,...e.epp.f_oVec.ltdrni drainage and wetlands . •.... ) '.......'1:.,,,:\..;.,• - -.-_... *.,.-.„. . • '' . 4. •''' :enh.an6emQnt plan was designed to restore the historic drainage patterns of the site that have,..:::.:..,". i ••.':' .',. :..' ...•••••.; 1 '-i ' been-altered over the yeait'Tii0-eridlo5ed,Spplysis•of potential irripeatQo".n.S,Pn,.'ngbroOk wetteh,d.....:,‘;..•.•,,:. • ..I.-'.,.,,-- --,' and adjacent Properties-front iii7tWelve Associates, details-these - alteratiops and the proposed , .-`,• : •.:: ''-• . -- -,...-• hydration, of the preserved wetlands..e..71\„.th,e..,7t.itigti?n.....1! .. ./. ..ct.i...:0-y.,.,pf_tOsinfp.rm-a.t.ionWes..• .7.7.„,, ,_.,,,,,7-7-7.1.-,,,,('-...,: ,- . , • .. .•. .. . . ,_ \ - . ..-2.1::,i'.w-..-...____.,. - :'-'•:••••-•• .1.-_./ •• requested,by Jerry Holmes --..-.;.'--;--'.•- •. /-': ,• .• .• .' •. .• •••". ,- .• /•''''':- - -. -,, :• ‘, • ::' --z -,-7,...) - i -,•,.- ,- • ..-:• ''.•..--:'.........:-• ::-'. ‘... We e feel e rtffe7Prepo'sed-p'iojectWill enhance wildlife habitat and improve water quality!Our wetland' -:i -iy-",,,, ;- • - 7 •constilithlt,,B-twelVeASsObiatoi,,plso believes that the hydrology-of thewetiend,•after-.• ' .'I..:.' .\,•.2.1,\,,,,,,.!cl.4_...,71-...4:.-.•-•;,•.,,,,...Y.4:;:ii4,:_. ,t, development,will be more:representative .. ' of thehistOric•patterns than what is currently present a, . . -. • ' - . .. ..,. . . . ,. - •--. -.s• ., • , .'-. , ..„ - ,-.,. . . ,...,,,4,-6_,31:•,K,..1.1,..,,„--,.,.. . .. ., ,_.,, . .1...,..,.,.. .,,.. ,....,.„,,,,-....t.-;....14‘. ‘ • -,•--". ' •: ' the ite'.''. ..... `..- ':::':' ' \ -,-•'''(,, .:-.' ' --„7,,_:.- ...--:-LT,'J "-IA..: , . - '..• .--,::' ,, ,, ' '' • ,: .--• _ • 7-.. ...r,it,:-eir..,.•3 c.L. '.- • If-y OU ,,j'a-'sve any qUeStiors a teededditiiiiialinfOrrrietion in this matter,feel free to call me ,t1..• .,.. .,...,.„. .„ . ... , , ..,.. -, .. -. . „.. ....,-... -:-..„; (i . • . ,. ' k/,, --, • :.--!&,..,11',..).;:---A:02...4, . .— •./.''''' (425).454-1900 extension 233.:-., .../ • ',',..-• ., -A... ,' •, '_ , - : - .: . •- , • . I f ,` = • •.•.. . ...,• . • • .. . ..; .::'''if' AtFIBORNi L.L.d."'..: .. .." ". . . • " " -• :' **- .• 1. - \ .". . ' :' . " • .. ) - . . . . - ' ••• -' ,,- r, P.., e••• ..,• . .( •• '''. ••--'•An.affiliate bf.lawnstea 8 Construction.Company; -- - , • .-.. ',..-•• • .,-,.,-,. .. .• . : ' . ...-!...- . --.'---,-••,.. i i 1,-; !:•-, _. -..•1,...'-f - , I ' I • .• 4 -Ronald F. Hughes, . ...,,,... ..• -.A... —• ,.. .,IN.)., „r.,-.,.:,. . .((,,,,........,- ,, .,..,• •• •...1.. ,•,. ,-.,,-..-. . „.,.. .,...- I ... 7..7?.•- '... ir- ;- ,•. •...' '. ".(''.\''. r,•...,:,: .,.:.,-;-' --::;\I: '/- . -I-.".,:'-;:"s.i:‘...: , l'', .:x;:. ,.... - .- .:-..'.•;-.• ..'.;;,..:•.-::.1-.•..:..'..:"-.--1 ' -••.-f:,...''-'.'•'''..,.. '1"C'.- .-:L.' ,-",,It:/"--..fll'!..,'"L'•' ..-\,...,. Y'.i.:.. 1.., ';',',..,;.:'...4- .-'."..•''"..•• --N- " .4'.'' 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''',' -•..-:':':.,..-'''.:-.7., .. ,s �► ,4 , B=twelve Associates, Inc. •./=Im1=lnlfl l " . 1103 W.Meeker' St. (v)253-859-0515 _ - • Suite C, - - (f):253-852-4732 • , Kent,WA 98032-5751 (e)bl2assoc@compuserve.com August 18, 1999 ' Mr. Ron Hughes ' , The Burnstead Company . - 1215— 120th Ave. NE, Suite 201- ' • . Bellevue,WA 98005 . RE:' - Ashburn;Renton Bldg. Permit,Issues ' . ' Job #96-1.75- . - - , Dear Ron, , . ' We have reviewed the comments from Peter Rosen regarding compliance with SEPA - ', conditions for wetland and wildlife issues. We have also coordinated with DEI engineers ' regarding these issues. We have the following response. ' • ' ' _ ' . , Rosen.Comment#1 • . ' SEPArequires applicant to provide an analysis of potential impacts on Springbrook-' wetland and adjacent properties that may result from relocating and tight-lining the ' ' , existing seasonal streams to discharge into the Springbrook wetland. The Ashburn project includes,two.stream/ravine areas; one near the central part of the • property,and-one along the southern edge of the.property. Both stream/ravine areas, 'discharge on- and off-site water to Wetland A. • As noted in the B-twelve wetland'report for the,project, surface water entering the - northeast corner-of the site had been tight-lined generally along the eastern edge of the ' site to discharge to the southern stream/ravine location by,a,previous owner..This water ' was conveyed in a ditch along the eastern property line and then tight-lined in a pipe - . . extending approximately 600 feet across the site to the stream.' We believe that this was an alteration from the historic drainage,that would have flowed.from the northeast:eorner of the site westerly through Wetlands "H" and "G" and to the central stream/ravine,area. - • , A second,ditch near the center entrance road conveyed off-site water westerly to connect ' : to the same pipe: As a result, surface water that had historically reached Wetlands "E . • • ' . and"F", was diverted to the southerly stream/ravine by-a previous`owner. - The proposed project will split the-off--site water entering the site at both the northeast, • corner of the project and the entrance road near the project center..All of this water is considered"bypass"water and will not directly enter the project storm water system: - I , i RE: Ashburn ` , ' B-twelve#96-175' • August18,1999 , Page 2 of 3 To ensure hydration of both the preserved wetlands and the mitigation areas adjacent to the wetlands, the by-pass water will be split at CB #58 and at CB #63 (See DEI Sheets 11 and 13)... Wetland/Mitigation Area"H"; central and southern stream/ravines Low flows at CB #58 will be directed into Wetland H and the.associated mitigation area to ensure hydrology to the wetland and mitigation area. To provide emergency overflow • from the wetland during extreme storm'events, a culvert has been provided at the extreme: ' low (western) end of Mitigation area".H". The amount of water reaching the : , wetland/rnitigat'ion area,and the culvert over-flow elevation have been carefully designed ' - - by DEI and B-twelve to ensure that the wetland'and mitigation areas are adequately , hydrated. , Wetland/Mitigation•Area"E/F" and central stream/ravine The higher flows at CB #58 will be tight-lined to a discharge swale at the eastern edge of - , .. Wetland E/F and Mitigation'Area E/F. This water will continue to provide hydrology to the existing wetland and ensure hydration of the mitigation areas. The historic amount of water reaching Wetland/mitigation area`B/F-":has been interrupted, thus affecting the hydrologic needs of the area. Therefore, by-pass water . , from the central entrance road will be split at CB#63 to add-the required additional.. ' volume to the wetland/mitigation_area. Low"flows at CB #63 near the center entrance , road will also be directed into Wetland/mitigation Area"B/F". To provide emergency, overflow from the wetland/mitigation area,an overflow-pipe will convey excess water out of the wetland/mitigation area directly to the central stream/ravine area. The wetland '., and mitigation areas are expected to retain some of the by-pass water. , Higher flows at CB #63 will be conveyed in'a separate by-pass system to Wetland C.' Water from Wetland C will continue to flow to the central stream/ravine. The'central by- , _ pass water will be restored to more historic drainage patterns through both Wetlands ' "E/F"and"C" and the water returned-to its historic central stream channel. Project Storm Water _ , , - _ treated in water from the Ashburn project will be collected" and treate in storm water, facilities located at the western end of the site adjacent to, and outside,-the buffer of ' , , Springbrook Wetland,(Wetland A). Discharge'from the detention and treatment facilities, -- will be conveyed in a rock-lined ditch through the buffer of the wetland between the ' ' central and southern ravines. ; - , Soils in this part of the site are generally highly susceptible to erosion and stream incising. Therefore,-a direct:discharge to wither ravine/stream location would'create' ' • undesirable erosion of the existing stream channels. The storm drainage discharge location'designed by DEI is located at a point where the existing slope to the Springbrook ' , , Wetland is the most gentle.and would cause the least amount of erosions and siltation of . , RE: Ashburn B-twelve#96-175 - ' August 18,1999; Page 3 of 3 the wetland. DEIhas designee,a rock-armored discharge ditch to the'edge of the Springbrook wetland. The last 25-feet of this ditch is flat in order dissipate energy and . ' spread`discharge flows evenly into existing vegetation: ,Buffer areas disturbed during construction will be replanted with native vegetation to restore function of the buffer '_ - , urea.. 1. Summary , It is our opinion that the project will not significantly'impact the function of the Springbrook Wetland (Wetland A). We believe that the hydrology of the wetland, after development, will be more representative of the historic hydrologic patterns than is , currently present,at the site. - . 1 Springbrook Wetland is a very large wetland/stream complex that currently performs' ' many storm water functions'. The increase in storm water'volume reaching the wetland from the project is not expected to degrade the functions of the wetland nor have any, ' . negative impact to property owners or roads adjacent to the project. • Peter Rosen Comment#3 : ' , The applicant shall provide a culvert connection between Wetland "E/F and the . ravine/intermittent stream to the west. The required culvert has been added to the original civil plans sheets C13 dated 5-27-99 .. • and revised 8-10-99: , We believe this letter addresses the City comments relative to the wetland,stream and., , wildlife issues for the project. Please give me a call if we can answer any questions'or provide additional information. Sincerely, , . ; B-twelve Associates, Inc. Susan L. Burgemeister , President - - , Cc: Ed Jones, DEI ' I file sb\96175b1dg-response.doc _ , , a CIT'a OF RENTON Hearing Examiner, Jesse Tanner,Mayor • Fred J.Kaufman February 1,.1999 . Mr. Ron Hughes Burnstead Construction 1215 120th Avenue NE,#201 Bellevue, WA 98005 . Re: TALBOT ROAD DEVELOPMENT FILE No. LUA097-110,SA-H • • Dear Mr. Hughes: The Examiner's Report and Decision on the above referenced matter,which was issued on January 5, 1999, was not appealed within the 14-day period established by ordinance. Therefore, this matter is considered final by this office and the file on your application is being transmitted to the City Clerk as of this date. Please feel free to contact this office if further assistance or information is required. Sincerely, Fred J. K fman Hearing Examiner FJK/mm cc: Peter Rosen" Sandi Seeger, Development Services 1055 South Grady Way-Renton, Washington 98055 - (425)430-6515 ®This paper contains 50%recycled material,20%post consumer AFFIDAVIT OF SERVICE BY MAILING STATE OF WASHINGTON ) ss. County of King ) MARILYN MOSES , being first duly sworn,upon oath, deposes and states: That on the 5th day of January ,1999, affiant deposited in the mail of the United States a sealed envelope(s) containing a decision or recommendation with postage prepaid, addressed to the parties of record in the below entitled application or petition. • Signature: — `'U I4, -77/4 cS ! SUBSCRIBED AND SWORN to before me this 5 4'''` day of V , 199 . 9 —NCALte c1/10,041t1/41/)\— Notary Public in d fo the State of Washington, residing at ,therein. Application; Petition, or Case No.: Talbot Road Development LUA97-110,SA-H The Decision or Recommendation contains a complete list of the Parties of Record. January 5, 1999 OFFICE OF THE HEARING EXAMINER CITY OF RENTON REPORT AND DECISION APPLICANT: Burnstead Construction Talbot Road Development File No.: LUA-97-110,SA-H LOCATION: 4915 and 5017 Talbot Road South SUMMARY OF REQUEST: To construct 240 multi-family residential condominiums on a 26.64 acre site SUMMARY OF ACTION: Development Services Recommendation: Approve with conditions DEVELOPMENT SERVICES REPORT: The Development Services Report was received by the Examiner on December 7, 1998. PUBLIC HEARING: After reviewing the Development Services Report, examining available information on file with the application, field checking the property and surrounding area;the Examiner conducted a public hearing on the subject as follows: MINUTES The following minutes are a summary of the December 15, 1998 hearing. The legal record is recorded on tape. The hearing opened on Tuesday,December 15, 1998, at 9:05 a.m. in the Council Chambers on the seventh floor of the Renton City Hall. Parties wishing to testify were affirmed by the Examiner. The following exhibits were entered into the record: Exhibit No. 1: Yellow file containing the original Exhibit No.2: Vicinity map application,proof of posting,proof of publication and other documentation pertinent to this request. Exhibit No.3: Site plan Exhibit No.4: Geologic/environmental map Exhibit No. 5: Revised site plan The hearing opened with a presentation of the staff report by PETER ROSEN,Project Manager,Development Services, City of Renton, 1055 S Grady Way,Renton,Washington 98055. The applicant seeks site plan Burnstead Construction Talbot Road Development File No.: LUA-97-110,SA-H January 5, 1999 Page 2 approval to construct 240 multi-family residential condominiums consisting of 144 townhouse units and 96 multi-family flats. The subject site is located south of the City and is in an area that is developing with multi- family projects of a similar density and housing type. The proposed development is arranged around a curvilinear street system through the site. The buildings are all oriented to face the street with the intent to create an appearance of a neighborhood rather than a multi-family development. The recreation building in the center of the site with wetland areas surrounding it is the focal area of the development. Access to the project is from two driveways off Talbot Road. The road at the north entrance will be 28 feet wide with parallel parking along one side. The internal streets are 20 feet wide with a 5 foot sidewalk on one side. There is a total of 734 parking spaces with 314 garage parking spaces,314 spaces on driveway aprons and 106 guest parking spaces. The Environmental Review Committee(ERC) issued a Determination of Non-Significance-Mitigated with several mitigation measures imposed, including payment of fire,traffic and parks mitigation fees. The remainder involve drainage and the wetland areas on the site. In the Comprehensive Plan(CP)this site is designated Residential Planned Neighborhood(RPN)which is intended to create opportunities for new neighborhoods with a variety of housing types. The proposal includes multi-family flats which are essentially second story units and a variety of townhouse arrangements. Several design features which are described in the CP policies are included in this proposal. The site is zoned R-14 (residential-14 dwelling units per acre)and specifies primary and secondary residential unit types and limits the secondary unit types to 50%of the units within a project. The variety of proposed structures in this proposal complies with this requirement. The net density of this proposal is 13.6 dwelling units per acre. As indicated by the shadow plat,the proposal complies with the lot coverage area and dimension requirements for all of the buildings as well as the setback standards. The landscaping requirement of a 15 foot buffer to adjoining residential use properties has been provided along the north and south property lines. The site is approximately 26.64 acres including eight wetlands totaling 4.69 acres and .71 acres of steep slopes. Wetland A is at the far west edge of the site and it is about 144,000 square feet and is a Category II wetland with 50 foot buffers. The remaining wetlands are Category III and are scattered throughout the site. The applicant is proposing to fill a total of 16,676 square feet of Category III wetlands. As mitigation the applicant is proposing to create 25,014 square feet of wetlands adjacent to two existing wetlands in the center of the site. There are steep slopes on the northwest corner of the site as well as in the existing drainage areas. A traffic report was prepared which concluded that the proposal would not cause a decline in the level of service at nearby intersections. The Parks Department has requested a 25 foot wide recreation trail easement to connect to the south trail. The best location would be on the upward edge of the wetland buffer on the western edge of the site. A bicycle trail along Talbot Road is also a part of the required right-of-way street improvements. Staff recommends approval of the proposed development, subject to the condition that applicant comply with the ERC mitigation measures. Craig Krueger, Dodds Engineers,4205 148th Avenue NE,#200,Bellevue, Washington 98007, applicant representative herein, gave an overview of their objectives regarding this particular project. He described in detail the different types of building structures proposed. The building setbacks at various property lines were also pointed out. The required recreation trail and its location was also discussed. Burnstead Construction Talbot Road Development File No.: LUA-97-110,SA-H January 5, 1999 Page 3 Ed Jones,Dodds Engineers,4205 148th Avenue NE,#200,Bellevue, Washington 98007, applicant representative herein, explained the different onsite and offsite drainage patterns on the subject parcel. Minor relocations are planned at the very top end of the central ravine and also at the southern ravine. The current flow patterns will still be maintained. The existing tight lines will be relocated within the street system itself and reconstructed. Susan Burgemeister, B-12 Associates, 1103 West Meeker#C,Kent, Washington 98032, wetland scientist for applicant representative herein, explained potential impacts on the Springbrook wetland, Wetland A on the project, from the modifications to this site. She stated that seven of the wetlands on the site are of very low value,primarily because of the manipulation to the site as a result of previous agricultural activities, and an offsite pond to the east of the project. The advantages and disadvantages of a path or boardwalk across the central wetland were discussed among the parties. Rita Bailie,20607 101st Avenue SE,Kent,Washington 98031, spoke as the Rainier Audubon wetland chairman, and stated her concerns for amphibians on the site. She felt the proposal was good, but added that if it would take into consideration breeding,migratory and dispersal corridors,the plan would be even more valuable. She suggested a corridor between wetland H and the larger central wetland, as well as a migratory culvert under the street at the northwest corner of wetland F. Degraded and low value wetlands are often very valuable to amphibians and they are disappearing. She also stated that having wetlands where children can play in them is very destructive, and suggested some type of fencing or buffer. Alun Vick,4827 Talbot Road South,Renton, Washington 98055,an adjacent landowner, stated that the pond on his property which is to the east of the subject site is fed by water that comes from a spring on the other side of Talbot Road. It flows year around and increases and decreases as the rain flows. There is a wetland not on any of the plans, but it is on the road, and he questioned its status. He stated that there are a great deal of migratory birds that land and live in the wetlands, and a concern is removing all the vegetation and then putting in the wetlands. The neighborhood map does not represent the increased building that is occurring on and around Talbot Road South, and its attendant increased traffic as well as added impervious surface. He did not feel that the addition of this proposal along with the others already occurring contributed in a positive way to the conservation of area values,nor prevented neighborhood blight. Mike Campen,4902 Talbot Road South,Renton,Washington 98055, stated that he and his mother own the 20 acres to the east of the site across Talbot Road and approve of the proposal. They are in the process of working on a proposal for their acreage. Judy Wright, 4827 Talbot Road South,Renton, Washington 98055, an adjacent landowner, stated her concerns regarding the sheet flow in the wetlands area and whether the proposed buildings were too close. If there is a problem,the water comes back onto her property and this has happened in the past. Neil Watts,Development Services Division,City of Renton, 1055 S Grady Way,Renton, Washington 98055, stated that this project will be served by City of Renton for both water and sewer. Talbot Road will require street improvements including curb, gutter, sidewalk and street lighting. The street will be widened to a pavement width of 44 feet to provide for a center turn lane,and bike lanes on both sides. Mr. Watts further described the City requirements for interior streets and parking spaces, as well as the drainage problems for this general area. Burnstead Construction Talbot Road Development File No.: LUA-97-110,SA-H January 5, 1999 Page 4 Mr. Rosen responded to a question regarding the wetland along the north access road, and stated that the applicant had altered the access into the site to avoid impacts to that wetland. The variance that was a part of that application was to allow the roadway to go through the wetland buffer, and it was rejected. Scott Hall, 1215 128th Avenue NE,#200,Bellevue, Washington 98005;applicant representative herein, stated that there would be a six foot tall wood fence around the entire parcel which abuts the property to the east. He also stated that the intended start time for this project was June or July of 1999, and that it would be a three to five year project. The Examiner called for further testimony regarding this project. There was no one else wishing to speak, and no further comments from staff. The hearing closed at 11:00 a.m. FINDINGS,CONCLUSIONS &DECISION Having reviewed the record in this matter,the Examiner now makes and enters the following: FINDINGS: 1. The applicant,Burnstead Construction for Talbot Road Development,filed a request for approval of a Site Approval for a 240 unit multifamily complex. 2. The yellow file containing the staff report,the State Environmental Policy Act(SEPA) documentation and other pertinent materials was entered into the record as Exhibit#1. 3. The Environmental Review Committee(ERC),the City's responsible official, issued a Declaration of Non-Significance-Mitigated(DNS-M)for the subject proposal. 4. The subject proposal was reviewed by all departments with an interest in the matter. 5. The subject site is located at 4915 and 5017 Talbot Road South. The subject site is located on the west side of Talbot a few blocks south of its intersection with SW 43rd(Carr Road). 6. The subject site is approximately 26.64 acres in area. The subject site is approximately 1,269 feet deep (east to west)by approximately 993.79 feet long. 7. The site has discontiguous frontage along Talbot Road. A 60 foot wide pipestem at the extreme north end of the site extends approximately 270 feet from Talbot to the western part of the site. The main frontage is approximately 467 feet long. These frontage areas are separated from one another by intervening property owned by third persons. The separation is approximately 390 feet long. 8. The subject site was annexed to the City with the adoption of Ordinance 3268 enacted in December 1978. 9. The site received its current zoning category of R-14(14 dwelling units/acre)with the adoption of Ordinance 4404 enacted in June 1993. Burnstead Construction Talbot Road Development File No.: LUA-97-110,SA-H January 5, 1999 Page 5 10. The map element of the Comprehensive Plan designates the area in which the subject site is located as • suitable for the development of a Residential Planned Neighborhood that includes a mix of housing types,but does not mandate such development without consideration of other policies of the Plan. 11. The subject site slopes downward from east to west from approximately 160 feet at Talbot to approximately 30 feet. Two small ravines run through the site running the last 400 or so feet to the western end of the site. The northern ravine is in the northern third of the site. The second ravine is located near the southwest corner of the site. 12. There are eight(8)wetlands located on the site. Wetland A is the largest and is located at the western edge of the site, at the toe of the hill. It is a Category 2 wetland. The two ravines feed this large wetland. 13. Wetlands B, C and D are generally located near the south margin of the site. The applicant proposes filling Wetland D and partially filling Wetland C. 14. Wetlands E and F are generally located in the center of the site. The applicant proposes connecting and enlarging these wetland areas. 15. Wetlands G and H are located near the north end of the site just south of the northern pipestem segment of the site. Wetland G would be filled. Wetland H,the easternmost of the two,will be enlarged. 16. The applicant proposes filling approximately 16,676 square feet of Category 3 wetland as noted. The applicant would then create approximately 25,014 square feet of wetlands to mitigate the impacts of the filling. 17. The 240 dwelling units would be divided into 53 separate buildings. There will be four building types divided into multiple family and townhouse structures. There will be twelve 8-plex buildings housing 96 units. The topography will accommodate what the applicant calls 45 uphill townhouses, 45 level townhouses and 54 downhill/level townhouses. 18. The buildings are spread around the site with the majority of the parking located under or within the buildings. There is some surface parking for guests or overflow located along the access roadway. The larger multiple family buildings are located in groups around the site but predominantly in the eastern half of the site. The townhouses are mixed in within the multifamily units and also concentrated along the steeper,more westerly portion of the site. 19. The applicant proposed taking advantage of the bonus provisions of the R-14 zone. The bonus provisions permit larger overall buildings. The R-14 zone normally permits only 3 side-by-side attached townhouse units and only 6 flats in one building. The bonus provisions allow 4 attached townhouse units and 8 flats in one building. Building length may also be increased with the bonus. The R-14 zone permits secondary, attached flats up to 50% of the housing mix. The applicant proposes 60%primary townhouse units and 40%flats. 20. To employ the bonus, at least 5% aggregated open space is required and the applicant proposes 8.5% or 1.9 acres around the recreation building. In addition,the applicant has provided for active recreation with a recreational building. The applicant has also provided aesthetic architectural building details and cohesive overall streetscape details. Burnstead Construction Talbot Road Development File No.: LUA-97-110,SA-H January 5, 1999 Page 6 21. The applicant has demonstrated a shadow plat as required by Code since the site will not actually be platted and divided. The R-14 zone requires lot areas of 2,500 square feet for end units and 2,000 square feet for internal units and 1,800 square feet for flats. The townhomes meet the lot area requirements. For the flats,the applicant apparently included as part of the lot area,the area that extends to the center line of the private street. 22. The building design features varied height along the roof lines including pitched roofs, articulated and modulated facades. Buildings will be set into the terrain stepping up and down the site. 23. The applicant will be providing parking in 314 garages,314 driveway apron sites and 106 guest parking for 734 total stalls. Code requires 1.5 spaces per unit plus .25 per unit for guest parking or a total of 420 stalls. 24. The site will be served by two driveways. The northern driveway will be in the pipestem extension to Talbot Road. The second driveway will have a formal divided entrance roadway located approximately 350 feet from the south property line. The internal roadway provides a series of linked loops around block-like arrangements of buildings. A sidewalk will be provided along one side of this street. 25. The applicant will be providing 1.5:1 wetland mitigation. 26. The proposal provides a density of 13.6 units per acre which is just below the 14 units permitted in the R-14 zone. 27. As noted as part of its bonus compensation,the applicant will be providing a central recreation building and will be providing a larger consolidated central wetland near that facility. The wetland will create an impasse between the north side of the complex and the south side and the recreational building. There appear to be possibilities to link the two portions of the site either through the wetland using a boardwalk or pier for educational purposes or providing a link immediately east of this wetland. 28. The R-14 zone requires a 15 foot wide landscape setback with sight obscuring barrier from adjoining uses. The proposal provides those setbacks along the north and south property lines. The applicant will have to provide that required setback along its common property line with its easterly neighbor. 29. The Parks Comprehensive Plan requires a trail along the east margin of the large westerly wetlands. The applicant requested a flexible review of this requirement. 30. The site receives water from the east both across Talbot and from its eastern neighbor where a small water feature is located. There have been modifications to site drainage in the past including ditching or piping to reroute flows. The applicant has proposed additional alterations to protect the wetlands and direct flow around its proposed structures. Staff has found these plans appropriate. 31. The proposal is estimated to generate approximately 1,400 vehicle trips per day with approximately 10 percent of those trips during each of the peak hours. Staff indicated that area roads can handle this additional traffic. CONCLUSIONS: 1. The site plan ordinance provides a number of specific criteria for reviewing a site plan. Those criteria are generally represented in part by the following enumeration: Burnstead Construction Talbot Road Development File No.: LUA-97-110,SA-H January 5, 1999 Page 7 a. Conformance with the Comprehensive Plan; b. Conformance with the Building and Zoning Codes; c. Mitigation of impacts on surrounding properties and uses; d. Mitigation of the impacts of the proposal on the subject site itself; e. Conservation of property values; f. Provision for safe and efficient vehicle and pedestrian circulation; g. Provision of adequate light and air; h. Adequacy of public services to accommodate the proposed use; The proposed use satisfies these and other particulars of the ordinance. 2. The proposed development is compatible with the various goals and policies of the Comprehensive Plan. That plan recommends developing a variety of housing types that suggest single family scale or architectural details for the R-14 zone. The plan also suggests preserving environmental amenities such as the wetlands and steeper slopes and drainage ways. 3. The proposal meets, in general,the bulk standards of the Zoning Code. It also meets, in general,the various setback and lot size provisions. There are some areas where it does not specifically or appropriately meet the requirements including lot dimensions or open space area for the apartment flat type units or the setback from its eastern property line where it abuts third-party property and not Talbot Road. 41. The applicant will have to provide the required setback along its common property line with its easterly neighbor. The Code requires this setback along all property lines which have particular zoning and the applicant shall have to comply with this provision. 5. For the flats,the applicant apparently included as part of the lot area,the area that extends to the center line of the private street. It would appear that by design the City chose to allow attached buildings in residential zones and required a certain minimum open space as part of the plat or shadow plat. The provision of some of this open space by incorporating roadway surface to the center line of roads skirts the spirit of providing an amenable space to each unit of an apartment. The use of roadway asphalt or concrete for required open space or lot area is inappropriate. While flexible standards may be appropriate in some cases,permitting roads as part of a lot's open space stretches the standards too far. The applicant will have to provide the appropriate open space and shall not incorporate roadways as part of the space. 6. It appears that the development will have some impacts on the current tranquil nature of the site. Obviously,the development of 240 housing units will add additional traffic,noise and general hubbub. There will also be the normal noises, although temporary,of construction. There should not be any undue impacts on the general public or adjacent property. 7. While some wetland areas will be lost under fill material to provide reasonable building sites, other wetlands will be both enlarged and enhanced to upgrade their wetland potential and characteristics. Burnstead Construction Talbot Road Development File No.: LUA-97-110,SA-H January 5, 1999 Page 8 The nature and location of the central wetland provides an opportunity to educate residents to the value of wetlands while affording reasonable protections. This wetland is adjacent to the proposed recreational building and generally divides the site into north and south components. To connect these two portions of the site and to provide better linkage to the recreational facility,the applicant should create a boardwalk or pier structure that allows pedestrian passage through or over the wetlands and provides education signs. In order to provide for the wetland integrity and to assure that the internal roads and sidewalks do not create isolated wetlands,the applicant should strive to provide some kind of link or connection between wetlands while making sure that such link does not diminish the wetland values inherent in the separate wetland areas. 8. Storm drainage and erosion control will be handled by appropriate sized systems and prevention of development of the steep slopes on the site either adjacent to the drainage ravines or abutting some of the wetland areas. 9. The buildings provide a variety of styles and are integrated into the topography of the site. Modulation and differing roof heights provide visual interest and break up the apparent bulk of the proposed buildings. 10. The development of the subject site should preserve property values and will increase the tax base of the City. 11. The site is served by two driveways to Talbot and an internal looping road system which appears to provide safe circulation. A sidewalk on one side of the roadway will provide separate pedestrian corridors through the site. 12. The site can be served by both water and sewer and, as noted, its storm water system was designed to . protect the site and offsite uses. 13. In conclusion,the development of the site appears reasonable and the expected tradeoffs of additional traffic and population were anticipated by the Comprehensive Plan and Zoning. DECISION: The Site Plan is approved subject to the following conditions: 1. The applicant shall comply with the mitigation measures which were required by the ERC prior to the issuance of a building permit. 2. The applicant shall create a boardwalk or pier structure that allows pedestrian passage through or over the central wetlands and provides educational signs. • 3. The applicant shall provide the required setback along its common property line with its easterly neighbor. • 4. The applicant shall provide, if possible, a link between wetlands. d ° 5. The applicant shall provide a trail easement that accommodates the trail envisioned in the Parks Comprehensive Plan and that meets the requirements of the Parks Department. Burnstead Construction Talbot Road Development File No.: LUA-97-110,SA-H January 5, 1999 Page 9 • 6. The applicant shall have to provide the appropriate open space and shall not incorporate roadways as part of the space. ORDERED THIS 5th day of January, 1999. FRED J. KAU N HEARING E MINER TRANSMITTED THIS 5th day of January, 1999 to the parties of record: Peter Rosen Craig Krueger Ed Jones 1055 S Grady Way 4205 148th Avenue NE,#200 4205 148th Avenue NE,#200 Renton,WA 98055 Bellevue,WA 98007 Bellevue, WA 98007 Susan Burgemeister Rita Bailie Alun Vick 1103 W Meeker,#C 20607 101 st SE 4827 Talbot Road S Kent,WA 98032 Kent,WA 98031 Renton, WA 98055 Mike Campen Judy Wright Neil Watts 4902 Talbot Road S 4827 Talbot Road S 1055 S Grady Way Renton,WA 98055 Renton, WA 98055 Renton, WA 98055 Laura Block Jim O'Donnell Mr. &Mrs. David Hilt 415 S 51st Court 1326 Fifth Avenue,#703 9215 S 198th Street Renton,WA 98055 Seattle, WA 98101 Renton, WA 98055 Mr. and Mrs.Alden Olson C. W.Algie Mr. and Mrs.Robert Jensen 19801 Talbot Road S 19816 95th Avenue S 9223 S 198th Renton, WA 98055 Renton, WA 98055 Renton, WA 98055 Tom Malphrus Cynthia Lamothe Edwin Lutz 18713 102nd Avenue SE 255 Seneca Avenue NW 440 S 51st Court, C-202 Renton, WA 98055 Renton, WA 98055 Renton, WA 98055 Scott Hall 1215 120th Avenue NE,#201 Bellevue,WA 98005 TRANSMITTED THIS 5th day of January, 1999 to the following: Mayor Jesse Tanner Gregg Zimmerman,Plan/Bldg/PW Admin. Members,Renton Planning Commission Jim Hanson,Development Services Director Chuck Duffy,Fire Marshal Mike Kattermann, Technical Services Director Lawrence J. Warren, City Attorney Larry Meckling,Building Official Burnstead Construction Talbot Road Development File No.: LUA-97-110,SA-H January 5, 1999 Page 10 Transportation Systems Division Jay Covington, Chief Administrative Officer Utilities System Division Councilperson Kathy Keolker-Wheeler Sue Carlson,Econ.Dev. Administrator South County Journal Pursuant to Title IV, Chapter 8, Section 15 of the City's Code, request for reconsideration must be filed in writing on or before 5:00 p.m..January 19. 1999. Any aggrieved person feeling that the decision of the Examiner is ambiguous or based on erroneous procedure, errors of law or fact, error in judgment, or the discovery of new evidence which could not be reasonably available at the prior hearing may make a written request for a review by the Examiner within fourteen(14)days from the date of the Examiner's decision. This request shall set forth the specific ambiguities or errors discovered by such appellant,and the Examiner may, after review of the record,take further action as he deems proper. An appeal to the City Council is governed by Title IV,Chapter 8, Section 16,which requires that such appeal be filed with the City Clerk, accompanying a filing fee of$75.00 and meeting other specified requirements. Copies of this ordinance are available for inspection or purchase in the Finance Department,first floor of City Hall. If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants,the executed Covenants will be required prior to approval by City Council or final processing of the file. You may contact this office for information on formatting covenants. The Appearance of Fairness Doctrine provides that no ex parte(private one-on-one)communications may occur concerning pending land use decisions. This means that parties to a land use decision may not communicate in private with any decision-maker concerning the proposal. Decision-makers in the land use process include both the Hearing Examiner and members of the City Council. All communications concerning the proposal must be made in public. This public communication permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court. The Doctrine applies not only to the initial public hearing but to all Requests for Reconsideration as well as Appeals to the City Council. • . •3Ww%31-23-sKENT-RENT. .__' _ , 1• , T .� :'f� RENTON E�31-23-5 6O peY a BURLINOTON NORTN_ER 1._.--N37R-TMEAN • .„r4n„ '• it r iL••AL0 f m4 ® • OWILLIA INDU3TRI AL P 't,+11 ,rn Ii tt[• r[r 0 1 1 • �!r ' OF RENTON DIV.I Flat / 1. - .I• • SW. 415T ST. • !¢ '• 4"•-. ! P "� .17 •• �tl,•�mil n 4 - . 1 r'V„A. •Y• M�€.,0'G'4•'A.L s t.!��'S�i�� b • _. • ill 11-1.1"i . . 1 j 1,2. ' ',.. ' ::.:,..• •• • • ocaer.1-o, a K 0 L LI B UPS 1 N �:, y"i W k-, '0 .+.E y , rmo tn#3. srn,.Path c> ----�'-'-- -.� --"'•• (I i Intl 1 1,.. ,", C E N (`•. .'0� a.,•�. '� . • •,C E N T�ER�/ R E N T* N ! i kill 1 ram' .,. ., � / s t�c� c."'i" 1 I / rat`;a �¢ iliksOL o�- —'� lLWAIIP"P i : e® IIIV/9 �.yy +` �y 1 .t�. 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F1!® . . . . • ae.e a• • i . • • • PIl°1-sc\.IL J JDVIl° ll Di- D) vQ°)).7IlDD9 1111 i I I x BURNSTEAD CONSTRUCTION #F Li aee wo..o+a cease.•.MI, `j X a = • CIT1F RENTON ha I" . Planning/Building/Public Works Depaitinent mum k GreggJesse Tanner,Mayor Zimmerman P.E.,Administrator December 14, 1998 Mr. Ron Hughes, P.E. Burnstead Construction Co., Inc. 1215 - 120th Avenue NE#201 Bellevue, WA 98005 SUBJECT: Talbot Road Preliminary Plat Project No. LUA-97-110,PP,SA-H,ECF Dear Mr. Hughes: This letter is to inform you that the comment and appeal periods have ended for the Environmental Review Committee's (ERC) Determination of Non-Significance - Mitigated for the above-referenced project. No appeals were filed on the ERC determination. The applicant must comply with all ERC Mitigation Measures. A Public Hearing will be held by the Renton Hearing Examiner at his regular meeting in the Council Chambers on the seventh floor of City Hall, on December 15, 1998, at 9:00 AM to consider the Site Approval. The applicant or representative of the applicant is required to be present at the public hearing. If you have any questions, please feel free to contact me at (425) 430-7219. For the Environmental Review Committee, Peter Rosen Project Manager rINAL.DOG 1055 South Grady Way-Renton, Washington 98055 ®This paper contains 50%recycled material,20%post consumer • NoincE ENVIRONMENTAL DETERMINATION POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION • PROJECT NAME: TALBOT ROAD PRELIMINARY PLAT PROJECT NUMBER: LUA-97-110,SA,ECF Proposal to construct 240 multi.family residential condominiums on a 26.64 acre site. The project consists of 144 townhouse units and 96 multi-family flats.The proposal includes a total of 53 residential stmdures,with 12 structures of eight(8)unit flats and 41 townhouse structures containing two(2)to four (4)units.A total of 707 parking spaces am proposed;with 314 spaces in garages.314 driveway aprons and 70 guest parking spaces. Two driveways provide access to the site off Talbot Road South. There , are eight(8)wetland areas identified on the site.The proposal would fill a total of 16,876 square feet of Category 3 wetlands and create 25,014 square feel of wetlands to mitigate for impacts. The development was Initially proposed in August 1997 with a mix of 51 single family homes,106 townhomes and 24 condominiums. The applicant has revised the proposal as described above and all application materials have been revised to reflect the current proposal. Location: 4915 and 5017 South Talbot Road. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of the environmental determination must be filed In writing on or before 5:00 PM December 10,19118. Appeals must be filed in writing together with the required$75.00 application fee with:Hearing Examiner,City of Renton,1055 South Grady Way,Renton,WA 96055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 44-118.Additional information regarding the appeal process may be obtained from the • Renton City d erk'e Office,(425)430-6510. A Public Hearing will be held by the Renton Hearing Examiner at his regular meeting in the Council Chambers on the 7th floor of City Hall,1055 south grady way,Renton,Washington,on December 15,1998,at 9:00 AM to consider the Site Approval. If the Environmental Determination is appealed,the appeal will be heard as part of this public hearing. } I.` *I 6 • • • • FOR FURTHER INFORMATION,PLEASE CONTACT THE CITY OF RENTON,DEVELOPMENT SERVICES DIVISION AT(425)430-7200 DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Please include the project NUMBER when calling for proper file identification. CERTIFICATION 1, • c,„( 1R._� , hereby certify that — copies of the above document were posted by me in conspicuous places on or nearby the described property on l� c x- , ll Signed: ATTEST: Subcribed and sworn nbefore me,a Nortary Public,m and forge tate of Washington residing in � `e'. , on the 17 day of e iLV • MARILYN KAMCHEFF COMMISSION EXPIRES PP.29/99 AFFIDAVIT OF PUBLICATION Lori L. Furnish first duly sworn on oath states that he/she is the Legal Clerk of the NOTICE OF ENVIRONMENTAL DETERMINATION REVIEW SOUTH COUNTY JOURNAL ENVIRONMENTAL RENTON,WASHI GTONMITTEE 600 S. Washington Avenue, Kent, Washington 98032 The Environmental Review Committee g (ERC) has issued a Determination of Non- Significance - Mitigated for the following project under the authority of the Renton a daily newspaper published seven (7) times a week. Said newspaper is a legal Municipal Code. newspaper of general publication and is now and has been for more than six months TALBOT ROAD PRELIMINARY PLAT priorLUA-97 to the date of publication, referred to, printed andpublished in the English language Proposal to,S construct 9 to construct multi-family residen11 - continually as a daily newspaper in Kent, King County, Washington. The South County tial condominiums. Location: 4915 and Journal has been approved as a legal newspaper by order of the Superior Court of the 5017 South Talbot Road. Washington for KingCounty. Appeals of the environmental determina- State of Y tion must be filed in writing on or before The notice in the exact form attached, was published in the South County 5:00 PM December 10, 1998. Appeals Journal and not in supplemental form) which was regularly distributed to the subscribers must be filed in writing together with the ( PP g y required $75.00 application fee with: during the below stated period. The annexed notice, a Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Talbot Road PreliminaryPlat Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8- 11B. Additional information regarding the as published on: 11/27/98 appeal process may be obtained from the Renton City Clerk's Office,(425)-430-6510. A Public Hearing will be held by the The full amount of the fee charged for said foregoing publication is the sum of $54.09 Renton Hearing Examiner at his regular Legal Number 5472 meeting in the Council Chambers on the seventh floor of City Hall,on December 15, 1998 at 9:00 AM to consider the Site ���111 Approval. If the Environmental Determin- ,...,) . ', j _ J /( , : /�� ations is appealed,f tis thc hearin will toe hearested ! U L f Z I t / as part of thispublic hearing. Interested Legal Clerk, outh unty Journal parties are invited to attend the public hearing. It Publication Date: November 27,1998 te,4 � Published in the south County Journal Subscribed and sworn before me on this m ay of , 1 (' November 27,1998.5472 c tite 1-•• • Fa' Yh- ., Notary Public of the State of Washington ` �'= residing in Renton r.n' King County, Washington i O;r, . V . Z Q. .�ee� • ;;:.;;::•••;:.>::.;:.>:.»::>::;:.•:.;:•:.»::»::»:;.::.>•••:,••...........::........................»;:::•:•••••:•:::::••..... . .:.::.. On the VI' day of Dec€w er. , 1998, I deposited in the mails of the United States, a sealed envelope containing • %eporet 4o 44ne k eerty c Cuaw+WtY' documents. This information was sent to: Name Representing ah tttli3VleS Nkyrygteftd Colns-WC:r1011 l.a�ura Bloc c- ,'tw► O'Dovtvnetl 1Z.itiL. 13a;lie, • Altus V►c-k. avta Judy Alder► Olson, • Lw IAV5te. EtWpn Lirite 'Robe to 3ertsty l owv%Dt se 'Tom rYldl?lnvta.-s (Signature of Sender) Sdv‘dta V.. Se�cvr STATE OF WASHINGTON ) ) SS COUNTY OF KING ) I certify that.I know or have satisfactory evidence that k_ <c signed this instrument and acknowledged it to be his/her/their free and voluntary act forC4he uses and purposes mentioned in the instrument. Dated: W"` / `7 /%V Notary Public in d fort a State of Wash ngton -Notary (Print) MARILYN KAMCHEFF My appointment elMrrSION EXPIRES 6/z9/9y Project Name: Talb." ' •Rb ad Fvextm,haby p kit Project Number: UPt NOTARY.DOC I /,i • City of Renton PUBLIC Department of Planning/Building/Public Works HEARING PRELIMINARY REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST: Public Hearing Date: December 15, 1998 Project Name: Talbot Road Development Applicant/ • Burnstead Construction Address: c/o Ron Hughes 1215 120th Ave. NE#201 . Bellevue, WA 98005 Owner/ Burnstead Construction Address: 1215 120th Ave. NE#201 Bellevue, WA 98005 File Number: LUA-097-110, SA-H, ECF Project Manager: Peter Rosen • Project Description: Proposal to construct 240 multi-family residential condominiums on a 26.64 acre site. The project consists of 144 townhouse units and 96 multi-family flats. The proposal includes a total of 53 residential structures, with 12 structures of eight (8) unit flats and 41 townhouse structures with two (2) to four (4) units. A total of 734 parking spaces are proposed; with 314 spaces in garages, 314 driveway aprons and 106 guest parking spaces. Two driveways provide access to the site off Talbot Road South. There are eight (8) wetland areas identified on the site. The proposal would fill 16,676 square feet of Category 3 wetlands and create 25,014 square feet of wetlands to mitigate for impacts. Project Location: 4915 and 5017 Talbot Road South • e a' • . i x%r. ------ e� 7 aaf, f..�y _.__ - .. .-j : i - - - is 5:: ex I—ice t W,,\'\ \ <. -: 1 }II Sri i &--_. "City of Renton P/B/PW Department Iiminary Report to the Hearing Examiner TALBOT ROAD DEVELOPMENT LUA-97-110, SA-H,ECF PUBLIC HEARING DATE: DECEMBER 15, 1998 Page 2 of 10 B. GENERAL INFORMATION: 1. Owner of Record: Burnstead Construction Co., Inc. 2. Zoning Designation: Residential-14 DU/AC (R-14) 3. Comprehensive Plan Residential Planned Neighborhood Land Use Designation: 4. Existing Site Use: 2 single-family residences, a barn and outbuildings. 5. Neighborhood Characteristics: North: Multi-family residential, Single family East: Single family, Multi-family residential South: Multi-family residential, Undeveloped West: SR 167 6. Access: Talbot Road South 7. Site Area: 26.64 acres 8. Project Data: area comments Existing Building Area: N/A New Building Area: 240 residential units 320,119 square feet Total Building Area: 240 residential units 320,119 square feet C. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Annexation 3268 12/14/78 Comprehensive Plan 4498 2/20/95 Zoning 4404 6/7/93 D. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Residential-14 DU/AC (R-14), Section 4-31-7. 2. Parking & Loading Ordinance, Chapter 14. 3. Wetlands Management Ordinance, Chapter 32. 4. Land Clearing and Tree Cutting Ordinance, Chapter 9. HEXRPT.DOC '- City of Renton P/B/PW Department - ,idliminary Report to the Hearing Examiner TALBOT ROAD DEVELOPMENT LUA-97-110,SA-H,ECF PUBLIC HEARING DATE: DECEMBER 15, 1998 Page 3 of 10 F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element- Residential Options and Residential Planned Neighborhood 2. Housing Element 3. Environmental Element G. DEPARTMENT ANALYSIS: 1. PROJECT DESCRIPTION/BACKGROUND The applicant requests Site Plan Approval to construct 240 multi-family residential condominiums on a 26.64 acre site. The project consists of 144 townhouse units and 96 multi- family flats. The townhouses are attached, ground-related dwelling units. The condominium flats have separate ground entries but include second story units. The proposal includes a total of 53 residential structures, with 12 structures of eight (8) unit flats and 41 townhouse structures with two (2) to four(4) attached units. There are 3 types of townhouses designed to fit the topography of the site. The multi-family flats are distributed through the site with the different townhouse units to promote a mix of housing types and a varied streetscape. The subject site contains open grassy areas, 7 isolated Category 3 wetlands, and 1 large (144,823 sq. ft.) Category 2 wetland and steeper slopes at the west end of the property. There are also 2 drainage channel/stream features on the west part of the site. The proposed development avoids direct impacts to significant natural features on the site. Direct impacts to the Category 2 wetland are avoided and a 50 foot wetland buffer width is maintained. The proposal also avoids impacts to the drainage features. The proposal would fill 16,676 square feet of Category 3 wetlands on the site. The applicant has submitted a wetland mitigation plan that indicates creation of 25,014 square feet of wetland area to mitigate for impacts. This mitigation area equates with a mitigation replacement ratio of 1.5:1 to comply with requirements of the Wetland Management Ordinance. The proposed development is arranged along a curvilinear, looped street system. The residential buildings are oriented to face the streets to promote an appearance of a residential neighborhood. There is a recreation building located in the center of the site. Surrounding the recreation building is a large area (approximately 1.9 acres) of existing wetlands (that would be enhanced) and created wetlands. This open space area together with the recreation building provides a focal point for the development. The proposed development would be accessed from two driveways off Talbot Road South. The internal streets are 20 feet wide with a continuous sidewalk along one side of the street. A total of 734 parking spaces are proposed; with 314 spaces in garages, 314 driveway aprons and 106 guest parking spaces. 2. ENVIRONMENTAL REVIEW Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on November 24, 1998 the Environmental Review Committee issued a Determination of Non-Significance - Mitigated. The comment/appeal period for the SEPA threshold determination ended on December 10, 1998. No comments or appeals were received. HEXRPT.DOC City of Renton P/B/PW Department \-.;:liminary Report to the Healing Examiner TALBOT ROAD DEVELOPMENT LUA-97-110, SA-H, ECF PUBLIC HEARING DATE: DECEMBER 15, 1998 Page 4 of 10 3 COMPLIANCE WITH ERC MITIGATION MEASURES Based on an analysis of probable impacts from the proposal, the following mitigation measures were issued for the Determination of Non-Significance, Mitigated. 1. Temporary Erosion Control shall be installed and maintained to the satisfaction of the representative of the Development Services Division for the duration of the project. Weekly reports shall be submitted on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules or installation submitted by the Project Engineer of record to the Public Works Inspector. Certification of the installation, maintenance and proper removal of the erosion control facilities should be required prior to Temporary Certificate of Occupancy. 2. The applicant shall provide an analysis of the potential impacts on Springbrook Wetland and on adjacent properties that may result from relocating and tightlining the existing seasonal streams to discharge into the Springbrook Wetland. This analysis shall be subject to the approval of the Development Services Division, prior to the issuance of building permits. 3. The applicant shall provide extra stormwater detention with a 30% safety factor beyond the normal requirements through the 100-year storm event to minimize additional downstream flooding problems. Plans for this facility shall be submitted to the satisfaction of the Development Services Division prior to the issuance of construction permits. 4. The applicant shall stake the outer edge of the wetland areas to be retained and the outer edge of the buffer areas prior to initiating any grading or construction activities on the project site. 5. The applicant shall pay the appropriate Fire Mitigation Fee equal to $388 per multi-family unit and $0.52 per square foot for the recreation building. The fee for the residential units is estimated at approximately$93,120 and $1,346.28 for the recreation building. The Fire Mitigation Fee is payable prior to the issuance of building permits. 6. The applicant shall be required to pay a Traffic Mitigation Fee of $75 for each new average daily trip associated with the project. The traffic mitigation fee is estimated to be $104,047.50. This fee is payable prior to the issuance of building permits. 7. The applicant shall pay a Park's Department mitigation fee of $354.51 per multi-family dwelling unit. The value of the trail easement and recreation building may be credited for up to 1/3 of the total parks mitigation fee. The required mitigation fee shall be subject to the approval of the Parks Department and the Development Services Division, and the fee shall be paid prior to the issuance of building permits. 4. STAFF REVIEW COMMENTS Representatives from various city departments have reviewed the application materials to identify and address site plan issues from the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the. appropriate sections of this report and the Departmental Recommendation at the end of the report: 5. CONSISTENCY WITH SITE PLAN APPROVAL CRITERIA Section 4-31-33 (D.) "The Hearing Examiner and City staff shall review and act upon site plans based upon comprehensive planning considerations and the following criteria. These HEXRPT.DOC City of Renton P/B/PW Department :'liminary Report to the Hearing Examiner TALBOT ROAD DEVELOPMENT LUA-97-110, SA-H,ECF PUBLIC HEARING DATE: DECEMBER 15, 1998 Page 5 of 10 criteria are objectives of good site plans to be aimed for in development within the City of Renton. However, strict compliance with any one or more particular criterion may not be necessary or reasonable. These criteria also provide a frame of reference for the applicant in developing"a site, but are not intended to be inflexible standards or to discourage creativity and innovation. The Site Plan Review criteria include, but are not limited to,the following:" (5A) GENERAL CRITERIA: (1) CONFORMANCE WITH THE COMPREHENSIVE PLAN, ITS ELEMENTS & POLICIES The site is designated Residential Planned Neighborhood (RPN) in the Comprehensive Plan. The designation is intended to create opportunities to develop new neighborhoods that include, a variety of housing types and incorporate features from both single family and multi-family development. Development in the RPN should support cost-efficient housing, transit service and the efficient use of urban services and infrastructure. (Obj. LU-K) Developments should have the character of a neighborhood rather than that of a multi-family complex. Residential Planned Neighborhood General Policies Policy LU-41. Provision of small lot single family detached unit types, townhouses and small scale multi-family structures should be encouraged provided that density standards can be met. The proposal includes townhouses and small scale multi-family structures. Policy LU-43. Central place public amenities should function as a focal point within the development and should include features such as a public square, open space, park, civic or commercial uses. The central place should include passive amenities such as benches and fountains, and be unified by a design motif or common theme. The proposed recreation center and surrounding wetland/open space area serves as a central focal point in the development and is located to be easily accessible for residents. Policy LU-44. The dwelling types, including detached and attached units, should be clustered and connected within the overall development through the organization of roads, blocks, yards, central places and amenity features to create a neighborhood with diverse housing types. The 'proposed development is organized with the buildings oriented toward the street, consistent front yard setbacks, and individual building entries for the units. The land use pattern is organized to create a neighborhood. The different types of townhouses are mixed with the multi-family flats to provide a mix of housing types. Policy LU-46. Specific design standards should be developed for residential structures and building clusters based on the following criteria. a. heights, width and length of structures should be designed to resemble single family housing, with similar setbacks from the street as single family; b. parking should be in the rear or side yards of multi-family lots or under the structure; c. structures should be located on lots to ensure adequate light and air, and views if any, are preserved between lots; d. buildings should be massed in a.manner that promotes a pedestrian scale with a small neighborhood feeling; e. units and entrances of each dwelling unit should be individually distinctive and front on streets rather than courtyards and parking lots. HEXRPT.DOC City of Renton P/B/PW Department .-..;aminary Report to the Hearing Examiner TALBOT ROAD DEVELOPMENT LUA-97-110, SA-H,ECF PUBLIC HEARING DATE: DECEMBER 15, 1998 Page 6 of 10 f. fences may be constructed if they contribute to an open spacious feeling between units and structures;and g. streetscapes should include green, open space for each unit. The proposal includes many of the specific design features outlined in the policy. Architectural design of the different types of buildings is coordinated throughout the development. (2) CONFORMANCE WITH EXISTING LAND USE REGULATIONS The subject siteis in the Residential-14 DU/AC (R-14) zoning designation. The purpose of the R-14 zone is to encourage development of new residential neighborhoods that provide a mix of dwelling unit types (i.e. detached, semi-attached, attached) which are organized and designed to combine characteristics typical of both detached single family and small-scale multi-family developments. Permitted Uses and Dwelling Unit Type Mix The R-14 zone specifies primary and secondary residential unit types and limits the secondary unit types to 50% of the units in a project. The primary residential uses include "attached ground-related dwelling units (e.g. townhouses, row houses)" and the secondary uses allow "stacked flats." The proposal complies with the required dwelling unit type mix, proposing 144 (60%) townhouse (ground-related) units and 96 (40%) dwelling units as stacked flats, second story units. The R-14 zone includes a bonus provision allowing for increased density and/or a greater number of dwelling units per structure if an applicant can qualify by incorporating specified design features and amenities. The applicant is proposing to utilize the bonus provision only to allow for more dwelling units per structure. With the bonus provision, primary use townhouse structures may include 4 units per structure (with a maximum building length of 100 feet) versus 3 attached units per structure entitled without a bonus. Secondary use stacked flat structures may include up to 8 units per structure (with a maximum building length of 115 feet) instead of 6 units without the bonus provision. The proposal includes townhouse structures with 2, 3, and 4 attached units. All 12 of the multi-family flat structures include 8 dwelling units. The proposed buildings comply with the maximum building lengths under the bonus provision. The code includes specific criteria required for achieving the bonus provisions. The intent of the bonus criteria is to encourage provision of aggregated open space and rear access parking, stimulate provision of project/neighborhood amenities, and for project designs to address methods of reducing the size and bulk of structures. Bonus Criteria - To qualify for the bonus an applicant needs to provide for one of the project features listed under (A). The applicant qualifies for the common open space bonus criteria. The code requires a'minimum of 5% of the net developable area of the project to be aggregated in common open space that may be used for playgrounds, picnic shelters, trail corridors or natural areas. The proposed site plan includes an open space area surrounding the recreation center which incorporates the existing and created wetland area. This open space totals approximately 1.9 acres, equaling 8.5% of the net developable area of the site. The open space meets all the required conditions listed in the code. Developments which qualify for the bonus also need to incorporate a minimum of 3 features listed under section (B). One is for active recreation amenities such as a recreation center. The site plan includes a recreation center for residents. The applicant states that the development includes 2 other improvement options as required by the code. The development incorporates enhanced building entry features (e.g. varied design materials, arbors and/or trellises, cocheres, gabled roofs), and incorporates amenities which enhance single family character such as coordinated street lighting, street trees, and address and signage details. • HEXRPT.DOC City of Renton P/B/PW Department :iminary Report to the Hearing Examiner TALBOT ROAD DEVELOPMENT LUA-97-110, SA-H, ECF PUBLIC HEARING DATE: DECEMBER 15, 1998 Page 7 of 10 Plats or Shadow Plats Development in the R-14 zone may platted through the subdivision process or may remain unplatted. For development which is to remain unplatted, the code requires the application to include a shadow plat in order to demonstrate that the proposed development would meet equivalent standards in terms of lot area, lot widths, setbacks, and access/infrastructure. The purpose of this requirement is to foster the objective of creating neighborhoods. With platting or a shadow plat, the developments are more likely to be organized with a grid-like street system, buildings oriented toward the street, and consistent yard setbacks. The applicant is not proposing subdivision of the site and the proposal includes a shadow plat with the application. Lot Area, Lot Dimension and Setback Requirements The R-14 code requires the primary use townhouse units to have a minimum lot area per unit of 2,500 square feet for attached units at the end or exterior of structures and 2,000 square feet for attached interior units. The proposal meets the lot area and lot width/depth requirements for the townhouse units. Secondary use flats are required to have a minimum lot size of 1,800 square feet per unit. All of the stacked flats in the proposal consist of 8 unit structures which would require a minimum lot area of 14,440 square feet (8 X 1,800 = 14,440). The proposal meets the lot area/dimension requirements for the building flat units. Some of the lot areas for the stacked flat buildings extend to the centerline of the private, internal streets. The code does not specify if the roads may be included in the lot areas. The proposed townhouse and apartment flat buildings appear to comply with the setback standards of the R-14 code. Townhouses require an 18 foot front yard setback and 15 feet where there is a sidewalk. The secondary use stacked flats require a 15 foot front setback. Both townhouse and flat buildings require a 15 foot rear setback and 5 foot side yard setback. Density The proposal has a net density of 13.6 dwelling units per acre which meets the maximum density limit of 14 dwelling units per acre. The bonus provision allows up to 18 dwelling units per acre. The net density has been determined by subtracting sensitive areas (wetlands and steep slopes over 40%) from the gross site acreage. The private, internal road system was not subtracted from the gross area of the site for calculating density. Lot Coverage The R-14 zone limits the lot coverage of buildings to a maximum of 50% of the total lot area. All the buildings appear to comply with this standard. Residential Project Features The R-14 code lists project features which are to be incorporated to create a neighborhood environment. 1. Building location - The code standard requires the development to be connected through organization of roads, blocks, yards, central places, pedestrian linkage and amenity features. It also requires the front facades of buildings to address the street. The buildings are organized addressing the internal street to create a neighborhood environment. There is a continuous sidewalk along one side of the road to provide pedestrian connections. The recreation center and wetland/open space area form a central, focal area for the development. The road system and parking avoids continuous head-in parking which is common to multi-family development. The proposal complies with the intent of the zone, orienting the buildings to the street, having continuous setback/yard areas, and incorporating an open space system. 2. Building Design - The code requires architectural design of the buildings to incorporate variation in vertical and horizontal modulation of structural facades and roof lines among attached dwelling units, and private entry features to provide a ground floor connection for the townhouse units. HEXRPT.DOC City of Renton PB/PW Department -- ,,o,iminary Report to the Hearing Examiner TALBOT ROAD DEVELOPMENT LUA-97-110,SA-H,ECF PUBLIC HEARING DATE: DECEMBER 15, 1998 Page 8 of 10 The proposed buildings include varying roof lines and there is modulation in the structural facades. The townhouse units are all ground-related and include entries oriented to the street. The dwelling units in the flats all have separate entries, avoiding common entries and corridors of apartment buildings. 3. Landscaping- The code requires landscaping of front setback areas (excluding driveways) and that landscape areas be treated with pervious surfaces. The proposal complies with this code requirement. The front yard setback areas are all landscaped. Parking The Parking Code requires 1 1/2 parking spaces per dwelling unit for multi-family development and one parking space per 4 dwelling units is required for guest parking. This would equate to a parking requirement of 420 spaces for the 240 proposed units. The applicant is proposing a total of 734 parking spaces; with 314 garage parking spaces, 314 spaces on driveway aprons, and 106 guest parking spaces. The 106 guest parking spaces are all surface parking spaces available and accessible off the street system, and the count does not include driveway aprons or garage spaces. Essentially, the proposal includes the required number of parking spaces (420) without counting the parking spaces on the.driveway aprons. The driveway aprons that are considered for parking have a length of 18 feet. The proposal includes this excess parking to eliminate motive for parking on the 20 foot wide roads. This issue is discussed below. Roads The internal streets through the proposed development are 20 feet wide with,5 foot sidewalks provided along one side of the street. The Fire Department requires a 20 foot unobstructed street width for emergency vehicle access. During analysis of this project, staff determined that the proposed 20 foot street:width would be sufficient for Fire Department access needs because the continuous driveway cuts would prevent parking along the streets. Also, with the additional parking on the driveway aprons (314 additional parking spaces) there should be sufficient off-street parking to preclude parking on and blocking of the 20 foot street. The applicant widened the north access street to a 28 foot street width to provide for 19 parallel parking spaces along one side of the street. The Environmental Review Committee discussed the street width issue and concurred with staff. (3) MITIGATION OF IMPACTS TO SURROUNDING PROPERTIES AND USES: The project.site is located in an area of the City that is developing with multi-family projects of a similar density and housing type. Development of the site would result in noise, dust, and traffic impacts on surrounding properties. These impacts would be limited to the construction phases of the project. The applicant has submitted a construction mitigation plan outlining mitigation measures to be employed for minimizing dust, ,noise and traffic impacts during construction. Construction-related traffic is limited to off-peak hours (8:30 a.m. to 3:30 p.m.) under the Development Guidance Ordinance to reduce traffic conflicts during peak traffic, times. The code requires a 15 foot wide landscape setback and a sight-obscuring solid barrier wall where R-14 lots abut or are adjacent to other R-14 or residential use properties. The site plan includes the minimum 15 foot landscaped setback and screen fencing is provided along the north and south property lines abutting residential properties. After completion of the project, there would be impacts on surrounding properties related to increased traffic volumes, noise and other activities normally associated with residential neighborhoods. The layout of the proposed residential development would not impair the use of surrounding properties. HEXRPT.DOC City of Renton P/B/PW Department ,- .iminary Report to the Hearing Examiner TALBOT ROAD DEVELOPMENT LUA-97-110, SA-H,ECF PUBLIC HEARING DATE: DECEMBER 15, 1998 Page 9 of 10 (4) MITIGATION OF IMPACTS OF A PROPOSED SITE PLAN TO THE SITE: The proposal would convert the mostly undeveloped site to a residential neighborhood use. This would result in inevitable impacts of clearing native vegetation, introduction of impervious surfaces, etc. The proposal includes measures to mitigate impacts of development on the site, including stormwater facilities to reduce runoff impacts and ornamental landscaping to mitigate loss of vegetation. The subject proposal avoids impacts to the most significant natural features on the site. Wetland "A", a large Category 2 wetland on the west part of the site, would not be directly impacted and the proposal maintains a minimum 50 foot wide buffer from the edge of the wetland. The preservation of this large wetland area is the most significant aspect of the development for purposes of mitigating impacts to the site, as it recognizes the important role or function of the wetland within the larger landscape. The wetland areas that would be impacted (16,676 sq. ft. of wetland fill is proposed) are isolated, degraded Category 3 wetlands with low functions and values. The mitigation proposed to compensate for the wetland impacts would create wetlands adjacent to existing Category 3 wetlands, resulting in a large single wetland area approximately 38,225 sq. ft:in size. The created wetland areas as well as the existing wetlands would be enhanced through_ planting with a mix of native emergent, shrubs and tree species. A mosaic of vegetation communities would become established and it is anticipated that this wetland would eventually meet criteria for a Category 2 wetland in the future. Therefore, the proposed wetland mitigation would represent an improvement over the existing wetland conditions on the site. The proposal would also avoid impacts to steep slopes and the drainage features on the site. , (5) CONSERVATION OF AREA-WIDE PROPERTY VALUES; The development of the site for a residential project should maintain or improve the area-wide property values in the area. (6) SAFETY AND EFFICIENCY OF VEHICLE AND PEDESTRIAN CIRCULATION; Access to the project is proposed via 2 driveways off Talbot Road South. The internal street system would be a private street with a 20 foot pavement width and a continuous 5 foot sidewalk along one side of the street. No parking would be allowed on the internal streets in order to maintain 20 feet of unobstructed road passage for Fire and emergency vehicle access. There would be almost continuous curbcuts for driveways to the units which would largely preclude any street parking. The north access drive off Talbot Road S. increases to a 28 foot pavement width with parallel parking along one side of the.street. A traffic report has been prepared by TDA, Inc. to address potential traffic impacts that could result with the proposed development. The study specifically addresses potential impacts at two signalized intersections; the intersection of S. 43rd St./Talbot Road S. and 96th Ave. S./S. 208th St. The traffic report concludes the project proposal would not cause a decline in the Level of Service (LOS) at the two intersections and no additional mitigation measures are recommended. The overall impacts of additional traffic are addressed through the imposition of the standard traffic mitigation fee. A pedestrian trail alignment (Springbrook Wetlands Trail) is identified across the subject property in the City of Renton Trails Master Plan, 1990. The Parks Department has requested that the applicant provide a 25 foot wide recreation trail easement that would connect with the trail easement to the south provided by the Glacier Creek residential development. A trail alignment located within the wetland buffer area would be on land that is unavailable for development. A trail alignment toward the upland edge of the buffer would best serve residents of the development, provide some visibility and access for safety purposes, and minimize impacts to the wetland area. The applicant could apply the cost of the trail easement for up to 33% of the total required Parks mitigation fee. The Park's Department would be HEXRPT.DOC City of Renton P/B/PW Department rreuininary Report to the Hearing Examiner • TALBOT ROAD DEVELOPMENT LUA-97-110, SA-H,ECF PUBLIC HEARING DATE: DECEMBER 15, 1998 Page 10 of 10 required to compensate the applicant for the value of the trail easement exceeding 33% of the mitigation fee. A bicycle trail along Talbot Road S. is identified in the City of Renton Trails Master Plan, 1990. The applicant will be responsible for providing the bicycle trail as a part of the required right-of- way/street improvements. The continuous sidewalk along the internal streets would provide for adequate pedestrian circulation through the site. (7) PROVISION OF ADEQUATE LIGHT AND AIR; Adequate spacing-is provided between the proposed buildings to allow for the movement of air and for adequate sunlight to reach the buildings. (8) MITIGATION OF NOISE,ODORS AND OTHER HARMFUL OR UNHEALTHY CONDITIONS; Noise and odor impacts may occur during the construction phase of the project. The applicant has submitted'a Construction Mitigation Plan which provides mitigations to the construction impacts of the proposal. The residential development would not generate any harmful or unhealthy conditions. Noise associated with the completed project will mainly be associated with cars and other sounds normally associated with any residential project. (9) AVAILABILITY OF PUBLIC SERVICES AND FACILITIES TO ACCOMMODATE THE PROPOSED USE; AND The applicant has been advised of the utility extensions and improvements required to serve the proposal. The applicant will be assessed fire and park mitigation fees to compensate for the increased demand on public services. (10) PREVENTION OF NEIGHBORHOOD DETERIORATION AND BLIGHT. The proposal would develop an underutilized site. The investment in site improvements and , the presence of a residential population would serve to prevent neighborhood deterioration and blight. H. RECOMMENDATION: Staff recommends approval of the Talbot Road Development, Project File No. LUA-97-110,SA-H, ECF subject to the following conditions: (1) Compliance with ERC Mitigation Measures: The applicant is required to comply with the Mitigation Measures which were required by the Environmental Review Committee Threshold Determination prior to the issuance of a building permit. EXPIRATION PERIODS: Site Plan Approvals (SA): Two (2)years from the final approval (signature) date. HEXRPT.DOC I . CITY OF RENTON DETERMINATION O.F4NON-SIGNIFICANCE (MITIGATED) MITIGATION MEASURES APPLICATION NO(S): LUA=977110,SA-j ECF:. • ; .. APPLICANT: Bumstead Construction Company Inc. PROJECT NAME: Talbot Road Preliminary Plat DESCRIPTION OF PROPOSAL: Proposal to consfruct240`rnulti-family residential condominiums on a 26.64 acre site. .The .project consists of. 144 townhouse .units .and :96,:multi-family flats. The ,proposal includes a total of 53 - residential structures, with 12 structures of eight (8) unit flats and 41 townhouse structures containing two (2) to four (4) units. A total of 707 parking spaces are proposed; with 314 spaces in garages, 314 .driveway,aprons and 79 guest parking spaces. Two driveways provide access to the site:off.Talbot Road South. There are eight (8) wetland areas • identified on the site. The proposal would fill a total of 16,676 square feet of Category 3 wetlands and create 25,014 square feet of wetlands to mitigate for impacts. The development was initially proposed in August 1997 with a mix of 51 single family homes, 106 townhomes and 24 condominiums. The applicant has revised the proposal as described above . and all application materials have been revised to reflect the current proposal. LOCATION OF PROPOSAL: 4915 and 5017.South Talbot Road MITIGATION MEASURES: 1. Temporary Erosion Control shall be installed and maintained to the satisfaction of the-representative of the Development Services Division for the duration of the project. Weekly reports shall be submitted on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules or installation submitted by the Project Engineer of record to the Public Works Inspector. Certification of the installation, maintenance and proper removal of the erosion control facilities should be required prior to Temporary Certificate of Occupancy. 2. The applicant shall provide an analysis of the potential impacts on Springbrook Wetland and on adjacent properties that may result from relocating and tightlining the existing seasonal streams to discharge into the Springbrook Wetland. This analysis shall be subject to the approval of the Development Services Division, prior to the issuance of building permits. 3. The applicant shall provide extra stormwater detention with a 30% safety factor. beyond the normal requirements through the 100-year storm event to minimize additional downstream flooding problems. Plans for this facility shall be submitted to the satisfaction of the Development Services Division prior to the issuance of construction permits. 4. The applicant shall stake the outer edge of the wetland areas to be retained and the outer edge of the buffer areas prior to initiating any grading or construction activities on the project site. 5. The applicant shall pay the appropriate Fire Mitigation Fee equal to $388 per multi-family unit and $0.52 per square foot for the recreation building. The fee"for the residential units is estimated at approximately •$93,120 and $1,346.28 for the recreation building. The Fire Mitigation Fee is payable prior to the issuance of building permits. • 6., The. applicant shall be required to pay a Traffic Mitigation Fee of $75 for each new average daily trip associated:with the_:project. The traffic mitigation fee is estimated to be $104,047.50. This fee is payable prior to the issuance of building permits. 7. The applicant shall pay a Park's Department mitigation fee of $354.51 per multi-family dwelling unit. The value of the trail easement and recreation building may be credited for up to 1/3 of the total parks mitigation fee. • The required mitigation fee shall be subject to the approval of the Parks Department and the Development Services Division, and the fee shall be paid prior to the issuance of building permits. 4 e• - ... � ..... .. +... ..- _.-r env.-...c v n,.. .. .. I r,: CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) -ADVISORYNOTES:. , APPLICATION NO(S): LUA-97-110,SA-H,ECF APPLICANT: r Burnstead Construction Company Inc. - PROJECTNAME: _ °` Talbot Road'Preliminary Plat - = - • DESCRIPTION OF PROPOSAL: Proposal to construct 240 multi-family residential condominiums on 'a 26.64 acre site. The project consists of 144 townhouse units.and 96 multi-family flats. The proposal includes a total of 53 residential structures, with 12 structures of eight (8) unit flats and 41 townhouse structures containing two (2) to four (4) units. A total of 707 parking spaces are proposed; with 3.14 spaces in garages, 314 driveway aprons and 79 guest parking spaces. Two driveways provide access to the site off Talbot Road South. There are^eight (8) wetland areas identified on the site. The proposal would fill a total of 16,676 square feet of Category 3 wetlands and create 25,014 square feet of 'wetlands to mitigate for impacts. The development was initially proposed in August 1997 with.a mix of 51 single family homes, 106 townhomes and 24 condominiums. The applicant has revised the proposal as described above and all application materials have been revised to reflect the current proposal. - • LOCATION OF PROPOSAL: -4915 and 5017 South Talbot Road - - Advisory Notes to Applicant: The following notes are supplemental information provided in conjunction with the environmental determination. Because these notes are provided as information only, they are not subject to the appeal process for environmental determinations. - BUILDING Must comply with all 1997 Uniform Codes. A complete soils report is required. ' - ' FIRE, 1. The preliminary fire flow is 3750 GPM for the'8-plex buildings and 2750 GPM for the 4-plexes, which requires one fire hydrant within 150 feet of the buildings and three additional hydrants for the 8-plexes and 2 additional hydrants for the 4-plexes,within 300 feet of the buildings. 2. Central Station Monitored fire alarms are required in all buildings. Fire sprinkler systems are required in the 8-plexes and any three story buildings, 2 stories over garages." Separate plans • and permits are required for the systems installations. 3. Building addresses shall be visible from a public street. 4. Planters are not allowed within the 90 foot cul-de-sac turnaround. ' PLAN REVIEW-. SEWER UTILITY ' .The sanitary sewer, main will require an extension to serve the site. The new main will be a • minimum of&inches and must be constructed per City Codes/Standards: Side sewerconnections will cost$60/each. Wastewater(SDC) fees of$350/unit will be required. • - - '•. • Talbot Road Preliminary Plat �` =3',4'4 :: '• 't! f;. LUA-97-110 SA-H,ECF • ,:, 41,. ,,;,:,;;;,- ryj� $ , " i, ,,r . _... � •;f, '•ot..••i.� `.K• ., .. �.,i�v:a:�'-din.:�..`'�:,•�;l�l.•:S _1 e �u.«4Y..+�.-:.s"raK.i .16..iY .:'L.: ,.. ... . ,• . o- _..... ........ Advisory Notes'(Continued) �.. ._.. . .�......,,,.._... .__-...-.-.. Page2of2 ... WATER UTILITY ... . Water main:extensions will be required-`to serve 'the,!'sitet,and::must meet..fire:;flow'•and Fire." Code/Regulations per the Renton Fire Department. New water mains will be required to connect • to existing stubs on adjacent properties to the north and south of the site. New domestic water . • meters with PRV's will be required and irrigation meters will require backflow prevention devices. • Water::(SDC)fees of.:$510/unit will be.required:. s:... _._:> - • DRAINAGE The drainage plan.and erosion/sedimenfation_control plan:rip0 meet the'requirehienis.of The • 1990 King.County,Surface:Water Manual (KCSWPM) as adopted by:the City of Renton:' System .' , - Development Charges.(SDC) of$0.129/sq.ft. of impervious surface area constructed pn the site will be required. STREET IMPROVEMENTS . - Talbot Road South adjacent to the site must be improved with'-curb, gutters, sidewalks;-street lighting, and paying per current City Codes/Standards. , „ • GENERAL-- PLAN REVIEW All required utility, drainage and street improvements will require separate plan submittals . :prepared.,according to. City,of.Renton drafting standards:by a registered Civil.Engineer...:The • construction permit application must include an itemized cost estimate for these improvements. The fee for review and inspection of these improvements is 5% .of the first $100,000 of the estimated construction cost, 4% 'of anything over $100,000 but less than $200,000, and 3% of anything over $200,000. Half of this fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. • • PLANNING • ' 1. Garbage and recyclable deposit areas and 'collection points. shall be-easily and-'safely • accessible to hauling trucks. 2. The applicant is responsible for obtaining all State and Federal permits required for the filling of and/or impacts to wetland areas and the relocation of the seasonal streams. 3. The applicant shall submit a Final Wetland Mitigation Report in compliance with Section 4-32- • 6.H. to the satisfaction of the Development Services Division prior to the_:_issuance of construction permits. PARKS • All landscaping outside property lines shall be maintained by the property owner. Please verify _ • that proposed plant species will.not grow into overhead power liens. '" • . AIRPORT The proposed project is located south of the Valley Medical Center. This area is subjected to aircraft activity from both Renton Municipal Airport and King County Airport 24 hours per day, 7 days.per week. • - A'helicopter.,pad;j .'located at the Valley Medical Center.- Aircraft are directed to fly,in the,vicinity,.ofthe..-- , medical center whenrapproaching the Renton Airport, by the Air Traffic controllers.,:Purchasers of • condominium units should be notified that aircraft operating into both airports are frequent over this area. nuv—iu—ao 11 :4j NUM-n IWtLvt A ULIAItS 253-85Z-473Z T-178 P.01/01 F-309 1111a4r, .- B-twelve Associates, Inc. • y - 1103 W.Meeker St, Slate C �% Kent,WA 98032 (v)253-.859-0515 (f)253-852-4732 (e)b12assoc@compuserve.com F�c To: Peter Rosen—City of Renton From: Ed Sewall Falc 425-430-7300 Pages: I I Phone: Date: November 10, 1998 Re: Bumstead—Talbot rd CC: Ron Hughes—Burinstead Construction ❑ Urgent ❑ For Review 0 Please Comment 0 Please Reply 0 Please Recycle • Comments: Peter,This letter describes my observations of the streams on the Bumstead Construction Talbot road site. The site contains two features that have stream characteristics. The first is located in a narrow ravine near the northwest side of the site just northwest of Wetland F. Historically it appears water flowed from the pond located off-site to the east of the property in a shallow swale through Wetland H, Wetland G and into the ravine. However, this flow was historically diverted in a ditch along the east property line and then in a pipe all the way to the southwest side of the site, discharging water near Wetland C. The channel feature located NW of Wetland F has not been observed with any water in it even in winter months. This feature enters Wetland A and loses its channel characteristics. If this channel has surface water flows it is intermittent, carrying water runoff from Wetland F. There is no possibility of any fish species using this channel as the channel disappears at the edge of Wetland A. The second channel ,Barr;the site + :;• ,. ,�� ; e3 pr+i++ioustY Ctr�iri T m t ®" " owe, This channel also' spreads tut and loses its defined channel further into Wetland A . The lack of a well defined channel through Wetland A , intermi6ttent flows and steep topography limit any possible use by fish. Both of these features have been depicted with the required 25'setbacks. If you have any please contact me at(253) 859-0515 I . r•am.. . City of Renton Department of Planning/Building/rrtblic Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: Valeits COMMENTS DUE: OCTOBER 29, 1998 APPLICATION NO: LUA-97-110,PP-SA-H,ECF DATE CIRCULATED: OCTOBER 16, 1998 APPLICANT: Burnstead Construction PROJECT MANAGER: PETER ROSEN PROJECT TITLE: Talbot Road Preliminary Plat WORK ORDER NO: 78257 LOCATION: 4915 and 5017 Talbot Road South SITE AREA: 26.64 acres I BUILDING AREA(gross): SUMMARY OF PROPOSAL: Proposal to construct 240 multi-family residential condominiums consisting of 144 townhouse units and 96 multi-family flats. The proposal includes a total of 53 residential strucctures,with 12 structures of eight(8) flats and 41 townhouse structures with two (2)to four(4) units. A total.of 707 parking spaces are proposed, with 314 spaces in garages, 314 driveway aprons and 79 guest parking spaces. Two driveways provide access to the site off Talbot Road south. There are eight(8)wetland areas identified on the site. The proposal would fill 16,676 square feet of Category 3 wetlands and create 25,014 square feet of wetlands to mitigate for impacts. 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 Airport Environment 10,000 Feet � /14000 Feet Q^y �� /7jJ • B. POLICY-RELATED COMMENTS i Gam°, t:_,t1S GV/dx.,. �€as4e e_ev-2-7 -e: L'� -e?"7 rx / „dice- np 4 c.7/0 arnziufAL /-0 psz_, 1 Sclae,4--2-2. 7'- ,, 7,,r.i. r7 ,c ____,, e . Gezi'J/ = tf-<)e- , /9/7Zrazvd 6)2e4t,th_, . C. CODE-RELATED COMMENTS .- ,!Y-'2 70'-?,e7Q6Z)-eCIL)0 634 7-4,71,2,,e),.,CV27 ,ef. ---/ 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 Information Is needed to properly assess this proposal. qq 6047s,‘__j nature of Director or Authorized Representative Date ` y 9 P ! DEVAPP.DOC Rev.10r93 TY �. O + + CITY OF RENTON , � FIRE PREVENTION BUREAU MEMORANDUM DATE: October 21, 1998 TO: Peter Rosen, Planner FROM: Jim Gray, Assistant Fire Marshal .4 SUBJECT: Burnstead Talbot Rd. Preliminary Plat, 4915 S Talbot RD Fire Department Comments: 1. The preliminary Fire flow is 3750 GPM for the 8 Plex buildings and 2750 GPM for the 4 Plexs, which requires one fire hydrant within 150 feet of the buildings and three additional hydrants for the 8 plexs and two additional hydrants for the 4plexs, within 300 feet of the buildings. 2. The interior access and circulation roadways are not adequate widths for the size of this project...They should meet the City Street Standards as specified for residential streets. Planters are not allowed within the 90 foot cul-de-sac turnaround, remove the planters shown on the plans. 3. A fire mitigation fee of$93,120 for the residential units and $1,346.28 for the Recreation Building is required based $388.00 per the Residential units and $.52 a square foot of the Recreation building square footage. 4. Central Station Monitored fire alarms are required in all buildings. Fire Sprinkler systems are required in the 8 plexs and any three story. buildings, 2 stories over garages. Separate plans and permits are required for the systems installations. 5. Building addresses shall be visible from a public street. Please feel free to contact me if you have any questions. City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL &DEVELOPMENT APPLICATION REVIEW SHEET Reviewing Department Transportation Comments Due: OCTOBER 29, 1998 Application No.: LUA-97-110,PPSA-H,ECF Date Circulated: October 16, 1998 Applicant:Burnstead Construction Project Manager:Peter Rosen Project Title: Talbot Road Preliminary Plat Work Order No: 78257 Location: 4915 and 5017 Talbot Road South • Site Area: 26.64 Acres Building Area(gross): A. Environmental Impact(e.g.Non-Code) Comments No comment. B.Policy-Related Comments No comment. C. Code-Related Comments The adjacent right-of-way (Talbot Road So.) must be improved with installation of curb, gutters, sidewalks, paving and street lighting per current City Codes/Standards. The private road (north access needs to be paved 28' in width (curb-to-curb) from Talbot Road to Unit #46 (540+/-) and the (south access) road needs to be paved 28' in width (curb-to-curb) in front of Unit #3 (150' +/-). Additional parking stalls are needed on the west side of the recreation building. The project will require • transportation mitigation fees of$75/trip (see attached fee form). /�cr ✓�� /© —ZZ —78 Signature of Director or Authorized Representative Date bmstd3 Z 6 6, • ,��Y Can w!'.fY..'wl.;� .,tir.�Cr.:..•�..w.»..: • VCR _^ t 1 !!.',;,ti •��,...w.rj•.>:yYV. 1...' t."'w2?:w;G�`s.lo...•.• + ...<..r» .:. :ry.�tX`*? p,.....�,,,•,�,1;, y. .. � ��T�%� �P�,€�RTy. ��KTt:� �L111LL/J/�' ��J e�F��E • _ . . .. .r ry.<•r'W.w x�uwvv;�i.:wwwc+�:nw.in..wxr....w.b►�..:v+..n.:A...ni• ..n.:►.a.cp.,pt Project Name ( bu✓iictec(4) Ia I bof Rocro( P 1( Project Address 1.1 ct 1 i-c 5 Contact Person lout Httc,lle S Address Phone Number 51-1 - .000 E k t 201 • Permit Number L- OOA - c1-7- 1 10 Project Description Le.115f(t c f 240 N�tu�f i-�ci,v ,Ii c_c:vtr,(DyAiWlA41- lottL ti, 5 39ivt,Ctttves _ 7o7f c•2j 707 pavk►`ui s � , r k�;�r / - 2 Liorciej Land Use Type: Method of Calculation: Re Zs ❑ Residential 0 ITE Trip Generation Manual Town l,s fi(ck,I ), (23v) 0 Retail 0 Traffic Study . ❑ Non-retail 0 Other 5' ('�' v"' II'1y11 suwi;lt. -. 'i_55 ��) 41vk Calculation: rv� ttic,u avevay cedtll1 frjpS (2'1o)(53-86) - (2)(q.55) 1327. .3 Z0F5 Af / 75 F.A, -t}-;p ( 137. 3) ( $75 ) = /04 , 047. 50 Transportation Mitigation Fee: IO 9 , 0 4 7. 5 O Calculated by: 1V�t1 GVi J Date: rv/j g Account Number: • .09 Date of Payment City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL &DEVELOPMENT APPLICATION REVIEW SHEET Reviewing Department Plan Review-Water. Comments Due: OCTOBER 29, 1998 Application No.: LUA-97-110,PPSA-H,ECF Date Circulated: October 16, 1998 Applicant: Burnstead Construction Project Manager: Peter Rosen Project Title: Talbot Road Preliminary Plat Work Order No: 78257 Location: 4915 and 5017 Talbot Road South Site Area: 26.64 Acres Building Area(gross): A. Environmental Impact(e.g.Non-Code) Comments No comment. B. Policy-Related Comments No comment. C. Code-Related Comments Water main extension will be required to serve the site and must meet fire flow and Fire Code/Regulations per the Renton Fire Dept. New water mains will be required to connect to existing stubs on adjacent property's to the north and south of the site. New domestic water meters with PRV's will be required and irrigation meters will require backflow prevention devices. Water (SDC) fees of $510/unit will be required. /6 --zz - 78 Signature of Director or Authorized Representative Date brnstd2 City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL&DEVELOPMENT APPLICATION REVIEW SHEET Reviewing Department Surface/Wastewater Comments Due: OCTOBER 29, 1998 Application No.: LUA-97-110,PPSA-H,ECF Date Circulated: October 16, 1998 Applicant: Burnstead Construction Project Manager: Peter Rosen Project Title: Talbot Road Preliminary Plat Work Order No: 78257 Location: 4915 and 5017 Talbot Road South Site Area: 26.64 Acres Building Area(gross): A. Environmental Impact(e.g.Non-Code) Comments No comment. B. Policy-Related Comments No comment. C. Code-Related Comments Surface Water: the drainage plan and erosion/sedimentation control plan must meet the requirements of the 1990 KCSWDM as adopted by the City of Renton. Due to down stream flooding problems in the valley floor west of the site extra detention through the 100 year storm will be needed as a safety factor equal to 30%more than normal requirement. The project will require (SDC) fees of$0.129/sq. ft. of new impervious surface area constructed on the site. Wastewater: The sanitary sewer main will require an extension to serve the site. The new main will be a minimum 8" and must be constructed per City Codes/Standards. Side sewer connections will cost $60/each. Wastewater(SDC)fees of$350/unit will be required. /o--Z Z—?8 Signature of Director or Authorized Representative Date brnstdl City Or:lenton Department of Planning/Building/Pubuc:Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING.DEPARTMENT:Coinst tittchavt Swttto COMMENTS DUE: OCTOBER 29, 1998 APPLICATION NO: LUA-97-110,PP-SA-H,ECF DATE CIRCULATED: OCTOBER.16, 1998 APPLICANT: Burnstead Construction PROJECT MANAGER: PETER ROSEN PROJECT TITLE: Talbot Road Preliminary Plat WORK ORDER NO: 78257 LOCATION: 4915 and 5017 Talbot Road South SITE AREA 26.64 acres I BUILDING AREA(gross): SUMMARY OF PROPOSAL: Proposal to construct 240 multi-family residential condominiums consisting of 144 townhouse units and 96 multi-family flats. The proposal includes a total of 53 residential strucctures,with 12 structures of eight (8)flats and 41 townhouse structures with two (2)to four(4) units. A total of 707 parking spaces are proposed, with 314 spaces in garages, 314 driveway aprons and 79 guest parking spaces. Two driveways provide access to the site tiff Talbot Road south. There are eight(8)wetland areas identified on the site. The proposal would fill 16,676 square feet of Category 3 wetlands and create 25,014 square feet of wetlands to mitigate for impacts. 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 Airport Environment 10,000 Feet 14,000 Feet .i v 1 a .. ..J B. POLICY-RELATED COMMENTS • • • C. OODE RELATED COMMENTS 01,v1fref,-- f(7 7 ee-1-1-<,---'-t-4-‘— e()-e-14L We have revie d this application with particular attention to those areas In which we have expertise and have Identified areas of probable Impact or areas where addrti Information is needed to prope assess this proposal. fiGe' /0 /'‘;7g ature of Director o uthorized Representative D Date DEVAPP.DOC Re+.10193 °ROPERTY SERVICES FEE REVIEW 18 —0 Ye . ® ; DEVELOPMENT APPLICATION REVIEW SHEET . ❑ PLA L .EVIEW ROUTING SLIP :-7.' ':',` ❑ ENVIRONMENTAL CHECKLIST REVIEW SHEET ❑ APPLICANT: rguROSTEA, edvosll2t,tcttodu (5 //c OTHER RECEIVEDFROM�� �i/f9fl JOB ADDRESS: L d NATURE OF WORK: zyo tit, 3i4[73o7 ZA., pai,oNci, Joel aHRoaNaoo GREEN# lit D NEED MORE INFORMATION: ❑ LEGAL DESCRIPTION Et SPECIAL ASSESSMENTS AND CONNECTION FEES ESTIMATED 11l SQUARE FOOTAG 0 VICINITY MAP ` ❑ NOT APPROVED FOR APPLICATION OF FEES 0 FRONT FOOTAGE ❑ OTHER ❑ VESTED 0 NOT VESTED CI This fee review supersedes and cancels fee review# dated /t✓tn(J //�P6Q thous ❑ PARENT PID#(subject to change)_ SUBJECT PROPERTY PID# 3l 2 3O3 e3 037,9 OS 3,9/2 2, 9/1/9 ❑ King Co.Tax Acct#(new) 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. 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 DISTRICTS NO. NO. ASSESSMENT UNITS OR FEE Latecomer Agreement(pvt)WATER O 0/3 ,,N,S(e 5d i=r f slay Latecomer Agreement(pvt)WASTEWATER Latecomer Agreement(pvt)OTHER Special Assessment District/WATER &YoG ar1,/07,/iB,Kr CO ,ter- 1/1L 97ZS3,�o/'1.�C( Special Assessment District/WASTEWATER • Joint Use Agreement(METRO) Local Improvement District Traffic Benefit Zones $75.00 PER TRIP,CALCULATED BY TRANSPORTATION FUTURE OBLIGATIONS I SYSTEM DEVELOPMENT CHARGE-WATER #OF UNITS/ SDC FEE ❑ Pd Prey. 0 Partially Pd(Ltd Exemption) ® Never Pd : SQ. FTG. Single family residential$850/unity Mobile home dwelling unit$680/unit in park Apartment, Condo$510/unit not in CD or COR zones x 24f0 S /22/yoO.00 Commercial/Industrial,$0.113/sq. ft. of property(not less than$850.00)x - . • Boeing,by Special Agreement/Footprint of Bldg plus 15 ft perimeter(z,soo cm threshold) SYSTEM DEVELOPMENT CHARGE-WASTEWATER 0 Pd Prey. 0 Partially Pd(Ltd Exemption) ®Never Pd • ' Single family residential dwelling unit$585/unit x Mobile home dwelling unit$468/unit x I Apartment, Condo$350/unit not in CD or COR zones x - 2 yo , Spy,o o o,oz' Commercial/Industrial, $0.078/sq. ft. of property (not less than$585.00)x REDEVELOPMENT CREDIT: (New-Old Flow)/New Flow X Above Fees SYSTEM DEVELOPMENT CHARGE-SURFACEWATER ❑ Pd Prey. ❑ Partially Pd(Ltd Exemption) ® Never Pd — Single family residential and mobile home dwelling unit$385/unit x o , 16 J c,F a /,? All other properties$0.129/sq ft of new impervious area of property x i Snot less than$385.00) 9. 2 • PRELIMINARY TOTAL $ /o / lL// am-2 r lR '3o, I/83 • lP Signature of Reviewing thority DATE R o0 sua���r� Uh�Q,c'tc,4.�o�v VP *If subject property is within an LID,it is developers responsibility to check with the Finance Dept for paid/un-paid status. 1� ad 0 **The square footage figures us,.ed are taken froin'the King County Assessor's map and are approximate only. 4/�KO 4W- g c:/templote/ferapp/tgb EFFECTIVE July 16,1995%Ord. Nos. 4506,4507,4508,4525,and 4526 E-- --.S . et I l t 0 0 City of'Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: Amerlr COMMENTS DUE: OCTOBER 29, 1998 APPLICATION NO: LUA-97-110,PP-SA-H,ECF DATE CIRCULATED: OCTOBER 16, 1998 APPLICANT: Burnstead Construction PROJECT MANAGER: PETER ROSEN PROJECT TITLE: Talbot Road Preliminary Plat WORK ORDER NO: 78257 LOCATION: 4915 and 5017 Talbot Road South SITE AREA 26.64 acres I BUILDING AREA(gross): SUMMARY OF PROPOSAL: Proposal to construct 240 multi-family residential condominiums consisting of 144 townhouse units and 96 multi-family flats. The proposal includes a total of 53 residential strucctures,with 12 structures of eight (8)flats and 41 townhouse structures with two (2)to four(4) units. A total of 707 parking spaces are proposed, with 314 spaces in garages, 314 driveway aprons and 79 guest parking spaces. Two driveways provide access to the site off Talbot Road south. There are eight(8)wetland areas identified on the site. The proposal would fill 16,676 square feet of Category 3 wetlands and create 25,014 square feet of wetlands to mitigate for impacts. 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 i Utilities Animals Transportation Environmental Health ! Public Services Energy/ ° Historic/Cultural Natural Resources Preservation AirportEnvironment 140 10,000 Feet tic) Feet The, proposed project is located south of Valley Medical Center. This area is subjected to a:ircraftactivity from both Renton Municipal Airport and King County Int'l Airport 24-hours per day,` 7 days per week. A helicopter pad is located at Valley Medical Center. Aircraft are directed to fly in the vicinity of the medical center, when approaching the Renton Airport, by .the:Air Traffic Controllers. This is and has been the normal approach procedure to this airport. Purchasers of condominium units should be notified that aircraft operating into both airports are frequently in the sky over this area. . ;i B. POLICY-RELATED COMMENTS • None C. CODE-RELATED COMMENTS None 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 add'. a1 informatio 'eeded to properly assess this proposal. - . , ..� 21, t11 Signature o I'ector or Authorized Representative Date DEVAPP.D• Rev.10/93 . . . . • SEC. 31, TWP. 23 N., RGE 5 E, W.M. z- ......., I i i111,, 1%, t I I •:.. ,,,,,,-, ,.4, .. •,''i 1 ..,,, ,,., , .--...,,,• IA,•-• 1 A,„\\\\\\ ( , i 11 ... ,•:_j.,:,.,„.:,;,,,j.,,,„ i. a v , , , ..,,- ----• _ Jr_ . . ., •3.-.-ci.,__,,C,111 ; 1 .jos i•1, ill )Y '1 rim' 4= • . ,15.6 I:....1:r. •. :I... a/NL / ::\I"r..:i"',1,,,1 .,,•".. , • I,411,1. ' ------• '-'•-•..‘ • ' • . .• 11,\ ,,,-1-"'11.1 11 511,•- 1 it:: . \,-C_, ,...,, ..i 1,. ,,Si-,"-,...i.A:°'''' .:.,ed 4.4 EA."'g APIT7ne'v. i 'is::'''-':' ''; '• P'"G ' •-''")4. ' i .., il IV\1,\' '• . ..T.',!1:.-...--;.1'.•,• ,,,,,',,... 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PRELIMINARY LANDSCAPE= LEGENDre. ? + " • 6 Oi (SEE SHEET LI FOR TREE PLANTING LEGEND)�G;C JY,r:: y..�� ,, -i ';'"•"T LARGE.AND MEDIUMSIZE SI-12UBS } PArlO PATb 3 Arbutus unedo Strauiberry Tree �' -- ' f k%::`•I Chamaecyparis o.'Gracilis' Hinoki Cypress I ' ° A Cotoneaster parneyl Parney Cotoneaseer , �lB.''�` 7` i'- a a}f,� Mahonia acjuifolium Oregon Grape >;` n', c�x,�w ,3 <Ct �• Hyrica californica Pacific Wax Myrtle _ Ili ..' .•:. ;',:'/ Pieria japonica Lily-of-the-Valley 5+rub a' �n�� y' Y S! •��_ v i - � � �� .:I:':'' "/" Prunus lusitanica Partuga/Laurel . ,; .- • graks �•11 ���`.V �L+''44,': Nandina domestics Heavenly Bamboo Rhododendrons Rhododendron % \ci BerberIs g.'Wiliam Penn' ak..Pena Barberry n • • ` Aillt ' Leucothoe(ontanesiana Leucolheel .i. SMALL SI-12UBS AND GQOUNDCOVEI2S- �" niQC. I/ �® E� sr � VW Abella 'Edward toucher' dbelia _ IGotoneaster horizontalis Rock Coaoneaster a°fr ra nno .:.'.. 00000 ,e' PAr)o Berberis verruculosa !Warty Barberry ro�S., Plnus mu o u ho' Mu o Pine �.••..'..:; Prunus!.'Otto Lu kens' Otto Luykens Laurel FF ,' 5arcococca ruscirolla 5arcococca * i y Arctostaphylos uva-ursi Kinnickinnick j% Gaultheria shallop Sala/ { 1 Psr� _ Hypericum calycinum 51.Joirr's Wort Vinod minor Porno �� m ®, Periwinkle -i;'% f ..,00:o,' I. Erica c.Springwood Pbnk' Springmood Pink Heather i�' ���0' :' various peremia is and grasses . \ w' : `� I J LAWN I 4 OO ° e,.`_^� ` ` r} ;^ " " E � ''tq \ TYPICAL TOWNHOUSE LANDSCAPE I o U ...'P '•.'i__.;_�l� :_ __ _ _ _ �" �i.L�WII'Ihinii:... srt I GGG .,;' ^.y :r c :m140.:� aT.T.% ,._-•-.,> ~ _. - uiunil�� iuuiuuumiuuuum' MI 2 :1 .r' PAT PAT` p`ao m a . 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SUITE 201 Surv/°/n LnO Iis BBS7B71 W ahlnpron YBF, D a Pnwccr MANncEP BfLLEWE.WASH/NOTON 9B005 �• O ( ) (425)88STYe]Fe: 19,70 4•744.41 1 8.3.98 • , • • . . • . . •. . • .' . . . • " .. . CKWORTH -,,-;>'----'''' •si . - '21 IgE . . --.,. • -••=-'inn--=-- r 1=, ,v FRONT ELEVATION - RECREATION E3UILDING SCALE:liEr• [ I _ :! I _I_I '9 • t % i .-,--- j .--_f=:1_ - ,--z-=,==_17-L=f--•'Fl-f 11 T:-:t___Ili . -_, [ ,,_, • mil op 1 -14.tk. ESIIi2 PA I" 9 Zle Mgralig Ila k..._} 17:.-71 LEFT ELEVATION z. 1° • 1=1 SCALE IPr:) •4% i, IN ci ris MTh 4 1 1 '_arl. il 11513410.81._ ...... all (Th Z k ' g4 . . I- 1 rn REAR ELEVATION Z it,- CD SCALES 1/B.. FLOOR PLAN 1.-0. .-1 SCALE:1/13.•1.-0. C-) • 258S.0 SF. . ..--- ----- . 1=1 41 • • I=1 Cn -Mt-la:k — 1:------= A -------7—7---=-=,——11------- ;3:44 — RIGHT ELEVATION SCALE t 1/8.•1.-0. • •• . . • ~ {�CKWORTH • s Pens eal..IMaglon 'MIDI a-- _- :n-tinn-ging_ _„__- /��.I I❑ -❑I_-_1❑ WW .. .._=o ma*swNO — _oo_= RR ( . - -❑ I I I Ot'=F;-1 P 1? 1C 3 11t i 1 8 FRONT ELEVATION - TYPE I P &GALE,1/H•.1•-0" q O ,..1..da___-_-_-_-__,=_ __7----:ii,---n - -,_,, _:5__-_,_,_:7,. , , . .. _ _:_____,Z:7_7--_-'-t; '-f: . • • g ill / p• b U �1 (i LEFT ELEVATION RIGHT ELEVATION pR d �A�, e•.•b• I=1 W 7A1K - ------. I `= ..I. - -, :, -ram ■.-_ d W g REAR ELEVATION sw.e.w•.rc• • • • I - II-1191.r% 40, 1 . ". 1719il _Mum I \ r •rammis APB 11;1 = 1111 r_ BE NAL- rim EiIl FLFL IM111llIIIII 11111 • vIPAILI1CD91 11-1)ADAD rinrim I n DE 1 ' BURNSTEAD CONSTRUCTION •o JOB 140.9.2 Ilii h,i1p9;1 I ly,111 11 I "=i1i11'll ''II'i IIN Id1 1 • _ ..• II,i.m, 11EnilW . IIIIIII1,il 'Ijl'Ili 111 ,,li '!I,II 1:1 l li,11 1 i!IIIi 1 11 II Ln ;Ili I!i '.Ill, II lliI!!, / „'1IIll [F,_,..._ il n �■iii ilII! JULJL :I _ �eewulil� ii 111111111� - :OEM 'III11►I , _ IIIIIU J❑❑[_a 1:;,1,41,1 I'll�'�L'�it11 1i11,1Iji, ❑❑E -■ 1 nIIPUMPlini_it ❑❑L I ss WIIBINIInll IIIIIIIiI �,,: �I ,II,, , ,11111 0nmMm maim' *11 u :III I I1�1����U1� 1..1 E ❑oo°� ■-Ill fj;] ❑❑❑, 1.I,i ,_ _ I� MCI �.rl :IUn:,.1,1i1111�, lll,11C_.11 m tog immmm J , ® m:g�ilr 'mmmmmm0II:I I'Nn6 P4 r—igi1 E1 1 ii1 "1i�dlil 11rdio'.� '1n.!,1:1,:,, I ��1tlhv jr I'I��ii II II1';'p. DOOM '1 �IIII 11 I'II:,111111,1','L OOO� . m I11 i .... 7❑❑C •I,I.,mru,: ��.I 7❑❑C I �� .■I, 1❑❑W . it111l,gl''dull r IrrIhr{ .�: 11 III Iplllill' o d� I� .i;1111' IE I'IIL I�,li �I''I I111'I1I'I IIII'' Il it II ae.e l l F :III ;II'II MITI' I( ' IO II II qIIII[ �IIIIIII II, rfrAIDM✓r.lr IllC)A ✓ 'TYPE111 i f E BURNSTEAD CONSTRUCTION 9g_ MMo � .109 MO.,d1] ,.q,G 'J I • 1 Irk -- -/�51 ` ; I(— 1 -/ f- ir' lila&, 1 I I II El I . E 1 i ' ii 1 1 1 -e, 1 - 1 i g >- . L;1,�:��, Ili 11ilii .�b o • ii MT■1111111rms.N ..µ 1 --hal I =roll .--s,..:; jci II WL111IIIIII1IEf 1 -m Imunizmi..1... tt..:5 ���1 .y1 a I. .i u ii 1 1 !fi 1 g 1 .., 11 _III I -I II I ,rI"IIS II 2 I 1 1 I B-O• F/i iii D 11 !$ ii. IV • 1l5 rfAll D RADAJ1D VlN 17lDIE 1111 r.� n • BURNSTEAD CONSTRUCTION iY o z . JOB NO.VI] OGTOBBF 1.M.B d .x . CKWORTH I:I „ , 7161,111, 1101:141.411111:110 ;'2- - �••I ��llnO iiimrS� •000.1�0-� +_.......... MIO..L . _!11' o0d ...a.... - wJ :i Ii -m1 I ru-I I-ELEVATION - TYPE III" = I'-0" I 1 s 8 P 114111FILII Hp mot ,,,,„),.... ,_, , _ ,_,-_-__„c_ ,.,-T--Y_- _-5, Pi t ITI r _,. _ _ z O LEFT ELEVATION RIGHT ELEVATION SCALE: I/8" = I'-0" SCALE: I/8" = I'-0" <Th i==1 CA z I- b O d U !SIP NISI,OI■■Ir■I jl■■I:ff. i-,....III I�_ ® • alb A Ma i'll�i■ol■• a V.i ....'_7 _______,_. ___ _ _ _ Z 17 .... -;------------7 M L • ilii111111 i n J.-74,'in-:„4 r ," , __=:_„ , ..,____, _,_,.. .4.4 ,4 ,.. d I= REAR ELEVATION SCALE: I/8" = I'-0" 1 lip 22r. r- __ice evttallii- " i di 1 L__, 1 1 1 IA ' • OR CeZ ilk n 3 e ,�- ---_ _ r I V!IiI -0 II lir . a p 1 ' I--I a 0 IL'IIIlI I 70 - o Ir;;;;;I1 r 'o b �f I i I ter -0 ti G i W.`.;j] 1 ill ,• mil 1 a:aka EN �, _ - L 1 0 'I= , IE3 /PAll D'Il° Ilt[DAJ1 91°YIlDD-0 Jiff 11 !•I x Ft BURNSTEAD CONSTRUCTION €_ ° .ioe xo..e.e ocroeoa r.n.e g- `3 x • • • • . ACKWORTH J .• . . 11 �Iltl .1�, __S 7-E............ wiiIrwill%mi �� j' .mww w u 1 �i mm 00 ■mod OO,�Loo• oo� JL I--' iOOf EOD■ I�.00 i°°r-�OD�- w�O�� ��Climaig . OO■ �0�� aOOr i�o❑ Inn: °° II FRONT ELEVATION - TYPE IV - SCALE: 1/8" = 1'-0" 7v/ s 1 , d O I. 1..-� -,„ „III■■•■ _ d _---= - H iriI1L (PiI- - [II p o LEFT ELEVATION RIGHT ELEVATION b iTh SCALE: I/8" = I'-0" SCALE: 1/8" = 1'-0" Q PFa d b Ey h I_= -Itt• lit .. ul.. _ �q (1i a = I-_-- _--=--I _ � LkIb I I � �1 !■= , � =' =- • REAR ELEVATION SCALE: 1/8" = 1'-0" • • Y / • i■ i a Lam•• ijfe p 1 a•I•a-- •== NID . I 11 !regi' 1 ----Ta,A Aril- . 011111 8 -rt il 1 1 6' ii 1 (5) In 114 7.111.1 i �i rr n r(1)1I ati ofinamfff., a 11.1� = o 1 _S .. 40 it , ,. ar N7� I • y r z 1 E ,,li. ;' 1 A i •t • . Z ,..niThrimil Eli i� Za ?_ • fi �lli0iii616 ll E1 it Iie `lg 0.1 9 es C e Vfl \IL]jDCyfN ll C)A11) IrYIPIE IV hi n BURNSTEAD CONSTRUCTION E o 0 • • • �`( 3 W w/:31-23-5 KENT RENT N Q...' 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'� I e- :,„,,l e sank -I '„a '4 h e e i • l I o NEIGHBORHOOD DETAIL MAP SCALE: 1'=200' TALBOT ROAD PROPERTY APPLICANT: BURNSTEAD CONSTRUCTION � =yi .::.. ...... • • :l:::kv}i;i:ji}i':}i:::�:i?i'i>:a�i::i:{':::iii:i::•i'iii:v::iiiv:!:iiiii:v: :.::.:::.::.::::.:.::.:::::::.::::::::::::.::::::::. ............................................. ......................::.:......:.::.:............................ .............. HISSEENINEIREEMBRIERESIIiiiiiiita NPRamemominwiiiignommimmo ...R.,E T PLAN.........Gb]VIStO..... • On the ZStja day of V CAILInnlo&,r , 1998, I.deposited in the mails of the United States, a sealed envelope contairting 2C d ter Ntmhcn documents. This information was sent to: Name Representing . Department of Ecology • • Don Hurter WSDOT • KC Wastewater Treatment Division Larry Fisher Washington Department of Fisheries • David'F. Dietzman Department of Natural Resources Shirley Lukhang Seattle Public Utilities • Duwamish Indian Tribe Rod Malcom Muckleshoot Indian Tribe Joe Jainga Puget Sound Energy • (Signature of Sender) .l+l(kkQ,V• S e.ie STATE OF WASHINGTON ) ) SS • COUNTY OF KING ) . I, certify that I know or have satisfactory evidence that A 9‘r--1" sighed this instrument and acknowledged it to be his/her/their free and voluntary act for thY uses and purposes mentioned in the instrument. Dated:. ,�� 3 /c q< Notary Publ(fin and for the State�shington Notary(Print) MA�IL. My appointment expires. KAMCHFF COMMISSION EXPIRES 6/29/99 Proje•ct Name: MIS bet Road. PreithelivvaAl Plat Project Number: 5i4 V a4 i-uA 91 . Ito, PP, • ,: NOTARY.DOC CITY 'IF R ENTON Pla B nning uu Pu is Works Department • ` .Y': ��,.. '✓': .:,�,.�',` �1. u. r. ;_, z.,.. ..,,4 W '-..-a • .,:a•;::: 'i`Gre r :Zimmer-°man P E,Administrator : .;�`Je°s"se..Tannei-"Ivlayor November:25,.1998 Washington.State ,,: :, r.;;;,:.. . Department of Ecology Environmental Review Section .. PO'Box 47703 ' Olympia, WA 98504-7703 _ Subect: Environmental Determinations Transmitted.herewith•is a copy of the Environmental:Determination;for the following project reviewed:by:the• Environmental:Review Committee (ERC) on November 24, 1998.: DETERMINATION OF NON-SIGNIFICANCE-MITIGATED-• . 'TALBOT'ROAD PRELIMINARY PLAT .LUA-97-11.0,SA,ECF` _ Proposal to construct 240 multi-family residential condominiums on a 26.64 acre site. The„project consists of 144;-townhouse-units and 96 multi-family flats. The proposal includes-a total of:.53residentialstructures;:with 12 structures of-eight (8) unit flats and 41 townhouse structures containing two (2)to four(4) units. A total of 707 ":parking spaces--are proposed; with 314 spaces`in-garages;-314:driveway aprons-and,79,guestparkingspaces.- Two driveways provide access to the site off Talbot Road South. There are eight (8)wetland areas identified on the Site. The proposal would fill a total of 16,676 square feet of Category 3-wetlands and create 25,014 square feet of wetlands to mitigate for impacts. The development was initially proposed in August:1997 with a mix of 51 single family.homes, 106 townhomes and 24 condominiums. The applicant has revised the proposal as described above and all application materials have been revised to reflect the current proposal. Location: 4915 and 5017 South Talbot Road. Appeals of the environmental determination must be filed in writing on or before 5:00 PM December 10, 1998. Appeals must:be filed in writing together with the required $75,00 application-fee with: Hearing:Examiner;-City of Renton; 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11 B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)-430-651.0.. If you have questions,;_please call me at (425) 430-7219. :.. :;:... Forthe Environmental.Review Committee, its �� . . .• . Peter Rosen (' Project Manager:: - .. - cc: King County."WastewaterTreatmeh€'Division .,.., Larry Fisher De artment.of D • avid,,F�.,:Dietzman;�:Department`ofrNatural:-Resources z r = ; ``. Don-Hurter,:Departrnent of Transportation , .. . Shirley Lukhang, Seattle Public Utilities Duwamish Tribal Office Rod Malcom, Fisheries, Muckleshoot Indian Tribe (Ordinance) Joe Jainga, Puget Sound Energy AGNCYLTR.DOC1 1055 South Grady Way-Renton,Washington 98055 :' This paper contains 50%recycled material,20%post consumer CITY F RENTON: . •; • •-•• Planning/Building/Public Works Department Gregg Ziidiiiiimn'eiWOitAlk:•:nt ,V ; " Gregg ziminern1" _ November 25,1998, , „ . _ . Mr. Ron Hughesi:RE., ,:::: BierfsteacrConstruCtion Co-:, Inc:- 1245- 120th Avenue NE#201., F'1; • • Bellevue, Wk_98005-. r 4 SUBJECT: Talbot Road Preliminary Plat Project No. LUA-97-11.0,PP,SA-H,ECF Dear Mr. Hughes: This letter is written on behalf of the Environmental. Review.Committee,(ERC) and is to advise you that they have Oohipletedlheir-review of the subject project. The'ERC, on November.24,A 998, issued a threshold Determination,:of Non-Significance-Mitigated with Mitigation Measures. See the enclosed Mitigation Measures document. Appeals of the environmental determination must be filed in'writing on or befOre 5:00„PM December 10, 1998. Appeals must-be filed in writing together with the required $75.00-application fee.with: Hearing Examiner, City of Renton, 1055 _ South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code SeCtion 4-8,11B., -Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)-430-6510. ' 'A-Riblic Hearing will be'held bylhe Reriton Hearing Examiner athis regular meeting in the'Council Chambers on the - seventh floor of City Hall, on December 15, 1998, at 9:00 AM to consider the Site Approval. The applicant or • 'representative'of the applicant is required to,be present atthe'public'hearing., A:copy of thestaff report will be mailed to you one week before the hearing. If the.Environmental Determination is appealed, the appeal will be heard as part of this public hearing. The.preceding information will assist you in planning for implernentatiOn of your project and enable you to exercise your appeal rights more fully, if you choose to_do so. Ityqu,have„any questions or desire clarification of the above, please me at (425) 430-7219. For the Environmental Review Committee, • . - , Peter Rosen;l:-; : • - Project Manager cä: T parties of Record --"• • , . -Enclosurel : j, _ ; DNSMLTR.DOC 1055 South Grady Way-Renton, Washington 98055 RI This paper contains 50%recycled material,20%post consumer CIrt0 E.RENTON . . . D ETERM I N ION,0 E ON,SI N I Fl NCE APPLlCATION - .?.jq-iffillITIGATION:111EASUIRES NO(S): ,, LUX.97410SA=11,ECF • :APPLICANT: Burnstead:ConstrUction Company Inc. ; PROJECT NAME: _Talbot Road-PreliMinary Plat - " ;„ DESCRIPTION OF PROPOSAL -t-Proposal to construct 240,multi-farnily-:.(esidentiaicondorniniunison:a 41:tsite.1:7he.-Project: cOnsists:,•0,144_townhouse units Tite, P1:9139§al,,irtplycip§„,§„ total of:53„. „ •-•:::'-'.:-;_,,i,-;:::1-eSidential:StrUd-fures.;-*ith:12'StrilctureS Of,eight',(8) unit flats:,and.41- townhouse OruOutes containing tWp (2) to toUr;(4) total'=Of 707, Iparking-'spaces are proposed,:With:314-spaces in garages, 314,-OrlyeW§y.,pprOp, and 79 guest parking spaces Twii-driveWayS:provide accessAO-Ahe.sitetff Talbot,RoadiXSouth. :There are Height Wetland arias ; identified on the Site.r•:The proposal would fill ?total of!-.•16,,676-'square feet!*,;,,CategOry 3 wetlands,and,,create,26,014,,', Square feet of wetlands to mitigate for impacts.- The development:was initially Proposed in August 19.97 with a mix of 51 , •single family homes, 106 townhomes and 24 condominiums. The applicant has revised the proposal as described above and all application:materials have been revised taseflect the current,proposaL :„ ' • LOCATION OF PROPOSAL: 4915 and501.7 SOuth Talbot Road : MITIGATION MEASURES: -:-.--i--;•-•,---t,•:,,,Temporary-Erosion Control,shall be installed:and maintained toAhe satisfaction.„0,the:representative of the 11 , Development SerVices Division for the duration of the project. Weekly reports shall be submitted on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules or installation submitted by'the Project Engineer of record to the Public Works -•.• Inspector. Certification of the installation, maintenance and proper removal of the erosion control facilities should be required prior to Temporary Certificate of Occupancy. 2. The applicant shall provide an analysis of the potential impacts on Springbrook Wetland and on adjacent properties that may result from relocating and tightlining the existing seasonal to discharge into the Springbrook Wetland. This analysis shall be subject to the approval of the Development Services Division, - prior to the issuance of building permits. „•The .applicant shall provide extra stormwater detention with a 3034„ safety Jactor,beyond the. normal . requirements through the 100-year storm event to minimize additional downstream flooding problems. Plans for this facility shall be submitted to the satisfaction of the Development Services Division prior to the , issuance of construction permits. The applicant shall stake the outer edge-of the wetland areas to be retained-and the Eouter edge:of the buffer areas:prior to initiating any grading or construbtiOn:actiVitieson the prOject site. • . ,,fhe'applicant,shall pay the apprOpriateFire Mitigation Fee equal to $388...tper,Multirfarpily,unit end $0.52 per square foot for tie recreation building. The fee for the residential units is estiMated,at approximately ;(:-1•Jr.:!,'-'-,:14;i1-$93,,120:and:•$1i6t46 28,forthe recreation building: TheIFire,Mitigation,,Fee is:payable cprior to„,the;issuance of building permit's. : :• . • Ihe applicant shall be-required to .pay a Traffic. Mitigation Fee of $75-Jor each-,ne,wiaverage,daily,trip associated with tte project The traffic,mitigatiomfee--,isfestimated to be $104,047 50 Ttiimpp::is payable .priorto:the issuance'abUilding permits. , 7 The applicant'shallliayia=,..Park!s:Department;:mitigation fee„of-$354.51 per,,mpltkfamilydwelling unit The value of the trail easement and recreation building may be,credited for up to 1/3 of the total parks_mitigation „ „ , fee. The required mitigation fee shall be subject to the approval of the Parks Department and the Development Services Division, and the fee shall be paid prior to the issuance of building permits. _ • • CITY OF-RENTON • n • •-:"• . • • _•APPLICATION'NO(S)"•:-'2';-.';;;;::::;',..-_, •.7. .- • • B u rnstead.:CanStru otfOrrea m pa nyd • - . PROJECT NAME:, • • 'Talbot- DESCRIPTION OFPROPOSAL:' , APropOSaltaitonstructr240.multigamily:residential.cohdomirtiumsA,WIL,alt • on a 26 64 acre site The project consists of 144townhouse units and 96 multi-family flats The prOposat•inclUdes;_alotal of'53-residential-structures;•with:.12'StrUctures of eight (8).-unit*.flats •• townhouse structures-.containing two (2) to four (4) units. A total of'707 parking spaces are proposed; with 314.spacesin,garages;-314.driveway.aprons,and.79.guest parking spaces:"Two,drivewaysTrovide access to the l-site joff Talbot Road:South:',.There'.ara;aight (8):wetland.areas identified on the The f r • - "151-Optisal-if'dad ftilra-itatal'011 6,67680iiare feerofegtegdry-3-Wetland's and-create.25014;sqUa reJeet of ." mitigate3lorimpacts;--The•-development.wasinitially.proposed in August1997 with-a;mix. 51-single familThomes; 106 townhomes•and 24 condominiums. The applicant has revised the-proposal • as:described above and all,application.materials-have been.revised.to reflect the.current proposa . • LOCATION..0F.PROPOSAL...;,,,,:.:-... 4915.and:50.17.S.outh-.Talb,ot.Road „- Advisory Notes_to Applicant: _ _ • - . • The:following—notes ate'-supplemental,..information..-.provided. in •conjunction with the ;1'...• environmentabdeterminatiOn:-.BecaUse these noteslare provided-as informatiomonly,they.-. '...,:. • are not subject to the appeal process for environmental-deterrninations. • • •• . • . • . , BUILDING • .7. -Must comply with 997 Uniform-Codes.-A-complete-soils"report is required:. - • FIRE .1.. .The'preliminaryfireflowls3.750 GPM:forthel-plextuildings•.and 2750 GPM for the 4-plexeS, - • .whick_requires.onafire_hydrant within__1.50.feet of_the•buildings and three additional.hydrants *.. . '..forthe,&plexes and Zadditional_hydrantslorthe.47plexes,within 300 feetaf the • • 2: Central.StationAlonitoted„fire alarms.are-required in.all buildings... Fire sprinkler.systems-are..,- - •-••• -required irithe':&-plexes and any thresto buildings;,2:stories'over garages...'Separate-plans:- -• • and permits:are requirectfor.the:systemsinstallations -',,, • - •• • -- • ,,.• 3. Building.addresses:-shaltaaviSiblafforma:publiqrstreet.,, ..._:. . 4. Planters are'not allowed within the'90,loot-cUILde-sac,turnaround,:-. — • • PLAN REVIEW • SEWER UTILITY n • . , 9-eqUite'ArVaxtensionlito.,:tetva,thasite---.The.aew main wilkbe.a - 'rain itnlimitf81 ncheS.?•and,,.m ust belcobstructedphrLity4CO'de /StaadardsSidasewerconnaotians.'„:*DaiiVg-Vd:AtIall: ' will cost'$60/eaCh:-.Wastewater(SDer •- _..... .., • • . .,„,JalbotRoad.Prelirniriary Plat, - : 1 . . _ , .;:::,.-..- :.,. :::,,,,,:fq1,1:i;', :::,;i,',7::•ff,it.ill...y. • ',...-i- .:: ,c;.;.t.Luts;-97 ,1,10,--$4,,it CF: ,„:W':ii,-:“; - ' • _ .Advisory ilbteS_(COntinUed) : _,,.. ;:. ::-...- ';' "."r'.'•:' ,!-'":7,,!:;":,''f•,;:v, ,:•.?.,::::,. '-.,..;:.-:',:" . , . .' ,MATERIITILITY .-.; ;' : Eif;-;; -:•i-• . i ., -. • —5' Wate i iwill.— ,.. r ma n xtens ons be required to serve the site and mustjneetftre•Jlow. and Fire. ':_ '. : : . ' - • - ,-COde/Regulati ns,:perithe,Renton Fire Department. New water mains will bLrequiredld:connect.,,„).],,,,.; ,,, ;,., • . -.'•..,' 'to'existing;stu s on"adjacent properties to the north and south of the site...;,New,f.domestie.water.,: p.,,.:... . .!,s, -•.. -::.;• :.Meters with PRV's will be required and irrigation Meters will require backftompreVention,devicep..,::„., : . .r. -,.1/1/aterf(SD-C).f ettf:$510/unit:will be required. • .:,.,, ,•:,?•; ,., f:_i'g'f'inf;:')'I- •:.::.:':.-f;-7-t • DRAINAGE , _ .: ;.- ; :'.L' '', :.- ,.:,',,,',-, ...,vi:i::i,.-. • , y' The'drainage'plan and.:erosion/sedimentation. control Tian must meet.thejequirements.;of .the;. :-...iicn,i.t;:. ••:,:, • . ...-:;::.: . " '. -c" 1990Kitig county Surface Water ManballKCSWDMyas-adopted by the.CitO?fiRentoni-:',Systern3,:,;:i. • i .. - ;.• Development:Charges (SDC).of,$01 29/ScplUef4imPervious surface area constructed on...the_S,i.ie i.::,.- - ,.I. :.";,-;.-V..':•,,,,,,,7::',,:_; will be required. I _ i STREET IMPROVEMENTS .• . I . • . . ' TalbOt Road'South' adjacent tdAheite.—Mitst-ba'.:improved with curb, guttersi,,sidewalks, street : -,-.', '- lighting, and paving'percurrent City Codes/Standards., I - . .: GENERAL-- PLAN REVIEW All required utility, drainage and street improVements will require separate .plan submittals . : . prepared according'to 'city of Renton'drafting-standards by a.registered Civil-Engineer. - The— • -. . -- construction permit application must include..an itemized cost estimate for these improvements. The fee for review and inspection of these Improvements is 5% of the first $100,000 of the - - . , . •estimated construction cost, 4% of anything'overff$1.00,000 but less than $200,000, and 3% of. . • . . - anything over $200,000. . Half of this:fee.JnUst ;be paid upon application for building and...,: , , construction'Permits, and the remainder when'the permits are issued. There may be.additional • , fees for water service related expenses. . PLANNING • . • ,... 1. Garbage and recyclable deposit area -and ctillection points shall be easily and safely accessible to hauling trucks. [ : , . : '•'. .2. The applicant is responsible for obtaining all1State and Federal permitsjequired for the filling I • of and/or impacts to wetland areas and the-relocation of the seasonal streams. • 3. The applicant shall submit a Final 'Wetland Miligatibn Report in compliance with Section 4-32- ' 6.H. to the satisfaction of the Development Services Division prior to the issuance„,:of construction permits. " :• ; • - - -;. PARKS -- :All landscaping,butside property lines shall be:maintained:by the-propertyJmner.-,.Please.verify - ; :, - _ _ . ' ..2 • - that proposed plant species will not grow into'Overhead;power liens. , .. :. . ,....„: .„ ; . AIRPORT . The proposed project is located south of theValleyWedical Center'...This areajs subjectecl to aircraft , •-•:.0• ' -...;.; .:.;-:'activity from both Renton,Municipalhirport andiKing'.,County Airport:24 hours-ipeday;3 dy,s pprwe,e.1c. .,- .•, ,,,. .,:::,,.;.,; ';"5.'=r's:'-'•,,;-.':;:i';-,,f..i'4i3.A;-helicopter.pad is located at the Valley Medical Center Aircraft1aredlrectedto fly in the vicinity,PfAti.0;11.•::„,;',;'Si;11',',;::- .:i-i illectioOL ceritepwlien aPproaching4eiftentoqhygoAipy,:the Air Traffid'ccinteglidlo-Pwc.n.q$,OrkPf f,;,,..;:,:i.:.:,,.,.„,',:1-1;-,. ..:,;-,:i".,. . . . ... .... . . - . condominium-units,should;be notified,ifiaf airdeek Ofierating into both.airports,are,frequent,OVAM6,00,42..,., . . . . . ; • , . . . L r CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) APPLICATION NO(S): LUA-97-110,SA-H,ECF APPLICANT: Burnstead Construction Company Inc. PROJECT NAME: Talbot Road Preliminary Plat DESCRIPTION OF PROPOSAL: Proposal to construct 240 multi-family residential condominiums on a 26.64 acre site. The project consists of 144 townhouse units and 96 multi-family flats. The proposal includes a total of 53 residential structures, with 12 structures of eight (8) unit flats and 41 townhouse structures containing two (2) to four (4) units. A total of 707 parking spaces are proposed; with 314 spaces in garages, 314 driveway aprons and 79 guest parking spaces. Two driveways provide access to the site off Talbot Road South. There are eight (8) wetland areas identified on the site. The proposal would fill a total of 16,676 square feet of Category 3 wetlands and create 25,014 square feet of wetlands to mitigate for impacts. The development was initially proposed in August 1997 with a mix of 51 single family homes, 106 townhomes and 24 condominiums. The applicant has revised the proposal as described above and all application materials have been revised to reflect the current proposal. LOCATION OF PROPOSAL: 4915 and 5017 South Talbot Road LEAD AGENCY: City of Renton Department of Planning/Building/Public Works Development Planning Section The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-6-6 Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Appeals of the environmental determination must be filed in writing on or before 5:00 PM December$1, 1998. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11 B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)-430-6510. PUBLICATION DATE: November, 1998 DATE OF DECISION: November 24, 1998 SIGNATURES: 4770 Gre i mer an,Administrator DATE! / Pe agr e f Planning/Building/Public Works il p _00,.... wit , ((. 4..( (7 j- Shepherd, .dministrator DATE i4 mmunity Services // / , Lee Wheeler, Fire C D E Renton Fire Depart nt DNSMSIG.DOC f CITY OF--RENTON > p art a ; DETERMINATI:ONr'OPNON-SIGNIFICANCE-A (MITIGATED)_ Ts = MITIGATION-MEASURES APPLICATION NO(S): LUA-977.1.10.;SA71,1-ECF: • -• :,>,;=; .' .",a..._.. APPLICANT: Burnstead Construction Company Inc. PROJECT NAME: Talbot Road Preliminary Plat _. - • DESCRIPTION::OF PROPOSAL:: ,, ;.:_;Proposal:to construct 24;0.multii-family.residential condominiums on a 26.64 acre ••._site.. ,The,projeet,,:consists;of444,;townhopse ounits:_and46 multi-family. flats. The..,proposal':includes,a total:of :: . residential structures,with 12�structures of eight_(8):unit,-flats•and 41.townhouse structures containing two (2).to four. .(4); { units. 'A,total:of;.707.perking spates are proposed;:with;314 .spaces in garages, 314:.driveway„aprons and:79.guest .parking spaces. Two:driveways provide access 'to=.the:site offYTalbot Road South. There:are eight 48) wetland areas identified on-the site. The proposal would fill alotal of-:16,676,square Meet of Category,:3 wetlands and create 25,014 square feet of wetlands to mitigate for impacts:-The development was initially proposed in August.1997-with-a mix of 51 single family homes, 106 townhomes and 24 condominiums. The applicant has revised the proposal as described above and all application materials have been revised to reflect the current proposal. LOCATION'OF PROPOSAL: 4915 and 501.7.South.Talbot'Road MITIGATION MEASURES: Temporary'Erosion"Control-shall be installed and maintained to the'satisfactionrof#he--representative of the Development Services Division for the duration of the project. Weekly reports shall be submitted on the status- and--condition of•the erosion control plan with any recommendations'of change or -revision.to maintenance schedules:or installation submitted by the Project Engineer of record to the Public, Works Inspector. Certification of the installation, maintenance and proper removal of the,erosion control facilities should be required prior to Temporary Certificate of Occupancy. 2. The applicant shall provide an analysis of the potential impacts on Springbrook Wetland and on adjacent properties that may,result from relocating and tightlining.the existing seasonal streams to discharger into„the.,; Springbrook Wetland. This analysis shall be subject'to the approval of the Development Services Division, prior to the issuance of building permits. - 3. The..;applicant shall- provide extra stormwater detention with a 30% safety, factor;-beyond- the .normal . requirements through-the 100-year storm event to minimize additional downstream.•flooding problems. Plans>:forrthis facility shall be submitted to the satisfaction of the Development:Services.Division prior to the issuance of construction permits. ' 4. The applicant shall stake the outer edge of the wetland areas to be retained and the outer edge,of the buffer " _ areas prior to initiating any grading or construction activities on the project site. "'' 1 • - 5. The applicant shall pay,the•appropriate Fire Mitigation-Fee equal to $388 per multi-family unit,and $0.52.per : square,foot for the recreation:building. The fee for the residential units is estimated at approximately _ ' • .$93,120;.and $1,3.46:28 for the recreation building. The Fire Mitigation Fee is payable prior to the issuance of:buildingpermits: 6. The...applicant shall.:be required to pay a Traffic Mitigation Fee of $75 for eachl•new.average daily trip associatediwith;thesproject;. The traffic mitigation fee-is,estimated to,be $104,047:50::iThis"fee'-is-`payable --" - prior to the issuance of building permits. 7: •The,‘applicant-shall.pay a Park's Department mitigation fee of $354.51 per multi-family dwelling unit.. The , value of the trail easement and recreation building may be credited for up to 1/3 of the total parks mitigation fee. The required mitigation fee shall be subject to the approval of the Parks Department and the Development Services Division, and the fee shall be paid prior to the issuance of building permits. • • • fc4, ' ; f ilf f• ., . • • •••••:';'' ?•'-••••-: • • 'Ofi ;f'; ;1- , ' ;•c: ;;;'ff.; •,'• ' • t. • .. • •• 'CP:Y:1;7.414•.,•ft) f „,,. ,,• . „ rki"N (Crintu',ue-:! CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE IMITIGATED) . • . - - * ADVISORY NOTES . , • f•• . „ . . . . . . . ----APPLICATIONNO(S): • • LUA-97-110;SA-H,ECF ,• • .. •"' I P APPLICANT: ,,,,,,,,,PROJECT NAME Talbot Road IreIiminary Plat f':••-..' 1;-. 1t.'? ' , ••• • — • DESCRIPTION OF OnStrUct,240:'mUlti4arntly-f*idpritral•PandP•Mlniiii*".7-:,'::::: on a 20.64 acre site The Lproject consists The "proposal• includes a total of,53-residentiel.Stiuptutek,".tirith:12 structures of eight'(8) 'Unit flats.and 411. • townhouse structures containing two (2) to four (4) units. A total of 707 parking spaces are proposed; with:3.14 spaces in garages, 314 driveway aprons and,..79 guest,parking,spaces.,,TWor.driveways provide , access to..the:Site:oft Talbot Road South. There..are.,:eidht:(8)'Wellan.d.areas identified.on,the site The:•.• •• • , . . _proposal would fill a total of 16,676 square feet of Category 3 wetlands and create 25,014 square feet•of -Wetlands.tO'Mitigate for impacts. The developmentwas initially propoSed i Aut 19-9Twith-a mix of • .• '51-single family homes, 106 townhomes and 24 condominiums. The applicant_has revised_the proposal • •;.-4, • •:as-described above and all application materials haveteen'revised reflect the current proposal. - • k----'-•••LOCATION-OF PROPOSAL: • - • - 4915-and 5017•Souttl TalbOt-Road- '.:..:-:.•• • - • Advisory Notes toApplicant . . •,:,. ....,• • • The following notes are supplemental information provided in conjunction with- the' .-- • environmental determination. Because these notes,are provided as information•only, they are not subject to the appeal process for etivirOninentaldeterminations. • •• • •-' • •• • • BUILDING • . .• . •.. • .. _ 'MUSt comply with all 1987'Uniform CodeS:-AtohiPlete'soilS'repOrt islreqUired: ••• -•• ,=-- • • • FIRE • rlir• ••••J.inie preliminary fire flow is 3750 GPM for the.&plek buildings and 2750 GPhit'forth4=plexeS,-:.:.: which requires one fire hydrant within 150 feet of the buildings and three additional hydrants • 8-plexes and 2 additional hydraritS for the 4-plexes, within.300 feet of the'buildings;,•:- - ,2: entral Station-Monitored fire alarms are required in all buildings. Fire sprinkler systerni are • .tequired'iri•the 8-plexes and any three story buildings, 2 stories over garages.-Separate plans and permits are required for the systems installations. . • , • - -3T•'Building.addresses shall be visible from.a public street. 4. Planters'are'ridtallowed•within the 90 foot cul-de-sac turnaround. . . . _ . • -'• • • PLAN REVIEW,y i!, : •• ' • ;,:•••,,•' ••" • ••• . ' SEWER UTILITY' ' ' . ,•• , • ' •- The sanitary sewer main will require an extension to serve the site. The new main will be a *-1 * ‘Pf-54ndieS--..and•mUst--be'constructed per City COdes/Standards. Side-teweii:cOnnebtion.s•';-3 • will cost$60/eacti. Wastewater(SDC) fees of$350/unit will be required. • • ' V • • • Talbot Road Preliminary Plat i 3, „a« N.�...te , .Pi�a;_,,w'a: _,. ...,,.-....., .0. MAdvisory,Notes (Continued). Page2of2 ..r.. .._ WATER UTILITY - . - , . ;Water:g-main 'extensions will be`required:d serve..-tile;msit_e; and;;must' meet fire;flow;:and,ifire?• Code/Regulations per the Renton Fire Department. New water mains will be.required to connect to existing'stubs on,adjacent properties to the north and:south.of:the-site:: New domestic:water:. • meters'with PRV's will be required and irrigation meters will require backflow prevention devices. e .S ':C= ees:of. 51:0%unit"wiHtbeere •uiked• ' ���i��.�• :��� _ .. H _ �., DRAINAGE.. .n,. ..,.>..Y„..4,.. :--::. ,:, . ...< tr....<. a ,., at h.m..._� ..xuh•,c.._-./.r ,�.:".*`"n�s:4;.; . ..n9:"ejM1-P-!L7'...,.C.si"s,''1.v::,. ices-;. ,'?,tayc:::;;L':iSca::'r;,v:;:;:,),. The.drainage.;.;.plan and.,erosion/sedimentation contro-i;plan.,_ usf.meet'the._re`"uirefiie.nts: 990 Kin Count :Surface Water Manual` KCS ,DM as,ado ted'b :`t`e`Cit of (. V1(. ) p. y b :y: Renton '`Sysfem :- :�-Development:Charges:(SDC)-of$0.129/sq eonstructed_on the site : ;: . ';-.'<- •'-•.. will be:r red STREET IMPROVEMENTS • Talbot`Road'South'adjacent""to-the site must be' im roved"' `` ' •- , j,` witfi°��curb gutter's,-side" 1 p walks;-street; - ,. ..._. • lighting, and paving per current City Codes/Standards., , ,._•r, GENERAL-- PLAN REVIEW All required utility, drainage and street improvements will require' separate plan submittals ,.,: :.;_ ..:.......... pre.pared.kaccording.to,,:City.of.,Renton.,drafting,standards:::by. a.registered,C.ivil-,Engineer:::;_,-,The........:•_->. construction permit application must include an itemized cost estimate for these improvements. The-fee:for review and inspection of these:improvements_is 5% .of'.the..:first_$1:00,000' of_the . . --'• estimated construction cost, 4% of anything over $100,000 but less than $200,000; and 3% of • • anything- over $200;000. • •Half of this fee- must be paid upon application for building 'and • • construction-permits, and the remainder when the.permits are issued. There may be additional fees for water service related'expenses. PLANNING 1. Garbage and recyclable deposit' areas `and"collection"points shall' be'easily"=a'ndsafely` accessible to hauling trucks. 2...T,he.applicant is responsible for obtaining all.State'and..Federal permits.required::for_the.:filling .. - of and/or,impacts to wetland areas and the relocation of the seasonal streams. 3. :The.applicant shall submit a Final Wetland Mitigation Report'in compliance with Sectioli 4-32- ..6:H:..•to the satisfaction of the Development Services Division prior to the.:issuance .of construction permits. • PARKS • • All landscaping outside property lines shall be maintained by the property owner. . Pleas a verify .. L. that..proposed plant,species will.not grow into overhead.power liens. ... . .. . ... . ._ ,._,. r__:. ,_.. .,. ... . AIRP • ORT.. The proposed project is located south of the Valley Medical Center. This area is subjected to aircraft • activ,ity2 from both Renton Municipal Airport.and King County Airport 24 hours per day;7 days.per week; ''A helicopter;pad;is:lo.cated,at the,Valley-Medical-Center.-,Aircraft•are:directed to fly;in.the;vioinity,of-the-;.;; medical center when;approaching the Renton Airport, by the Air Traffic controllers„:,Pur4iasers of • condominium units should be notified that aircraft operating into both airports are frequent over this area. NOTICE OF ENVIRONMENTAL DETERMINATION ENVIRONMENTAL REVIEW COMMITTEE RENTON, WASHINGTON The Environmental Review Committee (ERC) has issued a Determination of Non-Significance - Mitigated for the following project under the authority of the Renton Municipal Code. TALBOT ROAD PRELIMINARY PLAT LUA-97-110,SA,ECF Proposal to construct multi-family residential condominiums. Location: 4915 and 5017 South Talbot Road. Appeals of the environmental determination must be filed in writing on or before 5:00 PM December 10, 1998. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11 B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)-430-6510. A Public Hearing will be held by the Renton Hearing Examiner at his regular meeting in the Council Chambers on the seventh floor of City Hall, on December 15, 1998 at 9:00 AM to consider the Site Approval. If the Environmental Determination is appealed, the appeal will be heard as part of this public hearing. Interested parties are invited to attend the public hearing. Publication Date: November 27, 1998 Account No. 51067 dnsmpub.dot „:, ENVIRONMENTAL DETERMINATION POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: TALBOT ROAD PRELIMINARY PLAT PROJECT,NUMBER: LUA-97-110,SA,ECF Proposal to construct 240 multi-family residential condominiums on a 26.64 acre site. The project consists of 144 townhouse units and 96 multi-family flats. The proposal includes a.total of 53 residential structures;with 12 structures of eight(8)unit flats and 41 townhouse structures containing two(2)to four ,(4)iunits.A total of 707,parking'spaces are proposed;with 314 spaces in garages,314 driveway aprons and 79 guest parking spaces: Two driveways provide access to the site off Talbot Road South. There are;eight(8)wetland areas identified on the site. The proposal would fill a total of 16,676 square feet of - Category,, wetlands.,:and:„create 25,014 square feet of wetlands: to mitigate for impacts. The development was initially proposed in August 1997 with a mix of 51 single family homes, 106 townhomes and^24 cohdoniniurds t The applicant:has revised-the proposal as described above and all application Materials Piave been revised to reflect the current proposal. Location: 4915 and 5017 South Talbot Road. E;. THE CITY OF !RENTON 'ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED''ACTION DOES'NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of the environmental determination must be filed.in writing on or before 5:00 PM December 10,1998. Appeals(must be filed in writing together with the required$75.00 application fee with:Hearing Examiner,City of Renton, 1055 South Grady Way, Renton,WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11 B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office,(425)-430-6510. A Public,Hearing will be held;by the,:Renton Hearing;Examiner'at his'regular meeting in the Council Chambers on the 7th floor:of City Hall, 10,55 south g'rady way;Renton,Washington,'on December 15, 1998, at 9:00 AM to • consider the Site"Approval.?If.the Envirorirriental Determination is appealed,the appeal will be heard as part of this public hearing. r44.74c31-ai l` l o � V•P o+ '.•� • ... .. 1I •••• •• • F • 0 • '� —= 4i! -. • .�, f 1: 7� `°° •j `i 11 IL_' • 3•r • ..M: Y„SI�1; 'i��k'., = � .. 1 .,. .:\.:� V�� rl .. Wit,•: _ • ._ .. lad•. {• '; �,:' �•';, sa FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT ' SERVICES DIVISION AT(425)430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Please€anclud. :the; ro ect.NUMBER:;viihen°.callingfor: ro erfile';identifica on` > °::`;<: .::. STAFF City of Renton REPORT Department of Planning/Building/Public Works ENVIRONMENTAL REVIEW COMMITTEE A. BACKGROUND ERC MEETING NOVEMBER 24, 1997 DATE Project Name Talbot Road Preliminary Plat Applicant Burnstead Construction Company Inc. File Number LUA-97-110, SA-H, ECF Project Manager Peter Rosen Project Description Proposal to construct 240 multi-family residential condominiums on a 26.64 acre site. The project consists of 144 townhouse units and 96 multi-family flats. The proposal includes a total of 53 residential structures, with 12 structures of eight (8) unit flats and 41 townhouse structures containing two (2) to four (4) units. A total of 707 parking spaces are proposed; with 314 spaces in garages, 314 driveway aprons and 79 guest parking spaces. Two driveways provide access to the site off Talbot Road South. There are eight (8) wetland areas identified on the site. The proposal would fill a total of 16,676 square feet of Category 3 wetlands and create 25,014 square feet of wetlands to mitigate for impacts. The development was initially proposed in August 1997 with a mix of 51 single family homes, 106 townhomes and 24 condominiums. The applicant has revised the proposal as described above and all application materials have been revised to reflect the current proposal. Project Location 4915 &5017 South Talbot Road Exist. Bldg. Area gsf N/A Proposed New Bldg. Area gsf N/A Site Area 26.64 acres. Total Building Area gsf N/A RECOMMENDATION Staff Recommend that the Environmental Review Committee issue a Determination of Non-Significance-Mitigated. Project Location Map ERCRPT2.Doc ti • City of Renton P/B/PW Department Environmental Review Committee Staff Report TALBOT ROAD LUA-97-110,SA-H,ECF REPORT OF NOVEMBER 17, 1998 Page 2 of 8 B. RECOMMENDATION Based on analysis of probable impacts from the proposal, staff recommend that the Responsible Officials make the following Environmental Determination: DETERMINATION OF DETERMINATION OF NON-SIGNIFICANCE NON-SIGNIFICANCE-MITIGATED. Issue DNS with 14 day Appeal Period. X Issue DNS-M with a 14 day Appeal Period. Issue DNS with 15 day Comment Period Issue DNS-M with 15 day Comment Period with Concurrent 14 day Appeal Period. followed by a 14 day Appeal Period. C. MITIGATION MEASURES 11. Temporary Erosion Control shall be installed and maintained to the satisfaction of the representative of the Development Services Division for the duration of the project. Weekly reports shall be submitted on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules or installation submitted by the Project Engineer of record to the Public Works Inspector. Certification of the installation, maintenance and proper removal of the erosion control facilities should be required prior to Temporary Certificate of Occupancy. 21, The applicant shall provide an analysis of the potential impacts on Springbrook Wetland and on adjacent properties that may result from relocating and tightlining the existing seasonal streams to discharge into the Springbrook Wetland. This analysis shall be subject to the approval of the Development Services Division, prior to the issuance of building permits. 3. The applicant shall provide extra stormwater detention with a 30% safety factor beyond the normal requirements through the 100-year storm event to minimize additional downstream flooding problems. Plans for this facility shall be submitted to the satisfaction of the Development Services Division prior to the issuance of construction permits. 4. The applicant shall stake the outer edge of the wetland areas to be retained and the outer edge of the buffer areas prior to initiating any grading or construction activities on the project site. 5. The applicant shall pay the appropriate Fire Mitigation Fee equal to $388 per multi-family unit and ', $0.52 per square foot for the recreation building. The fee for the residential units is estimated at approximately$93,120 and $1,346.28 for the recreation building. The Fire Mitigation Fee is payable prior to the issuance of building permits. 6. The applicant shall be required to pay a Traffic Mitigation Fee of$75 for each new average daily trip associated with the project. The traffic mitigation fee is estimated to be $104,047.50. This fee is payable prior to the issuance of building permits. 7. The applicant shall pay a Park's Department mitigation fee of$354.51 per multi-family dwelling unit. The value of the trail easement and recreation building may be credited for up to 1/3 of the total parks mitigation fee. The required mitigation fee shall be subject to the approval of the Parks Department and the Development Services Division, and the fee shall be paid prior to the issuance of building permits. ConoO n nnn City of Renton P/B/PW Department Environmental Review Committee Staff Report TALBOT ROAD LUA-97-110, SA-H,ECF REPORT OF NOVEMBER 17, 1998 Page 3 of 8 Advisory Notes to Applicant: The following notes are supplemental information provided in conjunction with the environmental determination. Because these notes are provided as information only, they are not subject to the appeal process for environmental determinations. BUILDING Must comply with all 1997 Uniform Codes. A complete soils report is required. FIRE 1. The preliminary fire flow is 3750 GPM for the 8-plex buildings and 2750 GPM for the 4-plexes, which requires one fire hydrant within 150 feet of the.buildings and three additional hydrants for the 8-plexes and 2 additional hydrants for the 4-plexes,within 300 feet of the buildings. 2. Central Station Monitored fire alarms are required in all buildings. Fire sprinkler systems are required in the 8-plexes and any three story buildings, 2 stories over garages. Separate plans and permits are required for the systems installations. 3. Building addresses shall be visible from a public street. 4. Planters are not allowed within the 90 foot cul-de-sac turnaround. PLAN REVIEW SEWER UTILITY The sanitary sewer main will require an extension to serve the site. The new main will be a minimum of 8 inches and must be constructed per City Codes/Standards. Side sewer connections will cost $60/each. Wastewater(SDC) fees of$350/unit will be required. WATER UTILITY Water main extensions will be required to serve the site and must meet fire flow and Fire Code/Regulations per the Renton Fire Department. New water mains will be required to connect to existing stubs on adjacent properties to the north and south of the site. New domestic water meters with PRV's will be required and irrigation meters will require backflow prevention devices. Water(SDC) fees of $510/unit will be required. DRAINAGE The drainage plan and erosion/sedimentation control plan must meet the requirements of the 1990 King County Surface Water Manual (KCSWDM) as adopted by the City of Renton. System Development Charges (SDC) of$0.129/sq. ft. of impervious surface area constructed on the site will be required. STREET IMPROVEMENTS Talbot Road South adjacent to the site must be improved with curb, gutters, sidewalks, street lighting, and paving per current City Codes/Standards. GENERAL-- PLAN REVIEW All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a registered Civil Engineer. The construction permit application must include an itemized cost estimate for these improvements. The fee for review and inspection of these improvements is 5% of the first $100,000 of the estimated construction cost, 4% of anything over$100,000 but less than $200,000, and 3% of anything over $200,000. Half of this fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. PLANNING 1. Garbage and recyclable deposit areas and collection points shall be easily and safely accessible to hauling trucks. City of Renton P/B/PW Department Environmental Review Committee Staff Report TALBOT ROAD LUA-97-110, SA-H,ECF REPORT OF NOVEMBER 17, 1998 Page 4 of 8 2. The applicant is responsible for obtaining all State and Federal permits required for the filling of and/or impacts to wetland areas and the relocation of the seasonal streams. 3. The applicant shall submit a Final Wetland Mitigation Report in compliance with Section 4-32-6.H. to the satisfaction of the Development Services Division prior to the issuance of construction permits. PARKS All landscaping outside property lines shall be maintained by the property owner. Please verify that proposed plant species will not grow into overhead power liens. AIRPORT The proposed project is located south of the Valley Medical Center. This area is subjected to aircraft activity from both Renton Municipal Airport and King County Airport 24 hours per day, 7 days per week. A helicopter pad is located at the Valley Medical Center. Aircraft are directed to fly in the vicinity of the medical center when approaching the Renton Airport, by the Air Traffic controllers. Purchasers of condominium units should be notified that aircraft operating into both airports are frequent over this area. D. ENVIRONMENTAL IMPACTS In compliance with RCW 43.21 C. 240, the following project environmental review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. Has the applicant adequately identified and addressed environmental impacts anticipated to occur in conjunction with the proposed development? 1. Earth Impacts: The proposed development is concentrated on the east portion of the site along Talbot Road S. in order to avoid a large wetland area covering the west part of the site. In general, most of the site slopes to the west with gradients of up to 20%. Slopes up to 30% exist along the west edge of the property as it slopes down to the wetland. There are limited areas of slopes greater than 40% present on the site. These are primarily found along the south drainage channel and in the northwest corner of the site. The proposal avoids disturbance of these slopes. The applicant proposes a 50 foot building setback from the top of the slope in the northwest corner of the site. Clearing and grading the east part of the site would be necessary in order to construct streets, parking areas and for building pads. The applicant estimates approximately 25,000 to 35,000 cubic yards of soils would be moved. All earth work would balance on the site. Imported fill would come from a local pit. A soils/geotechnical report was prepared by Terra Associates, Inc. and it provides recommendations for site preparation, grading, cut and fill slopes, and rockeries. The report does not specifically address soil conditions and recommendations related to building foundations, paving or drainage improvements. Potential erosion impacts that could occur during site preparation and construction would largely be mitigated by City Code requirements for a Temporary Erosion and Sedimentation Control Plan (TESCP) and a Construction Mitigation Plan. Staff recommends a condition to ensure that Temporary Erosion Control measures are maintained throughout the duration of construction on the site. Weekly reports should be submitted on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules or installation submitted by the Project Engineer of record to the Public Works Inspector. Certification of the installation, maintenance and proper removal of the erosion control facilities should be required prior to Temporary Certificate of Occupancy. Mitigation Measures: Temporary Erosion Control shall be installed and maintained to the satisfaction of the representative of the Development Services Division for the duration of the project. Weekly reports shall be submitted on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules or installation submitted by the Project Engineer of record to the Public Works Inspector. Certification of the installation, maintenance and proper removal of the erosion control facilities should be required prior to Temporary Certificate of Occupancy. City`of Renton P/B/PW Department Environment rview Committee Staff Report TALBOT ROAD LUA-97-110, SA-H,ECF REPORT OF NOVEMBER 17, 1998 Page 5 of 8 Nexus: Environmental Ordinance. 2. Surface Water Drainage/Stormwater Impacts: There are 2 drainage features/channels on the site. The wetland report does not describe the features. B-twelve Associates, Inc. has provided a supplemental letter (addressed November 10, 1998) to address the drainage features. The first is a narrow ravine near the northwest side of the site, just northwest of Wetland F. Historically, it appears water flowed from the pond located off-site to the east of the subject property in a shallow swale through Wetland G and H into the ravine. However, this flow has been historically diverted in a ditch along the east property line and in a pipe all the way to the southwest side of the site, discharging water near Wetland C. This channel feature was not observed with any water even in winter months and there is no possibility of any fish species using this channel. The drainage loses its channel characteristics as it enters Wetland A. The second channel is located in the southwest part of the site. A seasonal flow of water comes onsite from an 18" culvert in Talbot Road South that conveys water through the southern third of the property in a pipe that deposits the water in the wetland (Wetland C) along the western portion of the subject property which feeds into the drainage channel. This channel now carries flows from the site and includes flows previously carried by the channel in the northwest of the site. This channel is steep and narrow with intermittent flows. The drainage spreads out and loses its defined channel further into Wetland A. The intermittent flows, steep topography and lack of a defined channel into Wetland A limits any potential uses by fish. The applicant proposes to tightline and relocate these seasonal streams through the property and discharge them into the Springbrook Wetland (Wetland A) on the western portion of the site. The applicant may need to get approval from State agencies to tightline and relocate these flows. The applicant should also provide an analysis of the potential impacts on the wetland and adjacent properties. The applicant has submitted a preliminary storm drainage report prepared by Dodds Engineers Inc. The report states that onsite drainage would be collected and conveyed to a detention/wet vault facility (approximately 200' long by 40' wide) in the southwest corner of the site. The stormwater facility would be located outside of the 50 foot buffer from Wetland A(Springbrook Wetland). The applicant states that the detention facility would be designed to Department of Fisheries criteria for release rates and water treatment. The detention facility would discharge to a biofiltration swale prior to release into the existing wetland. This would provide two means of stormwater treatment by the wetvault and swale. The City's Surface Water Utility staff report that there have been documented problems with downstream flooding in the valley floor west of the site. In order to ensure that this project does not add to these flooding problems City staff recommend that the applicant be required to provide extra detention with a 30% safety factor beyond the normal requirements through the 100-year storm event. Mitigation Measures: The applicant shall provide an analysis of the potential impacts on Springbrook Wetland and on adjacent properties that may result from relocating and tightlining the existing seasonal streams to discharge into the Springbrook Wetland. This analysis shall be subject to the approval of the Development Services Division, prior to the issuance of building permits. The applicant shall provide extra stormwater detention with a 30% safety factor beyond the normal requirements through the 100-year storm event to minimize additional downstream flooding problems. Plans for this facility shall be submitted to the satisfaction of the Development Services Division prior to the issuance of construction permits. Nexus: Storm &Surface Water Drainage Ordinance, Environmental Ordinance (SEPA) Wetlands Impacts: The applicant has submitted a Wetland Analysis Report, prepared by B-Twelve Associates, Inc., dated September 17, 1997 and revised August 6, 1998. The report identifies and includes delineations of one Category 2 wetland and seven Category 3 wetlands on the site. These wetlands were delineated on November 6 and 12, 1996 by staff of B-twelve Associates. Several site visits were also conducted by B-twelve staff in the growing season of 1997 to confirm hydrology and the delineations. The survey of the wetlands was conducted by Dodds Engineers Inc. ERCRPT2.DOC City`of,Renton P/B/PW Department Environment view Committee Staff Report TALBOT ROAD LUA-97-110,SA-H,ECF REPORT OF NOVEMBER 17, 1998 Page 6 of 8 Wetland A, known as the Springbrook Wetland, is a large forested wetland, associated with Springbrook Creek, located on the western edge of the project site. This wetland is classified as PFO1 E (palustrine, forested, deciduous, seasonally flooded/saturated). In accordance with the City of Renton Wetland Management Ordinance this wetland would be designated as a Category 2 wetland due to the large size (144,823 sq. ft.) and headwater location. A fifty (50) foot buffer is required for a Category 2 wetland. The proposal would not directly impact Wetland A and a minimum 50 foot buffer width is maintained on the site. The applicant has identified 7 other wetlands on the site, all of which have been characterized as Category 3 wetlands. All of these wetlands are considered side hill "seep" type wetlands with groundwater discharging or lensing out of the hillside at the upland edge of the wetlands, and flowing out onto relatively impermeable soils which allows water to stay near the surface long enough for wetland plants and soils to develop. The sizes of the seven Category 3 wetlands as delineated by 8-twelve Associates, Inc. follows: Wetland B - 802 sq. ft., Wetland C - 10, 798 sq. ft., Wetland D - 9,559 sq. ft., Wetland E - 15, 977 sq. ft., Wetland F - 6,544 sq. ft., Wetland G - 5,280 sq. ft., Wetland H - 10,460 sq. ft. The proposal would result in fill impacts of a total of 16,676 square feet of Category 3 wetlands. Wetland D (9,559 sq. ft.) and Wetland G (5,280 sq. ft.)would be entirely filled for a total of 14,839 sq. ft. Portions of Wetland C and Wetland F would also be filled and some areas converted to wetland buffer. The Wetlands Management Ordinance requires a mitigation replacement ratio of 1.5:1 for impacts to Category 3 wetlands. The 16,676 sq. ft. of wetland fill would require 25,014 sq. ft. of compensatory wetland mitigation. The applicant has submitted a conceptual wetland mitigation plan that indicates creation of 25,014 sq. ft. of wetland area to meet the code requirement. The mitigation plan creates wetland area adjacent to the existing Wetlands E, F, and H. Wetlands E and F are in the center of the site behind the proposed recreation building in a large open space area. In general, wetland creation for mitigation purposes is preferred adjacent to existing wetlands because the success rate is higher given the presence of hydrologic/topographic conditions that support the existing wetland. The existing wetlands are degraded agricultural wetlands with few functions and values normally associated with wetlands. The mitigation would connect, enlarge and enhance these two Category 3 wetlands, resulting in a large single wetland approximately 38,225 sq. ft. in size. The created wetland areas as well as the existing wetlands would be enhanced through planting with a mix of native emergent, shrubs and tree species. A mosaic of vegetation communities would become established and it is anticipated that this wetland would meet criteria for a Category 2 wetland in the future. The existing buffers of Wetlands E, F, and H are heavily disturbed and degraded. Allowing them to remain would likely result in a heavy infestation of blackberry, thistle and other invasive exotic species. The applicant proposes to enhance the entire buffer area adjacent to these wetlands. The applicant is maintaining a minimum 25 foot buffer width around all the existing and created wetlands. The code requires a minimum buffer width of 25 feet for Category 3 wetlands. During the construction phase of the project the applicant should stake the wetland areas that are to be retained and the buffer areas so that these areas will not be disturbed inadvertently especially during the grading of the site. The applicant will be required to submit a final wetland mitigation plan prior to the issuance of construction permits. Mitigation Measures: The applicant shall stake the outer edge of the wetland areas to be retained and the outer edge of the buffer areas prior to initiating any grading or construction activities on the project site. Nexus: Wetlands Mitigation Ordinance, Environmental Review Ordinance (SEPA) 3. Fire Services Impacts: The proposal would add new construction to the City and would potentially impact the City's Fire Department. A Fire Mitigation Fee would apply to all new construction at a rate of $388 per multi- family unit, for an estimated total of$93,120 (240 units X $388 = $93,120). Fire mitigation fees for the proposed recreation building would apply at the rate of $0.52 per square foot of building. This fee is estimated as$1,346.28. The Fire Mitigation Fee is payable at the time of issuance of Building Permits. ERCRPT2.DOC City of Renton P/B/PW Department Environment <'wiew Committee Staff Report • TALBOT ROAD LUA-97-110,`SA-H,ECF REPORT OF NOVEMBER 17, 1998 Page 7 of 8 Mitigation Measures: The applicant shall pay the appropriate Fire Mitigation Fee equal to $388 per multi- family unit and $0.52 per square foot for the recreation building. The fee for the residential units is estimated at approximately$93,120 and $1,346.28 for the recreation building. The Fire Mitigation Fee is payable prior to the issuance of building permits. Nexus: Fire Mitigation Fee Resolution and adopting ordinance, Environmental Review(SEPA) 4. Transportation Impacts: Access to the project is proposed via 2 driveways off Talbot Road South. The internal street system would be a private street with a 20 foot pavement width and a continuous sidewalk along one side of the street. No parking would be allowed on the internal streets in order to maintain 20 feet of unobstructed road passage for Fire and emergency vehicle access. There would be almost continuous curbcuts for driveways to the units which would largely preclude any street parking. Portions of the access drives off Talbot Road could be increased in pavement width to potentially allow for parking on one side of the road. The provision of additional parking would further reduce the likelihood of vehicles parking on the streets and blocking emergency access. The north access drive should be increased to a 28 foot pavement width from Talbot Road S. to Unit #46 (approximately 540 feet). The south access drive should be increased to a 28 foot pavement width from Talbot Road S. to Unit #3 (approximately 150 feet). The proposed multi-family development would result in an increase in traffic trips on the local street system and therefore would be subject to the City's Transportation Mitigation Fee. The trip generation values are based on the ITE Trip Generation Manual which estimates 5.86 average daily trips per residential condo/townhouse unit, or a total of 1,387.3 average daily trips for the 240 unit development. This also credits the development for the trips of the two existing single family residences on the site. The Transportation Mitigation Fee is calculated to be $75 per average daily trip attributable to the project. The traffic mitigation fee is estimated to be$104,047.50. A traffic report has been prepared by TDA, Inc. to address potential traffic impacts that could result with the proposed development. The study specifically addresses potential impacts at two signalized intersections; the intersection of S. 43rd St./Talbot Road S. and 96th Ave. S./S. 208th St. The traffic report concludes the project proposal would not cause a decline in the Level of Service (LOS) at the two intersections and no additional mitigation measures are recommended. The overall impacts of additional traffic are addressed through the imposition of the standard traffic mitigation fee. The applicant has submitted a Construction Mitigation Plan which discusses transportation routes to the site and states that construction activities would be limited to between the hours of 7:00 a.m.to 6:00 p.m. weekdays, or as required by the City. Truck hauling hours are limited to between 8:30 a.m. to 3:30 p.m. under the Development Guideline Ordinance. Mitigation Measures: The north access drive shall be increased to a 28 foot pavement width from Talbot Road S. to Unit#46 (approximately 540 feet). The south access drive should be increased to a 28 foot pavement width from Talbot Road S.to Unit#3 (approximately 150 feet). Plan revisions shall be subject to the approval of the Development Services Division, prior to the issuance of building permits. The applicant shall be required to pay a Traffic Mitigation Fee of $75 for each average daily trip associated with the project. The traffic mitigation fee is estimated to be $104,047.50. This fee is payable prior to the issuance of building permits. Nexus: Transportation Mitigation Fee Resolution, Environmental Ordinance (SEPA) 5. Community Services/Parks Impacts: The proposal would allow for the construction of 240 multi-family residential units. Future residents would make use of the existing and future City park and recreation facilities throughout the City. In order to mitigate the impact of the development on the City's parks and recreation facilities the City has adopted a mitigation fee of$354.51 per new multi-family dwelling unit. A bicycle trail along Talbot Road S. is identified in the City of Renton Trails Master Plan, 1990. There is also a pedestrian trail alignment(Springbrook Wetlands Trail) identified across the subject property in the ER'CRPT2.DOC City of Renton P/B/PW Department Environment view Committee Staff Report TALBOT ROAD LUA-97-110, SA-H,ECF REPORT OF NOVEMBER 17, 1998 Page 8 of 8 City of Renton Trails Master Plan, 1990. The applicant will be responsible for improving the bicycle path as part of the road improvements required along Talbot Road S. A 25 foot wide trail easement will be required located within the wetland buffer and connecting to the trail easement provided by the adjacent development to the south. The value of the trail easement (based on appraised land values) may be credited for up to 1/3 of the total parks mitigation fee. The proposal also includes a recreation building for residents,the cost of which may be counted toward the 1/3 of the total parks mitigation. Mitigation Measures: The applicant shall pay a Park's Department mitigation fee of $354.51 per multi- family dwelling unit. The value of the trail easement and recreation building may be credited for up to 1/3 of the total parks mitigation fee. The required mitigation fee shall be subject to the approval of the Parks Department and the Development Services Division, and the fee shall be paid prior to the issuance of building permits. Nexus: Parks Mitigation Fee Resolution, Environmental Ordinance (SEPA) 6) Land and Shoreline Use Impacts The subject site is zoned Residential-14 DU/AC (R-14). The proposal is consistent with adopted zoning and the Comprehensive Plan. There are no significant land use impacts anticipated to result with the proposal. Mitigation Measures No further mitigation is recommended. Policy Nexus NA E. COMMENTS OF REVIEWING DEPARTMENTS The proposal has been circulated to City Departmental/Divisional Reviewers for their review. Where applicable, these comments have been incorporated into the text of this report as Mitigation Measures and/or Notes to Applicant. X Copies of all Review Comments are contained in the Official File. Copies of all Review Comments are attached to this report. Environmental Determination Appeal Process Appeals of the environmental determination must be filed in writing on or before 5:00 PM December 10, 1998. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11 B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)-430-6510. ERCRPT2.DOC . r • ��`{R3Ww%:31-z3-s KEHT RENJRILLIAINDUSTRIAL2PAPI1I N • e. I t� I I ., "-•"- I .1.1 LI; RENTON E'/z 31-23-D •�jO F` I+.11v —.—__.— ' �. —' B U R L I N G T 0 N .. e•.°....:: •n,lk # © a";,.111 8 /IIIl l :- :lal. Ils® IiI ill! OF RENTON DI V. I I+ .e11. •.. �I. El . / 1 ` - � �,�•��(�.1° • ]sek y . •• }la T. ,1 as+ o: 'r!fl ' ^ '}- •.; 'b�� ,l !!"��TMff,r. v� ®I sw. 4I ST• ST. t [[II V;'AS -1"' M £ U•Y G;A•'rL,• n r. • Ow o. a K 0 L L r B U IS I N E S S W iJ I .g„ ,I. 0 ��O ,f,ymvt� o�.....ra -_---__-_ - '' ! C E N Etap• `Sys w� _ _ L =5n=..,"•- -a4'�.-.'e' ?!� 1,/Lit. " `� .`•'rs: 5 r'��i/ laT.�s t.�P', �'. - mi 7 \ • I CENTER / R E N T O,N ,iJFr; a..... er ..`;' ..f•Y ALv`7�Ta' ' .. �.} 'W, I. i ,Qi _ '•Py4/Q fI o • Qom/ • %- '..' V,,.. I__,./XW •,•�,i• r7 1 `I 1 �//'//�p v4u[r yaw,qI . CS I it. «I q -•/ o _- ] p ®C] 1!10 n ! T'pGMTS 1. . . V. �© e _ .. afI %% : ;cam]` I .. txt. S.W. law. 43RO con.on•r St LIMIT S.w. 43RD •-.,. •,. 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SHEET 2 2 VIGMIuTY MAP . 4 3 rbffeal -TERRA ASSOCIATES ' Inc Consultants in Geotechnical Engineering, Geology and Environmental Earth Sciences November 23, 1998 ProjectkIo.T- 491-1 Mr. Ron Hughes # Ox\c\4 Burnstead COnstruction Company •, • <\40 v09 c<` / • 1215— 120th Avenue NE, Suite 201 • < •Bellevue,Washington 98005 \0044 4)43p /v, ‹.\*0Subject: Geotechnical Review " Talbot Road Renton,Washington • Reference: Geotechnical Review Letter,prepared by Terra Associates,Inc.,Project No.T-1491-1; dated November 16, 1998 pear Mr. Hughes: As we understand, following submittal of the'referenced letter, the City of Renton environmental review Committee requested additional comments pertaining to building setbacks from the top of steep slopes, and the impact of roadway Construction near the head of the ravine that is located in the northwest corner of the site. With regard to these issues,we have the following cOmments:.' 1. Based on a review of the revised site plan, only Building 29 will come within a close proximity of an existing steep slope. The overall glacial geology of the site is inherently stable:and building ' loads adjacent the slopes will not impact this overall stability. HoweVer,we recommend that where • - building foundations will parallel site slopes, the footings be deepened to provide a minimum horizontal distance of 15 feet from the edge of the footing to the slope'face. 2. Approximately eight to ten feet of structural fill will be required to achieve the interior road grade near the head of the existing ravine in the northwest corner of the site. Provided this fill is placed in accordance with our geotechnical recommendations, outlined in our August 1, 1997 report, it is our opinion that this grading will not impact the current stability of the ravine. 12525 Willows Road, Suite 101, Kirkland, Washington 98034 • Phone (425) 821-7777 Mr.Ron Hughes ,; November 23,' 19'98 We trust the.information presented is sufficient-,to meet your current needs. Should'you have any or require additional information,please call. • ' • _ .Sincerely yours, ,. .. k. � ! i. g• - r;. re; J. " ;At ter,P. 4i ti- ;'jam - 'P '4, .It'1%En.:a �, - rod F. TJS 5 '. urs� Y cc: r ;y,'°'I sen Ci of Renton • • • • • Project No.T-1491=1. Page,No::2 i y November 4, 1998z Mr. Peter Rosen 419 ` O� Project Manager,Development Services Division f �9f -4,,1 , 1055 South Grady Way �° v6 z� q `••w Renton, WA 98055 :9 Subject: Land Use Number: LUA-97-110,PP, SA-H,ECF 4 Dear Mr. Rosen: I live on South 51st Court, which is off South Talbot Road. In the mornings between 6:45-8:00 AM, it is difficult to enter Talbot Road due to the heavy traffic. With this complex plus the one that is currently being built,I am very concerned about traffic flow along South Talbot Road. In addition, I am also concerned about impact the two new developments will have,on the flow of traffic at the intersection of 108th and Talbot Road. I read in your notice that a traffic study was requested. I am very interested in the study's contents and how the study was or will be conducted. J also plan on attending the public hearing on December 15, 1998. Thank you, Edwin Lutz 440 South 51st Court C-202 ' • Renton, WA 98055 • Washington State Northwest Region WAP Department of Transportation 15700 Dayton Avenue North Sid Morrison P.O.Box 330310 Secretary of Transportation Seattle,WA 98133-9710 (206)440-4000 DATE: November 5, 1998 TO: Mr. Peter Rosen, Project Manager Development Services Division 1055 South Grady Way Renton, WA 98055 SUBJECT: NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE, MITIGATED (DNS,M) LUA-97-110,PP, SA-H,ECF 4915 and 5017 Talbot Road South red t. FROM: Robert A. Josephson, P.E., Manager of Planning & Local CortidroP,77t rL Washington State Department of Transportation CITY OF REi.1 i.,. +U Northwest Region 1998 15700 Dayton Avenue North, MS 122 P.O. Box 330310 RECEIVED Seattle, WA 98133-9710 Thank you for giving us the opportunity to review the above referenced project. Our response is checked below: We have reviewed the subject document and have no further comments. The project will have no significant impact on the state highway system. X The State recommends that a traffic study be prepared to analyze the state intersections that are impacted by ten or more of the project's generated peak hour trips and also determine what mitigation measures should be required. If you have any questions please contact Don Hurter(206-440-4664) or Don Sims (206- 440-4915) of my Developer Services office. RAJ:ds file:C:\Don\Request TIA.doc CC _J Renton Department of Planning/Building. - -)is Works ENVIRONMENTAL & DEVELOPMENT. APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: 'curtlr. COMMENTS DUE: OCTOBER 29, 1998 APPLICATION NO: LUA-97-110,PP-SA-H,ECF DATE CIRCULATED: OCTOBER 16, 1998 APPLICANT: Burnstead Construction PROJECT MANAGER: PETER ROSEN PROJECT TITLE: Talbot Road Preliminary Plat WORK ORDER NO: 78257 LOCATION: 4915 and 5017 Talbot Road South SITE AREA: 26.64 acres I BUILDING AREA(gross): SUMMARY OF PROPOSAL: Proposal to construct 240 multi-family residential condominiums consisting of 144 townhouse units and 96 multi-family flats. The proposal includes a total of 53 residential strucctures, with 12 structures of eight (8) flats and 41 townhouse structures with two ((2)to four(4) units. A total of 707 parking spaces are proposed, with 314 spaces in garages, 314 driveway aprons and 79 guest parking spaces. Two driveways provide access to the site off Talbot Road south. There are eight(8)wetland areas identified on the site. The proposal would fill 16,676 square feet of Category 3 wetlands and create 25,014 square feet of wetlands to mitigate for impacts. 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 Resoumes Preservation Airport Environment 10,000 Feet • 14,000 Feet G� //e--,()e- 2 - /�� 24 B. POLICY-RELATED COMMENTS / ..��X _ G S /a(e, �j22�eG 1E'd? j�.1/. C -2. Z-e-ea%r-1 .SC-S'e,10-2,/rJ o/G c.t,..._ .),d,„ "":4 M.,e_et_t"C-1-:: 454--____ / -/2 i • /-72/( 7 c al 3tr a ;Oczzi/to 77- ,f-c-e- caix_. ,27 -Az- --e0/ C. CODE-RELATED COMMENTS a l Le 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 �information / � is needed to properly assess thiss proposal. J �jf /7 nature of Director or Authorized Representative Date 9 P DEVAPP.DOC Rev.10193 City :.:anion Department of Planning/Building/Puy:.:':Norks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: (..0 irtooit„ beUQ.IOe yitA4COMMENTS DUE: OCTOBER 29, 1998 APPLICATION NO: LUA-97-110,PP-SA-H,ECF 1 DATE CIRCULATED: OCTOBER 16, 1998 APPLICANT: Burnstead Construction PROJECT MANAGER: PETER ROSEN PROJECT TITLE: Talbot Road Preliminary Plat WORK ORDER NO: 78257 LOCATION: 4915 and 5017 Talbot Road South SITE AREA: 26.64 acres I BUILDING AREA(gross): SUMMARY OF PROPOSAL: Proposal to construct 240 multi-family residential condominiums consisting of 144 townhouse units and 96 multi-family flats. The proposal includes a total of 53 residential strucctures,with 12 structures of eight(8)flats and 41 townhouse structures with two (2)to four(4) units. A total of 707 parking spaces are proposed, with 314 spaces in garages, 314 driveway aprons and 79 guest parking spaces. Two driveways provide access to the site off Talbot Road south. There are eight (8)wetland areas identified on the site. The proposal would fill 16,676 square feet of Category 3 wetlands and create 25,014 square feet of wetlands to mitigate for impacts. 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 Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS 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 ad " n-is-ne ed to properly assess this p?posaL ®I10/%2 Signature of Dir r or uthoriz Representative Date DEVAPP.DOC Rev.10/93 S City o ,'iton Department of Planning/Building/PUL..- Yorks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: r Arc. euec COMMENTS DUE: OCTOBER 29, 1998 APPLICATION NO: LUA-97-110,PP-SA-H,ECF DATE CIRCULATED: OCTOBER 16, 1998 APPLICANT: Burnstead Construction PROJECT MANAGER: PETER ROSEN PROJECT TITLE: Talbot Road Preliminary Plat WORK ORDER NO: 78257 r-, krirrm ji i r t VIP LOCATION: 4915 and 5017 Talbot Road South FIPF n SITE AREA: 26.64 acres I BUILDING AREA(gross): llf.T 1 6 1998 SUMMARY OF PROPOSAL: Proposal to construct 240 multi-family residential condominiums consisting of 144 townhouse units and 96 multi-family flats. The proposal includes a total of 53 residential sfliupctures-,-wit i119-structures of eight (8)flats and 41 townhouse structures with two (2)to four(4) units. A total of 707 pa king�spaces arpe proposed, with 314 spaces in garages, 314 driveway aprons and 79 guest parking spaces. Two driveways provide access to the site off Talbot Road south. There are eight (8)wetland areas identified on the site. The proposal would fill 16,676 square feet of Category 3 wetlands and create 25,014 square feet of wetlands to mitigate for impacts. 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 7‘--- Environmental Health Public Services Energy/ Hlstoric/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet . B. POLICY-RELATED COMMENTS id 4 fr C. CODE-RELATED COMMENTS 6-44-411,'74 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 addition'.I information is eeded to properly assess this proposal. ,,/ aMtifo 4-041--- /()/: le/r SignaturA irector or Authorized iresentative Date DEVAPP.DO Rev.SA193 • �Y Coco O� . CITY OF RENTON FIRE PREVENTION BUREAU MEMORANDUM DATE: October 21, 1998 TO: Peter Rosen, Planner FROM: Jim Gray,Assistant Fire Marshal v7f SUBJECT: Burnstead Talbot Rd. Preliminary Plat, 4915 S Talbot RD Fire Department Comments: 1. The preliminary Fire flow is 3750 GPM for the 8 Plex buildings and 2750 GPM for the 4 Plexs, which requires one fire hydrant within 150 feet of the buildings and three additional hydrants for the 8 plexs and two additional hydrants for the 4plexs, within 300 feet of the buildings. 2. The interior access and circulation roadways are not adequate widths for the size of this project.. They should meet the City Street Standards as specified for residential streets. Planters are not allowed within the 90 foot cul-de-sac turnaround, remove the planters shown on the plans. 3. A fire mitigation fee of$93,120 for the residential units and $1,346.28 for the Recreation Building is required based $388.00 per the Residential units and $.52 a square foot of the Recreation building square footage. 4. Central Station Monitored fire alarms are required in all buildings. Fire Sprinkler systems are required in the 8 plexs and any three story buildings, 2 stories over garages. Separate plans-and permits are required for the systems installations. 5. Building addresses shall be visible from a public street. Please feel free to contact me if you have any questions. City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL &DEVELOPMENT APPLICATION REVIEW SHEET Reviewing Department Transportation Comments Due: OCTOBER 29, 1998 Application No.: LUA-97-110,PPSA-H,ECF Date Circulated: October 16, 1998 ' Applicant: Bumstead Construction Project Manager: Peter Rosen Project Title: Talbot Road Preliminary Plat Work Order No: 78257 Location: 4915 and 5017 Talbot Road South Site Area: 26.64 Acres Building Area(gross): A. Environmental Impact(e.g.Non-Code)Comments No comment. B. Policy-Related Comments No comment. C. Code-Related Comments The adjacent right-of-way (Talbot Road So.) must be improved with installation of curb, gutters, sidewalks,paving and street lighting per current City Codes/Standards. The private road (north access needs to be paved 28' in width (curb-to-curb) from Talbot Road to Unit #46 (540+/-) and the (south access) road needs to be paved 28' in width (curb-to-curb) in front of Unit#3 (150' +/-). Additional parking stalls are needed on the west side of the recreation building. The project will require • transportation mitigation fees of$75/trip (see attached fee form). � ,(� /0r22 -re Signature of Director or Authorized Representative Date bmstd3 . , 2 6 6 • • • Gn � r,•rr.��;%.., .,;s"`»o.a: 'i,. a.. ....•-:wv:«rzc»4D�+�'✓"..• 4, .,�? f+a r.:,s..�w.... .. /Y•9,f.'nq iC'N4 .,waW..cwv:+.4✓w'/.Ni{Ywv�v :�'InYAJiOwMi! .•NM E V•_••+_ "�hOiil.s:�^`, • E II'. h'•Mw�.iOPlw+w.✓.):w9xuw.vw..1�•. .r. �-.a+ ' ` . .. Project Name ( �iu✓h ccfec(�1} lit 11)01- Roc-it P • I�� Project Address (-HI 5 I al licit Sri{ 5 Contact Person koil Huc,lIe S Address Phone'•Number 454 - I WDO E x't 201 Permit Number l--vA — et-7` 110 Project Description ct 24(7 it i fccw( c-Oi4dOi44IW► d-y — Yofcc( o6 5 "3 S Iv!i L G(YeS - 70141 c 707 f 6(✓k I GI-GI $P cc,Le J k!; I t � — 2 f O LCiLe, Land Use Type: Method of Calculation: Rc s ❑ Residential ❑ ITE Trip Generation Manual mum t1c 4(0i,,,66 (23u) ❑ Retail 0 Traffic Study ❑. Non-retail ❑ Other • S S(O ('.ei' q.55 .z, Dote, Calculation: • v 1,Gau CCVe% cfec11 tr tos > (ag0)(5786) — (z)(R•55)= 13 27, 3 to/J. Fl f 175 f e,) 1 trip - ( 137. 3) ( $75 ) _ 10 0117. 50 • Transportation Mitigation Fee: t 1041 0147. 50 Calculated by: t(/GW1(/j Date: r0�l Account Number: •• Date of Payment City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL &DEVELOPMENT APPLICATION REVIEW SHEET Reviewing Department Plan Review-Water Comments Due: OCTOBER 29, 1998 Application No.: LUA-97-110,PPSA-H,ECF Date Circulated: October 16, 1998 Applicant: Bumstead Construction Project Manager: Peter Rosen Project Title: Talbot Road Preliminary Plat Work Order No: 78257 Location: 4915 and 5017 Talbot Road South Site Area: 26.64 Acres Building Area(gross): A. Environmental Impact(e.g.Non-Code) Comments No comment. B. Policy-Related Comments No comment. C. Code-Related Comments Water main extension will be required to serve the site and must meet fire flow and Fire Code/Regulations per the Renton Fire Dept. New water mains will be required to connect to existing stubs on adjacent property's to the north and south of the site. New domestic water meters with PRV's will be required and irrigation meters will require backflow prevention devices. Water (SDC) fees of ' $510/unit will be required. /O -22 - 78 Signature of Director or Authorized Representative Date brnstd2 City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL &DEVELOPMENT APPLICATION REVIEW SHEET Reviewing Department Surface/Wastewater Comments Due: OCTOBER 29, 1998 Application No.: LUA-97-110,PPSA-H,ECF Date Circulated: October 16, 1998 Applicant: Bumstead Construction Project Manager: Peter Rosen Project Title: Talbot Road Preliminary Plat Work Order No: 78257 Location: 4915 and 5017 Talbot Road South Site Area: 26.64 Acres Building Area(gross): A. Environmental Impact(e.g.Non-Code) Comments No comment. B. Policy-Related Comments No comment. C. Code-Related Comments Surface Water: the drainage plan and erosion/sedimentation control plan must meet the requirements of the 1990 KCSWDM as adopted by the City of Renton. Due to down stream flooding problems in the valley floor west of the site extra detention through the 100 year storm will be needed as a safety factor equal to 30%more than normal requirement. The project will require (SDC) fees of$0.129/sq. ft. of new impervious surface area constructed on the site. Wastewater: The sanitary sewer main will require an extension to serve the site. The new main will be a minimum 8" and must be constructed per City Codes/Standards. Side sewer connections will cost $60/each. Wastewater(SDC)fees of$350/unit will be required. / ee,f.// /(A&f,/7----- Z Z--78 Signature of Director or Authorized Representative Date brnstdl City u,-..anton Department of Planning/Building/Pu:;,,.YWorks ENVIRONMENTAL 8 DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:covs s,f ewtc� COMMENTS DUE: OCTOBER 29, 1998 APPLICATION NO: LUA-97-110,PP-SA-H,ECF DATE CIRCULATED: OCTOBER.16, 1998 APPLICANT: Burnstead Construction PROJECT MANAGER: PETER ROSEN PROJECT TITLE: Talbot Road Preliminary Plat WORK ORDER NO: 78257 LOCATION: 4915 and 5017 Talbot Road South SITE AREA: 26.64 acres I BUILDING AREA(gross): SUMMARY OF PROPOSAL: Proposal to construct 240 multi-family residential condominiums consisting of 144 townhouse units and 96 multi-family flats. The proposal includes a total of 53 residential strucctures, with 12 structures of eight(8) flats and 41 townhouse structures with two (2)to four(4) units. A total of 707 parking spaces are proposed, with 314 spaces in garages, 314 driveway aprons and 79 guest parking spaces. Two driveways provide access to the site off Talbot Road south. There are eight(8)wetland areas identified on the site. The proposal would fill 16,676 square feet of Category 3 wetlands and create 25,014 square feet of wetlands to mitigate for impacts. 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 Alr Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet CITY OF RENTON OCT 16 issa R,ECE VE1t B. POLICY-RELATED COMMENTS C. OODE RELATED COMMENTS Q We'have revie fd this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additi al information is needed to prope assess this proposal. /0hg ig ature of Director o uthoriied Representative Datd DEVAPP.DOC Ree.10/93 "ItOPERTY SERVICES FEE REVIEW # 98 —O Ye ® DEVELOPMENT APPLICA- iON REVIEW SHEET ❑ PL1_._:EVIEW ROUTING SLIP ❑ ENVIRONMENTAL CHECKLIST REVIEWSHEET ❑ APPLICANT: '13uRNCTsf-.0 (9&ST12uerr0At) /�L OTHER CHECKLIST FROM/tv/795' JOB ADDRESS: l �/9/s+- sa/7 (.4c,aor R� S WO# NATURE OF WORK: 2a(0 conT TiteHor P69-.0Ncp 06-1awn,2j/0qO GREEN# ED NEED MORE INFORMATION: ❑ LEGAL DESCRIPTION 111 SPECIAL ASSESSMENTS AND CONNECTION FEES ESTIMATED f SQUARE FOOTAG 0 VICINITY MAP ❑ NOT APPROVED FOR APPLICATION OF FEES 0 FRONT FOOTAGE 0 OTHER ❑ VESTED 0 NOT VESTED 0 This fee review supersedes and cancels fee review# dated / ET 414 PEQ t/itTuS ❑ PARENT PID#(subject to change)_ SUBJECT PROPERTY PID# 3l 2 3 c q el7,ei OS 3,9/227 9/yg 0 King Co.Tax Acct#(new) 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. - - 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 DISTRICTS NO. NO. ASSESSMENT UNITS OR FEE Latecomer Agreement(pvt)WATER 0 0/3 1 y,S(o 5e is r Latecomer Agreement(pvt)WASTEWATER s�q•9� Latecomer Agreement(pvt)OTHER Special Assessment District/WATER plot. 01,/o f/r8//ff se Fr- /1/G 97 Z 15--3/4/V. Special Assessment District/WASTEWATER Joint Use Agreement(METRO) Local Improvement District Traffic Benefit Zones $75.00 PER TRIP,CALCULATED BY TRANSPORTATION FUTURE OBLIGATIONS SYSTEM DEVELOPMENT CHARGE-WATER #OF UNITS/ SDC FEE 0 Pd Prey. 0 Partially Pd(Ltd Exemption) ® Never Pd SQ. FIG. Single family residential$850/unit"x Mobile home dwelling unit$680/unit in park Apartment, Condo$510/unit not in CD or COR zones x 2irD S l22)yO0.6o Commercial/Industrial, $0.113/sq. ft. of property(not less than$850.00)x Boeing,by Special Agreement/Footprint of Bldg plus 15 ft perimeter p.,sos cent thraholdl SYSTEM DEVELOPMENT CHARGE-WASTEWATER ❑ Pd Prey. 0 Partially Pd(Ltd Exemption) ® Never Pd Single family residential dwelling unit$585/unit x Mobile home dwelling unit$468/unit x Apartment, Condo$350/unit not in CD or COR zones x _ 2.y0 ,� gj,0 v o,o) Commercial/Industrial, $0.078/sq. ft. of property (not less than$585.00)x _ REDEVELOPMENT CREDIT: (New-Old Flow)/New Flow X Above Fees SYSTEM DEVELOPMENT CHARGE-SURFACEWATER ❑ Pd Prey. 0 Partially Pd (Ltd Exemption) ® Never Pd Single family residential and mobile home dwelling unit$385/unit x , �, 7 F , 4,2 All other properties$0.129/sq ft of new impervious area of property x (not less than$385.00) 9. PRELIMINARY TOTAL $to a yg - /t ,� 7/�8 , 30 y83 . 19 Signature of Reviewing thority DATE Su$'J!✓cT� 1>c'R/�oc,¢-n®N Op 00 *If subject property is within an LID,it is developers responsibility to check with the Finance Dept. for paid/un-paid status. **The square footage figures used are taken from the King County Assessor's map and are approximate only. AfEIO ,mealzoacs c:/template/fceapp/tgb EFFECTIVE July 16,1995/Ord. Nos. 4506,4507,4508,4525,and 4526 pQJ O 1 Tv ' /Ain v, ' - • v ' fag. v:: rxui 4 kYX f/ . . :r . rn ? >: . rw i » tT4 ? "�d � aKn wxw A } x :..n !,/ C-;f 1C. .Y. .Vw} rx4 y ^ . y kii f : �-'.. i: . : vE, : } 4n!: 4 \ ?xD.EVELO P NT:S.ERVICESDI ISIGNY �. ... : i44i .fi • .. •\ x . vr? vvrn : :nv • .. : .w .: . . r . w ....:....•..... . v4 :: }{ , ':}r 3 } S4. nxi • Y•.L........:..n...•...;..{n{•.,.}r.:ti,:4n. . V...:..rM1 . :.: n...n . ...r.rr : .. .. nvw... w. . , i.....i . : r. w: x } xv : : \.} : .: :wv4vY: x.n.w : .i .:.:• ,.:.:i ... v ::Y}: :•::.....::mi :m:.}..y.:.*.x.{i:iiiy. i.:.:-}:.r.i 4?•}•} fy :::.y,:r.*:•; : wv :n:vh:..?../Y.rSi{} }:,}.. . Ii ii{f ? Y nb :4 ;:.•;•:$ri$}i:i.ii:w?:f{;::4y)f:i:i:rv<N { TER...�:i�:;$;::;�..{w.::r.m,•:.:v;; a S}; � PP i n :}.:: � : nw ; . . x : i �O.Notivvv$ .2: v ::vv.: vc : . . .N ^. a;,.::::::n .: ..,4 n :4 .v i :v . .: wx ^.: w . ,w } 4 : v . ?�tiY ' -.: - • ..:....r..x ...... .. : :;• ..: nxn•::.x:.:f :: .:}:.::Y: w :.:- :fvw :.... .nw...YYrx: \:,:•::::::::::••r••:4..........:...•:}:f4 :::::i :::v :• :. ... ............ ......l :}} � } {{ ?vr ' : 1 .:•,v•::::::::x•::. ..n.......... , SSv::iii:'ti::?{::?;.::ti>.i"'i>'i;ii\::. .:. ..: .:.:v•}:.:: yf..}`.v.rti:'ri}':•: ' :.:.:PROJECTINFORMATION`<i��>`!<:;''� Note;:::'U there. s\ryiore:tI an one.legal owner;''please;attach an additional notafii'e''a'Nlaster•Applloi3tioff for each 'knit . . }: • ' '•"••••`• •r"••••' PROJECTOR DEVELOPMENT NAME: 1 NAME: BURNSTEAD CONSTRUCTION CO. , INC. TALBOT ROAD • PROPERTY/PROJECT ADDRESS(S)/LOCATION:• i912,`( ADDRESS: 1215 120TH AVE NE #201 4915 Talbot Road South '1 1`Ip 5017 Talbot Road South ' 1 AA- ) (p,., . . - 2 CITY: BELLEVUE, WA ZIP: 98005 KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): • 312305-9053-08 7,90, . 312305-9037-09 9. 9a - 312305-9149-04 7,q( 312305-9122-05 1,fi2A TELEPHONE NUMBER:454-1900 EXT 233 EXISTING LAND USE(S): ' • 0 i D 3 Residential , '•:Y iii,:::Yi iriii.;iii•{:4:?'i'}}}.':i{hr}:4:i{vi:v::S4}x;::{R}i:S}5'ri:':r<`y.:jyri:;:;•n;nvxr..?t}::{ij::i ii:'{.:,ti?isp:s::•}::;i:, ::.v i:i: J/ efl irr}.•`::k<tiffs: .t .�k.. ..}..r..4::::,•r::,..:.:,... 'S:•`:i iaif: "'11( �0�/ s' l u'( { {:. n APPLICANT>'�if::other'thl�;awrier)'f >' . ; : p(p • PROPOSED LAND USES: • 0003 NA NAME: Same as owner 1 Residential COMPANY(if applicable): EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: • • Planned Neighborhood 'ADDRESS: PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable):' I • Planned Neighborhood CITY: ZIP: EXISTING ZONING: '-'�: • • • . i'�1..'l- 4 I. . R-14• . .. TELEPHONE NUMBER: • AUi 1 n. ' • PROPOSED ZONING (if applicable): I�:�:u� >C.ONTACT::PERSON;i:::;::;:<:}:i<::;{;;:'p,i:,::;;:::.iii:<: . R-14 • SITE AREA (SQ. FT. OR'ACREAGE): NAME: 'Ron Hughes, P.E.-„ ��•C JVEb 26.64 Acres AUG 7 3 �3 , - COMPANY (if applicable): PROJECT VALUE: DEV • �,M� BURNSTEAD CONSTRUCTION CO. , INC. $17.5 NinonNinonELO • CrryorR ANNING ft ADDRESS: 1215 120th AVE NE #201 IS THE SITE LOCATED IN THE AQUIFER PROTECTION AREA? • ' • I No CITY: BELLEVUE, WA ZIP: 98005. ' IS THE SITE LOCATED IN ANY OTHER TYPE OF ENVIRONMENTALLY SENSITIVE AREA? Yes, portions along the west side of the site are within the Springbrook Idetla'.' TELEPHONE NUMBER: 454-1900 EXT' 233 ! Class II Landslide Hazard and Class II I Seismic Hazard. I City of kenion Department of Planning/Building/Public irks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: tivomp �2l�tc COMMENTS DUE: OCTOBER 29, 1998 APPLICATION NO: LUA-97-110,PP-SA-H,ECF DATE CIRCULATED: OCTOBER 16, 1998 APPLICANT: Burnstead Construction PROJECT MANAGER: PETER ROSEN PROJECT TITLE: Talbot Road-Preliminary-Plat WORK ORDER NO: 78257 LOCATION: 4915 and 5017 Talbot Road South SITE AREA: 26.64 acres BUILDING AREA(gross): SUMMARY OF PROPOSAL: Proposal to construct 240 multi-family residential condominiums consisting of 144 townhouse units and 96 multi-family flats. The proposal includes a total of 53 residential strucctures,with 12 structures of eight (8)flats and 41 townhouse structures with two 2)to four(4) units. A total of 707 parking spaces are proposed, with 314 spaces in garages, 314 driveway aprons and 79 guest parking spaces. Two driveways provide access to the site off Talbot Road south. There are eight(8)wetland areas identified on the site. The proposal would fill 16,676 square feet of Category 3 wetlands and create 25,014 square feet of wetlands to mitigate for impacts. 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/ HistoridCultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS 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 information is needed to property assess this proposal. Signature of Director or Authorized Representative Date DEVAPP.DOC Rev.10/93 City of rcer,ton Department of Planning/Building/ v;:.rks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: iClwY.rote.t. COMMENTS DUE: OCTOBER 29, 1998 APPLICATION NO: LUA-97-110,PP-SA-H,ECF DATE CIRCULATED: OCTOBER 16, 1998 APPLICANT: Burnstead Construction PROJECT MANAGER: PETER ROSEN PROJECT TITLE: Talbot Road Preliminary Plat WORK ORDER NO: 78257 LOCATION: 4915 and 5017 Talbot Road South SITE AREA: 26.64 acres I BUILDING AREA(gross): SUMMARY OF PROPOSAL: Proposal to construct 240 multi-family residential condominiums consisting of 144 townhouse units and 96 multi-family flats. The proposal includes a total of 53 residential strucctures,with 12 structures of eight (8)flats and 41 townhouse structures with two (2)to four(4) units. A total of 707 parking spaces are proposed, with 314 spaces in garages, 314 driveway aprons and 79 guest parking spaces. Two driveways provide access to the site off Talbot Road south. There are eight(8)wetland areas identified on the site. The proposal would fill 16,676 square feet of Category 3 wetlands and create 25,014 square feet of wetlands to mitigate for impacts. 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 j Transportation Environmental Health I Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 140 10,000 Feet �O 14,000 Feet The-,proposed project is located south of Valley Medical Center. This area is subjected to aircraft activity from both Renton Municipal Airport and King County Int' l Airport 24-hours per' day,'t- days per week... A helicopter pad is located at Valley Medical Center. Aircraft are directed to fly in the vicinity of the medical 'center, when approaching the Renton Airport, by:.the(Air Traffic Controllers. This is and has been the normal approach procedure to this airport. Purchasers of condominium units should be notified that aircraft operating into both airports are frequently in the sky over this area. B. POLICY-RELATED COMMENTS None C. CODE-RELATED COMMENTS None 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 add 'al informatio eeded to properly assess this proposal. ‘ e - , 0 4,„") Oteib4.4.t., 2,11 Mg Signature 04/iector or Authorized Representative Date DEVAPP.D• Rev.10/93 L NDINGPROPERTY.:::::....::W:N., :.:::::::::.�:::::.........::::.�:.�:.:::�::::::::::�:::::: �:::::::•:::�:�::::::. i � 0>� et of�:th.e>:subject.. t ..• / • PROJECT NAME: TALBOT ROAD APPLICATION NO: LUA.-97-110, PP-H,- SA--H, ECF The following is a list of property owners within 300 feet of the subject site. The Development Services Division will notify these individuals of the proposed development. NAME ADDRESS ASSESSOR'S PARCEL NUMBER • SEE ATTACHED SHEETS . , .,t • shAb.0. AUG 10 1998 ECE! - D (Attach additional sheets, if necessary) • Y (Continued) NAME ADDRESS ASSESSOR'S PARCEL NUMBER Applicant I Certification I, RONAe.D Nva NJI ,.hereby certify that the above list(s) of adjacent property (Print Name) owners and their addresses were obtained from:i CI City of Renton Technical Services Records . ® Title Company Records l7 King County Assessors Records II Signed4 1 s 9d (Applic t) Date ���\��SAO11 C, ���® NOTARY og°�y�0�ggy m m_ ATTESTED:' S bscribed pond sworn before me, a Notary Public, ' and for the Siite of was In gn, residing t X4m r on theL day of ,cez U3 P,i411 5 � Signed2 aQ©©<4"4�25-89,,\�C� (Notary Public) Opp IfyAS• �,sa ®e®nnnae o .Ct t ..of. .R ;.:.:.�:::::::: :::::.:::::.�:::::.::::;:::::::::.:.:.:::.�:::::: �::::::.�.... Use.::::::APP.::::::::::::::::.:::::::::::::.;.:::::::::::::::::::::::::::::.::::::. R t tli ;: hereb :.:: .:: : :::.;:.;;• :: OTA ATTEST Subscribed and Sworn before me, a Notary Public, in and;::for the State f Was m�, <:.:::;::;.;y<:�;::..�::................::::::::.. ..::.�:................................:.::::::......................::::..:_::.::...................:...:....::::.�:......................:.:.:::Q:...... ..17.... tort:.:::>::»::>: .. .......... ....... geed...�:� }�.. c,� :. :.::. .-�-�r.�:.�•��: Iistprop.doc REV07/95 MARILYN KAMCHEFF COMMISSION EXPIRES 6/29/99 2 312305022 312305 9023 312305 9035 Alun Vick L L C Springbrook G Warren Diamond 4827 Talbot Rd S 2821 Northup Way 4914 Talbot Rd S Renton, WA 98055-6223 Bellevue, WA 98004-1437 Renton,WA 98055-6209 312305 9038 .312305 9041 312305 9048 Lila Campen SIMPSON HOUSING LIMITED P Lila Campen 4908 Talbot Rd S 3201 S Tamarac Dr#200 4908 Talbot Rd S Renton, WA 98055-6209 Denver, CO 80231-4361 Renton, WA 98055-6209 312305 9063 312305 9064 312305 9087 TALBOT DEVELOPMENT PART TALBOT DEVELOPMENT PARTN Lila Campen 1326 5th Ave#703 1732 Bellevue Way NE 4908 Talbot Rd S Seattle,WA 98101-2604 Bellevue, WA 98004-2856 Renton, WA 98055-6209 312305 9088 312305 9090 312305 9091 G Warren Diamond William&Teresa Andrews Robert Clayton&Robert Clayton 4914 Talbot Rd S 4701 Talbot Rd S 650 Island Way#303 Renton,WA 98055-6209 Renton,WA 98055-6213 Clearwater,FL 33767-1953 • 312305 9095 312305 9122 312305 9142 Ervin Yoder BURNSTEAD CONSTRUCTION HILL INVESTMENT CO 1501 S Eagle Ridge Dr 1215 120th Ave NE PO Box 700 Renton, WA 98055-3556 Bellevue, WA 98005-2135 Mercer Island, WA 98040-0700 312305 9145 312305 9153 808335 0010 HILL INVESTMENT CO Holdings Llc Mwt Gregg Mayberry III&Jose Palisoc PO Box 700 3201 S Tamarac Dr#200 401 S 51st Ct Mercer Island, WA 98040-0700 Denver, CO 80231-4361 Renton,WA 98055-6363 808335 0020 808335 0030 808335 0040 Virginia Henning Laura Brock Lori Fumi Nakahara 407 S 51st Ct 415 S 51st Ct 421 S 51st Ct Renton, WA 98055-6363 Renton,WA 98055-6363 Renton,WA 98055-6363 808335 0050 808335 0060 808335 0070 Wayne Louis&Elisa Rowe Zoltan&Eva Gyorki Richard Duehne 427 S 51st Ct 435 S 51st Ct 441 S 51st Ct Renton,WA 98055-6363 Renton,WA 98055-6363 Renton,WA 98055-6363 808338 0010 808338 0020 808338 0030 Launa McGaughey Joan Neirby Ronald Standley 440 S 51st Ct#A101 440 S 51st Ct#A201 440 S 51st Ct Renton, WA 98055-6366 Renton,WA 138027-0681 Renton,WA 98055-6365 808338 0040 808338 0050 808338 0060 Maria Teresa&Alvin Javier Donald&Gloria Marshall Clarence&Josanne Mi Mingo 440 S 51st Ct#A102 440 S 51st Ct#A202 440 S 51st Ct#A302 Renton; WA 98055-6366 Renton, WA 138027-0681 Renton, WA 138027-0681 - 808338 007.9 808338 0080 808338 0090 Samuel&Earnesti Patterson Toni Marie&Roger Ray Blier Scott Battle 440 S 51st Ct#A303 440 S 51st Ct#A304 440 S 51st Ct#B101 Renton, WA 138027-0681 Renton, WA 138027-0681 Renton, WA 98055-6367 808338 0100 808338 0110 808338 0120 John&Katherine Hynds James&Mellisa Jackson Lori Matsumura 440 S 51st Ct#B201 440 S 51st Ct#B301 14903 SE 177th Pl#B Renton,WA 138027-0681 Renton,WA 138027-0681 Renton,WA 98058-9072 808338 0130 808338 0140 808338 0150 Charlene Barber Ervin&Patricia Hagerup Karl Erik Hammer 440 S 51st Ct#B202 2208 Muir St 440 S 51st Ct#303 Renton, WA 138027-0681 Juneau, AK 99801-9327 Renton,WA 98055-6365 808338 0160 808338 0170 808338 0180 Michael Foulks Denise Alcantara Roxanne Loui 440 S 51st Ct#B304 440 S 51st Ct#C101 440 S 51st Ct#C201 Renton, WA 13,8027-0681 Renton,WA 98055-6368 Renton, WA 138027-0681 808338 0190 808338 0200 808338 0210 Nikki Maynard Abdi Razak&Barkhadle Ahmed Edwin Lutz 440 S 51st Ct#C301 440 S 51st Ct#C102 440 S 51st Ct Renton,WA 138027-0681 Renton, WA 98055-6368 Renton,WA 98055-6365 808338 0220 808338 0230 808338 0240 Rebecca Ray Bullen Gaye Williams Sara Bowling 440 S 51st Ct#C302 440 S 51st Ct#C303 440 S 51st Ct#C304 Renton, WA 138027-0681 Renton,WA 138027-0681 Renton, WA 138027-0681 UtirSY p� Environmental Documents that f 4. Evaluate the Proposed Project: Environmental Checklist r- jvcV0 i Development Regulations Used For Project Mitigation: The proposal will be subject to the City's SEPA Ordinance,Zoning NOTICE OF APPLICATION Code•Public Works Standards,Uniform Building Code,Uniform Fire Code,etc. ' AND PROPOSED DETERMINATION OF Proposed Mitigation,Measures: , NON-SIGNIFICANCE, MITIGATED(DNS M) The following Mitigation Measures will likely be Imposed on the proposed project. These recommended ! Mitigation Measures address project Impacts not covered by existing codes and reputations as cited above. 1. A Transportation Mitigation Fee at a tale of$75.00 per each new average daily trip attributable to the project. DATE: OCTOBER 16,1998 2. A Parks Mitigation Fee of S530.76 for each new single family residential dwelling unit. 3. A Fire Mitigation Fee equal to$488 per single family residential lot LAND USE NUMBER: LUA-97-110,PP,SA-H,ECF Comments on the above application must be submitted In writing to Mr.Peter Rosen,Project Manager, APPLICATION:NAME: TALBOT ROAD PRELIMINARY PLAT Development Services Division,1055 South Grady Way,Renton,WA 98055,by 5:00 PM on November 6, 1998. This matter Is also scheduled for a public hearing on December 15,1998,at 9:00 AM,Council Chambers,Seventh Floor,Renton City Hall,1055 South Grady Way.Renton.If you are Interested in attending PROJECT28.6c DESCRIPTION:.' project Proposal townhouse construct a and 90 mud-family re Theproposal condominiums on a the hearing,please contact the Development Services Division,(425)430.7282,to ensure that the hearing has total acre residential The project consists of 1str es of eight units unitti tland 41ily flats.The proposalsIncludestto not been rescheduled. If comments cannot be submitted in writing by the date Indicated above,you may still (2)at of four(4)idens. At total of 707h a2 ng spaced arerepro po flats 314 spaces in gar garages, with ayy appear al the hearing and present your comments on the proposal before the Hearing Examiner. If you have (2)o (4)gues.parking total sppaking drivewaysay p vide c; to the In gar South.ou hrivewre questions about this proposal,or wish to be made a party of record and receive additional Information by mail, apronghad) guano areas spaces.e Twothesite. The prop access to the 1i6,te 76 squareTq Road of atThere contact Mr.Rosen at(425)430-7219. Anyone who submits written comments will automatically become a are ands(n)created ,014 identified feeton a w site. proposal Imps fill 18,878 feet of Category 3 party of record and will be notified of any derision on this project. wetlands and create 25,014 square of wetlands to mitigate for Impacts. , PROJECT LOCATION: 4915 and 5017 Talbot Road South CONTACT PERSON: Peter Rosen OPTIONAL DETERMINATION OF NON-SIGNIFICANCE-MITIGATED(DNS-MI: As the Lead Agency,the I PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION I City of Renton has determined that significant environmental Impacts are unlikely to result from the proposed project.Therefore,as permitted under the RCW 43.21C.110,the City of Renton Is using the Optional DNS(M) I process to give notice that a DNS-M is likely to be Issued.Comment periods for the project and the proposed DNS-M are integrated Into a single comment period.There will be no comment period following the Issuance of the Threshold Determination of Non-Significance Mitigated(DNS-M).A 14 day appeal period will follow the , Issuance of the DNS-M. PERMIT APPLICATION DATE: October 9,1998 NOTICE OF COMPLETE APPLICATION: October 16,1998 I •-• ¢ � -"'-' ` SEPA Environmental Review,Site Plan Review,Building �• e N•M 7-+� • �Z'' PermitslReview Requested: 1 _ ~ Permits -. - ,.I ..� ,. `crc ..4(�4 • Other Permits which may be required: Hydraulic Permit Approval(HPA),NPDES Permit,Corps of , o•---Z9_- ��•T't-�yb:+ %i Engineers Permit "^���y Requested Studies: Wetland study,Drainage Report,Geolechnical Study,Traffic f- _ j;• 'j •�7i0 �I- _=i Study. .. �'-'i1. .f 'a•f- _. _. Location where application may n �• a be reviewed: Planning/Building/Public Works Division, Development Services I ``.--== -- .-_ q•• Department,1055 South Grady Way,Renton,WA 98055 • •�''� .. ... •� PUBLIC HEARING: A public hearing before the Hearing Examiner is scheduled for December 15,1998. Y/ ..._ 'attl•-)'j' CONSISTENCY OVERVIEW: I: '' `-" _ • Analytical process _-_!_ Project consistency refers to whether a project is consistent with adopted and applicable development --.v.--_: -, j regulalions,er in their absence,comprehensive plan policies.RCW 38.70B.110(2)(g)provides that the Notice 1 I t- .e -I of Application l(NOA)Include a statement of the preliminary determination of a project's consistency with theme 1'' ..r 1 - ' type of land use,level of development,Infrastmcture,and character of development If one has been made at I•`' '`I` , the time of notice. At a minimum,every NOA shall Include a determination of the project's consistency with - ,"" the zoning,comprehensive plan and development regulations. .. Land Use: The subject parcel is zoned Residential-14 DU/AC (R-14). The proposal has a net density o1 13 dwelling units per acre which meets 1 ' the maximum density permitted in the R-14 zone. The proposal complies with development standards of the R-14 zone. I I Density: 13 dwelling units per acre I GENMALOT.00C . I nnseutOT.nOC 1 CERTIFICATION-- • I, P. .61._„2_- Atz_T-14.4__ , hereby certify that C copies of the above document were posted by me in (...- conspicuous-places on or nearby. . the described property on 4--�of -'.—® ' - �_S • - • Signed: ATTEST: Subcribed and s porn b fore me, a Nortary,P tic,in and for e t of Washington residing in , �9Y� , on the �,h day of V(i7 �l.i _/ 2 • • `SY O O • 4' 21.1FRA 41,L7 re NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE, MITIGATED (DNS, M) DATE: OCTOBER 16,1998 • LAND USE NUMBER: LUA-97-110,PP,SA-H,ECF• APPLICATION NAME: TALBOT ROAD PRELIMINARY PLAT PROJECTIDESCRIPTION: Proposal to construct 240 multi-family residential condominiums on a 26.64 acre site. The project consists of 144 townhouse units and 96 multi-family flats. The proposal Includes a total of 53 residential structures,with 12 structures of eight(8)unit flats and 41 townhouse structures with two (2)to four;(4) units. A total of 707 parking spaces are proposed; with 314 spaces in garages, 314 driveway aprons and 79 guest parking spaces. Two driveways provide access to the site off Talbot Road South. There are eight(8)wetland areas identified on the site. The proposal would fill 16,676 square feet of Category 3 wetlands and create 25,014 square feet of wetlands to mitigate for impacts. PROJECT'LOCATION: 4915 and 5017 Talbot Road South OPTIONAL DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M): As the Lead Agency, the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore,as permitted under the RCW 43.21C.110,the City of Renton is using the Optional DNS(M) process to give notice that a DNS-M is likely to be issued. Comment periods for the project and the proposed DNS-M are integrated into a single comment period. There will be no comment period following the issuance SIw of the Threshold Determination of Non-Significance Mitigated(DNS-M). A 14 day appeal period will follow the • issuance of the DNS-M. PERMIT APPLICATION DATE: October 9,1998 NOTICE OF COMPLETE APPLICATION: October 16,1998 Permits/Review Requested: SEPA Environmental Review,Site Plan Review,Building Permits Other Permits which may be required: Hydraulic Permit Approval(HPA),NPDES Permit,Corps of Engineers Permit Requested Studies: Wetland study, Drainage Report, Geotechnical Study, Traffic Study. Location where application may be reviewed: Planning/Building/Public Works Division, Development Services Department,1055 South Grady Way,Renton,WA 98055 PUBLIC HEARING: A public hearing before the Hearing Examiner is scheduled for December 15,1998. CONSISTENCY OVERVIEW: Analytical process Project consistency refers to whether a project is consistent with adopted and applicable development regulations,or in their absence,comprehensive plan policies:•;'RCW 36.70B.110(2)(g) provides that the Notice of Application (NOA) include a statement of the preliminary determination of a project's consistency with the type of land use, level of development,infrastructure,and character of development if one has been made at the time of!notice. At a minimum, every NOA shall include a determination of the project's consistency with the zoning,,comprehensive plan and development regulations. Land Use:! The subject parcel is zoned Residential-14 DU/AC (R-14). The proposal has a net density of 13 dwelling units per acre which meets the maximum density permitted in the R-14 zone. The proposal complies with development standards of the R-14 zone. Density: 13 dwelling units per acre GENMALOT.DOC — Environmental Documents that Evaluate the Proposed Project: Environmental Checklist Development Regulations Used For Project Mitigation: The proposal will be subject to the City's SEPA Ordinance, Zoning Code, Public Works Standards, Uniform Building Code, Uniform Fire Code,etc. Proposed Mitigation Measures: The following Mitigation Measures will likely be imposed on the proposed project. These recommended Mitigation Measures address project impacts not covered by existing codes and regulations as cited above. • 1. A Transportation Mitigation Fee at a rate of$75.00 per each new average daily trip attributable to the project. 2. A Parks Mitigation Fee of$530.76 for each new single family residential dwelling unit. 3. A Fire Mitigation Fee equal to$488 per single family residential lot. j Comments on the above application must be submitted in writing to Mr.I Peter Rosen, Project Manager, • Development Services Division, 1055 South Grady Way, Renton, WA 98055, by 5:00 PM on November 6, • 1998. This matter Is also scheduled for a public hearing on December 115, 1998, at 9:00 AM, Council i Chambers,Seventh Floor,Renton City Hall,1055 South Grady Way,Renton.i If you are interested in attending the hearing,please contact the Development Services Division, (425)430-7282,to ensure that the hearing has not been-rescheduled. If comments cannot be submitted in writing by the date indicated above,you may still appear at the hearing and present your comments on the proposal before the Hearing Examiner. If you have questions about this proposal,or wish to be made a party of record and receive additional information by mail, contact Mr. Rosen at (425) 430-7219. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: Peter Rosen (PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING.FOR PROPER FILE IDENTIFICATION I 1 ii'-. - ^— • a -• _ a' .' - , ,t- CITY )F RENTON Planning/Building/Public Works Department • Gregg Zimmerman P.E.,Administrator Jesse Tanner,Mayor October 15, 1998 • Mr. Ron Hughes, P.E. Bumstead Construction Co., Inc. 1215- 120th Avenue NE#201 Bellevue, WA .98005 . SUBJECT: Talbot Road Preliminary Plat Project No:LUA-97-110,PP,SA-H,ECF Dear Mr. Hughes: The'Development Planning Section Of„the",City,of Renton has determined that the - _ • , subject application is complete according to submittal requirements and, therefore, is accepted for review. It is tentatively scheduled for consideration by the Environmental Review Committee on November 17, 1998. Prior, to that .review, 'you will be, notified if any additional information is required to continue processing your application. . .•' The date of Tuesday, December 15, 1998, at 9:00 a.m., has- been set for a public hearing to review the above-referenced'matter. The hearing, before Mr. Fred Kaufman, Renton Hearing Examiner, will be in the Council Chambers on the seventh floor of. City.Hall, 1055 South Grady Way,,Renton, WA. The applicant or representative(s) of the applicant is required to be present at the public hearing. .A copy of the staff report will be mailed to you'one week before the hearing Please contact me, at(425) 430-7219, if you have any questions. Sincerely, Peter Rosen Project Manager . cc: • Parties of Record • AGGPTLTR.DOG • 200 Mill Avenue South- Renton,Washington 98055 •. el This paper contains 50%recycled material,20%post consumer ELOPMEN SERVICESDVIS <>«; > <s' :::> >' «»> »'><> > > » `>>< :.: NT E ICES D V1St MAST APPL• C I• O Note If:there_is;:more.than;:one legal owner,please.;attach ari additional: Wotan ed•Master'A "l cet on for eacFi owner :: >'< <:: ?><;:` PP PROJECT OR DEVELOPMENT NAME: NAME: BURNSTEAD CONSTRUCTION CO. ,. INC. TALBOT ROAD PROPERTY/PROJECT ADDRESS(S)/LOCATION: ADDRESS: /2/5 120TH AVE NE #201 4915 Talbot Road South 5017 Talbot Road South CITY: BELLEVUE, WA ZIP: 98005 KING.COUNTY ASSESSOR'S ACCOUNT NUMBER(S): 312305-9053-08 . 312305-9037-09 312305-9149-04 312305-9122-05 TELEPHONE NUMBER:454-1900 EXT 233 EXISTING LAND USE(S): • Residential -::::::;>:::::i!:.;:.;:.;. PLI.: :NT::.;(if.;othe .tha,. .owner}::.:;:::.;::.::.;:.;:;:<.;:.: PROPOSED LAND USES: NAME:: Same as owner Residential COMPANY (if applicable): • EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: • Planned Neighborhood ADDRESS: PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): Planned Neighborhooc.F-' LC*7 ,-LIT F;_ ; CITY: ZIP: EXISTING ZONING: CITY OF REN(L; ! R-14 AUG 10 .1998 TELEPHONE NUMBER: r ® PROPOSED ZONING (if applicable): R-14 SITE AREA (SQ. FT. OR ACREAGE): NAME: Ron Hughes, P.E. � ���� 26.64 Acres AUG 13 • COMPANY (if applicable): PROJECT VALUE: DF �� BURNSTEAD CONSTRUCTION CO. , INC. $17.5 Millon VCINoFRsvicN�ANNING N ADDRESS: 1215 120th AVE NE #201 IS THE SITE LOCATED IN THE AQUIFER PROTECTION AREA? No CITY: BELLEVUE, WA ZIP: 98005 IS THE SITE LOCATED IN ANY OTHER TYPE OF ENVIRONMENTALLY SENSITIVE AREA? Yes, portions along the west side of the site are within the Springbrook Wetland, TELEPHONE NUMBER: 454-1900 EXT 233 Class II Landslide Hazard and Class II Seismic Hazard. :::>:::::LEGAL"bES I ,CR - - <::;;::.. >:<;::::::»::>:::: .:....D IV:€:O ;::PRO PERT:Y:� At a c � ' � es a r: :<:::;::::><>::>:::::».. , :f . h:.separaze,sheet.rf,ne.c ...a.:::::. l:>;;:<.:>;;;;::>:: 1 SEE ATTACHED EXHIBIT A' I . i . • I II • :>>::>,.... O F:'AiP L p t.a lica : a. ......;_::,.Pp ton.:.lypesthataPpty. ;C!... staff;will:.determine.<;feeM.;;:.:;:;:.:;.::.;:.;::.: : . _ANNEXATION $ SUBDIVISION: j _ COMP. PLAN AMENDMENT $ • ,' _ REZONE $ _ LOT LINE ADJUSTMENT $ • _ SPECIAL PERMIT $ _ SHORT PLAT . $ _TEMPORARY PERMIT $ _TENTATIVE PLAT $ - CONDITIONAL USE PERMIT $ • X PRELIMINARY PLAT $ X SITE PLAN APPROVAL $ _ FINAL PLAT • $ _ GRADE & FILL PERMIT $ (NO. CU. YDS ) PLANNED UNIT DEVELOPMENT: $ _ VARIANCE $ WAIVER(FROM SECTION: ) $ _ PRELIMINARY FINAL _WETLAND PERMIT $ ' — ROUTINE VEGETATION._ MOBILE HOME PARKS: $ MANAGEMENT PERMIT $ _ BINDING SITE PLAN $ • SHORELINE REVIEWS: • SUBSTANTIAL DEVELOPMENT $ _ CONDITIONAL USE $ . _ VARIANCE $ • ii — EXEMPTION • $No Charae X ENVIRONMENTAL REVIEW $ REVISION $ ::;: :<::<>:>>::::;><>:>:« :» ::::::><: ><:<:>:::»::::<»::::>::>:»::»::<::::>:::......... F AVIT..O.F..OWNE ........................................................ I, (Print Name) HARY JF1NG Stye ,declare that I am (please check one)_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. .4a,"Q�GO j ® obol as 601/4 o0 NN otttltr,,, S ;o ;1,. — ATTEST: Subscribed and sworn to before,,„�,� i ' q foy e State of lJpehwo4krx_residing at O��� OtARY '9�: (Name f Oy�h �/Representative) VW.Am�b , on the 3 daleq + �,. tn: ex NJ,Q KY J�N6 ,SL yc: 192. o / Q = =v �'© G IZa io PUFO' :I1�e f. (Signature of Owner/Representative) �, ©o el;dt„ s-'0"ro�� (144 C3 i J� a,�,9 isimg1t� �\. (Signature of Notary Public) °000®eOF W ag@0a > `(T s sec o ob": .><:> ple0. _S::: ::::>:im.::;<: liii >mmi::: h t n t a co ete ;.:: :;:::: :::.: :. ::...:...:�:.;:.;:::.. ::. l...::.. . ... ........,:... d.b .0 :Staff...1.............. .........................................:.:...::: ::::<:::>::Cit`'.'Pile'Number::::::;:::::::::» ::>:::::f<:<.:::«:::<: >::: ::::::`.:. „ .. : . ...s>:' .;:::: << gC. _...i,: : fiiiia.! :... ...y ............. ....... ....:.. .:... .............:.. . A:;;::AADBSP.:.::CAP. S CAp.u......CPA. :CU-A`<s>:C.u=:N€>>EC.:: :.:. H P..»>::> D; < P ::.:;<:;;: :<:: _ :>: ;::>: .. :.;::: ,,;.: :... :.;::M FPU ....F ..PPR.....RVMR>;;;SA A::.:SA-FI SHPL- ::>::>:::SHRL- :.;:.;:>5P.>:;.>:: M':>::>:::SME<:::>:::;fP>::>::1N:» : <: : ''::''':TOTAL'•:FEE '+<:: °`:::< >:><: «: ;:: > >'<:> ` `.««:>:: S.....$ ..................... .. ..................TOTAL P,.O.STAGE''':PROVIDED::>:$ :: :<>« :;> <>< <s«'<>>» >>:> .. MASTERAP.DOC REVISED 9/96 li EXHIBIT A TALBOT ROAD. Legal Description PARCEL A: THAT PORTION-OF THE SOUTH HALF OF THE SOUTH HALF OF THE NORTH HALF OF THE SOUTHEAST QUARTER OF SECTION 31, TOWNSHIP 23 NORTH, RANGE 5 EAST, WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON, LYING WEST OF COUNTY ROAD NO. 80, KNOWN AS THE KENT-RENTON ROAD, ALSO KNOWN AS SPRINGBROOK ROAD, AND ALSO KNOWN AS 96TH AVENUE SOUTH. PARCEL B: • THAT PORTION OF THE NORTH HALF OF THE SOUTH HALF OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 31, TOWNSHIP 23 NORTH, RANGE 5 EAST, WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON, LYING WESTERLY OF THE WESTERLY MARGIN OF KING COUNTY ROAD NO. 80, KNOWN AS KENT-RENTON ROAD, ALSO KNOWN AS SPRINGBROOK ROAD, AND ALSO KNOWN AS 96TH AVENUE SOUTH, EXCEPT THAT PORTION THEREOF DESCRIBED AS FOLLOWS: BEGINNING AT THE WESTERLY MARGIN OF KING COUNTY ROAD NO. 80 AT ITS INTERSECTION WITH THE NORTH LINE OF SAID NORTH HALF OF THE SOUTH HALF OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 31; THENCE NORTH 88°53'22" WEST ALONG SAID NORTH LINE A DISTANCE OF 270.00 FEET; THENCE SOUTH 00°29'59" WEST, PARALLEL WITH THE CENTERLINE OF SAID KING COUNTY ROAD NO.180, A DISTANCE OF 120.00 FEET; THENCE SOUTH 88°53'22" EAST, PARALLEL WITH THE NORTH LINE OF SAID SUBDIVISION A DISTANCE OF 270.00 FEET TO THE WESTERLY MARGIN OF SAID ROAD NO. 80; THENCE NORTH 00°29'29" EAST ALONG SAID WESTERLY MARGIN.A DISTANCE OF 120.00..FEET TO THE POINT OF BEGINNING. PARCEL C: LOT', 2, CITY OF RENTON SHORT PLAT NUMBER 399-79, RECORDED UNDER RECORDING NUMBER 8005139001, SAID SHORT PLAT BEING A SUBDIVISION OF A PORTION OF THE SOUTH HALF OF THE' NORTH HALF OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 31, TOWNSHIP 23 NORTH, RANGE 5 EAST, WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON, LYING WESTERLY OF COUNTY ROAD NO. 80, KNOWN AS KENT-RENTON ROAD, ALSO KNOWN AS SPRINGBROOK ROAD, AND ALSO KNOWN AS 96TH AVENUE SOUTH. TALBOT ROAD Construction Mitigation Plan In order to mitigate the impacts of site development for Talbot Road on the surrounding neighborhood, the following requirements will be established for the project: Prior to the start of any construction, a Temporary Erosion / Sedimentation Plan will be prepared for review and approval by the City of Renton. This plan will show the location of temporary construction entrances for the site. The design of these entrances will use quarry rock to keep mud from being tracked onto Talbot Road. Street sweepers will also be used to clean Talbot Road as needed. Construction activities will be limited to the period from 7:00 a.m. to 6:00 p.m. weekdays for the heavy equipment operations that produce the highest noise levels. The majority of construction vehicles will go north on Talbot Road to S. 43rd and then onto the East Valley Highway (SR 167). Since this is a major road system, there will be no impacts on residential streets. During the drier summer months when construction activity could produce dust from the exposed soils, the site will be watered as needed to keep the dust at a minimum. • Cif,, Ur:_`r_�._ r AUG 10 93 RFCC 40, s, ' DODDS ENGI , August 4, 1998 olU OF � I.fI,1 DEI Project No. 94172 �'i PROJECT NARRATIVE let 1,998 TALBOT ROAD PROPERTY-RENTON,WASHINGTON APPLICANT: BURNSTEAD CONSTRUCTION The concept for the Talbot Road Property is to create a residential community with a mix of housing types per the City's Residential Planned Neighborhood and R-14 zoning designation. The 26.6 acre site is located on the west side of Talbot Road South, approximately 1/4 mile south of Can Road. The site contains open grassy areas, isolated wetlands and existing trees, with some steeper slopes and a large wetland along the western boundary adjacent to State Route 167. The conceptual site plan proposes a total of 240 homes, consisting of 144 townhouse condominiums and 96 multi family condominiums. Per the City's definition of residential housing uses, this mix constitutes 144 (60%)primary uses and 96 (40%) secondary uses with the Bonus Dwelling Unit Mix/Arrangement of the R-14 Zone. The proposed site plan for the Talbot Road Property qualifies for the Bonus Dwelling Unit Mix/Arrangement in that a minimum of 5% of the net developable area is set aside as aggregated open space. The main open space corridor that traverses the site and incorporates wetlands E and F is a total of approximately 1.9 acres. With a net developable area of 17.7 acres, the aggregated common open space is a total of 8.5% This common open space also: 1. functions as a focal point for the development; 2. has a maximum slope of 10%; 3. has a minimum width of 25 feet; 4. is located outside of the street rights-of-way; 5. will be improved for both passive and active open space; 6. will be improved with landscaping in the public areas, and 7. will be maintained by a homeowners association or management organization. The primary access is located near the southeastern corner of the property with a landscaped median, detached sidewalks and expanded landscaped areas on both sides to create an attractive entry way. This road then curves to the northwest to focus on the recreation center,park area and wetland area located at the center of the neighborhood. The recreation center will be available for use by all the residents. • A second access is located at the northeastern corner of the property through a 60 foot wide parcel. This landscaped access road will feature a walkway and will provide access to the northerly portion of the neighborhood. The townhouses and condominiums are then accessed by a series of interconnecting grid streets that loop through the site and respect the sensitive areas including wetlands and steep slopes. The townhouse condominiums are designed as "level", "uphill" and "downhill" townhouses to fit the topography. As can be seen In the site plan, these various townhouse configurations are then distributed throughout the site and blended with the multifamily structures. The result is that one short stretch of street may include uphill townhouses downhill townhouses, and multifamily Planning•Engineering•Surveying 4205-148th Avenue NE Suite 200 941721#4.doc Bellevue,Washington 98007 Tel.425-885-7877 Fax.425-885-7963 E Mail.DoddsEngrs@aol.com. 08/05/98 Talbot Road Project , page 2 structures for a varied streetscape. The townhomes will feature an attached one or two car garage and, in most cases, a parking apron in front of the garage. The steeper slopes between the townhouses and the westerly property line will remain in a natural condition except for the storm drainage facility as shown on the preliminary drainage and utility plans. The multi-family condominiums have been designed as eight-plexes to create structures that are similar in scale and massing to the other homes and are compatible with the apartments to the south and north. These condominiums will feature attached one car garages and parking aprons. A one story "carriage flat" is located above these garages with 2-story townhouses and stacked flats to the rear. Construction is anticipated to start in the spring of 1999, contingent upon the approval process. The condominiums will be constructed in five phases. Full buildout is expected in approximately four to five years, dependent upon the for-sale housing market. Parking Analysis Garages Aprons Total Type I Townhomes 71 71 142 Type II Townhomes 82 82 164 Type III Townhomes 65 65 130 Type IV Multi-Family 96 96 192 Guest Parking - - 79 314 314 707 Parking Ratio = 393 = 1.6 spaces/DU without aprons 240 _ Parking Ratio = 707 = 2.7 spaces/DU with aprons 240 Guest Parking Ratio = 79 = 0.33 spaces/DU 240 941721#4 _ -• Environmental Checklist A. Background 1. Name of proposed project, if applicable: Talbot Road 2. Name of applicant: . Burnstead Construction Company 3. Address and phone number of applicant and contact person: Ron Hughes, P.E. (Burnstead Construction Company) 1215 120th Avenue N.E., Suite#201 Bellevue, Washington 98005 (425) 454-1900 ext 233-- J. • "Z_; r 4. Date checklist prepared: AUG 1 p 14 -. July 30, 1997 August 3, 1998 5. Agency requesting checklist: 1.__41 nu,L,D City of Renton Planning Department 6. Proposed timing or schedule (including phasing, if applicable): Construction will begin as soon as the required permits&approvals are issued. It is estimated that this could occur during the summer of 1999. Plat improvements would be completed in the Fall of 1999,with building construction complete within 48 to 60 months. 7. Do you have any plans for future additions,expansion, or further activity related to or connected with this proposal? If yes, explain. No. 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. A Wetland Analysis Report has been prepared by B-Twelve&Associates, Inc. and Terra Associates has prepared a Stabilty Analysis of Proposed Grading. 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. No. 10. List any government approvals or permits that will be needed for your proposal, if known. Preliminary and final plat approval, site plan approval, street use permit, NPDES permit, HPA permit, Corp of Engineers permit and building permits. 1 Environmental Checklist 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. The proposal is to subdivide the 26.64 acre site into 144 townhouse condominiums and 96 multifamily condominiums providing 240 units with related streets, sidewalks, storm drainage, sewer and water utilities. 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any,and section, township,and range, if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan,vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. The project is located in the Southeast Quarter of Section 31, Township 23 North, Range 5 East on the westside of Talbot Road. The address of the existing homes on the site are 5017 Talbot Road South and 4915 Talbot Road South. B. ENVIRONMENTAL ELEMENTS 1. Earth A. General description of the site (circle one): flat rolling, hilly, teep slopes, mountainous, other B. What is the steepest slope on the site (approximate percent slope)? On the westerly portion of the site, slopes exceed 40%. C. What general types of soils are found on the site(for example, clay, sand gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. • ' Per the Soils Conservation Service Soil Survey, soils on the site consist of the Alderwood series, gravelly sandy loam.A portion of the site has been planted with rye grasses for grazing of horses. D. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. No. E. Describe the purpose,type and approximate quantities of any filling or grading proposed. Indicate source of fill. Approximately 25,000 to 35,000 cubic yards of dirt will be moved on site for street improvements and construction of buildings.All earth work will balance on site. Imported fill material will come from a local pit. 2 Environmental Checklist F. Could erosion occur as a result of clearing, construction, or use? If so generally describe. Erosion of exposed soils could occur when vegetation is cleared during construction operations. G. About what percentage of the site will be covered with impervious surfaces after construction (for example, asphalt or buildings)? Streets, sidewalks, houses and driveways will cover approximately 40% of the site. H. Proposed measures to reduce or control erosion, or other impacts to the earth, if any. A temporary erosion and sedimentation control plan will be implemented during the construction period after City approval.The plan would include filter fabric fences,temporary construction entrance and sediment ponds. 2. AIR A. What types of emissions to the air would result from the proposal (i.e. dust, automobile, odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. During construction, heavy equipment, delivery and worker's vehicles would generate exhaust emissions. Construction activity could also produce dust from exposed soils. A minor increase in particulate emissions could result from the use of fireplaces in the completed homes. B. Are there any off-site sources of emissions or odor that may affect your proposal? If so, generally describe. No. C. Proposed measures to reduce or control emissions or other impacts to air, if any: Water trucks will be used as necessary to control dust during plat construction. 3.WATER A. Surface Water: 1. Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds,wetlands)? If yes, describe type, location and provide names. If appropriate,state what stream or river it flows into. There is a seasonal flow of water coming from an 18"culvert in Talbot Road South that is conveyed through the southern third of the property through a pipe that deposits the water in the Springbrook Wetland along the west portion of the site.There is also a seasonal flow of water coming from a small man made pond on an adjacent property to the Northeast. This water enters the site through a pair of 4" pipes and then flows South through pipe that connects to the Southern flow. 3 Environmental Checklist The Springbrook Wetland is located on the westerly portion of the property. There is also approximately 59,420 sq. ft of wetlands at seven locations on the site. Refer to the Wetlands Analysis Report prepared by B-Twelve&Associates, dated July 1997,for a detailed discussion of the existing wetlands. 2.Will the project require any work over, in, or adjacent to (within 200 feet)the described waters? If yes, please describe and attach available plans. Yes, both the seasonal flows described above would need to be relocated and tightlined through the site. Stormwater runoff will discharge into Springbrook Wetland located on the westerly portion of the property. It is also proposed to fill approximately 16,089 sq. ft. of Category 3 wetland and create 24,133 sq. ft. of wetlands. Refer to Wetlands Analysis Report prepared by B-Twelve &Associates. 3. Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. It will require approximately 2,500 cu. yds. of on site material to fill 16,089 sq. ft. of wetlands. 4.Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. None. 5. Does the proposal lie within a 100-year floodplain? If so, note location on the site plan. No. The westerly portion of the site contains the Springbrook Wetland which would have standing water at times. 6. Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. No. B. Ground Water: 1.Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. No. 2. Describe waste material that will be discharged into the ground from septic tanks or other sources, if any(for example: Domestic sewage; industrial, containing the following chemicals...; agricultural; etc.) Describe the general size of the system,the number of such systems,the number of houses to be served (if applicable), or the numberof animals or humans the system(s)are expected to serve. None. 4 Environmental Checklist C. Water Runoff(including storm water): 1. Describe the source of runoff(including storm water)and method of collection and disposal, if any(include quantities, if known).Where will this water flow?Will this water flow into other waters? If so, describe. Stormwater generated from the developed site will be collected in underground pipes and conveyed to detention facilities. Runoff will then be released at the pre developed rates to Springbrook Wetland on the west portion of the site. 2. Could waste material enter ground or surface waters? If so, generally describe. Waste materials are unlikely to enter ground or surface waters. Urban runoff,which contains small amounts of pollutants from motor vehicles& landscaping activities, will enter the storm drainage system. D. Proposed measures to reduce or control surface, ground,and runoff water impacts, if any. Refer to 3.C.1. (Water Runoff) 4. PLANTS A. Check or circle types of veget. •n • •d on the site: x deciduous tree• aide aple aspen, of ottonwood -- x evergreen tree: it edar pine, other emlock shrubs x grass x pasture x crop or grain a grass x wet soil plants ai buttercu bulrush, skunk cabbage th soft rush & water plants: water lily, eelgrass, milfoil other slough sedge x other types of vegetation (Please listlackberry vines B. What kind and amount of vegetation will be removedor altered? Most of the grass land, pasture and some of the deciduous and evergreen trees will be removed for construction of the streets and buildings. C. List threatened or endangered species known to be on or near the site. None are known to exist. D. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: The site will be landscaped with deciduous trees consisting of maples, ash &sweetgum. Deciduous accent trees will include redbud, flowering cherry, serviceberry,japanense snowball, vine maple & mountain ash. Cedar, fir & pines will also be planted on site. 5 Environmental Checklist 5.ANIMALS A. Circle any birds and animals which have been observed on or near the site or are known to be on or near the site: birds: hawk, heron, eagle songbirds, other: ;lackbirds mammals: 410•ear, elk, • -• ' - , • er: Coy• - fish: salmo , 'out, herring, shellfish, other: B. List any threatened or endangered species known to be on or near the site. None are known to exist. C. Is the site part of a migration route? If so, explain. No. D. Proposed measures to preserve or enhance wildlife, if any. None. 6. ENERGY AND NATURAL RESOURCES A. What kinds of energy(electric, natural gas, oil,wood stove, solar)will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. -- Electricity and natural gas will provide energy for heating and cooking. B. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No. C. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any. The residences will meet energy conservation measures. 7. ENVIRONMENTAL HEALTH . A. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion,spill, or hazardous waste,that could occur as a result of this proposal? If so, describe. No. 1. Describe special emergency services that might be required. None. 6 Environmental Checklist 2. Proposed measures to reduce or control environmental health hazards, if any. None. B. Noise 1.What types of noise exist in the area which may affect your project(for example:traffic equipment, operation, other)? Highway 167 runs along the West boundary of the property and traffic noise can be noticed from the site. 2.What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. During working hours, construction activities would increase the peak on-site noise levels to approximately 80-90 dBA. The completed and occupied project would result in a slightly higher ambient noise level than the undeveloped site, as is typical from the traffic, people and pets in residential neighborhoods. 3. Proposed measures to reduce or control noise impacts, if any. Construction activities would be limited to the period from 7:00 a.m.to 6:00 p.m. weekdays for the activities that produce the highest noise levels such as heavy equipment operations. 8. LAND AND SHORELINE USE A. What is the current use of the site and adjacent properties? The site contains two existing houses, a barn and out buildings.The property adjacent to the site on the north contains apartments and the property to the south is currently being developed for apartments.Adjacent properties on the east contain single family homes.A new townhome project, Summit Park, is also east of the site. Highway 167 is on the westside of the property. B. Has the site been used for agriculture? If so, describe. A potion of the site has been plowed and planted with rye grass. Horses are curently grazing in the pasture areas. C. Describe any structures on the site. The site contains two homes, a barn and outbuildings. D. Will any structures be demolished? If so,what? Yes, all of the structures on site will be demolished. E. What is the current zoning classification of the site? The current zoning is R-14. 7 Environmental Checklist F. What is the current comprehensive plan designation of the site? Planned Neighborhood G. If applicable,what is the current shoreline master program designation of the site? Not applicable. H. Has any part of the site been classified as an "environmentally sensitive"area? If so, specify. The westerly portion of the site is within the Springbrook Wetland. Steep slopes on the westerly portion area are within a Class II Landslide Hazard Area and Class III Seismic Hazard Area. See attached Figure 1 for Environmental Constraints. I. Approximately how many people would reside or work in the completed project? Assuming an average of 1.7 people per multifamily unit,408 people are expected to reside in the development. J. Approximately how many people would the completed project displace? One resident who is renting one of the existing homes. K. Proposed measures to avoid or reduce displacement impacts, if any. None. - i L. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any. The proposal is a mixed single-multi family residential development which conforms to the City's Land Use Plan and policies for the area. 9. HOUSING A. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. The project will create 240 multi family homes for the middle-income market. B. Approximately how many units, if any,would be eliminated? Indicate whether high, middle or low-income housing. Both homes on the site will be eliminated. One of the homes is currently a low income rental and the other home is vacant. C. Proposed measures to reduce or control housing impacts, if any. None. 8 Environmental Checklist 10. AESTHETICS A. What is the tallest height of any proposed structure(s), not including antennas; what is he principal exterior building material(s) proposed? House plans will conform to zoning requirements. Exterior building materials would include brick, wood siding, shingles and glass. B. What view in the immediate vicinity would be altered or obstructed? No views would be obstructed. However,the new homes will be visible from residences adjacent to the site on the north and east. C. Proposed measures to reduce or control aesthetic impacts, if any. New streets and homesites would be landscaped to include trees, shrubs, groundcover and lawns. 11. LIGHT AND GLARE A. What type of light or glare will the proposal produce? What time of day or night would it mainly occur? Light will be produced by new homes, streetlights and motor vehicles on-site, generally in the evening hours and during winter months in the early morning hours. Motor vehicle headlights may produce some glare. B. Could light or glare from the finished project be a safety hazard or interfere with views? Light or glare is not expected to be a problem. C. What existing off-site sources of light or glare may affect your proposal? Lights from the Kent Valley can be noticed from the site. D. Proposed measures to reduce or control light and glare impacts, if any. None. 12. RECREATION A. What designated and informal recreational opportunities are in the immediate vicinity? I ' None. B. Would the proposed project displace any existing recreational uses? If so, describe. No. C. Proposed measured to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: None. . 9 . Environmental Checklist . 13. HISTORIC AND CULTURAL PRESERVATION A. Are there any places or objects listed on, or proposed for, national, state, or local preservation registers known to be on or next to the site? If so, generally describe. No. B. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. None are known to exist. C. Proposed measures to reduce or control impacts, if any. None. 14. TRANSPORTATION A. Identify public streets and highways serving the site,and describe proposed access to the existing street system. Show on site plans, if any. Access is provided in two separate locations to Talbot Road South from the site. B. Is site currently served by public transit? If not,what is the approximate distance to the nearest transit stop. No. The nearest bus stop,which serves Metro Pus Route 155 & 163, is approximately 1700 feet north of the site at S. 43rd &Talbot Road. C. How many parking spaces would the completed project have? How many would the project eliminate? The project will provide 707 parking spaces, which includes 79 guest parking spaces. D. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private). Yes. Private streets will be constructed within the site to access the multi family buildings. Street widening inprovements will be required along Talbot Road adjacent to the site. E. Will the project use(or occur in the immediate vicinity of)water, rail, or air transportation? If so, generally describe. No. 10 Environmental Checklist F. How many weekday vehicular trips (one way) per day would be generated by the completed project? If known, indicate when peak volumes would occur. The completed project will generate 1,632 trips per day, assuming 6.8 trips per day per multi family unit. The peak volumes would occur from 4 p.m. -6 p.m. G. Proposed measures to reduce or control transportation impacts, if any. None are proposed as part of the project. 15. PUBLIC SERVICES A. Would the project result in an increased need for public services(for example: fire protection, police protection, health care,schools, other)? If so, generally describe. Yes. New residences would contribute to an incremental need for fire, police, school, health care and city public works services. B. Proposed measures to reduce or control direct impacts on public services, if any. Taxes'and fees paid by the project developer and future residences pay for or substantially offset the cost of services to neighborhoods. No additional measures are proposed. 16. UTILITIES A. Circle utilities current) avails t the site- electricity, natural as water, refu_!!) service,to ep one,'sanitary sewer, eptic system, otherQable TV B. Describe the utilities that are proposed for the project,the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. City of Renton Water and Sewer Puget Sound Energy Gas and ICI Cable TV Electricity GTE Phone All utilities would be provided as part of the project construction. C. SIGNATURE I, Ronald F. Hughes, P.E.,the undersigned, state that to the best of my knowledge the above information is true and complete. It is understood that the lead agency may withdraw any declaration of non-significance that it might issue in reliance upon this checklist should there be any willful misrepresentation or willful lackof full isclosure on my part. Proponent: - OtesiciA4' Name Printed: g19IVALV /, NuG i&r Date: /41,U4,57 4, /995 11 • . ..., ., .., •, ..- . 1 , .. ,....t...it -._ .-..- - ........ ( .. :...........t i!fiiiili..,, . il C::::... . • I \ . ke•-kclQ*.: ,..., 1 r_._ ., ,..:,......::... . iv: ...:•:•:•:•:•:•:•:,:,:-...,,-4... '. , • , , / i .•:::*:::Wi:.M!:i:'s' ....',. 7, ',it' \ .' •........•: 11:ii:::!:::::.::.:::i::.:g::'::;:::::i.:.:.:.:!.,..,,.--r:.1*:**...;:1:::i.,,c;..‘-'" . -- ' , ° wA'.,. 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'METRO Water Pollution Control Department t i :::- %•:•:.Ni::.:•%::A " . ::::':::.::::::::::X:K:::i:; ‘i 1 - 1987/1988 Status Report... .,..,,, iiii:;;N:-:.:::. i:i!:.::1:K:*•,::. •. 11 • • ii:i:if:::::::::i!•!••••••!•!.:•;::: • I ••Washington State Department of Fisheries .:.:*ti:::i:.::.:::: l.iI.i:: i.i:: :.• ' II, • •:.•::•::•::ii:•;:::::::•:••.::;:•:::: 1 i Catalog of Streams and Salmon Utilization i . .§.:315iiiii: %:. ,i . ..:...:::%::::::•s••••:.:.:.:.:-:.y..: ! 1 - 1975 \ l• ':'.*::•:::::,::::•:•;•••••••:::',:.%: • •City of Renton Wetlands Study - 1981 • , ..:.:1•:.%:.:::%:'•:.:.ri:::::: ::::: ., \ •• • *:.:',..:...):::•::::::::.:::::.::::3•.:1:: k 1 ,,. ..1.:S::11.1-:•::::•;:ei::%:::::!:, • , , ' • ' :::::.?:iiIi4::.::.l.M:::i:iii:i. ..e e U.S. Department of Fish & Wildlife 4:•:::.%,'••::::1::::/A. i'.. ...• ..„.,... ...,.„.... , . ....1 National Wetland Maps - 1985 I U.........„,V.;•%•...:040::•4*::::::•::.:::::•. 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' :•:•:•:•:•:.:•:•:•:' '''''' "-MithiC.Ipal boundary •:::!:•:•:•:•:•:•:: 1 . ElfZES .ts.b 6....Mae by WI/Therm 0 MaseliMe•ha s • 1 . . MODERATE OF n . 1 A el, LendslIde Class III • 0 Seismic Class III c."7 6 0 z -• .. , Erosion ENVIRONMENTAL 1 • i . 1.6.:357gg SEVERE CONSTRAINTS w J.* Slopes 40% and over , 'CD saVII° . 10 Wetlands and streams 1 • Figure 1•• • 1/11/90 1 •' - =tTD A -,INC. TECHNICAL MEMORANDUM To: Ron Hughes,Burnstead Construction Date:October 15,1997 From: Dan McKinney and Linda Walchli, TDA Inc. Job#: 1888 Subject Traffic Impacts of Talbot Road Property Filename: techmemo This technical memorandum analyzes the potential impacts of the proposed Talbot Road Project on two signalized intersections in Renton. The City of Renton has requested the intersections of S.43rd Street/Talbot Road S. and 96th Avenue S./S.208th Street be analyzed for future year of • project completion(2001), both with and without the proposed project in place. EXISTING CONDITIONS The proposed project site consists of 26.6 acres located on the west side of Talbot Road S., approximately 1/4 mile south of Carr Road. The site is currently vacant. • The City of Renton and King County provided the latest intersection counts which were factored up to the year 1997 using an annual growth rate of 2%per year. Intersection Operations Based on the guidelines for traffic impact analysis,intersection operating conditions were evaluated using the Highway Capacity Manual Third Edition,updated 1994,and the 1995 Highway Capacity Software,for signalized and unsignalized intersections. The intersection and operating conditions are indicated by a level of service (LOS) letter designation. LOS provides a measure of delay ranging from LOS A (free flowing,minimal delay) to LOS F (extreme congestion,long delays). For signalized intersections average time of stop delay is estimated. For unsignalized intersections,total delay is estimated. Current intersection operating conditions are shown in Table 1. Table 1 Intersection Existing LOS S.43rd Street/Talbot Road S. C 96th Avenue S./S.208th Street B tie d a" AUG 10 1v93 Providing professional services in transportation planning, economics & management 615 Second Avenue, Suite 200 o Seattle, Washington 98104 0 (206) 682-4750 o FAX (206) 682-4173 Ron Hughes,Burnsteads October 15,1997 Page 2 BACKGROUND CONDITIONS Background conditions were analyzed for the year 2001,the year of proposed completion. As requested by the City of Renton,existing volumes were factored up using a 2% per year growth rate and traffic added from two other projects. These two projects consist of 106 condominium units each. One project is located across Talbot Road S. from the proposed project site, and the other is south of the site. Trip Generation/Distribution Traffic from these two projects was estimated using the Institute of Transportation Engineers (ITE)Trip Generation. Background project trips were distributed to the roadway based on information provided by the City of Renton; 60%heading north and 40%heading south. (although the study intersections are some distance from the Talbot Road S.site,it was assumed that all of the trips generated would continue through the intersections toward which they were directed). Intersection Operations Table 2 shows the Background LOS results compared with the Existing LOS. The intersection of 96th Avenue S./S.208th Street degrades from LOS B to LOS C. Table 2 Intersection Existing LOS Background LOS S.43rd Street/Talbot Road S. C C 96th Avenue S./S.208th Street B C PROJECT CONDITIONS The proposed project would include a total of 181 residences consisting of 51 single-family homes,106 townhouse condominiums and 24 multi-family condominiums. Access to the proposed site will be from two entrances located off of Talbot Road S. Construction is anticipated to start in the spring of 1998,contingent upon the approval process. Full buildout is expected in approximately two to three years, dependant upon the housing market. The year 2001 was used as the year of project completion and full occupancy. Trip Generation/Distribution Project trips were generated using ITE Trip Generation,and are shown in Table 3. 1 Table 3 Land Use Units A.M.Peak #Entering #Exiting Residential Condominium/Townhouse 130 63 11 52 Single-Family Detached Housing 51 45 12 33 Ron Hughes,Burnsteads October 15,1997 Page 3 Trip distribution was obtained from the City of Renton Both the background trips and the proposed project trips were distributed 60% to the north and 40% to the south on Talbot Road South. Distribution through the study intersections was based upon existing traffic distribution through each intersection. Intersection Operations Table 4 shows the Project LOS results compared with Background LOS. Table 4 Intersection Background LOS Project LOS S.43rd Street/Talbot Road S. C C 96th Avenue S./S.208th Street C C The level of service at the two study intersections does not degrade with the addition of the proposed project trips. CONCLUSION The proposed Talbot Road project adds few trips to the roadway and does not cause LOS to decline. Traffic impacts are minimal and no mitigation measures are recommended. 96/24/1998 08:44 2066824173 TDA INC PAGE 01 • FAX - MEMORANDUM To: Ron Hughes, Bumstead Construction Fax#: 425-454-4543 From: Dan McKinney, TDA Date: 6/24/98 Subject Talbot Road Project Time: 9:00 a.m. # of Pages: 1 Job #: 1888 The October 15,1997 technical memorandum, discussing the traffic impacts of the Talbot Road Project,was based on a development program that consisted of 130 condominium/townhouses and 51 single family units. The program has recently been changed to eliminate the single family units and increase the number of condominium/townhouses to 240. Trip generation was then recalculated using ITE Trip Generation for the new program and compared to the previous analysis as shown in the tables below. Previous Trip Generation Land Use Units A.M. Peak # Entering # Exiting 1 Residential Condominium/Townhouse 130 63 11 52 Single-Family Detached Housing 51 45 12 33 Previous Totals 181 108 23 85 New Trip Generation Land UseUnits A.M. Peak # Entering # Exiting Residential Condominium/Townhouse 240 102 17 85 New Totals 240 102 : 17 85 The new trip generation is actually lower then the previous trip generation by 6 trips. This decrease is partially due to condominiums/townhouses having lower trip generation rates then single family units. Conclusion Due to the decrease in trip generation, the impacts stated in the October 15, 1997 technical memorandum are slightly more conservative. Since the previous impacts were determined to be minimal we feel no further analysis is needed and the proposed project with 240 condominium/townhouse units will have less impact then previously determined. TDA Inc. 615 2nd Avenue,Suite 200 Seattle,WA 98104 206/682-4750 FAX 206/682-4173 tda@tdanet.com kIICAGO TITLE INSURANCE COMF 800 COLUMBIA CENTER, 701 5TH 7 THIRD CERTIFICATE SEATTLE, WA 98104 Order No.: 444442 PLAT CERTIFICATE Certificate for Filing Proposed Plat: TALBOT ROAD In the matter of the plat submitted for our approval,this Company has examined the records of the County Auditor and County Clerk of KING County,Washington,and the records of the Clerk of the • j United States Courts holding terms in said County,and from such examination hereby certifies that the title to the following described land situate in said KING County,to-wit: SEE SCHEDULE A(NEXT PAGE) VESTED IN: BURNSTEAD CONSTRUCTION COMPANY, A WASHINGTON CORPORATION • • EXCEPTIONS: SEE SCHEDULE B ATTACHED CITY OF KEN I( -""j F AUG 10 1999 CHARGE: $200.00 EITV- $17.20 !�® • Records examined to JULY 22, 1998 at 8:00 AM CHICAGO TITLE INSURANCE COMPANY By MIKE HARRIS/KEITH EISENBREY . Title Officer (206) 628-5623 • PLATCRTA/12-5-90/EK EIICAGO TITLE INSURANCE COMP .' • Order No.: 444442 PLAT CERTIFICATE SCHEDULE A (Continued) LEGAL DESCRIPTION • • , PARCEL A: ; THAT PORTION OF THE SOUTH HALF OF THE SOUTH HALF OF THE NORTH HALF OF THE ' SOUTHEAST QUARTER OF SECTION 31, TOWNSHIP 23 NORTH, RANGE 5 EAST, WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON, LYING WEST OF COUNTY ROAD NO. 80, KNOWN AS !THE KENT-RENTON ROAD, ALSO KNOWN AS SPRINGBROOK ROAD, AND ALSO KNOWN AS 96TH AVENUE SOUTH. ;PARCEL B: THAT PORTION OF THE NORTH HALF, OF THE SOUTH HALF OF THE NORTHWEST QUARTER OF THE 'SOUTHEAST QUARTER OF SECTION 31, TOWNSHIP 23 NORTH, RANGE 5 EAST, WILLAMETTE 1MERIDIAN, IN KING COUNTY, WASHINGTON, LYING WESTERLY OF THE WESTERLY MARGIN OF ' 'KING COUNTY ROAD NO. 80, KNOWN AS KENT-RENTON ROAD, ALSO KNOWN AS SPRINGBROOK !ROAD, AND ALSO KNOWN AS 96TH AVENUE SOUTH, EXCEPT THAT PORTION THEREOF DESCRIBED AS FOLLOWS: BEGINNING AT THE WESTERLY MARGIN OF KING COUNTY ROAD NO. 80 AT ITS INTERSECTION 'WITH THE NORTH LINE OF SAID NORTH HALF OF THE SOUTH HALF OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 31; !THENCE NORTH 88°53'22" WEST ALONG SAID NORTH LINE A DISTANCE OF 270.00 FEET; • ',THENCE SOUTH 00°29'59" WEST, PARALLEL WITH THE CENTERLINE OF SAID-KING COUNTY ROAD NO. 80, A DISTANCE OF 120.00 FEET; THENCE SOUTH 88°53'22" EAST, PARALLEL WITH THE NORTH LINE OF SAID SUBDIVISION A . DISTANCE OF 270.00 FEET TO THE WESTERLY MARGIN OF SAID ROAD. NO. 80; THENCE NORTH 00°29'29" EAST ALONG SAID WESTERLY MARGIN A DISTANCE OF 120.00 FEET TO THE POINT OF BEGINNING. PARCEL C: LOT 2, CITY OF RENTON SHORT PLAT NUMBER 399-79, RECORDED UNDER RECORDING NUMBER 8005139001, SAID SHORT PLAT BEING A SUBDIVISION OF A PORTION OF THE SOUTH HALF OF THE NORTH HALF OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 31, TOWNSHIP 23 NORTH, RANGE 5 .EAST, WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON, LYING WESTERLY OF COUNTY ROAD NO. 80, KNOWN AS KENT-RENTON ROAD, ALSO KNOWN AS • SPRINGBROOK ROAD, AND ALSO KNOWN AS 96TH AVENUE SOUTH. i 1 1 1 1 CHICAGO TITLE INSURANCE COMPANY • • I 1 CHICAGO TITLE INSURANCE COMPANY Order No.: 444442 PLAT CERTIFICATE SCHEDULE B This certificate does not insure against loss or damage by reason of the following exceptions: GENERAL EXCEPTIONS: A. Defects,liens,encumbrances,adverse claims or other matters,if any,created,first appearing in the public records or attaching subsequent to the effective date hereof but prior to the date the proposed insured acquires for value of record the estate or interest or mortgage thereon covered by this Commitment. • ;B. Rights or claims of parties in possession not shown by the public records. C. Encroachments,overlaps,boundary line disputes,and any other matters which would be disclosed by an accurate survey and inspection of the premises. D. Easements or claims of easements not shown by the public records. E. Any lien,or right to lien,for contributions to employee benefit funds,or for state workers'compensation,or for services,labor,or material heretofore or hereafter furnished,all as imposed by law,and not shown by the public records. F. Liens under the Workmen's Compensation Act not shown by the public records. !G. Any service,installation,connection,maintenance or construction charges for sewer,water,electricity or garbage removal. H. General taxes not now payable;matters relating to special assessments and special levies,if any,preceding or in the same becoming a lien. I. Reservations or exceptions in patents or in Acts authorizing the issuance thereof; Indian tribal codes or regulations,Indian treaty or aboriginal rights, including easements or equitable servitudes. J. Water rights,claims,or title to water. ;K. THIS REPORT IS ISSUED AND ACCEPTED UPON THE UNDERSTANDING THAT THE LIABILITY OF THE COMPANY SHALL NOT EXCEED ONE THOUSAND DOLLARS($1000.00). PIATCRTB/031694/sac CHICAGO TITLE INSURANCE COMPANY HICAGO TITLE INSURANCE COMI .' PLAT CERTIFICATE Order No.: 444442 SCHEDULE B (Continued) EXCEPTIONS A 1. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: PUGET SOUND POWER & LIGHT COMPANY, A WASHINGTON CORPORATION PURPOSE: ELECTRIC TRANSMISSION AND/OR DISTRIBUTION SYSTEM AREA AFFECTED: AS CONSTRUCTED ACROSS AN EASTERLY PORTION OF PARCEL A RECORDED: JULY 1, 1976 RECORDING NUMBER: 7607010513 o 2. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: s GRANTEE: PUGET SOUND POWER & LIGHT COMPANY PURPOSE: ELECTRIC TRANSMISSION AND/OR DISTRIBUTION SYSTEM AREA AFFECTED: AS CONSTRUCTED ACROSS AN EASTERLY PORTION OF PARCEL B RECORDED: JULY 9, 1976 RECORDING NUMBER: 7607090507 3. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: PUGET SOUND POWER & LIGHT COMPANY, A WASHINGTON CORPORATION PURPOSE: ELECTRIC TRANSMISSION AND/OR DISTRIBUTION SYSTEM AREA AFFECTED: AS CONSTRUCTED ACROSS AN EASTERLY PORTION OF PARCEL B RECORDED: JULY 9, 1976 RECORDING NUMBER: 7607090509 c 4. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: PUGET SOUND POWER & LIGHT COMPANY, A WASHINGTON CORPORATION PURPOSE: ELECTRIC TRANSMISSION AND/OR DISTRIBUTION SYSTEM AREA AFFECTED: AS CONSTRUCTED ACROSS AN EASTERLY PORTION OF PARCEL C RECORDED: SEPTEMBER 24, 1976 RECORDING NUMBER: 7609240628 • CHICAGO TITLE INSURANCE COMPANY HICAGO TITLE INSURANCE COMI PLAT CERTIFICATE Order No.: 444442 SCHEDULE B (Continued) 5. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: PURPOSE: ACCESS AND UTILITIES AREA AFFECTED: A 30 FOOT STRIP OF LAND ACROSS THE EASTERLY 270 FEET OF PARCEL B RECORDED: MARCH 23, 1987 RECORDING NUMBER: 8703230741 H 6. COVENANTS, CONDITIONS AND RESTRICTIONS CONTAINED IN INSTRUMENT: RECORDED: MAY 13, 1980 RECORDING NUMBER: 8005130339 - 11, AFFECTS: , PARCEL C 7. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: - BETWEEN: CITY OF RENTON AND: ENVIRONMENTAL DEVELOPMENT, INC. RECORDED: MAY 8, 1995 . RECORDING NUMBER: 9505080322 REGARDING: LATECOMERS AGREEMENT AA SAID AGREEMENT HAS BEEN MODIFIED BY ASSIGNMENT AND CORRECTION OF LATECOMERS AGREEMENT, RECORDED UNDER RECORDING NUMBER 9710140140. H 8. TERMS AND CONDITIONS OF CITY OF RENTON ORDINANCE NUMBER 3790, RECORDED UNDER RECORDING NUMBER 8403260504, REGARDING SPECIAL ASSESSMENT FOR WATER SERVICE. 9. GENERAL AND SPECIAL TAXES AND CHARGES, PAYABLE FEBRUARY 15, DELINQUENT IF FIRST HALF UNPAID ON MAY 1, SECOND HALF DELINQUENT IF UNPAID ON NOVEMBER 1 OF THE TAX YEAR (AMOUNTS DO NOT INCLUDE INTEREST AND PENALTIES) : YEAR: 1998 TAX ACCOUNT NUMBER: 312305-9037-09 LEVY CODE: 2127 ASSESSED VALUE-LAND: $ 218,000.00 ASSESSED VALUE-IMPROVEMENTS: $ 46,000.00 1 GENERAL &' SPECIAL TAXES: BILLED: $3,664.72. PAID: $1,832.36 1 CHICAGO TITLE INSURANCE COMPANY HICAGO TITLE INSURANCE COME • PLAT CERTIFICATE • Order No.: 444442 SCHEDULE B • (Continued) UNPAID: $1,832.36 AFFECTS: PARCEL A r 10. GENERAL AND SPECIAL TAXES AND CHARGES, PAYABLE FEBRUARY 15, DELINQUENT IF FIRST HALF UNPAID ON MAY 1, SECOND HALF DELINQUENT •IF UNPAID ON NOVEMBER 1 OF THE TAX YEAR (AMOUNTS DO NOT INCLUDE INTEREST AND PENALTIES) : YEAR: 1998 TAX ACCOUNT NUMBER: 312305-9053-08 LEVY CODE: 2127 ASSESSED VALUE-LAND: $ 185,000.00 ASSESSED VALUE-IMPROVEMENTS: $ 0.00 GENERAL & SPECIAL TAXES: BILLED: $2,619.94 PAID: $1,309.97 UNPAID: $1,309.97 AFFECTS: A PORTION OF PARCEL B P 11. GENERAL AND SPECIAL TAXES AND CHARGES, . PAYABLE FEBRUARY 15, DELINQUENT IF FIRST HALF UNPAID ON MAY 1, SECOND HALF DELINQUENT IF UNPAID ON NOVEMBER 1 OF THE TAX YEAR (AMOUNTS DO NOT INCLUDE INTEREST AND PENALTIES) : YEAR: 1998 TAX ACCOUNT NUMBER: 312305-9122-05 LEVY CODE: 2127 ASSESSED VALUE-LAND: $ 55,000.00 ASSESSED VALUE-IMPROVEMENTS: $ 64, 000.00 GENERAL & SPECIAL TAXES: BILLED: $1,578.79 PAID: $ 789.40 UNPAID: $ 789.39 AFFECTS: REMAINDER OF PARCEL B ,7 12. GENERAL AND SPECIAL TAXES AND CHARGES, PAYABLE FEBRUARY 15, DELINQUENT IF FIRST HALF UNPAID ON MAY 1, SECOND HALF DELINQUENT IF UNPAID ON NOVEMBER 1 OF THE TAX YEAR (AMOUNTS DO NOT INCLUDE INTEREST AND PENALTIES) : YEAR: 1998 TAX ACCOUNT NUMBER: 312305-9149-04 LEVY CODE: 2127 ASSESSED VALUE-LAND: $ 185,000.00 ASSESSED VALUE-IMPROVEMENTS: $ 0.00 GENERAL & SPECIAL TAXES: BILLED: $2,619.94 CHICAGO TITLE INSURANCE COMPANY HICAGO TITLE INSURANCE COMI PLAT CERTIFICATE Order No.: 444442 SCHEDULE B (Continued) PAID: $1,309.97 UNPAID: $1,309.97 AFFECTS: PARCEL C L 13. THE FOLLOWING MATTERS DISCLOSED BY SURVEY RECORDED UNDER RECORDING NUMBER 8012159003: BARB WIRE FENCES ENCROACH NORTHERLY OF THE SOUTH LINE OF PARCEL B, AND EASTERLY OF THE EAST LINE OF PARCEL B END OF SCHEDULE B • CHICAGO ITILE INSURANCE COMPANY • HICAGO TITLE INSURANCE COMP : PLAT CERTIFICATE Order No.: 444442 SCHEDULE B (Continued) r THE FOLLOWING PARTIES HAVE BEEN SENT A COPY OF THIS COMMITMENT: BURNSTEAD CONSTRUCTION RON HUGHES 2/1 DODDS ENGINEERING KEVIN 1/1 1# CHICAGO TITLE INSURANCE COMPANY • • 0 CHICAGO TITLE u.SURANCE COMPANY 1800 COLUMBIA CENTER, 701 5TH AVE, SEATTLE, WASHINGTON 98104 IMPORTANT: This is not a Survey. It is furnished as a convenience to locate the land indicated hereon with reference to streets and other land. No liability is assumed by reason of reliance hereon. A/W sit / - to2 ..3 - s • • J1 _ r•• i ir� .1 Ito . 4. 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