Loading...
HomeMy WebLinkAboutLUA96-004 tw....v,� _ 1, o _ o IffilitAt% _if J..-7 *-1,. . •••.- I.- - 11 a----' '—'4.L.LL.,.:* .:..::J,,'C--i i2r-'46..:14,R41-\!: T-J --- .---'7''' ''' i ' - -1 '''z; ;• ) ,k, 4...k.1*,,Ir \ 1 ic.....1 O f • Rti`. •\/1 - i ig -•;ircj'.t- �'4�ins-ai=m"_:v` _ _ •�•iui'eee S� Li, .:_—w __ _s- BITE-- ._@_ .9 _ _f:;;` •_ ",:�. - J, E -_',— —_i:._g k'ar_ 153. ..E i i; i A e• __.� ` `° ' ®••�___ - •' •-, .. y .ter .n.° —. ..___a ._..:�_'.�: _.nr.r....er.r.,sr..i ..r.,. .r,-,rie irinr\ nr--rn II KA AD - • �.._ ^2.i= ... ' / r I i 1 i I i i I r r i r 1,r r I I I i Ve4•'.+ �+ c�;r "'" Se Z'at f"' Yf'_. r 11 I 1 1 I I I I I I l,¢fir 45J%`- '��►=4as! ■.,�•�.s���i �!�>,�,vn y c_hLr.� z :y. �. F ,fit £ in<:3?. a 1 ` I , ;1 / PLANT SCI-IEDULE V�.^rg.--4 r -�i / 1� ' '(,�� `�,:071'<r'/Oil.%//L 1',10.o +/&Si , .iz e—om*41%st.i.•.I I 1 ,,r i I;I l 1 1 I I' t , j �I 1 ' ' $ r I I I/, , ,I I I w CAE e-m• / vim, l L-,'k� / . %��3,.. ' / / ' I I I I j� I 1 I/r,,1 1 III ' 0—C 3 J �9►q' I:"n'4 'i �' e I i S{° i i ` `I i f �D� ...w Or e MTV'', ..'.�'., '+awed" 1 Qy4 ��! v_ MI�. .r TRIAD ASSOCIATES s.'. .4 I'G y `n I l 1 1 1 I'I 1 , I. '/4 I //i �' // I I �Ii ' 1, 1 , I:: 'I iT.�e.l . IIBNI.WAw31 IlOn9mAw `ii Sp wilI / ~ ' 9 `.3 y % G 1 1 I I I I I r's. �/'.�' 1I $ 6 ///✓//rf`:a' riP / 1 5 me3213.13 e-w T sw,se �` ; /, 1� /J A �� , ' , >///� ®ma on.2090.69 9TA989f ra y.rd •'ry�L ° 0/HG�/S �%� I ii ter. m.u..nT»,amer..marizlael E�ae r.sim `I�pI ' Jr2�lG /G i I;i; S 76i'•. Ir1 ,'l, tillT ,n•,� l''y /'1 , jtPL� ,� � � / ° IIII I Ina�mn I ;' f':1>4 Y l� f•: I '�/i ,/.-.� 11 I I rau.uruc� B3,n.les, /a . , / : % e inn 1 aQ' ' �LiL�f�L I ,r / 131 7-1 : I ,1�...- ��1�_ 'it��' '✓� , I I II1II .1 11. a 1�1�yt / / cG /•q:'" 1...- r i < � 4h r / ,, /, ,,,,, // /'<... r /�/' !i 2�Inll� ,/ � Ih, . J � - I I I I 1 7 � '� �alat�®9�j � � { 13�+ � 7 ( � �.�� 1 'i ' �ie I I I h�f 1e «n.u.,n T.>� / ���n� � /S �� F•` o"C'^'/�-r"2 Liti:-a-'•`""_� wF �i�,, I I I I 1 1 I II I1,,f i �' I , 1 1 1 116 1 1Z , : �L�f�!�" j�y�`�1�- � �� �� I �� %� � ���° ` �{,-2� 1 I 1 1 1 I 1�1 I I oeemw,�cnat ew,w ewe Q ,,,45,.0..y/.• j• SYL trq�il5 'J �� l ' - �YV % �` r' 1 I 1 I I l I J ii�'��i Y�,..rma'ICI" Asa i fit /19 H I Q i:. wi 1 �L4 Ij I 1 r I I 1 1 .ie.,.ur. d .— o=e A�9 -. t-•._.- Air tf,g o..:-.__ Al / 1 {,.`rk filly; ,, �^,� •yr/ III , r,1 II, 1 .R., O I J9. k P ■ -d a�A y.G SG ��i( �V y I 1 1 1 1 1 /,ew+n W//�rj �d r�a-.m , e r ._ ��/i':;ccg'+�� 6ar ww��ss �, ,,,� 63/ \� -i{ ��-- .,,�`, i, "7AM ' ,l 9. —00 �/1r,„- ,. . ��cl 1 y.tra I II 1 1 I 1 I I 1 1 I o 7R! i ,•6/ 'I \ �i 1 14 G'pL� �gl� .,•n f<v`.) �1�.�3.w. `� _1, 11 1 1 1 1 1 t 1 I U w ', a ti� I 4at b1L ',jrcha \ IMO .I"� A .IYI �•47i -Vii �1Y '1I1 1�pp �N� i(1Ti1 1 1 11I, `✓" *�Iri I/ tp' Imo. ���,` 1 9�; 1 t r 1 .Q fl Y/L sy!/i� •W 11 I�r� , 1 1 1 1Q. & �''''' e it I 1 ,8 i:r% wnlg,�ia � � rs 71 E,p'..I 1 III,f 1 1 ��..� �� '...e,:'.: s4�3 • 10//r]._ rY1/.t'f1 1 1, NCH C C I yy�'�5� j�f 1 i G I I v 1 1 I I J$ ""°"`°"n z ern �, ,$3YdumBw�.iro f;r 1„ 114 16 I ::-S : c'! �� I� p�.1 1 1 r ,'1 1 i� 1 i ^h7/1!T vFNP'" '>a' 1KQ1 �y� I� , r O 1 r1 II 11 1�;9a J hasw 9 5, otil'i ° t'17 mioi.� ;� j� 4� ° ..I 1 1 III,r /�c���lAl /1 IA•�2+ a + ' 7777 r"�' 1 �1 I 1�1 r r Y Ill-' 4b�s �t30i''7r!/a 7�f.;5 Q 'E i20: �'•/�}7— r ,�� � / ' N 1 /,% I III 1 new p 6.66113166636661. lye, GY�/a �LiWXtA�1® � �.� T Y4 I I�Jf I I W 4 4�29�'�% Q®r�d� �� � o1aZ'I" l /�'r 1 I 10. •°`"°""m eel �RaT CaJ� TJ� / 4= 1 1 1/.ram. .ire 4/12 /ww� wa��a .w1 1 I lri 11:6I1Eium% '1:� I11I1 m 1 'tea 'V ,, 1-�• ••1,P �A.w '.1T - , N. l .� �Y/A%/S '1Y';r� 1 1 1 1 1 rte..ro .ae-ae jI 1-(' I ' III i_ '�6..' Q►r=-Ilud�,�'/.h3jd..:.i I 1 1 I I 1 1 ', LL,n.eL�W TWEET /.MeQitl�y. INl =. �j' =Cv/ Y�irNi' ilTNIE 1.4 1LY� •✓1 / I / i I 1 r r ���'� r" , H' ! i 1 1 1 111 1 I EMI YL//%y //yam I���rJ�y� `� /�� f a ;; ;11 i 1 rWl,I l' �.+,M'f' fi G �v.ea� % /�t �f � .h —w� I ! 1 I I I I III MA 616 MI ,C rzvmn BY at 1 � III .OAF %RI I.„L• '`ps.' iL8 ,4 5 1tiin oma ivg, 1' T b N -.v__c !8 r' ,i I I 1 i'., 1 TM oan�u.�ee �y'- YY� �i�a /6 4 92+�71 rat 4i /�i Qil�l�li� _"" �b11II\I1� i1'1 ��S 4� 1, .J(}}��•� /i 1 j{pj 1 .�s'� i/ �r �� { �/M1B'////� ' G i' ! 1 ��= 1111 11 I` e®m uiw 11 s 1 F `. :::FI r4 /6 t `tiii , /`b I 1 I 1 11. ew ,�[e To muw.mgyp{ .n ` roS/ /-UM. I 12 , , 1 .14 , 9 I p` Ii ea,o I ,-1I I I 1 ,„ W.1}, ✓/✓/��¢¢S�,/yrALL i�%y/%�� 1 %1 1ry ry,/ / / Ii1`r I 1 .rso. @' ,J 1 :ICI. './ l�, fr' ' .//1 AO /0.;.:././4; 0 'i/i .� H ;/ ; rR I 1 I I 1 ;-•tw iI4 Aee iff"I�.l I� 1,., ° R�/ /' _ 2 E .�' I-�/ /M1 > I •.- I I 1 •w. ii.e,wunu'�.'a.�..•�vu.uh,.wc.m.ro..mw•t :bJ1LI//L: d �i.¢,® .i•��I�r +•IA �i%L/%�riya•_ �:aa%/,ryr / �.«.� .:,'.,.:.I,-. "-,; '-, i • 1P 9 ,:- ... •L--':::�. `�//b!�.: -I .:r�� G1/ '..;.:- ''.''Z�ion®r 'r '..';.W.'.r. .- w'1 1 i '' yy waccru.N„ml, uµ a Mc a _ ...`.^.�..:: .�,' � .. - �!F'�tb:":.�..•,-:F_ _ l": - � � i l i i 1 I , 1 i i , •_ ---=.'i-,.. � _ ��r I�, �` �.. :�1� ��s 1_ I i vrmlo-n MY / 1 / ' ,k '• Pe, -1, / I I I l I l 'I l I _ �u��rrva„s�we.b.n"'.in'�nira.�wmb. vs I / I l ' / / / 1 / I l l I 1'/ / ' I =,u+w'.u•a.vm.n.�vuxgwu.Nea. 0.® / i u.w.eee ma. d ' / I 1 I I I l ,I, l I wv e.na e.w.,=a DATE ,/S%6 ' / l R ' / / I I 1 II / ' �' / I / I` I I -.svN,uw'e rcwp. tl u.„ uva war.p.�in.e,..wu c.,.. ..7.4p awzr..r..t....-- ..,.. • I,�I �" L.415.41; K� .., s s �NB,�Pma ,TECT -- :- JA V E LBE H GIBBON-SCOR���eB''E�I/�,�� xrA �� CEBTIfICATE N0.5J8� rEtrititla I, —� SCALE: 1'=30' STAY,NOT YAW UMIESSEMEDAMDATID till.tlt`M�e'if! �..nm..n.e ee. - - .e....�....,....oe m irrNL ,. �.�..,,...s mw.maMili h'r + ea' 95-202 Cr.TREE PLANTING DETAIL 13 EVRGRN.TREE PLANTING DETAIL SHRUB PLANTING DETAIL 3166"'"®41 I I :-• \ .� '`� =� i5z F� may„c�v �- tom- _' ! , -- I aAR« O Iwo EL.165.5 I �� -- , I 1�- IPAD EL.188v.5 I ^ . . lir IPAD EL I.5 I I I .I • I IP 1D EL 1�1 I f EL 170 I' ,- IPAD EL.1725 I ■ ,k,Ia ■1• rcm1nov War • • I • '� rI • iii — 3�1 I 4 I I � I \ I IPAD EL 178.0 I I 1 I - 1 I ��L. PADPADE- IPAD EL,I)A0I ' 'y�` ^ T o IP 0 EL 181.D I 1 1 i II' I l ,(� • , m m EL,a m Da, . i �� n IPAD EL 184.0 I I I I i''' • ii illl!!IL •VA �1 lJ • 0. X k r = ^ay_ I It I it E Fl L as,•` gWA LI I- I '� / `\.\\ ;• I4 " PE. \ III--- �° c� y ICI �onn�l �� Y@ C O IPAO EL.Is.D l I / I n ~51 IP.�Da EL.1970 I ■' �.■ 1 111.'' PAO EL 1925 I x III "LNNNSI -� `3 1, 1 i I ■ 09.111 I In IPAD EL 194 5 I 1 I �yq{ I I IP.EL 202J :� I � r II 1 I ,'lO 1111�EL 205.0 I MI `.11 I . • r--WWII." ... `:�/t.1= `<1 1I boo EL 1965 I MN II. . 44g 1IiI! IPAD EL 20051 r 1 ' " ; I I I t ■ IPAD EL RDR 5 f . � 111 r / II{. � � — fi/ ' :� 1111 Wt. • I,, , �1 atiaa4 aaaaam.i 1111100 d te' an»> » oa ao In - ,i.Irg.- 11 1 27,-; la 1 RI 1111 'I -'A 0 01 r °���''Is4 I j r kr :- -11 9.0w1"7" ' %- ..�II•L�--- ®� aka�� a Will rf co I �� � I °��_.as;a�+61. ii aaaaaaaaa n A. f'°' —, r I y ,§ I i.—.— I a AUM r&.r . , 1 uu -,R I I , rr °.tea I � — I PS On41. • I illik. -lo-1p01 I • • I I • I I 1 „ 0,, ,,. a S[ a 5 PRELIMINARY UTILITY PLAN (.3 H 2< , ER 11 r , SPR/NGBROOK th hid V N Fh n p CITY OF RENTON, WASHINGTON H Im: mm • • i IIimm T / I11 i/ %/ r—r //` '// / II ' % i it ; I 1 1 , 1 111 111 /1 I ra ��o�.ac , va�a�lf��lu��t.1 j ' - __ ' i 11 1 i I , I I, 1 1 / ,r l/1 I i,1/1 1 1 9-� - ' / 1 /' ' '' /' I 1 1 l l / 1 1 1 1 1 1 1 1 1 1/l l i 'Zee ar!� / ';,,t, ill ,, my � >a / ` _ TRIAD ASSOCIATES � ,d � �.I �I tr ���ni 1r=m41r 1I Jl //j/ u 15ov-A.. i yY�I p r I i i 1 // /// a20.742460 ha 2224742420 " g ,. I, I 'tea IAM // %///%%% T '� i7411011111.,,.�IIIAO~ � / /�/ /�% A°/MI r h�am'i l 1 il 1, 1 i �I /0//!%%0 i i xv I / ■L■1,��y� � /1 _ / /%%%% // %A 1 I ,14a��as� I • l / /�/�/� I ' ./ -0 -� �--i d-a ra , / � �Yfr I I I 31 rr,,�l��' `��a� � l j- 1: , /1 "a1Y/ L I ii ,aa 1/y►�.���i • 0� PI �I �e`I%I�/ ��� / ��, y��� f�. / �j/I�%�/III J I Q _� r / q Ste' �f / // /. 1' 'I I . fll'S�IP+ I••// 6y as Ci��13 \..` �' I I j� I 4 'Hi . 1_o�nw,�a��ro�.vr��t �� ,�liy `�insr �` \�Mk AN � �ww, in �� /j/� (5 k w I� , . / f‘11141 nt a �,,��p1i1. s/ �;��/�/III W o cc � � err I ��I ' / � 12 urt . � � 1h i I / /� 'II I r� ��1 ' I� ( III //'%%% "' =_J I & 1 / /l � ' I j1 {� � AAAA i j I /////r99�'I; U' ti 1:1 1 i ri 1 15 01 , r 0III. _A \I ;or 11 ', A;34 �1 _Q� I I I 1 I 14 � l \ I� • 1 I // //I1111 p '1 I I I l ' / I/ .II W.12 ;M1I ' ��' I�� Illi�' I11 MI 1 III �II '/I 4 i 11 SCALE: 1"=30' 141/ li I 1 I 'MYFOIL 1, ��l� , 71 rm. 1 MC ► � {t' Oi8 I , 6 II I , I i 11 6S� I I1 0 Le ii,„�..1 :: �..�I' 'rI 1 i.I !_ ;r Ate//hI"\ t _ L.� �L % / I I i `• ' �� 0.�1,+ it` 1 u_l7 `/ :7111:61:7 ri 11 II1� . , _� I i 11 I %/ / 1� �l 1 / 117/ A1ffiv; I 1 / // I, �� i�10 1 106 O ill li I qa�i S/ i /'. `� /j/�/�''I�Al 12 ra a 111_,.111 , 1 ,1/ "C # g �/ ,� i ' i �. 11 ✓/� i li I` i '13 ' i wor<rr.A..� .wa.1.z„� "1 r ' / i 10 I ' / IVII /;1 4'' i i I�i,4"�� //' . �® F-i I as ,.� nr�nn/I , / .. ? I■ pm"; ,I 1 I_ : /W.I )j n N r Ai��__ __ -- - __ I' � \� i+ ' s /� z / 0 22' I.r� --74%///''/7/ I an I/s/za / __ y 1 I/1 , i I I T . 1�:. -- - Y !'1�T—, I MAIL .IO I I I / I I / / .// I I I i I / / / /I/ / / / I I I 1 ; r %'_ . / , , , r / l l/ , // ' I r 1/ I /l I r l r r Il 1 I , LEGEND O EXISRNG MEE.TO B£.101E0 EXrS g N TO REMAIN APPROXIMAIf GRIP CINF w.ww EXISTING GMT or I/EGET/MON ✓mtale� `m awm B a";ro.,a ea,a as I,aaA 95-202 • NE 1/4 & SE 1/4, SECTION 31, TWP. 23 N., RGE. 5 E., W.M. y..+4,, d e Fa��o�a�A����N,�F..I� :4®: T ',A.9m �o u NEersrleWF,rNr NOW N,AGRFaINFSaNVAo,aa etRR.sr..e(.IPwrA,)r. Of r�N,el,,.w.ar a a 1 I j Be ro nO25 KK AAMC5rAsr'RCAST W.VI MR OR oer.ssm(ub e�aJ LYSOL ROAD WARM `�w a.d'� F- TRIAD ASSOCIATES razor FOR CCWnML0. =Q� y�,'ripgy,.pyy a�� � A IIs1.I1Sl Met¢ ISQepm An 4 I RKIvd WA MI .5 AaNSAoas CR nw OR N[emm,uv or r IDemlae 'nm+&WA BB. V I• II ANG MAL,Or RC souxosr OR SELL.31 RM.!, 2 RISVALIDITARLVI Mg IMF SLIMY IMS OW MO I I SOWN.Awrs uwc Ouch SCALE: 1'=JO' Lame Aremesta• ^O m,�, F� NIMEIMIN N.nwvOa01e.mlN,Kaw� :wNIr♦°` I I..� el x MO m.rt...s.'Oc�osio.sr RR mvr-axmv mut 0 O RC J / AR\ • // / l i/ rp / I I' I I e I I I 11 N / I/ 1 1 1 1 ; ; 1 ; i I I I I 111 1 1 1 I,l i 3 .' r / I I I I I III 1,I I l I r l r J I/ -_ - -_ - - H 89Tp1W�r 6J2I••''' I I I I ; 1 ! I I i 11 I i 1 J I I I/l l l I 31 /I I i 'T•- �. .. __ -- ' _ , jl I I;i I I I I I l l �# ��II II; l l , • /I ,ureter,,' // ;' i i %. , r I 1 11 '1 11 1 i i 11, CC I I• I , ; iCa• •• 1 1Nrr e / ; i•:t 1 4o6Ocb lob' Il O f R Cyyy,'// l I I 1 1 1 I a V 1 / ; : ; / r/ I 1 I IjI I I I I . 1 1 I I • r /Y I!,! i ' / i I I ; i' /• �' i ; 1, iii I i i I i i i i �jl'�I i I / Ill / 1 ss ' we , i/ lI ' l 1 1 //; /, l I 1 1 I I I /I , ,, 2 i ® / i I l# I'ILL' i i II I I I I 1 I*#I I 1 1 1 Q QM rI# l :I / ; • I ,,Gee c//pP /' / ' i �l i�/_1 I I r I'1 i i i i i�jkl i �i�i '�/� LlY' / I I•I , 1 / I n i / 1� I I T(I I 1 1 I !^ I I I I Q CO 's ' I.rr,r K,[a,n I • / i l /r, ./ neE.r I //r / ; I ..1 • 'I '1 1'1 I li 1,11 Ir I I I I O ' ! 1' , ,aws eGc.IDrnvrs % //i/ I I ' ll 1 1 1 1 1 1 11,' I i I i. • j j// �I� I l,.®I ;' i 1 I %'/ I ; ' I 11i •I111111111111 IIjIl.Il i I�1• I • O It • ' ' r • L H 11 1 Ij-'>, ' rttt'wrt _..... ,— , I_.l 17 I .ue,n1 �. 11 I I1II--- Iwxr la 1 j . I ; 1 1, 1 : 1, I , � . 1 I ; 1 1, 1b , 1 1 I1 i11I+�',P=C,°°A 1 I IId I �I �� 11 �I �r i i 1 1 1I�a', , .0.4.4,A1 \ 111 1 1 RR BATE aveal r�� /,i"j l 1, I i i I I I ©' i I I 1 ; ', ' 1 1&1 1\1 1 \ 1 1 1 1 I{♦'y/.qp 11 I ; ,�, 1 / / /, I 1 IrI 1 1 I I 1 �tq 1 1 1 \ I' I BY Cr p e W I , ; • w+SS,I I •• I I. !mv I y Ga ncin 1\ \\ 11�1q 11 1 1 \ 1 1\I 1 '21 t i♦ I 1 I I -f+ g l I 1 \ \ 11 \ ,\'\p1;1� 1_fI Il�pp l I 1 I l i e 1 I 1 \ \ 1 1 11 yl•JC G,1 t•'t Y. Iil 1 i 8 1 II 1 / • ! 1 ' I 1 1 ' 11 1 \ \ , ,I•I 11 1 II 11 1\it #d I i2 I .v l 1 \I , 11 II 1 1 11 1 I I« 19 I R � �11I l sosi cnurluxr rzx, 1 ; , I ...,.1 I Il 1 i.,1 Ilr—ll i 11 1;1�' i; I l I :P -}� r 1 1 I I / 1 1 Imo. I I I 111 I i ````HHHg '—: 1 \ mwa r 0 ! mn nm 1'°"m, 1 1 1 i 11 I III 1 &1 1 t 1 1 I vn—I I �;/7� I I e\sre e.Mm. I = ; I I I j ,l l l;1/I I11I I � 0 �4iirfAre.1 , 1 6 I ' 1 ,• / - — '"- ;n; , ON cr.' 1/_scnav JI-ar_s — �' / 1� covt•• 1' ®\. ' o 'I \I P \ l / i 1 ; i` I f 1 I I IF I ,N'1 EG"YI%.4LIIW Jh1]-3 DOMED oarc,eexPc r _ M•I / II I I I I I I 1 I•I 11 I {`filY/ exq. 1 '� �_' ppyy T/ \\\\1 I I I I I !1 1 111 1 1 IHI 9'n..a. ae1 / �(. ( ,r-re.o/ °`- - 'ar. Ir�'l' 1 i j '' / ; / 1 I I „I IIIIt�I 11 �G I'# 1 1 e"or �Ml//' ,'i� 11:I Al,I, .a, I 1 I 1 // / r 1 ' I I i 1'Ill,i 11 I 1 c l l l 1 1 i' PM _s_95 1, I I rzeI rsucgr. J I i\ l l ' l I 'I 1 1 %i; i CEO.�uk. i SAE 1�Jo• �' 1 ' 1 I \'\ \ / / / l l l l l I!I 1I 11 I r ,.+� '1 I 1 I ®\., '� R� I 1 i 1 • / % I .' l 1,I I I\I I! I I 1 1 1 I I,.,� • 1I I 1 1 I I I 1# 'S I 1 ,� I 'O 'o'�I `\ 1 1 i I, II . i / I' / ,r / 1 ii:1I1 I; 1I ' 11 l I 1 1 i ! �' ,-It,,.�. II i �d 11 ,1 ` e 11 1 11 1 w alrnn ;1 i i i 1 i i\; i i i i ij ,�II i I,AI 1 I I I 1 ' \ 11 1 1 I I 1 I 1 1 ` .1 I'1/ 11' 1 I I� ,I wkeeO a'm. nr. I I I I 1 f 1 11 it ; I ° 1 r® ; •'�''1 i rr-nsah1 1 1 / 1 / l / I i 1 i i r 11 1 1 1\I 11 • F I J 1 1 I i / •1 r I I 1 1 1 1'5_ 1 1 I. ,' I ' �� I 1� I I' I / / I lmek s I f ., I i I'8 / A I'; mi. 1 / I I 1 / / / 4^IL 1.''gI 11 I I \1 I I I i 1rs� l 1 I L •` I I f 1 I / i 1 I IV 11 1 I I•I 1 I I I I I" I l' I e I ; r i /.-..I.I::ha:1 rll • I li, "K isn l' I , I�,fl./1. 1 la I 1 I I 'r �/ ,I ; I 1Ir'1"i.,"-I 'I 1a..;.V: J`,� / 1 I ,I 1/. / 1 I I 1 1 I 11 1 1 ? 1 1 I 1 I 11�,\ øT7 1I/ 1 1 1 I I , .1 I I / 1 i / / ; II 1 1- L ' �' 1 _ I j 1 1jr1/ �I 1 1 1 1 Y/ _,fl. ,. ' 1 ' ; i l I 1 r�_-- -- --- —QI -Li—'�- ' �"J 10,' 1 1 Se.= ' ' I I I l/ '; 1; 1 1 1 Iht .a-- L snua/' __ -- iN69TUY9-W -��J. 1/ _. -yea I _r I I 1 ; J/I I�-_ _-,\u'.T IsrOr / I 1 i I I l Ii I I i 87 U L' %� I ,I I / ' 111 ; i I it % l 11; ;I i i i i �95-202 66 ri 1 % s • / I i i r / I i , , i i i I' l i ! srsrxwwa 9i 8 R FA! 1,1 /;1'"I Ir , • 2 rx 7 �A 1 I o , ... ,,,, - S .,.\ , \ .\_, ,. ,_ \_.\_\. _,..\_,-. _ „_ _ _, _ ,__ _______ (_. _ „ ____ _ _ ----___ -- -- -- - .. ,,_ -___ %_,,,, 7 ,___ ml -__ _, .-,..I..1,0 EL 166 5 I IRMO lift =1 raj -i" Ill ''' i 11-IiPO EL.169-5 I -I Itar= 1 m` m _I.�;\ -_VOLi, +� le e `` -: -1,0"EL.nzs I ,i1Iumil IF 7�lollE ._�;• , a . 'II '�� --- Ill -- - 4-' -P r F �IIII®la__ 1 1 i I-_ o �;IveD a n9B, ��!1__se ir• = 111�I_�, ' raw' • I r`�o IPno E"IMO - -,11�1 'Iffi'- _ �III , =II II�1 E,6 - * InAO EL.1910 I- sip �.���5.l1g'��.`R�� :. --\�_ I r411&\;,111. 1 b -.,,,,_ � _. t �"�� �0aD ElsaD I II�,, 111091161111 i� : :irt -® I--- 1n a t Llano E 19,.0 I IPAO EL t`,A IillitI���a nEL.19..5I i • . �IP____ _AD EL RD I'- e ®Il___ ___-___2,_.ecirl . i ■■�����II \ Imo m, ®-I "---- -- I Y_:11'VIIII0, 1` '� \ 1 �, 1 le lip \ I,, 1 1 , _ 1.e,�r ��� Ivw EL.1995 Imo �,�p IIIII � � ' -`_ IIIII - �� �, E �11 \7ReD EL:zozsl ' A g' 11111" ,Impr/g0101 lieetrz.......7_:... , ., ....... I L --160--; yr, • AO* /,jou -. .1 •., „.._____. :.." 11- „ '- -.,_, * l'"anioll'------ ,,,V.tilF,,,eii , _ _____ _____A-111 . itittra_____ loillt,"Vasi,S11,16440-41,41:1:1":: _ . cerggil a0314'4A ____ ,7% FzErimagui czrzmum 1---- if = ► ► - C ��,<!'SWea __- ` ----- -----------= -=__ --- o--_ --- , �� - ----- ---- - ---------- ----__ _- -__ - ‘_-_--1-:::_,______-I- - - _- --- ------- - -- - ----- ,� -- ---------------- . ---._„.„..„,_ ---- ---- — ___-_ o.x9 I o 1 &1 1 1 I I I . �a €f a g61 1 1 g 1 PRELIMINARY GRADING PLAN E ' a A 9, ,g . , it u�°; a t SPRINGBROOK �1 N g a g $[ 0 5 „ p CITY OF RENTON, WASHINGTON Hi �g N 1.== Springbrook Condominium Environmental Development Corp. _ UNIT H UNIT G UNIT G � � UNIT H i -/4 ril F:4 d 1 t*' 11 14 -- —---- SE _1.1 I14 ®-®==11�1u■1=11I■■11.1=i=®=®lii■i1=1.11 4 I_ ^ =IIIIIIIIIIIIIIIII IIIIIIIIIII` �rIII�iuimip'pilimiimipipp — ,IIIIIIIIIPIIII i 11 -FIL ,o ! o-I U} iJ Garage Elevation • UNIT H UNIT f UNIT G 1 UNIT H _ I� 1 ' cauvosna ^` c090970 tl mr run:-- 4 Asmmrs am_ SINGES _._M=.---,,_=.- -_.= -=---• —H --'-� I i rwn caaa+ BELLY ASG „�1W. IIM1 _ _ _ _ _l woad r�sae srHoopinnlIII "_— -� IIIIIIII�_I == _—:: i 00_ - a el•"I=��-�� 6...— fl _ _Io111=1 a �.! . ter- I r'° Rear Elevation Side Elevation Preliminary Elevations Building Type HGGH A 1/8'-r January 4,1996 M&,randt Architects Copyright January 1996 9 Condominium Environmental Development Corp. Mil Patlu — - _— Palo "Pr Fancy .. : H. .. hn�Al MI Q�ti iUi. :awl. 141 fl\saca, �i tea, c.V—liailllii BEM 1 I 114 ii111011 III III Arl ..,, 1 ...., - WAPI Unit H U Unit G Unit H r oor Plan II II IF INE L"I mil_ L � 210.710.11Se.piririiligbrook � .,nil o �o o� ii o�h IIu�oie IIIII■� ■ ■ ��■Illllll =.IIPII . . ! I .Illl�i N E i C .III■ = = l2 Car Garage pli 2 Car Garage i ■ ■ 1 [ . i kii• Unit H Unit G Unit G Unit H Unit H , Unit G Unit G Unit H Second Floor Plan Basement Plan Preliminary Building Plan A Type HGGH Mibrandt Architects UB'—Y January 4,1996 COpynght January 1996 -- - Springbrook Condominium Environmental Development Corp. UNIT E UNIT F r_AA6 ,1 ‘a_h_ MI_ E__ L .=,, _ '. :lk , II__-11:---,- •. ...---___ —_——---,_____- ——.____—a ___ , ...-- -111-- ---..1 _ •,: -._.-- -.i.." i 1'''•4--.- —----=_—_-.7.. -�=IN M x 1 ,.,,p..._—L—=------=--__---------==- --IFIRI CIL r... ........ . End Elevation - Unit E -= a=11 —, Street Elevation UNIT F UNIT E 8 9YNCiLSCOUPOn� i SONG ® =�®1_ End Elevation - Unit F Rear Elevation Preliminary Elevations A Building Type EF " Architects Va.-Y January 4,1996 Copyright J 1Y 1996 V - Springbrook Condominium Environmental Development Corp. P.tb __ ___ NM __ _ _ II fifi KW! °O� FaniyMok „,,,,. ._ F 0 use EA i Lie trii EN I oei�i ° .. I I. Nil �� IICIIII tog IIIIIII L ,111111',II a,..'i�' Lite- I,Io roar T II I i 14.11 itiiii. i Unit E Unit F Unit E Unit F First Floor Plan Second Floor Plan Preliminary Building Plan Type EF t/a'-Y January 4,1996 A Mibrandt Architects Copyright January 19% 5 Springbrook Condominium Environmental Development Corp. UNIT E y UNIT D y UNIT F Igl 5I� 11! 1 1 tag FfAiE \, -I---- E.- .—,711=1:1=1= Mt CORNER _____._._—_- _-igi •••0 —_—. .7 -..,-..]-7 r = +_ End Elevation — Unit E________________ A ��i„._ =,--_____-_--- ;°_-----__ ' —' = 1 ���i o r Street Elevation t UNIT F t UNIT 0 y UNIT E } l I 1 t I I I = = I 1 I : I f MI 1.t.-41L ' '''1: I - .414111r. r_.19p9.19,- ..z.-ono...1 r ....... 3M ROORy •.. 1112:1111lli Ell—__1] 1 alit 11. III '''' _'' Rear Elevation End Elevation — Unit F Preliminary Elevations Building Type EDF A Ue'-1' January 4,T996Mibrandt'Architects Copyright January 1996 4 Springbrook Condominium Environmental Development Corp. Patio _ . rG. Famly?bak l� Ivan Faniyy/Pbdc GGg=ifie Fm�V/�bok I ..- :-... LI ill En NE Ming t off• wog 1 um- irThr _zi 'me pl:nn °� , rj IV I illiri AIM. .10- 1 MIIII.S7Nw Iv h:b• L � ,,,,� 31s�-'7. � mini 71--Ttc EC) 2Gtt 2Cu ____l 2�' El ii._ [limn J Milk IR Unit E i Unit D • Unit F Unit E Unit D Unit F First Floor Plan Second Floor Plan Preliminary Building Plan Type EDF 1/8'-Y January 4,1996 . A Mibrandt Architects Copyright January.1996 3 • MEMMINI —_— _——---- TRIAD ASSOCIATES II811115t0 Awl¢ I5On,Aw 41YLYA®1 Smm 2:ee31.1. Tany111ANM <a'A6RUP1 Fv S601]I3 pffgm a O nine x y 3 I •• asI IMMEMIEMINEM 2L o 2/0i i E 2/0 0. MO a Ca 200 I /Al 200 C v, 1901 11111.1111491...111 W Y c .�1 p II I zi ti IBOI ` 9 sr..-0:ssm -T'Po 1701 170 14 160— 160 r:uz. • 15o h SCALE: 11"= 50I H0R f 14. 150 V 5 VFRr ` r .:4AZ(r r mc71 c..L "Zer / ml'or lrrvl m...<n.. a ti x4 }Le M. tieM. e 0+00 1+00 2+00 3+00 4+00 5+00 6+00 7+00 8+00 9+00 10+00 11+00 12+00 ,vim 95-202 MeSnadari • y ,.__ ._.., Lail -9 'DOf Return Address: 'City Clerk's Office ,City of Renton 1055 South Grady Way Renton WA 98055 • Title: UTILITIES EASEMENT Property Tax Parcel Number: 855910-0010 Project File II: LUA 96-004 tv 5 Street Intersection or Project Name: Springbrook/Talbot Park . rt Reference Number(s)of Documents assigned or released:Additional reference numbers are on page Grantor(s): Grantee(s): • 1. Talbot Development, LLC 1. City of Renton, a municipal corporation C 2. The Grantor,as named above,for or and in consideration of mutual benefits,hereby grants,bargains,sells and delivers to O the above named Grantee,the following described property: Additional legal is on page 4 and 5 f document. 0 (Abbreviated legal description MUST go here) 4.1 LEGAL DESCRIPTION: A portion of the SE'A of the NE'A and the NE'A of the SE Vi of Section 31,Township 23,lRange 5E,WM Z I1 . t t 4k i 3 . - t. Xf?.., 3 f:: 4.. i :Twi S¢t; fed � d, ;; fib ", 7TF P st'c c ` A:\EASEMENrenton.doc\ Page 1 of 7 FORM 03 0000/bh/CA2-21-97 4 E� a mutual benefits,do these presents, grant,bargain, sell, said Grantor(s),for and in consideration of n utua by g convey,and warrants unto the said Grantee,its successors and assigns,an easement for public utilities (including water,wastewater,and surface water)with necessary appurtenances over,under,through,across and upon the following described property(the right-of-way)in King County,Washington,more particularly described on page 1. (or if full legal is not on page 1--Exhibit A.) For the purpose of constructing,reconstructing,installing,repairing,replacing,enlarging,operating and maintaining utilities and utility pipelines,including,but not limited to,water,sewer and storm drainage lines, together with the right of ingress and egress thereto without prior institution of any suit or proceedings of law and without incurring any legal obligation or liability therefor. Following the initial construction of its facilities,Grantee may from time to time construct such additional facilities as it may require. This easement is granted subject to the following terms and conditions: 1. The Grantee shall,upon completion of any work,within the property covered by the easement,restore the surface of the easement,and any private improvements disturbed or destroyed during execution of the work,as nearly as practicable to the condition they were in immediately before commencement of the work or entry by the Grantee. 2. Grantor shall retain the right to use the surface of the easement as long as such use does not interfere with the easement rights granted to the Grantee. Grantor shall not,however,have the right to: a. Erect or maintain any buildings or structures within the easement;or b. Plant trees,shrubs or vegetation having deep root patterns which may cause damage to or interfere with the utilities to be placed within the easement,by the Grantee;or c. Develop,landscape,or beautify the easement area in any way which would unreasonably increase the costs to the Grantee of restoring the easement area and any private improvements therein. d. Dig,tunnel or perform other forms of construction activities on the property which would disturb the compaction or unearth Grantee's facilities on the right-of-way,or endanger the lateral support facilities. e. Blast within fifteen(15)feet of the right-of-way. This easement shall run with the land described herein,and shall be binding upon the parties,their heirs, successors in interest and assigns. Grantors covenant that they are the lawful owners of the above properties and that they have a good and lawful right to execute this agreement. By this conveyance, Grantor will warrant and defend the sale hereby made unto the Grantee against all and every person or persons,whomsoever,lawfully claiming or to claim the same. This conveyance shall bind the heirs;executors,administrators and assigns forever. Q) IN WITNESS WHEREOF,said Grantor has caused;this instrument to be executed this / day of j MJ 19 92 . /7;re,/2 60,' • &- INDIVIDUAL FORM OF ACKNOWLEDGMENT'y. Notary Seal must be within box STATE OF WASHINGTON )SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument NotaryPublic in and for the State of Washington Notary(Print) My appointment expires: Dated: • C:\WINDOWS\TEMP\RentonEasel.DOC\ Page 2 of.7 t I _ Notary Seal must be within box INDIVIDUAL FORM OF ACKNOWLEDGMENT STATE OF WASHINGTON )ss COUNTY OF KING ) I certify that I know or have satisfactory evidence that signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument Notary Public in and for the State of Washington Notary(Print) My appointment expires: Dated: Notary Seal must be within box REPRESENTATIVE FORM OF ACKNOWLEDGMENT STATE OF WASHINGTON )ss COUNTY OF KING ) I certify that I know or have satisfactory evidence that ELLEN F. SMITH (Ijms 11/41 (SE signed this instrument,on oath STATE OF WASHINGTON stated that he/she/they was/were authorized to execute the instrument and NOTARY PUBLIC acknowledged it as the NA,fyyy MEl-1 E12. and of -FAUir PEVel.d113ir I'Illttilb be the free and voluntary act of such a UY COUMISSION EXPIRES 11-05-00 party/parties for the uses and purposes mentioned in the instrument. Lei)(44411Th Notary Public in and for the State of Washington Notary(Print) G t-L J F Sri ITId- C'3 My appointment expires: ( -05- OD Dated: I/ • • Notary Seal must be within box STATE OF WASHINGTON )ss COUNTY OF KING ) On this day of , 1 P; ,before me personally appeared to me known to be of the corporation that executed the within instrument,and acknowledge the said instrument to be the free and voluntary act and deed of said corporation,for the 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. Notary Public in and for the State of Washington Notary(Print) My appointment expires: Dated: C:\WINDOWS\TEMP\RentonEasel.DOC\ Page 3 of 7 i, . • • LEGAL DESCRIPTION-WATER&SANITARY SEWER EASEMENT TALBOT PARK CONDOMINIUM TRIAD JOB NUMBER 95-202 October 19, 1998 PARCEL.1: I A PORTION OF PARCEL"B", CITY OF RENTON BOUNDARY LINE ADJUSTMENT NO. LUA-96-004- LLA AS RECORDED UNDER RECORDING NO. 9609179003, RECORDS OF KING COUNTY, WASHINGTON BEING A PORTION OF THE SOUTH HALF OF THE NORTHEAST QUARTER AND OF I THE NORTH HALF OF THE SOUTHEAST QUARTER OF SECTION 31, TOWNSHIP 23 NORTH, RANGE 5 EAST,W.M. DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHWEST CORNER OF SAID PARCEL; THENCE NORTH 00°30'10" EAST ALONG THE EAST MARGIN OF TALBOT ROAD SOUTH 66.91 FEET TO THE POINT OF BEGINNING; THENCE NORTH 45°44'37" EAST 34.64 FEET; THENCE SOUTH 89°00'56" EAST 300.94 FEET TO THE BEGINNING OF A CURVE TO THE LEFT HAVING A RADIUS OF 472.00 FEET; THENCE EASTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 03°48"42"AN ARC DISTANCE OFI 31.40 FEET TO.A POINT OF TANGENCY; THENCE Q NORTH 87°10'23" EAST 106.45 FEET TO THE BEGINNING OF A CURVE TO THE LEFT HAVING A RADIUS OF 72.00 FEET; THENCE NORTHEASTERLY ALONG SAID CURVE THROUGH A CENTRAL rl ANGLE OF 24°05'09"AN ARC DISTANCE OF 30.27 FEET TO A POINT OF NON-TANGENCY; THENCE SOUTH 41°44'06" EAST 11.56 FEET TO THE BEGINNING OF A CURVE TO THE RIGHT HAVING A RADIUS OF 15.00 FEET; THENCE:ALONG SAID CURVE THROUGH A CENTRAL ANGLE I 0) OF 42°43'10"AN ARC DISTANCE OF 11.18 FEET TO A POINT OF TANGENCY; THENCE SOUTH 00°59'04"WEST 89.16 FEET TO THE SOUTH LINE OF SAID PARCEL"B"; THENCE SOUTH 89°00'56" EAST, ALONG SAID SOUTH LINE 147.06 FEET TO THE SOUTHEAST CORNER OF SAID PARCEL; THENCE NORTH 01°07'00" EAST ALONG THE EAST LINE OF SAID PARCEL 26.00 FEET; THENCE NORTH 89°00'56"WEST 113.12 FEET; THENCE NORTH 00°59'04" EAST 99.33 FEET; THENCE NORTH 89°00'56"WEST 9.14 FEET; THENCE'NORTH 10°18'21"WEST 19.18 FEET TO THE INTERSECTION WITH THE ARC OF A CURVE TO THE LEFT HAVING A RADIUS OF 72.00 FEET WHOSE CENTER BEARS NORTH 66°42"51"WEST; THENCE NORTHERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 33°35'30"AN ARC DISTANCE OF 42.21 FEET TO A POINT OF TANGENCY; THENCE NORTH 10°18'21"WEST 133.03 FEET TO THE BEGINNING OF A CURVE TO THE LEFT HAVING A RADIUS OF 72.00 FEET; THENCE NORTHWESTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 27°03'15"AN ARC DISTANCE OF 34.00 FEET TO A POINT OF NON-TANGENCY; THENCE NORTH 38°57'56"EAST 20.43 FEET; THENCE NORTH 00°58'48" EAST 102.73 FEET TO THE NORTH LINE OF SAID PARCEL"B";THENCE NORTH 89°01'12"WEST, ALONG SAID NORTH LINE, 34.00 FEET; THENCE SOUTH 00°58"48"WEST 91.03 FEET; THENCE SOUTH 38°57'56"WEST 8.72 FEET TO INTERSECT THE ARC OF A CURVE TO THE LEFT HAVING A RADIUS OF 72.00 FEET WHOSE CENTER BEARS SOUTH 25°19'32"WEST; THENCE NORTHWESTERLY AND WESTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 24°20'44"AN ARC DISTANCE OF 30.59 FEET TO A POINT OF TANGENCY; THENCE NORTH 89°01'12"WEST 122.30 FEET TO THE BEGINNING OF A CURVE TO THE LEFT HAVING A RADIUS OF 122.00 FEET; THENCE SOUTHWESTERLY ESTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE 5 C , _1 OF 31°28'01"AN ARC DISTANCE OF 67.00 FEET TO A POINT OF TANGENCY; THENCE SOUTH 59°30'47"WEST 33.69 FEET TO THE BEGINNING OF A CURVE TO THE RIGHT HAVING A RADIUS OF 78.00 FEET:THENCE SOUTHWESTERLY AND WESTERLY ALONG SAID CURVE THROUGH A 'CENTRAL ANGLE OF 31°28'01"AN ARC DISTANCE OF 42.84 FEET TO A POINT OF TANGENCY; THENCE NORTH 89°01'12"WEST 154.47 FEET; THENCE NORTH 44°15'31"WEST 11.26 FEET; THENCE NORTH 05°22'00"WEST 111.84 FEET; THENCE NORTH 00°30'10" EAST 19.42 FEET TO THE NORTH LINE OF SAID PARCEL"B"; THENCE NORTH 89°01'12"WEST,ALONG SAID NORTH LINE 5.00 FEET TO THE EAST MARGIN OF TALBOT ROAD SOUTH; THENCE SOUTH 00°30'10" WEST ALONG SAID EAST MARGIN, 207.10 FEET; THENCE NORTH 45°44'29" EAST 31.47 FEET TO POINT"A"; THENCE CONTINUING NORTH 45°44'29" EAST 3.17 FEET; THENCE SOUTH 89°01'12" EAST 153.87 FEET TO THE BEGINNING OF A CURVE TO THE LEFT HAVING A RADIUS OF 122.00 FEET: THENCE NORTHEASTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 31°28'01"AN ARC DISTANCE OF 67.00 FEETTO A POINT OF TANGENCY; THENCE NORTH 59°30'47" EAST 33.69 FEET TO THE BEGINNING OF A CURVE TO THE RIGHT HAVING A RADIUS OF 78.00 FEET; THENCE NORTHEASTERLY AND EASTERLY ALONG SAID'CURVE THROUGH A CENTRAL ANGLE OF 31°28'01"AN ARC DISTANCE OF 42.84 FEET TO A POINT OF TANGENCY; THENCE SOUTH 89°01'12" EAST 122.30 FEET TO THE BEGINNING OF A CURVE TO THE RIGHT HAVING A RADIUS OF 28.00 FEET; THENCE SOUTHEASTERLY.ALONG SAID CURVE THROUGH A ' CENTRAL ANGLE OF 78°42'50"AN ARC DISTANCE OF 38.47 FEET TO A POINT OF TANGENCY; THENCE SOUTH 10°18'21" EAST 133.03 FEET TO THE BEGINNING OF A CURVE TO THE RIGHT HAVING A RADIUS OF 28.00 FEET;THENCE SOUTHWESTERLY AND WESTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 97°28'44"AN ARC DISTANCE OF 47.64 FEET TO A POINT OF TANGENCY;THENCE SOUTH 87°10'23"WEST 106.45 FEET TO THE BEGINNING OF A CURVE TO THE RIGHT HAVING A RADIUS OF 428.00 FEET; THENCE WESTERLY ALONG SAID • CURVE THROUGH A CENTRAL ANGLE OF 03°48'42"AN ARC DISTANCE OF 28.47 FEET TO A POINT OF TANGENCY;THENCE NORTH 89°00'56"WEST 79.77 FEET TO INTERSECT THE ARC OF A CURVE TO THE LEFT HAVING A RADIUS OF 20.00 FEET WHOSE CENTER BEARS SOUTH G 54°06'52"WEST;THENCE NORTHWESTERLY AND WESTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 53°07'48"AN ARC DISTANCE OF 18.55 FEET TO A POINT OF TANGENCY; THENCE NORTH 89°00'56"WEST 102.35 FEET TO THE BEGINNING OF A CURVE TO THE LEFT HAVING A RADIUS OF 20.00 FEET; THENCE SOUTHWESTERLY ALONG SAID CURVE THROUGH A Q CENTRAL ANGLE OF 53°07'48"AN ARC DISTANCE OF 18.55 FEET TO A POINT OF NON- rl TANGENCY; THENCE NORTH 89°00'56"WEST 87.43 FEET;THENCE NORTH 44°15'23"WEST 2.87 M ' FEET TO POINT"B"; THENCE CONTINUING NORTH 44°15'23"WEST 31.74 FEET TO THE EAST MARGIN OF SAID TALBOT ROAD SOUTH; THENCE SOUTH 00°30'10"WEST ALONG SAID EAST CT) MARGIN 92.96 FEET TO THE POINT OF BEGINNING. PARCEL 2: BEGINNING AT THE HEREINBEFORE MENTIONED POINT"A"; THENCE SOUTH 00°30'10"WEST 143.13 FEET TO THE HEREINBEFORE MENTIONED POINT"B"; THENCE NORTH 44°15'23"WEST 31.74 FEET TO THE EAST MARGIN OF TALBOT ROAD SOUTH; THENCE NORTH 00°30'10" EAST ALONG SAID EAST MARGIN 98.43 FEET; THENCE NORTH 45°44'29" EAST 31.47 FEET TO THE POINT OF BEGINNING. WRITTEN BY: JML tk.LALI CHECKED BY: WVS • •04 WA "ti S,yl.fr ':W /'1�'. Page 5 of 7 � � • . 1 .1140 24 `.g �cU•.' i lr 1STGF;• cq- / 9 1(q slOA'AL LA1.19`' EXPIRES 7 49 Ana IIMIIIL L 4 N89.01'12'W CURVE TABLE M TRIAD ASSOCIATES CURVE DELTA RADIUS LENGTH J i i F 31'28'Ot" 00' 42.84 Z ' I ' • Kirkland,TA 98934-6923 01 1 1 C2 31'28'01" 122.00' 67.00 �1 nNi 1 1 1 el. 1 1 Tel 425621.8446 C3 24'20'44" 72.00' 30.59 =_ n-i i I,. (UTILITY , Ton Free 6ao.486.0756 34.00 % • I Fax 425.821.3481 C4 27'03'15" 72:00' 01 1 �r• r ,EASEMENT( nnr.triadnaeuo.aom IIMI AEIC5 33'35'30" 72.00' 42.21 i (1�_ii"� (TYP.) L• C6 24'05'09" 72.00' 30.27 �- i i • ;� I 1 2 C7 03'48'42"472.00' 31.40 i (' c 1 ' !k" C8 53'07'48" 20.00' 18.55 0 1 % 1 I c�9�C.- 2 C9 53'07'48" 20.00' 18.55 SCALE: 1" = 80' I� J 154.47' L • C�' '5--' co ' 0 ---z- k 3 C10 03'48'42"428.00 28.47 N N89'01 12 W DC C11 97'28'44" 28.00' 47.64 'n b' 6Ct C12 78'42'50" 28.00' 38.47 r PT.'A' C� yy , ICC C13 31'28'01" 78.00' 42.84 N89'01'12"W _ r- Pri C14 31'28'01" 122.00' 67.00 CO /3:4 �� 153.87' ,- C\4 �t k ELJf 1 1 1 1., C15 42'43'10" 15.00' 11.18 1 1 1 1 ,t 1 X I I O I I I / I Y" Z W LINE TABLE Q _ I CONDOMINUIM i ' �, , � _ __ LINE BEARING -LENGTH - M" Ni --i BUIL0INI�S - - �,�� y �1- 2- Q kr I (TYP.) I i , r b L1 S45'44'37"W 34.64 °'00 r- 1 1 I�`i W O L2 N44'15'23"W 31.74 w z 1 i 1 1 1 - 2 L3 N4415'23"W 2.87 0 o 1 1 1 1 L4 N45'44'29"E 31.47 QQ I I ` -' ' L5 N45'44'29"E 3.17 �! o `�i C,8 102.35' C9 C " z u' 87.43 / N89'00'56"W L6 S44'15 31 E 11.26 Q z t N89'00'56"W N8 N. L7 S38'57'56"W - 8.72 rn PT. 'B' V L8 S38'57'56"W • 20.43 ci immilil L9 N1018'21"W 1918 °' N89'00'56"W MANAGER: R.GUEST L10 N89'00'56"W 9.14 r 300.94' DESIGNED: CADD; ZllV o L11 • S01'07'00"W 26.00 1 i �1 r.�..�,r 1 r1r;..,_. _ �,.-- � r w-1- CHECKED: w " �.� 1•..,£ 1'mti•. 1< DATE: 01/7/99 c=.' L12 S41'44 06 E 11.56 p a < �- < .3 E.. Scala HOR1Z.: 1=so' o " I i t•-• I Li I r^ N L13 . S00'30 10 W 19.42 a, 1 1 1 1 1 1 PERT.:millooi co L14 S89'01'12"E 5.00 P.O.B. tD t _._ 4-."= _t_ i _ _ 1 KW NUMBER L15 N89'01'12"W 34.00 _ EASEMENT cO ' '� - F="' ^^ cp DESCRIPTION, 95-202 ,SHEET NUMBER N89.00'56"W 1 of 2 0 O4.4O0 to COG MOM N89'01'121'W 655.12' AMMIIIIM TINIIII — L15I TRIAD ASSOCIATES r_—T__—r--1 1-_—T---r--1 1,41 w I I 11814115thAve. NE I I I I I I I I I I co to I I Kirkland,ttA 98034-8923 I I I I I I I I ') d'' 1 I 'UTILITY I I I I I 1 I 1 o N I I I I I 0 0 'co 1 1 1 I 10 !n N I _ I �_ Tel 425.821.8448 1 - Toll Free 800.488.0756 'EASEMENT' I I I I I I I 00 00 01 ' -1 Fax 425.821.3481 (TYP.) L__1_--L--J L--1_—_L.--J Z Z ' 1 _AlN _ sRw.triadeaaac.com 122.30' C3 I i tims, ''f ' G2 N89'01'12"W �" I 2 9-y0� �1, L__ _ V� 2 C� �b ��69 „c, N89'0 1.12"W C7 - - 111 I ca ,50 , 122.TiIiI 1 ? \-----\ 4 SCALE: 1" = 80'�! C14 t, ��a' t t J. I t 1 m --'t 1 C•_ t �-, I L `-1---J z 1 1 t `� CL .0 I ,11 r, v _I{"{ .` f I ,r•v, �1 0 S W 11 - _I W 111 1 - r ►. , r� ;'1 1 1 w oD o L-- I. a N. �i (IA.'v,1 t+�`�I It t • W I - , 14 0 2 0 1 1 r� 1� 1 I I I �'. r\ 1�; , T--T---I-.-�1-`� 1 1J , , y at I - I I , , 1 I tt I I W tt� 0n I I I •�i I I 1 I F. I W Q WI I ao J I Ivi I I t, 01 I I "O 2_i C L--1---1 J 1 I I•'56"W \ 79.77' G1 0 106.45 I '*' O N89'00'56 W N87'10'23"E ro L10L J 15 a r----1 1 Cl 9'00'56"W 1�7 N87'10'23"E G6�, C'� w I 1 s Emilinimommem 300.94' 106.45 x' cr d. I ' I YANAGBR R.GUEST ..T- -1---•—tip r..., ., x 11 0 17 1 1 DffiGNKI1: 'i".""�l f` n——r,..,....;� f L,.,,.....�-}r.,�.�.,i'.,..:.�,..h t w �1"1 I I �' CADD: ZLN o I I I's }..,. 1 2 I > I >I , �. # , Y 1_ d. :n 0 j 1 CHECKKD: Li I 1 3 1.:,.`s. I {: I I d l , ;.l , f 0 p 0 I I DATE: 01/7/99 I ;° �"` I I `"( 1 , 1 9°'ir)°) z I I SCALE: H0R12.: 1"=80' N 1 I CV E I ; j II I 1 1 I '"3 .. . I I VERT.: oo irtoom al L....;_i L........1,•, =^_1_..._.J i.._._. • ..1 j .,__1.:Y'2--1^' }_ z L_N89_Op'S6"W JOB N1I BKR 113.12' 95-202 cp -- N89'00'56"W 147.06' 'i SHEET NUMBER N89'00'56`W 650.14' 2 OF 2 0 o4LOOTCoss Return Address: City Clerk's Office City of Renton 1055 S Grady Way Renton, WA 98055 312305-9063 BILL OF SALE Property Tax Parcel Number: 312305=9(T64 312so�-ao�� ------ I Project File#: Street Intersection: Address: Luq.96-004 C 90 110.3 Talbot Rd S a S 46th Placp Of Reference Number(s)of Documents assigned or released:Additional reference numbers are on page ri Grantor(s): Grantee(s): 1. Talbot Development Partners, L.L.C. 1. City of Renton, a Municipal Corporation VI L 2. The Grantor,as named above,for,and in consideration of mutual benefits,hereby grants,bargains,sells and delivers to the Grantee,as named above,the following described personal property: Per attached: Exhibit A u 0 0, to .r. O d cn 0 0 Lu w Cr: ›- I— CM V C7 z Y C▪D 0 ✓- a. g"; liy this conveyance,Grantor will warrant and defend the sale hereby made unto the Grantee against all and every person or persons,whomsoever,lawfully claiming or to claim the same. This conveyance shall bind the heirs, executors. V; administrators and assigns forever. — 91 peel 1 CO al D\97\04\BOSDB.DOCIbh Page 1 • _.... - - _ • Form 84 00017bh IN WITNESS WHEREOF,I have hereunto set my hand and seal the day and year as written below. • INDIVIDUAL FORM OF ACKNOWLEDGMENT Notary Seal must be within box STATE OF WASHINGTON )ss COUNTY OF KING I certify that I know or have satisfactory evidence that signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument Cb ("\ Notary Public in and for the State of Washington czs— Notary(Print) My appointment expires: Dated: REPRESENTATIVE FORM OF ACKNOWLEDGMENT Notary Seal must be within box STATE OF WASHINGTON )ss COUNTY OF KING ) • I certify that I know or have satisfactory evidence that signed this instrument,on oath stated that he/she/they was/were authorized to execute the instrument and acknowledged it as the and of to be the free and voluntary act of such party/parties for the uses and purposes mentioned in the instrument, • • Notary Public in and for the State of Washington Notary(Print) My appointment expires: Dated: CORPORATE FORM OF ACKNOWLEDGMENT Notary Seal must be within box STATE OF WASHINGTON )ss COUNTY OF KING On this 23rd day of November , 1998 ,before me personally appeared Ross N. Case to me known to E L L E N F. SMITH be managj ng4 member • of the corporation that executed the within instrument,and acknowledge the said instrument to be the free STATE OF WASHINGTON tnd voluntary act and deed of said corporation,for the uses and purposes therein NOTARY...-.PUBLIC Mentioned,and each on oath stated that he/she was authorized to execute said instrument and that the seal affixed is the corporatc seal of said corporation. MY COMMISSION EXPIRES 11-05-00 • • • Notary Public in and for the State of Washington Notary(Print) Ellen F. Smith My appointment expires: 11-05-00 Dated: 11/23/98 �1 -eo �) ti) i CITY OF RENTON PLANNING,BUILDING/PUBLIC WORKS DEPARTMENT FINAL COST DATA AND INVENTORY EXHIBIT A NAME OF PROJECT: _ WTR Z.2�3 ck S'�GP- L'z-.S 3 c-.\.. Springbrook—Talbot Park Condominiums SWP i LUA-96-004 TRO cb TED CA Per the request of the City of Renton,the following information is furnished concerning fmal costs for improvements installed and bo turned over to the City for the above referenced project. V" WATER SYSTEM.CONSTRUCTION COSTS: Length Size Type Cost($) Total(S) 275 L.F.of 4" DI WATERMAIN 4,193.79 1,033 L.F.of 8" DI WATERMAIN 18,490.70 470 L.F.of 10" DI WATERMAIN 9,846.50 18 L.F.of 12" DI WATERMAIN 472.50 33,003.49 10 EACH of 4" GATE VALVES 4,900.00 7 EACH of 8" GATE VALVES 4,620.00 ' 6 EACH of 10" GATE VALVES 5,250.00 1 EACH of 12" GATE VALVES 2.325.00 17,095.00 6 EACH of FIRE HYD.ASSY'S 12,120.00 12,120.00 62,218.49 8.2%Sales Tax 5,101.00 TOTAL COST FOR WATER SYSTEM 67,319.00 (Cost of Fire Hydrants must be listed separately) (Include Engineering and Sales Tax if applicable) SANITARY SEWER SYSTEM: Length Size T Cost($) Total(S) 878 L.F.of 6" • PVC SEWER MAIN 13,609.00 1,678 L.F.of 8" PVC SEWER MAIN 39.600.80 53,209.80 11 EACH of 48" DIAMETER MANHOLES 24,055.00 24,055.00 77,264.80 8.2%Sales Tax 6.336.00 TOTAL COST FOR SEWER SYSTEM 83,600.80 (Including Engineering&Sales Tax,if Applicable) STORM DRAINAGE SYSTEM: Length Size Type Cost($) Total($) 555 L.F.of 12" PVC 10,406.26 10,406.25 STREET IMPROVEMENTS: (Including,Curb,Gutter,Sidewalk,Asphalt Pavement): . Curb,Gutter,Sidewalk: 714 L.F. 6,706.50 Asphalt Pavement - 1110 SY 6,559.00 • 13,265.50 SIGNALIZATION: (Including Eng.Design Costs,City Permit Fees,WA St. Sales Tax) 0.00 • . j 110 CITY OF RENTON PLANNING,BUILDING/PUBLIC WORKS DEPARTMENT FINAL COST DATA AND INVENTORY Springbrook/Talbot Park Project—LUA 96-004 Page 2 EXHIBIT A STREET LIGHTING: (Including Eng.Design Costs,City Permit Fees,WA State Sales Tax) #of Poles 3 $11,142.50 8.2%Sales Tax 914.00 12,056.00 12,056.00 CA, 00 RosS / . C45L. �o) czj-6v o Print Signatory Name Day Phone No. Authorized Signature of Authorized Agent //• Ca- M 4 N A G i N 4 M c,.te kg- or Owner of Subject Development ///a3/?r CITY OF RENTON MEMORANDUM DATE: September 18, 1996 TO: File FROM: Laureen Nicolay, Development Services Division SUBJECT: Springbrook Lot Line Adjustment According to the City Clerk's Office, the recording number for the Springbrook lot line adjustment is 9609179003. 1 , .. . BEGINNINIG OF FILE . 35 Ng , FILE TITLE . A ', /.,,,., • • ej• • A. , . t 40 ( ...,, .' . .2 .1 • .. . . . . p . ..... . el/Olt, CITY OF RENTON MEMORANDUM DATE: September 12, 1996 TO City Clerk's Office FROM: Laureen Nicolay, Development Services Division, Extension #5594 SUBJE : Springbrook Lot Line Adjustment--File #LUA-96-004-LLA Attached please.find the above-referenced original mylar(s) and three copies for recording with King County. Please have National Courier take these documents via 1-hour service ($19.15) 1:00 PM deadline to City Clerk 2-hour service ($15.45) 12:00 PM deadline to City Clerk S. 4-hour service ($11.65) 10:00 AM deadline to City Clerk Also enclosed is a check for $11.65 payable to National Courier. According to Finance, the King County recording fees for this and all subsequent plat-related recordings should be charged to account#000/07.532.22.49.14. Please call me at X-5594 if you have any questions. Thank you. cc: Project Planner Property Management Building Section Yellow file r t 111,1,1,1111S.P.:EC IA LIR RECORDING..:INS:TRUCTIO. . .S ......:.:..:....................... PROJECT TITLE: w < 187-- plAr LOCATION: ! ? /4 ZO 7 N TYPE OF DOCUMENT TO BE RECORDED AND SEQUENCE OF RECORDING:5 1) 1-101q-7- P7" 4) 2) )Jr5) 3) 6) PLACEMENT OF RECORDING NUMBER ON DOCUMENT(S): 1) Please place recording number of document I on the following location: Phi ParV✓ctph, D1p a / 4e �o���r-� d . 2) Please place recording number of document 4o- on the following location: 7 IYL . ,rhr'dd/e • 41 shar-e-p/o la,r coloe,t,i 0 3) Please place recording number of document on the following location:, 4) Please place recording number of document on the following location: 5) Please place recording number of document on the following location: 6) Please place recording number of document on.the following location: OTHER SPECIAL INSTRUCTIONS: • RECFORM2.DOC/ • • • • MAINTENANCE AGREEMENT • THIS MAINTENANCE AGREEMENT, Made this ,8 day of , 19 .91 , at k/i�44/ in the State of Washington is entered upon f r the mutual benefit of easenuml maintenance access, drainage maintenance and utilities maintenance thereof, property owners of Lots 1 and 2 respectively for the property recorded and referenced as The Luke Short Plat. File No. LUA-96-063 .SHPL. located at 522 Monroe Avenue NE.. Renton: King County. State of Washington more specifically described as, to wit: An easement over and under the south 20 feet of Lot 1 of Renton Short Plat No. 96-063, as recorded under King County Recording Number , King Count", • Washington,for the benefit of Lot 2 of said Short Plat, and is described as follows: Commencing at the southwest property corner of said Lot 1 of said short plat which shall be construed to be the point of beginning; hence 20.00 feet N 00°09'31" TV, hence 94.03 feet S 88°59' 34" E, hence 20.00 feet S 00°09' 31 E", hence 94.03 feet N 88°59' 34" W to the point of beginning. All situate in the SE 1/4 of the SE 1/4 Section 9, Township 23 North, Range 5 East, W.31., King County, Washington. • Receipt of the following agreement is hereby acknowledged between the Owner(s) Richard M Lukasiewicz and Annette M. Lukasiewicz hereby, to construct, improve and maintain the private road for ingress-egress. drainage facilities, slotted drain and utilities easement across, over and upon the land. • In exercising the rights and responsibility mentioned herein,' the Owner(s), his/her successors and assigns further recognize their responsibility for cutting and remove brush. trees. debris. material and other obstructions, the filling of holes, adding gravel grading and the performance of any other labor or furnishing of material necessary to maintain the road in reasonably good condition which in the opinion of the Owner(s) and/or jurisdictional authorities • may cause to interfere with ingress-egress and utility construction. maintenance, and repair. Furthermore, the Owner(s), his/her successors and assigns will be soley responsible for maintaining the easement in•a proper and safe condition such that dangerous conditions do not exist or pose a threat to the safe passage for vehicles for ingress-egress to and from the property. utility performance and/or jeopardize the general public health. safety. and welfare from which passage is guaranteed across said public sidewalk and road. both of which are located upon the westerly property border, contiguous with the City of Renton Monroe Avenue NE rights-of-Way. • • Page 1 of 2 ( Liability for costs Property owners of Lot 1 and Lot 2 shall be liable for expenditures for road maintenance as specified above on the following: • Each lot shall share equally in the cost incurred; If assessed costs are not paid by property o«ners of Lot 1 and Lot 2 within 30 days of billing. Property owners of Lot 1 and/or Lot 2, at its sole discretion may cause the bill to be recorded as a lien and foreclosed as allowed by the law. The covenant's herein contained shall run with the land and are binding upon all subsequent owners thereof. OWNER • l f • Ri zard Dl Lukaszewic �Date 9 -1 Annette M.Lukasien ic,: Date • ACKNOWLEDGMENT INDIVIDUAL • State of Washington ) ' )ss. County of King ) I ,Notary public in and for the State of W on,residing at do hereby certify that on this /3 day of 19 , per nally appeared before me 4 % �� to me lrn to be the individual., .described in and who executed the within mstrurnent and acknowledged that,/ signed the same as a free and voluntary act and deed for the uses and purposes herein mentioned. • Given Under My Hand and Official Seal this /% day of Z?"/!/W°' , 191j . No Public in and for the Sete of Washington • • 4`C 7•Assion /On�/� Name Printed • NOTARY :11° moo /� --�— My Appointment Expires �N'• PUBLIC z F:- 15 ,1.• C9 • • • • • Page 2 of 2 • DEVELOPMENT PLANNING CITY OF RENTON SEP 0 3 1996 CITY OF RENTON RECEIVE* MEMORANDUM Sepl-ernbe►- 3 DATE: July 5, 1996 TO: Sonja Fesser, Property Services FROM: Jenny Bartz, Extension #6170 SUBJECT: LUA-96-004, LLA, Springbrook Lot Line Adjustment Attached is the most recent copy of the above-referenced final plat short plat lot line adjustment binding site plan map and short plat certificate for final review. If all Property Services concerns have been addressed and you are now able to recommend recording of this plat, please initial this memo below and return to me as soon as possible. However, if you still have outstanding concerns or require additional information in order to recommend recording, please send a written summary at your earliest convenience. Thank you. Property Services approval: ci A �b Name ate Robert T. Mac Onie, Jr. anyt) . 9/3/9a cc: Yellow File r _ Alp E�FcoN. 96 c/ry0F CITY OF RENTON R 'AN ily/NG PLANNINGBUILDING/PUBLIC WORKS MEMORANDUM DATE: August 27, 1996 TO: Jenny Bartz FROM: Sonja Fesser SUBJECT: Springbrook Residential Dev.Lot Line Adjustment,LUA-96-004 Format and Legal Description Review Bob Mac Onie and I have reviewed the above referenced lot line adjustment and have the following comments: The current revised legal descriptiqn for Parcel B on sheet 1 of 2 includes what was Parcel A on a previous submission dated January 26, 1996. If this is what is intended,then Parcel A should also be noted separately under the"EXISTING LEGAL DESCRIPTIONS"section,and the dashed lot line between Parcels A and B on sheet 2 of 2 should be noted as an original lot line. Note that if there are restrictive covenants or new easements included as part of this subdivision,they can be recorded concurrently with the lot line adjustment. For easements,indicate on the drawing to whom the easement is granted. The lot line adjustment drawing and the associated document(s)are to be given to the City Clerk's office as a package. The Access and Utilities Easement Agreement document should be recorded first,because the agreement document notes the property legal descriptions prior to the recording of the lot line adjustment. The lot line adjustment will have the second recording number. The recording number for the agreement document and other associated document(s)shall be referenced on the lot line adjustment drawing in the appropriate location(s). Exhibit B of the easement agreement document contains some duplication of description language. The legal description contained within Exhibit C of said document and the drawing of said easement on sheet 2 of 2 of the lot line adjustment do not agree on one of the central angles given. See attachments for hi.blighted items. The easement agreement document was not reviewed as to form. MEMO.DOT/ EXHIBIT C Legal Description of Easement Area April 22, 1996 Springbrook Triad Job No. 95-202 ACCESS EASEMENT F A PORTION OF THE NORTH FIVE ACRES OF THE NORTH HALHOF THE NGESORTH HALF O N KING THE SOUTHEAST QUARTER OF SECTION 31,TOWNSHIP COUNTY WA SHINGTON, LYING EAST OF THE KENT-RENTON ROAD NO. 80, DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHWEST CORNER OF SAID CENTER SUBDIVISION BDIII O AT OF SAIDINT LYING 30.00 ON FEET, AS MEASURED PERPENDICULARLY, FROM THE ROAD NO. 80; THENCE NORTH 00°30'10" EAST, ALONG THE EAST MARGIN OF SAID ROAD, 73.25 FEET TO SOUTH 89 00'56" EAST, 302.81 FEET TO THE POINT NNING; k�v THENCE NORTH OF45°44'3TA EAST, 32.05E LEFT;THENCERACEDIUS ANGLE 0 48'42", AN ARC TH E BEGINNING OF A CURVE TO THE LEFT THROUING A GH A RADIUS OF 467.50 FEET; � I THENCE EASTERLY ALONG SAID CURVE DISTANCE OF 31.10 FEET TO A POINT OF TANGENCY; THENCE NORTH 87°10'23" EAST, 106.45 FEET TO THE BEGINNING OF A CURVE TO THE LEFT , t;{'� HAVING NC A ORADIUS THE LY FEET; E CENTER E OF 2 NORTH THEROFLY ALONG SAID CURVE THROUGH SOS CENTRAL ANGLE OF 27°OC�38" , ARC THENCE NOR DISTANCE OF 31.82 FEET TO A POINT ON THE CURVE 29°50'06" WEST; THENCE SOUTH 41°44'06" EAST, 22.74 FEET; THEN CE SOUTH 00°59'04"WEST, 96.79 FEET TO THE SOUTH LINE OF THE NORTH FIVE ACRES OF SAID NORTH HALF, NORTH HALF; TH NT OF ENCE SOUTH 89°00'56" EAST, ALONG SAID SOUTH LINE, 142.56 FEET TO A OLONGATION OF THE EAST LINE OF THEHE WEST INTERSECTION WITH THE SOUTHERLY PR E HA LF OF THE THE NORTH FIVE ACRES OF TH S DUTHNIN SECTION 3CRES OF THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF 1; THENCE NORTH 01°07'00" EAST,SALONG G FEET; PROLONGATION, 26.00 FEET; THENCE NORTH 89°00'56" WE THENCE NORTH 41°44'06" EAST, 0.56 FEET; CENTER BEARS NORTH CURVE WEST; THENCE NORTH 41°44'06" WEST, 31.98 FEETE WHOSE INTERSECT THE ARC OF A CURVE TO THE LEFT HAVING A RADIUS OF 67.50 F CENTL THENCE NORTHERLY ALONG SF 10 CURVE ET TOO GH A ON THE ANGLE WHOSE CENTER 08°59'49", AN ARC DISTANCE O BEARS NORTH 60°10'50" WEST; THEN CE NORTH 60°10'50" WEST, 35.00 FEET TO CENTER BEARS NORTH 60°10'50" WEST; TERSECT THE ARC OF A CURVE TO THE RIGHT HAVING A RADIUS OF 32.50 FEET,WHOSE SOUTHERLY ALONG SAID CURVE THROU A CENTRAL ANGLE OF 57°21'13", AN ARC THENCETANGENCY; DISTANCE OF 32.53 FEET TO A POINT OF THENC E SOUTH 87°10'23" WEST, 106.45 FEET TO THE BEGINNING OF A CURVE TO THE RIGHT HAVING A RADIUS OF 432.50 FEET; 4 1 151h Avenue NE Kirkland Washington 98034 6973 Phone 208 821 8448 Toll Free BOO 408 1'.75b Fax 706 821 348) EXHIBIT B Legal Description of East Property A PORTION OF THE SOUTH HALF OF THE NORTHEAST QUARTER AND OF THE NORTH HALF OF THE SOUTHEAST QUARTER OF SECTION 31, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., DESCRIBED AS FOLLOWS: -113EGINNING-AT THE EAST QUARTER CORNER QF SID SECTION; —THENCE SOUTH 01°13'36 WEST,ALONG THE EAST LINE OF THE SOUTHEAST QUARTER-OF- BEGINNING AT THE EAST QUARTER CORNER OF SAID SECTION; THENCE SOUTH 01'13'30" WEST, ALONG THE EAST UNE OF THE SOUTHEAST QUARTER OF SAID SECTION, 168.92 FEET TO THE SOUTH LINE OF THE NORTH 5 ACRES OF THE NORTH HALF OF SAID SOUTHEAST QUARTER; THENCE NORTH 8G°00'56" WEST, ALONG SAID SOUTH LINE, 659.56 FEET TO A POINT OF INTERSECTION WITH THE SOUTHERLY PROLONGATION OF THE EAST LINE OF THE WEST HALF OF THE NORTH 5 ACRES OF THE SOUTH 9 ACRES OF THE SOUTH HALF OF THE NORTHEAST QUARTER OF SAID SECTION; THENCE NORTH 01'07'00" EAST, ALONG SAID PROLONGATION. 300.71 FEET TO THE NORTH LINE OF THE SOUTH 4 ACRES OF SAID SOUTH HALF; THENCE SOUTH 89°01102" EAST, ALONG SAID SOUTH HALF, 680.15 FEET TO THE EAST LINE OF THE NORTHEAST QUARTER OF SAID SECTION; THENCE SOUTH 01°14'45" WEST, ALONG SAID EAST UNE, 131.81 FEET TO THE POINT OF BEGINNING. / CITY OF RENTON MEMORANDUM DATE: August 20, 1996 TO: Sonja Fesser, Property Services FROM: Jenny Bartz, Extension #6170 SUBJECT: LUA-96-004', LLA, Springbrook Lot Line Adjustment Attached is the most recent copy of the above-referenced final plat short plat lot line adjustment binding site plan map and short plat certificate for final review. If all Property Services concerns have been addressed and you are now able to recommend recording of this plat, please initial this memo below and return to me as soon as possible. However, if you still have outstanding concerns or require additional information in order to recommend recording, please send a written summary at your earliest convenience. Thank you. Property Services approval: Name Date cc: Yellow File AFTER RECORDING RETURN TO: Bruce A. Coffey Foster Pepper & Shefelman 1111 Third Avenue, Suite 3400 Seattle, Washington 9810,1 ACCESS AND UTILITIES EASEMENT AGREEMENT This Access and Utilities Easement Agreement (the "Agreement") is made this \`‘ day of A..J s , 1996, by Talbot Development Partners, L.L.C. (hereinater referred to as "Owner" whether in its capacity as grantor or as grantee) . RECITALS A. Owner is the current fee owner of a certain parcel of real property legally described in Exhibit A attached hereto and by this reference incorporated herein (the "West Property") . Currently situated on. the West Property is a private roadway, through which run underground sanitary sewer, water, and stormwater drainage utilities. B. Owner is also the current fee owner of a certain parcel of real property legally described in Exhibit B attached hereto and by this reference incorporated herein (the "East Property") . The East Property is adjacent to and .to the east of the West Property. C. Owner has applied for a lot boundary adjustment with the City of Renton (the "City") to establish the exact boundary between the West Property and the East Property. In connection therewith, the City requires that the East Property acquire an easement across the West Property for access and certain utilities between the west boundary of the East Property and the public right-of-way known as Talbot Road South. - D. Therefore, Owner, as grantor and owner of the West. Property, now wishes to grant to Owner, as grantee and owner of the East Property, a nonexclusive perpetual easement to use the Easement Area (defined below)r for pedestrian and vehicular ingress, egress, and for certain utilities described below, so that Owner, as grantee hereunder, may enjoy the benefits of such easement rights in the event Owner as the fee owner of the East Property ever conveys all or any interest therein to one or more third parties. E. It is the express intent of Owner that there shall be no merger of the easements granted herein with the fee interest in the East Property or the West Property. The benefits hereunder shall " run with the East Property .and the burdens hereunder shall run with the West Property, and this Agreement shall be binding upon any 254473.1 8/16/96 2:41pm -1 successive owners of the fee interest in the East Property and the West Property. F. It is the further intent of Owner as grantor that all such rights conveyed to Owner as grantee and fee owner of the East Property hereunder be freely assignable by Owner and its successors and assigns without any requirement for consent by the then-owner of the East Property. AGREEMENT In consideration of the covenants contained herein and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereto, intending to be legally bound, hereby agree as follows: 1. Recitations. The foregoing recitations are true__ and correct and are hereby incorporated herein by this reference. 2. Grant of Easements. a. Access Easement. Owner, as Grantor and owner of the West Property, hereby grants to Owner, as grantee and owner.of the East Property, and its successors and assigns (hereinafter, "Grantee") , a perpetual nonexclusive easement and right-of-way over, . under, along, across, upon and through the Easement Area legally described on Exhibit C attached hereto and as depicted in the sketch included as Exhibit D attached hereto, for pedestrian and vehicular ingress, egress, and access (the "Access Easement") . b. Utilities Easement. Grantor hereby further grants to Grantee a perpetual nonexclusive easement over, under, across, upon and through the Easement Area to use, operate, reconstruct, install, repair, replace, and maintain existing water, sanitary sewer, and storm drain/storm sewer utilities and related pipelines, conduits, connections, appurtenances and equipment which serve the East Property (collectively, the "Utilities") , together with the right of ingress and egress over, under, across, upon and through portions of the West Property adjacent to the Easement Area for` the purpose of making any necessary repairs or maintenance to the Utilities and to remove trees, brush, undergrowth, and other obstructions on the Easement Area interfering with the location, maintenance, or use of such utilities (the "Utilities Easement" and, collectively with the Access Easement, the "Easements") . Grantor reserves the right, at its sole cost and expense, to relocate any such Utilities; provided that any such relocation shall be done in a manner that minimizes any disruption to the provision of utility service to the East Property, and provided further than Grantor. shall grant to Grantee a new utilities easement substantially similar hereto over, under, upon, across and through any such new utility location. c. _ Nonexclusive Easements. The Easements granted herein are nonexclusive-, and Grantor retains and reserves all other 254473.1 . 8/16/96 2:41pm -2- • rights with respect to the Easement Area, including, without limitation: (i) the right of ingress, egress and access for itself, together with the right to grant further nonexclusive easements for ingress, egress and access over, upon and across the Easement Area for the benefit of all of any portion of the West Property; (ii) the right (but not the obligation) to maintain, repair and improve the Easement Area and any roadway and walkway surfaces thereon and to construct, reconstruct and widen the same; (iii) the right to dedicate the Easement Area for access and/or for utility purposes to the public or other third parties; and (iv) the right to assign its rights and obligations hereunder to one or more owners association(s) or utility service provider(s) . 3 . Purpose. The purpose of the Easement granted herein is to ensure that the East Property has legal access for pedestrians and vehicles, and legal right to the Utilities, between the public right of way known as Talbot Road South and the East Property at all times and without interruption. 4. ' Repairs and Maintenance. a. By Grantor. Grantor agrees to repair and maintain the Easement Area and any roadway and walkway surfaces thereon and the Utilities, at its sole cost and expense, subject to reimbursement by Grantee for the latter's reasonable share of expenses thereof. Grantor will perform its repair and maintenance obligations under this Agreement to the extent possible go as not to unreasonably interfere with Grantee' use of the Easement Area and the rights of Grantee and other parties entitled thereto to the use of the Easement Area for access, ingress, egress and utilities. However, in no event shall Grantor be liable in damages or otherwise for any failure or interruption of any Utilities nor for any damage to the Utilities resulting from any cause whatsoever, unless caused by the gross negligence or willful misconduct of Grantor and/or its agents or employees. b. By Grantee. Grantee shall have the right to repair and maintain the Easement Area and the Utilities at its sole cost and expense, and agrees to repair immediately and at its sole cost . and expense any damage to the surface of the Easement Area arising out of the exercise of the rights of the Grantee under this Agreement, including, any damage to the Easement Area or the West Property caused by Grantee or its agents or contractors in connection with any repairs or maintenance performed by Grantee on the Easement Area. 5. Additional Use. Notwithstanding the rights reserved to Grantor hereinabove, in the event Grantor grants access or utility rights across the Easement Area for uses beyond the uses for which the Easement Area is currently used, or if development occurs on all or a portion of the West Property which substantially increases the use of the Easement Area or causes uses which damage the Easement Area, the persons or entities to whom access and/or utilities rights are granted must become responsible for a prorata 254473.1 8/16/96 2:41pm -3- portion of the costs to maintain, repair, improve and insure the Easement Area and the Utilities. 6. Indemnity. Grantee does hereby release, indemnify and promise to defend and save Grantor harmless from and against any and all liability, loss, damage, expense, actions and claims, including costs and reasonable attorneys' fees incurred by Grantor in defense thereof, asserted or arising directly or indirectly on account of the existence or use of the Easement Area by Grantee or out of acts or omissions of the Grantee and/or its agents, employees and contractors in the exercise of the rights granted herein; provided, however, that this paragraph does not purport to indemnify Grantor against liability for damages arising out of bodily injury to persons or damage to property to the extent caused by or resulting from the negligence or willful misconduct of Grantor and/or its agents or employees. 7. Binding Effect. The burdens of this Agreement are appurtenant to and shall run with the West Property and shall be binding upon the heirs, executors, administrators, personal representatives, transferees, or successors in interest or assigns of the Grantor, as the current fee owner thereof. Owner, as grantee hereunder, may freely assign, transfer or convey, intentionally or by operation of law, the benefits under this Agreement. 8 . Captions. The captions and paragraph headings contained in this Agreement are for convenience and reference only and in no way define, describe, extend or limit the scope or intent of this Agreement, nor the intent of any provision hereof. 9. Amendments. It is hereby mutually agreed and understood that any addition, variation, or modification to this Agreement shall be void and ineffective unless in writing and signed by the parties hereto or their successors in interest. 10. Applicable Law. This Agreement and the performance thereof shall be governed, interpreted, construed, and regulated by the laws of the state of Washington. t, 11. No Merger. It is ;the express intent of Owner that the Easements granted hereunder shall not merge with the fee interest in the East Property or the West Property. 254473.1 8/16/96 2:41pm -4- • • IN WITNESS WHEREOF, this Access and. Utilities Easement Agreement is executed by Owner, intending to create the Easements described herein, and to be legally bound hereby, as of the date first written above. OWNER: TALBOT DEVELOPMENT PARTNERS, Z.L.C. By L- Its Vr 'S` e -,.\c, STATE OF WASHINGTON ) ss. COUNTY OF KING ) I certify that I know or have satisfactory evidence that b0,044/ J_ Ooaat,e. .,jam is the person who appeared before me, and said person acknowledged that said person signed this instrument, on oath stated that said person was authorized to execute the instrument and acknowledged it as the Pdd/MiIA/& /At!d ,3#K.. of TALBOT DEVELOPMENT PARTNERS, L.L.C. , a limited liability company, to be the free and voluntary act of such company for the uses and purposes mentioned in the instrument. Dated this /& day of dgeog'sT , 1996. • ;11•16-0010, VS E 64 !1 i (Signatu of Notary) ft (Legibly Print or Stamp Name of Notary) i8 .�, v Notary public in and for the state of Washington, residing at ,&'//«6 ! , oar' My appointment expires /t ✓4't Y 2N0400 • 254473.1 8/16/95 2:41pm -5- • EXHIBIT A Legal Description of West Property PARCEL B: THE WEST HALF OF THE NORTH 5 ACRES OF THE SOUTH 9 ACRES OF THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 31, TOWNSHIP 23 NORTH, RANGE 5 EAST,W.M., IN KING COUNTY, WASHINGTON; EXCEPT PORTION FOR COUNTY ROAD. TOGETHER WITH A PORTION OF THE SOUTH HALF OF THE NORTHEAST QUARTER AND OF THE NORTH HALF OF THE SOUTHEAST QUARTER OF SECTION 31, TOWNSHIP 23 NORTH, RANGE 5 EAST,W.M., DESCRIBED AS FOLLOWS: COMMENCING AT THE EAST QUARTER CORNER OF SAID SECTION 31; THENCE.NORTH 89°00156" WEST, ALONG THE EAST-WEST CENTER OF SECTION LINE, 659.88 FEET TO A POINT OF INTERSECTION WITH THE SOUTHERLY PROLONGATION OF THE EAST LINE OF THE WEST HALF OF THE NORTH 5 ACRES OF THE SOUTH 9 ACRES OF THE SOUTH HALF OF THE NORTHEAST QUARTER OF SAID SECTION AND THE POINT OF BEGINNING; THENCE SOUTH 01°07'00" WEST, ALONG SAID PROLONGATION, 168.92 FEET TO THE SOUTH LINE OF THE NORTH 5.0 ACRES OF THE NORTH HALF OF THE SOUTHEAST QUARTER OF SAID SECTION; THENCE NORTH 89°00'56"WEST, ALONG SAID SOUTH UNE,850.14 FEET TO THE EAST MARGIN OF TALBOT ROAD; THENCE.NORTH 00°30'10" EAST. ALONG SAID EAST MARGIN, 300.70 FEET TO THE SOUTH LINE OF THE NORTH 5 ACRES OF THE SOUTH 9 ACRES•OF THE SOUTH HALF OF THE NORTHEAST• • QUARTER OF SAID SECTION; THENCE SOUTH 89601'02" EAST, ALONG SAID SOUTH LINE, 653.36 FEET TO THE EAST LINE OF THE WEST HALF OF SAID NORTH 5 ACRES; THENCE SOUTH 01'07'00" WEST, ALONG THE SOUTHERLY PROLONGATION OF SAID EAST LINE. 131.79 FEET TO THE POINT OF BEGINNING. 1' EXHIBIT"B" LEGAL DESCRIPTION OF EAST PROPERTY A PORTION OF THE SOUTH HALF OF THE NORTHEAST QUARTER AND OF THE NORTH HALF OF THE SOUTHEAST QUARTER OF SECTION 31, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., DESCRIBED AS FOLLOWS: BEGINNING AT THE EAST QUARTER CORNER OF SAID SECTION; THENCE SOUTH 01°13'36" WEST, ALONG'THE EAST LINE.OF THE SOUTHEAST QUARTER OF SAID SECTION, 168.92 FEET TO THE SOUTH LINE OF THE NORTH 5 ACRES OF THE NORTH HALF OF SAID SOUTHEAST QUARTER; THENCE NORTH 89°00'56" WEST, ALONG SAID SOUTH LINE, 659.56 FEET TO A POINT OF INTERSECTION WITH THE SOUTHERLY PROLONGATION OF THE EAST LINE OF THE WEST HALF OF THE NORTH 5 ACRES OF THE SOUTH 9 ACRES OF THE SOUTH HALF OF THE NORTHEAST QUARTER OF SAID SECTION; THENCE NORTH 01°07'00" EAST, ALONG SAID PROLONGATION, 300.71 FEET TO THE NORTH LINE OF THE SOUTH 4 ACRES OF SAID SOUTH HALF; THENCE SOUTH 89°01'02" EAST, ALONG SAID SOUTH HALF, 660.18 FEET TO THE EAST LINE OF THE NORTHEAST QUARTER OF SAID SECTION; THENCE SOUTH 01°14'48" WEST, ALONG SAID EAST LINE, 131.81 FEET TO THE POINT OF BEGINNING. • EXHIBIT"C" LEGAL DESCRIPTION OF EASEMENT AREA A PORTION OF THE NORTH FIVE ACRES OF THE NORTH 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 EAST OF THE KENT-RENTON ROAD NO. 80, DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHWEST CORNER OF SAID SUBDIVISION AT A POINT LYING 30.00 FEET, AS MEASURED PERPENDICULARLY, FROM THE CENTERLINE OF SAID KENT-RENTON ROAD NO. 80; THENCE NORTH 00°30'10" EAST, ALONG THE EAST MARGIN OF SAID ROAD, 73.25 FEET TO.THE POINT OF BEGINNING; THENCE NORTH 45°44'37" EAST, 32.05 FEET; THENCE SOUTH 89 00'56" EAST, 302.81 FEET TO THE BEGINNING OF A CURVE TO THE LEFT HAVING A RADIUS OF 467.50 FEET; THENCE EASTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 03 48'42", AN ARC DISTANCE OF 31.10 FEET TO A POINT OF TANGENCY; THENCE NORTH 87°10'23" EAST, 106.45 FEET TO THE BEGINNING OF A CURVE TO THE LEFT HAVING A RADIUS OF 67.50 FEET; THENCE NORTHERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 27°00'28", AN ARC DISTANCE OF 31.82 FEET TO A POINT ON THE CURVE WHOSE CENTER BEARS NORTH 29°50'06"WEST; THENCE SOUTH 41°44'06" EAST, 22.74 FEET; THENCE SOUTH 00°59'04" WEST, 96.79 FEET TO THE SOUTH LINE OF THE NORTH FIVE ACRES OF SAID NORTH HALF, NORTH HALF; THENCE SOUTH 89°00'56" EAST, ALONG SAID SOUTH LINE, 142.56 FEET TO A POINT OF INTERSECTION WITH THE SOUTHERLY PROLONGATION OF THE EAST LINE OF THE WEST HALF OF THE THE NORTH FIVE ACRES OF THE SOUTH NINE ACRES OF THE SOUTHEAST • QUARTER OF THE NORTHEAST QUARTER OF SAID SECTION 31; THENCE NORTH 01°07'00" EAST,ALONG SAID PROLONGATION, 26.00 FEET; THENCE NORTH 89°00'56"WEST, 117.56 FEET; THENCE NORTH 00°59'04"EAST, 80.56 FEET; THENCE NORTH 41°44'06" WEST, 31.98 FEET TO INTERSECT THE ARC OF A CURVE TO THE LEFT HAVING A RADIUS OF 67.50 FEET WHOSE CENTER BEARS NORTH 51°11'02" WEST; THENCE NORTHERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 08°59'49", AN ARC DISTANCE OF 10.60 FEET TO A POINT ON THE CURVE WHOSE CENTER BEARS NORTH 60°10'50"WEST; THENCE NORTH 60°10'50" WEST, 35.00 FEET'TO INTERSECT THE ARC OF A CURVE TO THE RIGHT HAVING A RADIUS OF 32.50 FEET, WHOSE CENTER BEARS NORTH 60°10'50" WEST; THENCE SOUTHERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 57°21'13", AN ARC DISTANCE OF 32.53 FEET TO A POINT OF TANGENCY; THENCE SOUTH 87°10'23" WEST, 106.45 FEET TO THE BEGINNING OF A CURVE TO THE RIGHT HAVING A RADIUS OF 432.50 FEET; . THENCE WESTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 03°48'42", AN ARC DISTANCE OF 28.77 FEET TO A POINT OF TANGENCY; THENCE NORTH 89°00'56"WEST, 81.35 FEET;. THENCE NORTH 44°00'56"WEST, 11.31 FEET; THENCE NORTH 89°00'56°WEST, 115.19 FEET; THENCE SOUTH 45°59'04"WEST, 11.31 FEET; THENCE NORTH 89°00'56"WEST, 90.86 FEET; THENCE NORTH 44°15'23" WEST, 31.92 FEET TO THE EAST MARGIN OF SAID KENT-RENTON ROAD NO. 80; THENCE SOUTH 00°30"10" WEST, ALONG SAID EAST MARGIN, 80.23 FEET TO THE POINT OF BEGINNING. • . I II GC •se E11 R ..,.M L ; ,.°' �'11 z :?R`i.C�` fi�n," • �.�_ ...•yf�•� 't Mt, ;s, \ Nr‘.4 NA, _\ V N1/4 6 "' . . ‘ .A.\ .N. I I 4\ % :S. ,7'. IN \‘‘ N % • lift., p.t. ,4 .si L t 5.114, ,____L II I. rtzlit.ff_ cn M7-HY a. - I1--.I\1-r I -�-- ---_ I - /■ 7, w.a„ �1-.�gx7i - �• • rf J :Vl....--......., ii.--- 1 r �nV 1,1 {` liy1 ...1;� L"ifY,F�i1( I 1 + S �1 i O� t�] )I 1 — .4)--- • lo_ td ' A - F ��7 I__I_ .lol ( -�� .� I-III.!_I I. '�� 1� ► 1 (D H 44 I1�.' A-,i.. ��ti �rA�111mblYl.:.:--.? _�' H / Ch E 1% . 63 to — �, 11111 r :-1ral. - c. .' - °� l�-•;yn4�.; 11 ' MI6' '1. 1 ; I"= mill ill i ll._1••.,.1 . 'aII_•i:=' -_.. ..1_ , -ir 1 �_fI tills p• _ lIP O 11• ii co ,I. `�R • 1I11.��-u I i 1 ;F�:I _III .•W 1a!� I t_ i.. I� • t \ • -'41N 7II Irill _ 1— 101---1--" \l'Aj 11�.. �y r I I 1 1 I+.t-jn r.gr11liYMt'' I ...�_ 1. ..•1' -I _���r�'_l� l..L-. wns..y 111f ! I i ' • r=„ 11,N11111111 -fftr 10 ' s9J.V1308111V QVWJ. • • ' �I (.0) -- -- .. • tt Irk %: ,:n;r 4 .C IT': OF RENTON Planning/Building/Public Works Department Jesse Tanner,Mayor _. . Gregg Zimmerman P.E.,Administrator August 19, 1996 Washington State Department of Natural Resources South Puget Sound Region P.O. Box 68 Enumclaw, WA 98022-0068 Subject: Springbrook Residential Development FP-09-2402629 • • We..have reviewed the information packet, dated July 24, 1996, the..City._of Renton, Environmental • Review.Committee issued a Determination of Non-Significance Mitigated on February 13,.`1996, ::No further mitigation measures are necessary at this time: We recommend approval of the application: ' If you have any questions regardingthis.project, please.`contact me•at277-5586: Sincerely, y 010a- Mark R. P II, AICP 7: • Project Manager ' • • • • • • 200 Mill Avenue South- Renton, Washington 98055 ®This paper contains 50%recycled material,20%post consumer v WASHINGTON STATE DEPARTMENTOF Natural Resources JENNIFER M.BELCHER Commissioner of Public Lands KALEEN COTTINGHAM t _ Supervisor -7 R ON JUL27 SEPA7996 orvisical,`'"'`�- Lead Agency Notice Re: FP-09'- 4( The. department.,has\ determined according to WAC 197-11-938 (4) that • k,pp the lead agency for purposes of compliance with State Environmental Policy Act for the above referenced forest practice application(s) . Should you disagree with this determination, you may petition the Dept. of Ecology to resolve the issue pursuant to - WAC 197-11-946. The applications) are subject to a 30-day period of approval unless you determine a detailed statement under RCW 43.21C.030(2) (c) is required. Please notify our office by the due date on the application your "7,77.7ndations for approval , disapproval or conditioning of the application vy the due date. BC/sc 880510 SOUTH PUGET SOUND REGION 128329 SE 448 ST I PO BOX 68 I ENUMCLAW,WA 98022-0068 I FAX:(360)825-1672 I TEL:(360)825-1631 Equal Opportunity/Affirmative Action Employer RECYCLED PAPER 07/05/96 14:17 T2206 821 3481 TRIAD ASSOCIATES - vi.14 CITY OF RENTON ENVIRONMENTAL CHECKLIST A. BACKGROUND 1. NAME OF PROPOSED PROJECT, IF APPLICABLE: • Springbrook 2. NAME OF APPLICANTS: Environmental Development Corporation 3. ADDRESS AND PIIONE NUMBER OF APPLICANTS AND CONTACT PERSON: Applicant: lAL_sor DE.Vt-LoP MIN T 6 .rNeics, LLC 13 3-6 S1—` ) 703 S JIVN(,t Bac.. Ste/"a-k, WA V/0/ (20 ()OG) C)-�f-6SEd0 lam" ' " "" Contact: Alan D. Fure,F.E. Triad Associates 11814 115th Avenue N.E. Kirkland, WA 98034 • (206) 821-8448 4. DATE CHECKLIST PREPARED: January 4, 1996 5. AGENCY REQUESTING CHECKLIST: • City of Renton Department of Community Development 6. PROPOSED TIMING OR SCHEDULE(INCLUDING PHASING, IF APPLICABLE); The proposed project will be constructed as soon as all applicable permits and approvals have been obtained. The project is planned to start construction in spring or 1996. RECEVED JUL 19 1996 Page I 07/05/96 14:18 T2206 821 3481 TRIAD ASSOCIATES uva • 7. DO YOU HAVE ANY PLANS FOR FUTURE ADDITIONS, .EXPANSION OR FURTHER ACTIVITY RELATED TO OR CONNECTED WITH THIS PROPOSAL? IF YES,EXPLAIN, A lot line adjustment is being processed concurrently with this application in order to retain the upper portion for development in the future when access is made available from the East. The upper portion is developable, but not accessible through the subject development because of steep slopes bisecting the property. Utility service for the upper portion of the property would be through the subject project site. Therefore, utility"stub-outs" for future connection are being provided together with a utility easement to allow lbr future connection. 8. LIST ANY ENVIRONMENTAL INFORMATION YOU KNOW ABOUT THAT HAS BEEN PREPARED, OR WILL BE PREPARED, DIRECTLY RELATED TO TII1S PROJECT. A traffic impact analysis prepared by Transportation Planning and Engineering (dated December 27, 1995), an initial wetland reconnaissance prepared by the FR.0 Group (dated September 21, 1995) and a geotechnical report prepared by Terra Associates (dated May 5, 1995)are included as part of this document. • 9. DO YOU KNOW WHETHER APPLICATIONS ARE PENDING FOR GOVERNMENTAL APPROVALS OF OTHER PROPOSALS DIRECTLY AFFECTING THE PR.O.PER'1'Y COVERED BY THIS PROJECT? IF YES, EXPLAIN. No. 10. LIST ANY GOVERNMENT APPROVALS OR PERMITS THAT WILL BE NEEDED FOR YOUR PROPOSAL, IF KNOWN. Site Plan Approval Clearing and Grading permits Sewer and Water Plan Approval Road and Storm.Drainage Plan Approval Right-of-Way Permit NPDF_.S Permit Building Permits 11. Cr`TVR T31 1F.F, COMPLETE DESCRIPTION OF YOUR PROPOSAL, INCLUDING TILE PROPOSED USES AND TIMC SIZE OF THE PROJECT AND SITE. The project site is located within the jurisdictional boundaries of the City of Renton in Section 31, Township 23 .North4 Range 5 East, W.M. consisting of approximately 6.97 acres. The Springbrook proposal consists of 45 single-family and 45 multi-family residential units. The single family portion of the site will include 2, 3 and 4 unit townhouse buildings and the multi-family portion of the proposal will occur in four, 9 unit buildings. 'All the units will be developed as condominium type of ownership. Page 2 07/05/96 14:18 ' 206 821 3481 TRIAD ASSOCIATES LJ uu4 Access for the proposed development will be from Talbot Road South via an internal private road constructed to City of Renton Standards. The proposed private road will be constructed to public road standards to include curb, gutter and sidewalk as required by the City of Renton. 12. LOCATION OF THE PROPOSAL. The project is located in Section 3l, Township 23 North, Range 5E, W.M. and consists of approximately 6.97 acres. • • • Page 3 - 07/05/96 14:19 131206 821 3481 • TRIAD ASSOCIATES 4 005 B. ENVIRONMENTAL ELEMENTS 1. EARTH A. GENERAL DESCRIPTION OF THE SITE: • FLAT,ROLLING,BILLY, STEEP SLOPES, 11 OUN'TATNOU S B. WHAT IS THE STEEPEST SLOPE ON'THE SITE (APPROXIMATE PERCENT SLOPE)? The project site slopes gently to the east with a maximum grade of approximately forty (40) percent located at the eastern edge of the project site. The areas noted as steep slopes will not be developed and will remain as permanent open space, (except for a potential future utility easement corridor which is identified on the site plan). C. WHAT GENERAL TYPES OF SOILS ARE FOUND ON THE .SITE? IF YOU KNOW THE CLASSIFICATIONS OF AGRICULTURAL SOILS, SPECIFY THXRM . T) NOTE ANY PRIME FARMLAND. According to the King County Soil Survey, Alderwood Gravelly Sandy Loams (AgC and AgD) are the primary soil types in the area. The majority of the site is underlain by AgC type soils which are generally found in areas with slopes ranging between 0 to 6 percent. The eastern perimeter of the site is underlain by ADD type soils, which are normally found in areas with slopes ranging from 15 to 30 percent. The mapped soil conditions are consistent with actual site conditions. (Please refer to Geotechnical Report prepared by Terra. Associates dated May 5, 1995). D. ARE THERE SURFACE INDICATIONS OF A HISTORY OF UNSTABLE SOILS IN THE IMMEDIATE VICINITY? IF SO, DESCK113E. Unstable slopes do not appear to exist on-site. • Page 4 07/05/96 14:19 $206 821 3481 TRIAD ASSOCIATES Leiuuo E. DESCRIBE THE PURPOSE, TYPE AND APPROXIMATE QUANTITIES OF ANY FILLING OR GRADING PROPOSED. INDICATE SOURCE OF FILL. Grading on the site will be limited to the area identified for development and typical of single family/multi-family residential development. To make site grades appropriate for the proposed development, the developable portion of the site will be mass graded, which will moan that most of the vegetation on the residential portion of the site will be removed. Due to the site constraints (primarily maximum road grade) the site can not balance and approximately, 25,000 cubic yards of export material is anticipated to be transported off-site, The remainder of on-site cut (approximately 5,000 cubic yards) will be used on-site as structural fill, The steep slope areas to the east of the site will not be graded and will be left as permanent open space (except for a potential future utility contdor, which is identified on the site plan). F. COULD EROSION OCCUR AS .A RESULT OF CLEARING, CONSTRUCTION OR USE? IF SO, GENERALLY DESCRIBE. Erosion could occur as a result of the initial construction on-site, but a majority of resulting sediments would be contained on-site through the use of an approved Temporary, Erosion and Sedimentation Control Plan(TESCP). G. ABOUT WHAT PERCENT OF THE salrE WILL BE COVERED WITH IMPERVIOUS SURFACES AFTER PROJECT CONSTRUCTION? Approximately SS percent of the site will be covered with impervious • surfaces, which is typical of mixed single family/multi-family residential development, H. PROPOSED MEASURES '1'O DUCE OR CONTROL EROSION,OR OTHER IMPACTS TO'IDE EAR:I I-I, IF ANY: A temporary erosion and sedimentation control plan designed in accordance with City of Renton standards will be employed during the construction phase of this project. Measures to be used in the plan include the use of silt fences, straw bales, settling ponds and mulching to cover exposed surfaces. in addition, the project will comply with NPDES requirements and will be covered under the State Waste Discharge General Permit. I'agc 5 07/05/96 14:20 '/206 821 3481 TRIAD ASSOCIATES Louur 2. AIR • A. WHAT TYPES OF EMISSIONS TO THE AIR WOULD RESULT FROM THE PROPOSAL (LE., DUST, AUTOMOBILE, ODORS, INDUSTRIAL WOOD SMOKE) DURING CONSTRUCTION AND WHEN THE PROJECT IS COMPLETED? IF ANY, GENERALLY I DESCRIBE AND GIVE APPROXIMATE QUANTITIES IF KNOWN. An increase of some airborne dust particulates could occur during construction of this project. Short term impacts include emissions from automobiles and construction equipment;long term impacts will be those associated with automobiles and other emissions associated with residential development. 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: During the construction phase,water trucks will be used as necessary to reduce impacts of airborne dust particulates. 3. WATER A. SURFACE: 1) IS ` liBRE 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 AND PROVIDE NAMES. IF APPROPRIATE, STATE WHAT STREAM OR RIVER IT FLOWS INTO. No. (Please refer to Wetland Reconnaissance prepared by the ERC Group, Merl September 21, 1995) • 2) WILL THE PROJECT REQUIRE ANY WORK OVER, IN OR ADJACENT TO (WITHIN 200 FEET) TIE DESCRIBED WATERS? IF YES, DESCRIBE AND ATTACH AVAILABLE PLANS. No. Page 6 .07/05/96 • 14:20 %2206 821 3481 TRIAD ASSOCIATES , 4008 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. None. 4) WILL THE PROPOSAL REQUIRE . SURFACE WATER WITHDRAWALS OR DIVERSIONS? GIVE GENERAL DESCRIPTION, PURPOSE AND APPROXIMATE QUANTITIES, IF KNOWN. No. 5) DOES THE PROPOSAL LIE WITHIN A 100-YEAR FLOOD PLAIN? IF SO,NOTE LOCATION ON THE SITE PLAN. No. • 6) DOES TI{h PROPOSAL INVOLVE ANY DISCHARGES OF WASTE MATERIALS TO • SURFACE WATERS? IF SO, DESCRIBE THE TYPE OF WASTE AND ANTICIPATED VOLUMES OF DISCHARGE. No. D. GROUND: 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. DESCRIBE THE GENERAL SIZE OF THE SYSTEM, THE NUMBER OF SUCH SYSTEMS, THE • NUMBER OF HOUSES TO BE SERVED OR THE NUMBER OF ANIMALS OR HUMANS THE SYSTEM(S) ARE EXPECTED TO SERVE. . None. Pagc 7 07/05/96 14:21 12206 821 3481 TRIAD ASSOCIATES Egg uua • C. WATER RUNOFF 1) fF.SCRURF. THE SOURCE OF RUNOFF (1NCLUD]NG STORM WATER) AND METIIOD 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.. An increase in stormwater runoff will occur as a result of the proposed development of single family and multi-family residential structures and associated roadways. Stormwater is proposed to be conveyed through the roadways storm drainage system to a proposed stormwater detention and water quality vault that is to be located under the parking lot near the west central portion of the site. The proposed detention vault is intended to provide sufficient stormwater detention(17,400 cubic feet) so that the existing storm system within the right-of-way of Talbot Road South will not exceed capacity during a 100 year interval storm. 2) COULD WASTE MATERIALS ENTER GROUND OR SURFACE WATERS?IF SO,GENERALLY DESCRIBE. Some waste materials normally associated with residential living could possibly enter ground water sources. D. PROPOSED MEASURES TO REDUCE OR CONTROL SURFACE, GROUND AND RUNOFF WATER IMPACTS, IF ANY: The proposed drainage system will be designed in accordance with City of Renton standards and will include the use of oil water separators and a combination stormwater detention/water quality vault. • 4. PLANTS . A. .CHECK '!.'YPk:w OF VEUETATION FOUND ON 1'Hh SITE: ?SX_ DECIDUOUS TREE; ALDER, MAPLE ASPEN, . OTI It; FRUIT TREES • XX_ EVERGREEN TREE: FIR CEDAR, PINE. OTHER: • Page 8 07/05i96 14:21 $206 821 3481 TRIAD ASSUCIATEs .Vlv XX SHRUBS XX GRASS XX PASTURE CROP OR GRAIN WET SOIL PLANTS_CATTAIL, BUTTERCUP, BULRUSH, SKUNK CABBAGE, OTHER • WATER PLANTS; WATER LILY, EEL GRASS; MILFOIL, OTI-I] XX OTHER TYPES OF VEGETATION: BLACKBERRY B. WHAT KIND AND AMOUNT OF VEGETATION WILL BE REMOVED OR ALTERED? To make site grades appropriate for the proposed development, the residential portion of the site will be mass graded, which will mean that most of the vegetation on the residential portion of the site will be removed. The steep slope areas at the eastern edge of the site will not be graded(except for a potential future utility easement corridor, which is identified on the site plan) and will be left as permanent open space. Individual tiees will be retained based on their individual health and ability to survive. • C. UST THREATENED OR ENDANGERED SPECIES KNOWN TO BE ON OR NEAR THE SITE. None to our knowledge. D. PROPOSED LANDSCAPING, USE OF NATIVE PLANTS OR OTHER MEASURES TO PRESERVE OR ENHANCE V GFTATION ON TT-IF. SITE,TF ANY: The natty dl vegetation on the steep slopes will remain to serve as an open space area (Except for the portion to be contained in utility easement.. This ar•ea will be cleared in the future for utility constriction and then re-vegetated). The development of the new single family residences and multi-family complexes proposed on the site, will provide new landscaping, including lawns, shrubs and ornamental trees. • • Page 9 07/05/96 14:22 $206 821 3481 TRIAD ASSOCIATES 4011 • • 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 TIIE SITE: XX BIRDS -HAWK HERON, EAGLE, ONGBTRDS • XX MAMMALS -DEER,BEAR,ELK,BEAVER, RODENTS FISH-BASS, SALMON, TROUT,HERRING, SHELLFISH • B. LIST ANY THREATENED OR ,ENDANGERED SPECIES KNOWN TO BE ON OR NEAR THE SITE. None to our knowledge. • C. IS TIIL SITE PART OF A MJGRATTON ROUTE? IF SO, EXPLAIN. . • Not to our knowledge. D. PROPOSED MEASURES TO PRESERVE OR ENHANCE WILDLIFE, IF ANY: The open space area provided by the natural state of the'steep slope area will serve,as an area for the continued nesting of birds and habitat for small mammals. 6. ENERGY AND NATURAL RESOURCES • A. WHAT KINDS OF ENERGY WILL BE USED TO MEET THE COMPLETED PROJLCT'S a GY NEEDS? DESCRIBE WHETHER IT WILL BE USED FOR HEATING, MANUFACTURING,ETC. The completed project will employ the use of electricity to meet power needs of the single family and maid-family residences, except for heating. Natural gas will be used for heating the residences, Page 10 07/05/96 14:22 1,206 821 3481- TRIAD ASSOCIATES 1JU12 • B. WOULD YOUR PROJECT AFFECT THE POTENTIAL USE OF . ' SOLAR ENERGY BY ADJACENT PROPERTIES? IF SO, GENER.AT. Y DESCRT.F3F. No. C. WHAT KINDS OF ENERGY CONSERVATION FEATURES ARE ' INCL O.01:J) IN THR PLANS OF TRTS PROPOSAL? LIST OTIrER PROPOSED MEASURES TO REDUCE OR CONTROL ENERGY IMPACTS;IF ANY:. The single family and multi-family residential structures that will be developed as a result of this proposal will he constructed to meet 'or exceed applicable Local, State and Federal.building codes to ensure compliance with energy conservation standards. • 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.A.S A RESULT OF THIS PROPOSAL? IF . SO,DESCRIBE . No. • ]}, DESCRIBE SPECIAL EMERGENCY SERVICES THAT MIGHT i�.�.RI=.QUTRF.D. N/A 2) ' PROPOSED MEASURES TO REDUCE OR CONTROL • E.NVIRONMFNT.AL HFAT.TFT'HAZART]S, IF ANY: None are prupused. B. NOISE • 1) WHAT TYPES OF NOISE EXIST IN THE AREA WHICH MAY .AFFECT YOUR PROJECT? None. • Page I1 07/05/96 14:23 f2206 821 3481 TRIAD ASSOCIATES 4 013 2) WHAT TYPES AND LEVELS OF NOISE WOULD BE CREATED BY OR ASSOCIATED WITH T1IE PROJECT ON A SHORT-TERM OR A LONG-TERM BASIS? INDICATE WHAT HOURS NOISE WOULD COME FROM THE SITE. • On a short term basis, noise from construction equipment can be expected to occur on-site, On a long term basis, noise typically associated with residential development is expected to occur. _ 3) PROPOSED MEASURER TO REDUCE OR CONTROL NOISE IMPACTS,PE ANY: On a short term basis construction activity will be limited to the hours • specified in the Construction Mitigation Plan. 8. LAND AND SHORELINE USE A %WIAT IS THE CURRENT USE OF THE SITE AND ADJACENT PROPERTIES? The site currently consists of two'single family residential structures on ku a lots. The existing single family residences have associated outbuildings and landscaping. Surrounding uses include the existing single family residential development, . multi-family residential development and approximately one-quarter mile to the south is the existing condominium project of "Summit Park". The site is bordered un the west by Talbot Road South. B. HAS TEE SITE BEEN USED FOR AGRICULTURE? IF SO, DESCRIBE. Yes, in the past the site has been used for pasture land and for small • private gardens. • c. DESCRIBE ANY STRT WCTI TRES ON THE SITE. The entire development site consists of three parcels, A, B and C. Parcel's B and C are developed with single family residences and associated accessory structures. D. WILL ANY STRUCTURES BE DEMOLISIIED? IF SO,WHAT? Both single family residential structures will be demolished as a result of this proposal. • Pasc 12 07/05/96 14:23 12206 821 3481 TRIAD ASSOCIATES 4014 • E. WHAT IS THE CURRENT ZONING CLASSIFICATION OF THE SITE? • The current zoning of the site is PNR, F. WHAT IS THE CURRENT COMPREHENSIVE PLAN DESIGNATION OF THE SITE? The current comprehensive plan designation of the area is neighborhood residential. G. IF APPLICABLE, WHAT IS THE CURRENT SHORELINE MASTER PROGRAM DESIGN.AT:ION OF THE SITE? N/A H. HAS ANY PART OF THE SITE BEEN CLASSIFIED AS AN "ENVIRONMENTALLY SENSITIVE" AREA? IF SO, SPECIFY. No. . I. APPROXIMATELY HOW MANY PEOPLE WOULD RESIDE OR WORK IN THE COMPLETED PROJECT? The Completed project will have 45 single family condominium units and 9 five unit multi-family complexes for a total of 90 residential units. Using a figure of 2.7 individuals per household, approximately 243 individuals would reside in the completed project. J. APPROXIMATELY IIOW MANY PEOPLE WOULD THE COMPLETED PROJECT DISPLACE? Approximately four individuals will be displaced as a result of this project. K. I PROPOSED MEASURES TO AVOID OR REDUCE DISPLACEMEENT IMPACTS,IF ANY: The property owners/occupants of the single family residences are aware of the pending sale of the property and will relocate once the , ' sales transaction is completed. • Page 13 1)7/05/98 14:24 '$`2u6 821 3481 TRIAD ASSOCIATES 4 015 • L'. PROPOSED MEASURES TO ENSURE THE PROPOSAL IS COMPATIBLE WITH EXISTING AND PROJECTED LAND i ISES AND PLANS,IF ANY: The proposal is consistent with the City of Rcnton's Comprehensive • Plan, Land Use Designations and Zoning Classifications. 9. HOUSING • A, APPROXIMATELY HOW MANY UNITS WOULD BE PROVIDED, IF ANY? INDICATE WHETHER HIGH-, MIDDLE- OR LOW-INCOME HOUSING. Approximately 45 middle income single family residential units and 45 middle income multi-funny residential units will be provided as a result of this project. B. APPROXIMATELY HOW MANY. UNITS, IF ANY, WOULD BE • ELIMINATED? INDICATE WHETHER HIGH-, MIDDLE- OR LOW-INCOME HOUSING. .. • Two single family residential units in the middle income range will be eliminated as a result of this project. C. PROPOSED MEASURES TO REDUCE OR. CONTROL HOUSING IMPACTS, IF ANY: None are proposed. 10. AESTHETICS A. WHAT IS THE TALLEST HEIGHT OF ANY PROPOSED STRUCTURE(S), NOT LNCLUDING ANTENNAS? WHAT IS THE PRINCIPAL EXTERIOR BUILDING MATERIAL(S) PROPOSED? • The tallest height of the residential structures will not exceed three stories or thirty five feet as specified in the City of Renton Zoning Code. B. WHAT VIEWS IN THE IMMEDIATE VICINITY WOULD BE ALTERED OR OBSTRUCTED? ' None. • Page 14 07/05/96 14:25 /2206_821 3481 TRIAD ASSOCIATES 4 016 ,C. PROPOSED MEASURES TO REDUCE OR CONTROL AESTHETIC IMPACTS, JJ ANY: The proposed project will be constructed to City of Renton standards for height, setbacks and landscape requirements. 11, LIGHT AND GLARE A. WHAT TYPE OF LIGHT OR GLARE WILL THE PROPOSAL PRODUCE? WHAT TIME OF DAY WOULD IT MAINLY OCCUR? The project will generate light and glare typically associated with residential development(i.e. security lighting and street lighting). B. COULD LIGHT OR GLARE FROM THE FINISHED PROJECT BE A SAFETY HAZARD OR INTERFERE WITH VIEWS? No. C. WHAT EXISTING OFF-SITE SOURCES OF LIGHT OR {GARB MAY AFFECT YOUR PROPOSAL? None. D. PROPOSED MEASURES TO REDUCE OR CONTROL LIGHT - AND GLARE IMPACTS,IF ANY: • Directional street lighting is proposed to minimize the effects of glare produced by any on-site lighting. 12. RECREATION A. WHAT DESIGNATED AND INFORMAL RECREATIONAL OPPORTU ITiES ARE IN THE IMMEDIATE VICINITY? Boulevard Lake Park is located approximately 1.5 miles to the east on SE 192nd Street and.Tom Teasdale Park is located approximately 2.5 miles to the north on Talbot Road. B. WOULD THE PROPOSED PROJECT DISPLACE ANY EKISTINU RECREAT1ON.AL USES'? U' SO,lit:SCRIBE. No. Page 15 07/05/96 14:25 '8206 821 3481 TRIAD ASSUCIAIES Vir C. PROPOSED MEASURES. TO REDUCE OR CONTROL IMPACTS ON RECREATION, INCLUDING RECREATION OPPORTUNITIES TO BE PROVIDED BY THE PROJECT OR APPLICANT, IF ANY; None are proposed. 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 NF C'1' TO THE SITE?. IF SO, GENERALLY DESCRIBE. No. B. GENERALLY DESCRIBE ANY LANDMARKS OR EVIDENCE. OF HISTORIC, ARCHAEOLOGICAL, SCIENTIFIC Olt CULTURAL IMPORTANCE KNOWN TO BE ON OR NEXT TO • THE SITE. There are no known scientific, historic, cultural or archaeological landmarks located on this site. 0 C. PROPOSED MEASURES TO REDUCI; OP. CONTROL IMPACTS,IF ANY: Norte are proposed. 14. TRANSPORTATION A. IDENTIFY PUBLIC STREETS AND HIGHWAYS SERVING 'ME STTE, AND DESCRIBE PROPOSED ACCESS TO THE EXISTING STREET SYSTEM. SHOW ON SITE PLANS, .0 ANY: The proposed project will be served by a new private road to be located within the new development . B. IS SITE CURRENTLY SERVED) BY PUBLIC TRANSIT? IF NOT, WHAT IS THE APPROXIMATE DISTANCE TO THE. NEAREST TRANSIT STOP? Please refer to Traffic Report prepared by Transportation Planning and Engineering(dated December 27, 1995). • • Page 16 • 07/05/96 14:25 '$206 821 3481 TRIAD ASSOCIATES 4018 • C. HOW-MANY PARKING SPACES WOULD THE COMPLETED PROJECT HAVE?HOW MANY WOULD TT FLfly TNATE? The completed project will have a. total of 287 parking spaces, of which 138 spaces will he contained in garages associated with the single family and multi-family residences, Parking associated with the • existing single family residences will be eliminated as a result of this proposal. . D. WILL THE PROPOSAL RRQUTRF ANY NEW ROADS OR STREETS, OR IMPROVEMENTS TO EXISTING ROADS OR STREETS, NOT INCLUDING DRIVEWAYS? IF SO, GENERALLY DESCRIBE (INDICATE WHETPIER PUBLIC OR PRIVATE). I Yes,this proposal includes the development of a private roadway that will need to be constructed to serve Lln pluject area. In addition, frontage improvements to Talbot Road South will also be constructed in connection with this proposal. E, WILL THE PROJECT USE (OR OCCUR IN THE IMMEDIATE VICINITY OF)WATER, RAIL OR AIR TRANSPORTATION? IF SO, GENERALLY DESCRIBE. No. r. HOW MANY VEHICULAR TRIPS PER DAY WOULD BE GENERATED BY THE COMPLETED PROJECT? IF KNOWN, INDICATE WHEN PEAK VOLUMPS WOULD OCCUR. Please refer to Traffic Report prepared by Transportation Planning and Engineering(dated December 27, 1995). G. PROPOSED .MEASURES TO REDUCE OR CONTROL TRANSPORTATION IMPACTS, IF ANY. The developer will construct traffic improvements to Talbot Road, which will offset all or part of the required traffic mitigation fees to mitigate the project's impact on other streets in the area. 15. PUBLIC SERVICES A. WOULD THE PROJECT RESULT IN AN INCREASED NEED FOR PUBLIC SERVICES? IT SO, GENERALLY DESCRIBE. A slight increase in the need for fire and police services may occur as a result of this proposal. Page 17 07/05/96 14:26 '8206 821 3481 TRIAD ASSOCIATES l[;Ula B. PROPOSED MEASURES TO REDUCE OR CONTROL DIRECT IMPACTS ON PUBLIC SERVICES, IF ANY: None are proposed. 16. UTILITIES A, INDICATE UTILITIES CURRENTLY A.VAJLABT_.F_. AT THE SITE: ELECTRICITY, NATURAL GAS, W AThR, REFUSE SERVICE, TELEPHONE, SANITARY SEWER, SEPTIC SYSTEM 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. • Electricity: Puget Power • Natural Gas: Washington Natural Gas • Telephone:U.S. West Communications • Water: City of Renton • Sanitary Sevier: City of Renton • Cable TV: TCI CableVision All utilities will be extended into the site. • • Page 18 07/05/96 14:26 V206 821 3481 'MAD Aaauc;IAltb v � C. SIGNATURE. THE ABOVE ANSWERS ARE TRUE AND COMPLETE TO THE BEST OF MY INOWLEDGE. I UNDERSTAND THAT THE LEAD AGENCY IS RELYING ON THEM TO MAKE ITS DECISION, 1 _ Agent or the Appli t DATE PREPARED: 1/5/41 • • • • ?age 19 07/19/96 PAGE 1 FOREST PRACTICES TRAX SYSTEM REPORT • PRE-CLASS ID = 6425 • • SEC TWN AGE. CONTROL TP NAME DESCRIPTION MAP LOCATION WATER TRIBUTARY NUMBER CD SOURCE 31 230 050 E S1 *0345301C S1*03453C IR 17 S2SE4NW4 DRN DIT GREEN R 31 230 050 E S1 *0347701CAM S1*03477CAM DS FS IR 17• NW4SE4 UNN SPRS SPRING BROOK CR 31 230 050 E S1 *0347702CBM S1*03477CBM DS FS IR 17 S2N2S2NE4SE4 UNN SPRS SPRING BROOK CR 31 230 050 E S1 *0348601C S1*03486C DS IR 17 N2NE4SE4, UNN STR • 31 230 050 E S1 *0353101C S1*03531C DS IR 17 'SE4NW4 UNN STR 31 230 050 E S1 *0400701C S1*04007C ST IR 17 NE4 NE4 PANTHER CR * GREEN R 31 230 050 E S1 *0486401C S1*04864C DM IR 17 NE4 SE4 UNN STR 31 230 050 E S1 *2058501C S1*20585C IR 17 S2 S2 NW4 SE4 UNN STR UNN SWAMP 31 230 050 E S1 *2248101C S1*22481C DS ST IR 17 SE4 SE4 UNN SPRS 31 230 050 E Si -0050101C S1-00501C RB IR 17 S2 N2 NW4 SE4 UNN STR 31 230 050 E 05 C00005 RENTON CITY LIMITS, CITY OF RENTON 17 32 230 050 E S1 -2101901C S1-21019C DM • 17 SW4 NW4 UNN SPRS 32 230 050 E 05 C00005 RENTON CITY LIMITS, CITY OF RENTON 17 !Ara' FORES'-'' '7RACTICES APPLICATI z'? ON NOTE- C < < .�<'<�'Ec . ROCESS AND CONDITIC'_ :;::::a>:: ::s<<<»>:>::::»:«i::;.>»>:::::::: ::<;:;:>::>::::.I Date Received: Review Comments Due: Final Due Date: Shutdown Zone: i —.-`1 --`t ‘ ' q — -17 CI L - 1 - 'V-,, 6,5 7 NAME OF LANDOWNER NAME OF TIMBER OWNER NAME OF OPERATOR -c\b0\ P�� S ----9,-....___ SUBDIVISION I SECTION(s) TWP Nth RGE E/W CLASS OF APPLICATION 5 N • 3 i =3 - 0 CLASS II - 0 CLASS III ❑ CLASS III-T Type of Operation Acres/Miles K CLASS iv-G C-L. / l\� �.C1-7/I , .� 0 CLASS IV-S • ❑ APPLICATION APPROVED CONDITIONS TO THIS APPLICATION / NOTIFICATION THIS OPERATION REQUIRES: ❑ Hydraulics Project App oval ❑ Compliaace approval Coudit4. na lik Environmental Checklist Completed FPA Form Map Other ,, o `��;� ` ��� � APPROVAL CONDITIONS: I • • ❑ PRE-FILE REVIEW COMPLETE ❑ APPLICATION INCOMPLETE APPLICATION COMPLETE 0 APPLICATION ON HOLD ❑ APPLICATION DISAPPROVED DEPARTMENT. OF NATURAL RESOURCES SIGNATURE: TITLE: DATE: INITIAL: REGION: AGENCY COPIES SENT: FINAL COPIES SENT: EFFECTIVE DATE: EXPIRATION DATE: COPIES DISTRIBUTED TO: E P FORESTER OGY y \ ISHERIES -Er LDLIFE AFFECTED DWIAN TRIBE: I\J<-�\C.-SY• � OTHERS: W�� LOCAL GOVERNMENT: AFFECTED INDIAN TRIBE: OTHERS: LOCAL GOVERNMENT: 1 AFFECTED INDIAN TRIBE: OTHERS: LOCAL GOVERNMENT: FORM DNR QQ - 27 (9-95) • , '`� AASHLNGTON STATE DEPARTMENT OF _'l Nc _ r JUN € '<» > �, , u a1 Resources FOREST PRACTICES 4 1996 • • • APPLICATION / NOTIFICATIM ro • I. GENERAL INFORMATION SECTION :- ! X1e `fD REFER TO THE INSTRUCTIONS TO ASSIST IN THE COMPLETION OF THIS FORM. TYPE OR PRINT IN PERMANENT INK. . FULL LEGAL NAME AND(OR 2. FULL LEGAL NAME AND/OR 3. FULL LEGAL NAME AND/OR • :OMPANY/DIVISION NAME OF LANDOWNER COMPANY/DIVISION NAME OF TIMBER OWNER COMPANY/DIVISION NAME OF OPERATOR Talbot.Development Partners, ' _---- , k_NtF AC milsivz SASE• AS IMTNIF.F' L.L.G. , • BUSINESS ADDRESS BUSINESS-ADDRESS BUSINESS ADDRESS 1326 5th Avenue, 703 Skinner • CITY STATE- ZIP CITY STATE ZIP CITY STATE ZIP Seattle WA 98101 , PHONE: ( 2Q6 624-h48Q . PHONE: ( ) PHONE: ( ) Unified Business Identifier (or SSN #) UBI (I Unified Business Identifier (or SSN s) UBI ( I Unified Business Identifier (or SSN #1 UBI I I 91-1686465 SSN (I •SSN I I SSN I I • TYPE OF LEGAL ENTITY TYPE OF LEGAL ENTITY TYPE OF LEGAL ENTITY • • I: 'CORPORATION (I SOLE PROPRIETOR II CORPORATION (I SOLE PROPRIETOR ( I CORPORATION ( I SOLE PROPRIETOR' (I PARTNERSHIP (I PARTNERSHIP ( I PARTNERSHIP ( I OTHER(specify): L.L.C. (I OTHER(specify): () OTHER(specify): j I FOREST TAX REPORTING ACCOUNT NUMBER: [ 800-046-225 ] For tax reporting information or ta) • numbers.call 1-800-548-8829. (A YES ( I NO - IS THE OPERATION WITHIN CITY LIMITS? • COUNTY RING • NAME OF CITY(s): RENTON - ( l YES KJ NO - IS THE OPERATION WITHIN A PUBLIC PARK? If yes, an Environmental Checklist is required. ( I YES (() NO - IS THE OPERATION.WITHIN 500 FEET OF A PUBLIC PARK? NAME OF PARK: N/A . . LEGAL SUB-DIVISION OF OPERATION(S): 8 b. PARCH-OR LOT NUME SUB-DIVISION (1/4, 1/4) SECTION TWP RANGE • PARCEL OR TAX • (E)(W) . LOT NUMBER(S) 1 • SE of MP % 31 • 23 . • 05 9063-06 NE 31 . • 23 05 • 9066-03 SE 31. 23 05 • 9064-05 bd YES ( ] NO - WAS THE LAND PLATTED AFTER JANUARY 1, 1960 (INCLUDING SHORT PLATS)? (You May Contact County Assessor for Verification). If Yes; Environmental Checklist Is Required. (x) YES [ 1 NO - LANDOWNER INTENDS TO CLEAR, IMPROVE OR DEVELOP LAND WITHIN THREE YEARS? I NOTE: 1. If yes, attach a completed Environmental Checklist. 2. A local government clearing and/or grading permit may be required. • 3. See the instructions for more information relating to conversions, • . • FOLLOWING IS PROVIDED FOR YOUR INFORMATION: If the Forest Practices Application or Notification does notstate that e is an intent to convert the forest land to non-forestry uses the county, city, town or regional governments may deny any nits or approvals for conversion to non-forestry land uses for a period of six (6) years from the date of the application- or fication. See the instructions under.item # 10, and regulations, including but not limited to, RCW 76.09.060, V 76.09.170(7), WAC 222-20-010, WAC 222-20-040 and 222-20-050. RC CI IMIP- ( ] YES NI NO DO YOU HAVE AN APPROVED CONVERSION OPTION HARVEST PLAN (COHP)? If yes, include a copy of the approved plan. NOTE: Not all Local Governments issue COHP's. • Qp (For FPA Fee Information see the Instructions) JUL 1 �6 I ONR OQ•19 (1.951 • • II. WATER SECTIO .All wok within Type 1-3 Waters will require a Hydraulics Project Approval (HPA). Work within Type HPA. Completion of this section will serve as your request for an HPA from the Department of Fish and Wildlife. .If yot. operating within 200,feet of a Type 45 Waters may requir 1 or 1 + Water, contact the local government•for shoreline management information. 12. [,] YES lc] NO - WILL THERE BE ANY ACTIVITIES THAT WILL BE WITHIN 'OR OVER THE ORDINARY HIGH WA • MARK OF ANY WATER? (If you will not be working in or above any typed water, quest on If YES, check (I) the activities you will be doing in each type of water. The location of all culverts and bridges must be she on the base map. Culvert Base Map information must include culvert diameter. Bridge location information must show whet the bridge is temporary or permanent. (For Water,Type information'see WAC 222-16-030. * N/A [ ] YES *] NO - Are all waters shown on the Base Map. (If No, please show all unmarked water locations.) Water Road (B) (C) ID) (E) (F) Water Falling& Cable Suspending Ground Operate Apply Activity Type Const. Crossing . Bucking Yarding Cables Skidding Other Other nr Over (Skidder or Equipment Chemicals (Show under Water Tractor) question 29) • 1 N/A 2 . 3 N/A • 5 N/A 13. [ ] YES kkNO -• WILL THERE BE ANY ACTIVITIES WITHIN 200 FEET OF A TYPE 1 -3 WATERS?• • EET If Yes, how close? (Measure all distances horizontally.) Show the location of all Riparian Management Zones (RMZs) on the Base Map. (See WAC Chapter 222-30.) 14. [ ] YES pq NO - WILL THERE BE ANY ACTIVITIES WITHIN 25 FEET OF TYPE 4-5 WATERS? 15. [ ] YES pq NO - ARE YOU AWARE OF ANY WATER INTAKES IN YOUR UNIT OR WITHIN 1/2 MILE DOWNSTREAM OF THIS OPERATION? • 16. [] YES bi NO - WILL YOU BE REMOVING TREES WITHIN THE MAXIMUM WIDTH RIPARIAN MANAGEMENT ZONE (For.maximum Width Riparian Zone Information see WAC 222-30-020(3) and (4).) • (For Information Relating to Shade Requirements.see WAC 222-30-040.) III. WETLAND SECTION 17. [ ] YES [X] NO - DO WETLANDS EXIST INSIDE OR WITHIN 200 FEET (horizontally) OF YOU PRACTICES BOUNDARY? (If wetlands do not exist within or around this application to Sect on V)OPOSED FORES If YES, show the location and classification of all Wetlands and Wetland Management Zones on the Base.Map, and chec (./)the appropriate squares in the following table describing your work within a Wetland or Wetland Management Zorn • (For wetland typing information see WAC 222-16-035.) Wetland (A) (F) (GI Type Road Water Falling& Cable Susp(eending Ground petIli) (B• Constr. Crossing Bucking Yarding •Cables Over Skidding Other Wetlands (Skidder or O aen Chemicals (Shows under Tractor) Equipment • question 29) A N/A • • B . N/A Forested • N/A 18- [ ] YES [x] NO - WILL YOUR.PROJECT BE FIWNG OR DRAINING A WETLAND? ( N/A ACRES) If Yes, how many acres will you be filling or draining? (Enter acreage to the nearest 1/10 acre) • A mitigation plan and a SEPA checklist must accompany this application if you are. filling o draining more than.1/2-acre of any wetland.' • • 2 1 • FORM DNR 00-19 (1-951 ` I • • I , • ' • IV. ROAD SECTION 19, [1 YES fq NO - IS THERE ANY ROAD WORK OR ROCK PIT DEVELOPMENT ASSOCIATED WITH THIS APPUCATI (If YES,complete all blocks that apply and LABEL EACHTYPE SEPARATELY ON MAP.) (If you will not be doing any t involving roads go to Section V.) TYPE OF ACTIVITY TOTAL LENGTH TOTAL LENGTH OF IN FEET ENDHAUUOVERHAUL STEEPEST SIDE SLOPE ROAD(no sidecast) CROSSES • CONSTRUCTION (in percent) Show An Mall Locations O 11 NEW ROAD CONSTRUCTION 6,195 14. 75 II EXISTING ROAD RECONSTRUCTION 390 - _ I)EXISTING ROAD MAINTENANCE I I ROAD ABANDONMENT(Provide a Detailed Plan) II ROCK PIT DEVELOPMENT. , Indicate Pit Locations on Map. Show timber harvest volumes and acreage in question•20. • • V. TIMBER HARVEST SECTION • 20. [}F YES [ ] NO - WILL YOU BE HARVESTING TIMBER AS A PART OF THIS PROPOSAL? (lf YES, comlete all blocks that apply and show on map.) (If you will not be harvesting timber as a part of this proposal, go Section VI.) * Harvest jac jag nta1 •-tn c-nnstrnrtinn of roads and 11ti 1 i ti Ps. UNITTYPE OF HARVEST TREES PER METHOD OF x '(Even-aged, Uneven-aged ACRE HARVEST ,ACRES PERCENT ESTIMATED Salvage and/or REMAINING VOLUME TOO VOLUMMEETTO O BE Right of Way) AFTER (Ground Cable,Highlead, t (per BE CUT HARVESTED of HARVEST Skyline, Shovel,Rubber Tired harvest) (For Harvest Type Information )Skidder,Tracked Skidder, (in MBF) see'Even-aged Harvest' (Only count Animal, Helicopter or Balloon.) • under trees that meet WAC 222-16-010) • the requirements under Even-aged Show the location of each harvest in WAC harvest type on Map. 222-16-010) 1 RIGHT_OF WAY 0Skidder 6_97 100% Harvest nn known, " • incidental to the Constructton * For even-aged harvests, provide surrounding stand information on the base map as required under WAC 222-30-025. See instructions. 21. [] YES [X NO - WILL YOU BE HARVESTING TIMBER OR LEAVING TREES WITHIN TWO TRE• E LENGTHS OF ANY OVERHEAD POWER LINES? (If yes, the applicant needs to notify the appropriate Power Company.) 22. INDICATE HOW THE FOLLOWING WILDLIFE TREES WILL BE LEFT: (Check all that apply) ` See WAC 222-30-020 (111 for Wildlife Reserve Tree, Green Recruitment Tree and Do wn Log leave requirements. WILDLIFE RESERVE TREES GREEN RECRUITMENT TREES [1 YES [ 11NO - CLUMPED (Show on Map) [1 YES ( 1 NO - CLUMPED•(Show on Map) (AYES ( I INO - EVENLY DISTRIBUTED (Throughout Unit) Pq YES [ 1 NO - EVENLY DISTRIBUTED (Throughout Unit) NOTE: WAC 222-30-020(11) requires that 2 down logs per acre be left in areas where green recruitment trees are required. • 23. [1 YES [*NO - WILL YOU BE LEAVING A DOUBLE-WIDE RMZ(s) FOR GREEN-UP? (For Western Washington Only) . INDICATE DOUBLE-WIDE RMZ LOCATION(s) ON MAP 24. REFORESTATION METHOD: Reforestation is required for lands harvested after January 1, 1975 as shown under WAC 222-34-010 (West of Cascades Summit), or WAC 222-34-020 (East of Cascades Summit); [ 1 PLANTING (Species: • LI NATURAL • (Applicant must submit a Reforestation Plan -See-Instructions-) f'1 REFORESTATION NOT REQUIRED under WAC 222-34-010, 222-34-020 or 222-34-050. • FORM DNR QQ•19 -(1 95) 2 : VI, ,HEMICAL APPLICATION "ACTION • -25. - [] YES ki NO - THIS l-ur ST PRACTICE INVOLVES THE APPLIC,.r Yt)N OF PESTICIDES • • ` If YES, answer the questions below.) •(If no, go to Section VII.) OR FERTILIZER? G 1 FERTILIZER APPLICATION - ACRES ( N/A ' ) - For fertilizer applications answer question 28 and show application locations on the Base Map.. [] PESTICIDE TREATMENT - ACRES ( N/A ) - For pesticide applications answer questions indicate areas to be treated on the Base Map. Describe in the "General Description-Section", the purpose of the e treatment(s) you are proposing. 26 27 and 28, and 26. LIST THE EPApesticide REGISTRATIONA NUMBERS,NT TRADE NAMES, AND RATES OF APPLICATION FOR ALL CHEMICALS PROPOSED, CLU ALL U S. EPA REG. No. Trade Name of Chemical Application Unit of Measure • Rate of • • Active Ingredient N/A Per Acre ..............1111111111111111%...........................................11111111111111111111111111111111 N/A N/A • 27. [] YES [1 NO - WILL THIS PESTICIDE BE USED UNDER A DEPARTMENT OF AGRICULTURE PERMIT? If yes, include a copy of the Experimental Use Permit. EXPERIMENTAL USE 28. CHEMICAL INFORMATION CONTACT PERSON (Additional information may be required or activities re atingto PHONE # ( ) t e a pp Ication of pestici es.) • VII. GENERAL DESCRIPTION SECTION 29. Provide any details that will 'give a better understanding of your project. the clearing and: grading of approximatelyacres 7 mt,P nrr»Pr•i- Pr,+a; , the construction of road utilities and a �riixof2of an 11. 5 acre site for mi i multi and sin le famil residences totalin '904unitds5 unit condo— • • • THE FOLLOWING IS PROVIDED FOR YOUR INFORMATION: RCW 76.09.220(8) provides any aggrieved person the right to appeal the approvalp aggrieved person the right to appeal issues'arising under the State Environmetl Policy Act.Appeals must be filed within 30 days of the approval unrest practices application. A PProval of a forest practices ap lication. RCW 43.21 C.075 provides any ppgpeals must be filed with the FOREST PRACTICES AyPPEALS BOARI,PO BOX 40903,4224-6th Ave SE Bldg#2,Lacey,WA 98504-0903- ippears the OFFICE be filed OF in THE S on the form R,rOEPT d i Nittle 22 RESOURCES n11 1 th filing gotf t e o est P,4th F nices e Na urea th p eals m st the NA 88504-7001,and with the ATTORNEY GENERA(,PO BOX 40100,OLYMPIA,WA 98504-0100. Appeals Board,copies of the appeals must also be resources Bldg.,PO BOX 47001.Olympia, 'ompliance with this application/ notification does not ensure compliance with the Endangered Species Act, or other federal, state, or local laws. • SIGNATURE BLOCKS We affirm that the-information contained herein is true, and understand that this proposed Forest Practice is subject to the Current rules and regulations of the forest practices act, as well as any applicable Federal,.State or Local.rules and regulations. LANDOWNER TIMBER OWNER Signature: OPERATOR \_ �� Signature: 1 Signature: • 'rintyC s:\`\ � U Print: • (�N p, _ • L.( pcs.t � • v _\ ( Print: )ate of Lando ner kl`--- ~ Date of Timber n wner - gna re: L • Date of Operator Signature: • FORM DNR 0Q-19 (1-95) • 0 '96 09:54 I D:SP! :G I ON FAX:1-360='--'5-1672 PAGE 2 FORES T PRACTCE BASE VAR . .. . 1OWNSEII I' 2. .3 NORTH , RANGI• 05 FAS'T ( W . M . ) , SL CT I ON 31 AI' Pr.I CAT I0N I TRIAD JOB NO. 95-202 SCALE 1" = 500' FEET SPRI GBROOK R u Ty\L D ; • !I f _ I • / Zip V1\: \ . Al , . , • , . . i . . .,..,., . . , , ; . , • A , ., A, 0,. \,_ l • / ,/ r\ ,:,•.�,.�a T "ICA,I : TE �O DARY I .�..: I 1i!1111111, 1II�, I !� • I i /i1j;l l,jillI1 ' 'Ili ,II• I I. IILi a,,s: -+�_ I .. n.7.. ,� ; III ! • ad{. irl�tit ee+` j • I / i M I, '! • Ifu4rtit'ni 1�t r ' •' ) Eli , / / . 2 I ; 11C7 19 , 3d I ! 1 I • sty. !! -s)1 \.7, ) I 7‘ . N I • la I j • 1 1 p.LE14RING OF ROADS AND UTILITIES ONLY • SCALE • 0 MO 2000 3000 4000 5000 6000 1 I•I ll.__l.la.11 T:0:EJ' ••••=-_1 I I.I.MOICIIIII I nu__..."' ""' .11.1.i:t Lain w.ifl•1:Ii=-- __ •••-:= FEET 1 Mile (:ado le MAP DALE: Mardi 26, 1996 CONTOUR INIERVAI : 40 feel I. FGIN[) : See Insli ucl ions . ) 'NM) 21 [DISCI AIMER : See Legend. • ® CITY OF RENTON Construction Permit Permit Number C 9 6 016 5 Permission is hereby given to do the following described work, according to the conditions hereon and according to the approved plans and specifications pertaining thereto, subject to compliance with the Ordinances of the City of Renton. Work Description INSTALL UTILITIES AND PAVING FOR 90 UNIT CONDO • DEVELOPMENT IMPROVEMENTS . ALL CONSTRUCTION PER ADDENDUM A AND THE APPROVED PLANS FOR THIS PROJECT HEREBY INCORPORATED BY REFERENCE AS PART OF THIS PERMIT. fivr Job Address 4700 & 4 614 TALBOT RD S - DWG RSW2 2 5 3 JUL 19 1996 Li V1'� „1 Owner TALBOT DEVELOPMENT ASSOCIATES LP 703 SKINNER BLDG 1326 5TH AV SEATTLE WA 98101 Contractor • UNIVERSAL/LAND CONST CO Contractor's License UNIVELC159RL PO BOX 329 Contractor's Phone (2 0 6) 4 8 3-6 2 0 0 WOOD I NV I LLE, WA 9 8 0 7 2 City License 6 0 5 9 Contact TRIAD ASSOCIATES Contact's Phone 2 0 6-8 21-8 4 4 8 Other Information Date Issued 0 7/16/19 9 6 Work Order 87887 Date of Expiration 01/12/19 9 7 Parcel Number Date Finaled Inspector's Name BURGY, MARV Inspector's Phone 2 0 6-9 9 9-18 2 7 It is understood that the City of Renton shall be held harmless of any and all liability, damage or injury arising from the performance of the work described above. You will be billed time and material for any work done by City staff to repair damages. Any work performed within the right-of-way must be done by a licensed, bonded contractor. Call 277-5570 one working day in advance for inspections. • Locate utilities before excavating. Call before you dig-48 Hour Locators 1-800-424-5555 I hereby certify that no work is to be done except Subject to compliance with the Ordinances of the as described above and in approved plans, and that City of Renton and information filed herewith this all work is to conform to Renton codes and permit is granted. ordinances. X X /4 ,a Applicant Public Wor s Rep Q THIS PERMIT MUST BE POSTED AT THE JOB SITE AT ALL TIMES. BD3203e 08/94 iif ;y ® CITY IF RENTON Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator July 5, 1996 Alan Fure 11814 115th Avenue NE Kirkland,WA 98034-6923 SUBJECT: LUA 96-004, SPRINGBROOK LOT LINE ADJUSTMENT Dear Mr.Fure Here is a copy of the comments from the Property Services division for you records. If you have any further questions please call me at 235-2550. Sincerely, / t Jenny Bartzv Project Manager 200 Mill Avenue South - Renton, Washington 98055 ®This paper contains 50%recycled material,25%post consumer CITY OF RENTON MEMORANDUM DATE: July 5, 1996 TO: Sonja Fesser, Property Services FROM: Jenny Bartz, Extension #6170 SUBJECT: LUA-96-004, LLA, Springbrook Lot Line Adjustment Attached is the most recent copy of the above-referenced final plat short plat lot line adjustment binding site plan map and short plat certificate for final review. If all Property Services concerns have been addressed and you are now able to recommend recording of this plat, please initial this memo below and return to me as soon as possible. However, if you still have outstanding concerns or require additional information in order to recommend recording, please send a written summary at your earliest convenience. Thank you. Property Services approval: Name Date cc: Yellow File CITY OF RENTON MEMORANDUM DATE: July 5, 1996 TO: Plan Review FROM: Jenny Bartz, Extension #6170 SUBJECT: LUA-96-004, LLA, Springbrook Lot Line Adjustment Attached is the most recent copy of the above-referenced final plat short plat lot line adjustment binding site plan map for final review. If required improvements have been installed and/or deferred and any other Plan Review concerns have been addressed and you are now able to recommend recording of this plat, please initial this memo below and return to me as soon as possible. However, if you still have outstanding concerns or require additional information in order to recommend recording, please send a written summary at your earliest convenience. Thank you. Plan Review approval: ? V.4 .7/$ qt. Name Date 111 5l1 07 cit,l'79 1 wq/vv► e e eq'e( cc: Yellow File 4.01 L t 4. /141/0iNkRA to Dte SA' hveIu si.e►,t to D GGcl1) aitd Se a va le pevw it,. CITY IF RENTON "LL Office of the City Attorney Jesse Tanner,Mayor LaCwrencITYn=e i,J.Warren DEVELOPMENT PLANNINr" En'Tnn, MEMORANDUM JUN 1 81995 RECEIVED'Jenny Bartz, Development Services VE ' From: • Lawrence J. Warren, City Attorney Date: June 17, 1996 Subject: Springbrook Lot Line Adjustment The document that I have reviewed is very awkward. Normally, when a person owns two parcels of property, they-cannot grant easements:to.themselves as:the easement merges with their fee title. You can't have more than full ownership over,a piece'of property. I am not sure why the City wishes to have this access and utility, easement at this'time. Normally, such an easement would be necessary'when,the property is developed and then it would be in the form of a restrictive covenant or dedication to the public. Although the document appears to be in appropriate legal form,. I have serious doubts whether or not it accomplishes ,anything. I also-have timing concerns and believe that there,:must be a better way to accomplish whatever is being sought to be accomplished by this document. Perhaps you could give me a call and we could discuss what is intended by this document. • • Lawrence J. Warren : LJW:as. cc Jay Covington . A8:123.76/ Post Office Box 626 - 100 S. 2rid Street- Renton; Washington 98057 (206)255-8678 :; This paper contains 50%recycled material,20%post consumer CITY OF RENTON PLANNINGBUILDING/PUBLIC WORKS MEMORANDUM DATE: June 14, 1996 TO: Larry Warren FROM: Jenny Bartz,Development Services SUBJECT: Springbrook Lot Line Adjustment Please review attached access and utilities easement agreement as to form. This easement will be used to access the currently landlocked parcel C. (see attached) Thank You MEMO.DOT/ - y r j: ' 4, t NMI March 14, 1996 C UILDING DIVISIO .! TRIAD ASSOCIATES Mr. Mark Pywell, MCP Senior Planner-Development Services Division Project Management City of Renton Planning Department Civil Engineering 200 Mill Avenue South Land Surveying Renton, WA 98055 Land Use Planning Landscape Architecture Site Design RE: Springbrook Triad Job Number 95-202 Dear Mark, Attached for your review is a print of our proposed "final" site plan. This site plan includes the minor modifications requested within the Preliminary Site Plan Approval conditions. We are beginning final engineering and landscaping design, using this site plan as a base. Please let me know as soon as possible if there is anything in this site plan inconsistent with the city's preliminary site plan approval. Thank you again for your assistance. Sincerely, TRIAD ASSOCIATES Roy E. Lewis, Jr., P.E. Senior Project Engineer • REL/wp Attachments as Noted cc: Mr. Tom Ichelson (Environmental Development Corporation) Mr. Kelly Riordan (Milbrandt Architects) Computer Disk Included 11814 115th Avenue NE,Kirkland,Washington 98034-6923 Phone 206.821.8448 Toll Free 800.488.0756 Fax 206.821.3481 i Y i .1Y 44'(Id 11:.2 L. V Lji inAi0 FEB 2 9 1996 RECEIVED WASHINGTON STATE DEPARTMENT OF CITY OFYE'N<ON Natural Resources FuBI igtERI 1FEft; BE,gtHER ��p q 'Commissioner of Public Lands MAR 1 9 1996 KALEEN COTTINGHAM Supervisor DEVELOPMENT PLANNING CITY OF R!NTON • DATE: February 22, 1996 TO: Greg Zimmerman, Administrator Department of Planning/Building/Public Works City of Renton 200 Mill Avenue South Renton, WA 98055 FROM: David John Weiss Resource Protection Specialist South ,Puget Sound Region SUBJECT REVIEW OF: LUA-96-004 , SA,LLA,ECF ACTION SPONSOR: Triad Associates (Mr. Alan Fure) PROJECT: Springbrook Residential Development [] We do not have an interest in the above project and have no comments on the proposal. [X] We do have an interest in the above project and wish to • make the following comments: A *forest practices permit will be required for the harvest of timber associated with this project. cc: Dave Dietzman - SEPA Center - Lands and Minerals DNR SEPA#: 009820 SOUTH PUGET SOUND REGION 128329 SE 448 ST I PO BOX 68 I ENUMCLAW,WA 98022-0068 I FAX (360)825-1672 I TEL:(360)825-1631 Equal Opportunity/Affirmative Action Employer RECYCLED PAPER `~4, Ate, CITY OF RENTON PLANNINGBUILDING/PUBLIC WORKS MEMORANDUM DATE: June 11, 1996 TO: Bob Arthur FROM: Mark Pywell SUBJECT: pringbrook Residential Development I have reviewed the changes you noted to buildings# 1, 14, 15, and 17. The buildings shown at the public hearing have fewer modulations in the exterior walls than those dated 5-7-96. These changes are,minor and probably reflect minor changes to the interior layouts of the units within the buildings in order to improve the layout of the rooms and internal circulation between rooms. The buildings still provide adequate front yard setbacks. Therefore,the changes are acceptable and approved. If you have any further questions regarding this project,please feel free to contact me at ext. 5586. cc: Yellow File White File MEMO.DOT/ WM V . _",-ry OF RENTON lVED TRIAD ASSOCIATES ,fm 12 1996 Project Management June 10, 1996 .�i.,ri.,..,ervh DIVISION Civil Engineering Land Surveying Land Use Planning • Landscape Architecture Jenny Bartz Site Design Development Services Planning/Building/Public Works City of Renton 200 Mill Avenue South Renton, WA 98055 RE: Springbrook #LUA 96-004 Triad Job No. 95-202 Dear Jenny: As you requested, I have enclosed a draft of the access and utilities easement agreement for you to review with your City attorney. Please review this agreement as to form. I will be adding the legal descriptions as noted. Please give me a call if you have any questions. . Sincerely, TRIAD jiIATES (bmAlan D. , E. Vice President ADF/jh Enclosure pc: Mr. Jim O'Donnell 11814 115th Avenue NE,Kirkland,Washington 98034-6923 Phone 206.821.8448 Toll Free 800.488.0756 Fax 206.821.3481 roil CITY ►F RENTON 'NIL Planning/Building/Public Works Department Jesse Tanner,Mayor - Gregg Zimmerman P.E.,Administrator March 20, 1996 Mr.Al Fure • Vice President Triad Associates 11415 NE 128th Street Kirkland, WA 98034 Subject: Springbrook Residential Development • Dear Mr. Fure: • This letter arrived from the Department of Natural Resources. You will need to obtain the appropriate permits from the Department prior to the logging of any trees from this site. Sincerely, • Mark R. ell, AICP Project Manager • • 200 Mill Avenue South - Renton, Washington 98055 This paper contains 50%recycled material,25%post consumer FEBC v REC V GD WASHINGTON STATE DEPARTMENT OF ;��� r�, Natural Resources •_,,• 1IJENNIFER-M.BECCHER 'Commissioner of Public Lands MAR 1 9 1996 KALEEN COTTINGHAM Supervisor DEVELOPMENT PLANNING CITY OF RENTON • DATE: February 22, 1996 TO: Greg Zimmerman, Administrator Department of Planning/Building/Public Works City of Renton 200 Mill Avenue South Renton, WA 98055 FROM: David John Weiss Resource Protection Specialist South Puget Sound Region SUBJECT REVIEW OF: LUA-96-004 , SA,LLA,ECF ACTION SPONSOR: Triad Associates (Mr. Alan Fure) PROJECT: Springbrook Residential Development [] We do not have an interest in the above project and have no comments on the proposal. [X] We do have an interest in the above project and wish to make the following comments: A *forest practices permit will be required for the harvest of timber associated with this project. cc: Dave Dietzman - SEPA Center - Lands and Minerals DNR SEPA#: 009820 SOUTH PUGET SOUND REGION 128329 SE 448 ST I PO BOX 68 I ENUMCLAW,WA 98022-0068 I FAX:(360)825-1672 I TEL:(360)825-1631 �� A. Equal Opportunity/Affirmative Action Employer RECYCLED PAPER `p 1C0 -004 BOARD OF PUBLIC WORKS 8:30 a.m. Renton Municipal Building Wednesday,March 13, 1996 5th Floor Conference Room IN ATTENDANCE: VISITORS: Jim Chandler, Building Official Tom Ichelson, Springbrook Dave Christensen,Utilities Systems Al Fure, Springbrook Kevin Milosevich, Police Department Martin Seelig, Street Vacation Art Larson,Fire Department Neil Watts, Plan Review Paul Lumbert, Plan Review Tom Boyns, Technical Services Cindy Kartes,Recording Secretary MINUTES 1. CALL TO ORDER: The meeting was called to order at 8:37 a.m. by acting Chairman Tim Chandler. 2. APPROVAL OF MINUTES: Moved by Christensen, seconded by Larson, to approve the meeting minutes dated February 28, 1996. MOTION CARRIED. 3. REQUESTED ACTION: • VARIANCE, Springbrook by Triad Associates, 4614 and 4700 Talbot Road S, applicant requests a variance for a driveway slope. Action: Moved by Christensen, seconded by Larson, to approve applicants request for a driveway slope variance not to exceed 15%, and that the applicant install a slotted drain the full width of the driveway. MOTION CARRIED. • STREET VACATION; VAC 96-001, applicant, Martin Seelig/Shurgard requests a vacation of that portion of S.W. 21st street lying between Lind Avenue S.W. and the West Valley Road. Action: Moved by Christensen, seconded by Larson, to recommend to Council the approval of the request for a street vacation and modify staff recommendation to read as follows: That the City retain an easement of 15 feet in width centered on the centerline of the Right-of-Way being vacated, and postpone the condition that existing curb cuts at Lind Avenue SE and East Valley Road be replaced by continuous curbs until such time as development occurs. MOTION CARRIED. 4. OLD BUSINESS: • OFF-SITE DEFERRAL; Book Bales Plat, tabled from last meeting. Information: Staff advised the Board that the applicant had withdrawn their request for a deferral. BOARD OF PUBLIC WORKS March 13, 1996 Meeting Minutes Page 2 • VILLAGE ON UNION, request for partial release of security agreement. Update: Staff briefed the Board on this project noting that the original Letter of Credit for $262,500 was being reduced to $79,500 to cover the only remaining item of this deferral for the final lift of paving. • ASSUMPTION OF OFF-SITE DEFERRAL, applicant Clifford Gray requests clarification on amount required for assumption of deferral for the Del-Mar Building from Minietta/Anderson. Issue: Paul Lumbert,Project Engineer, informed the Board that a motion had been made previously to accept a Letter of Credit from the applicant in the amount of$35,000. This amount had been based on an amount supplied by the applicant on a Line of Credit he had obtained from a financial institution for the purpose of assuming the deferral. With the City's determination that the Line of Credit was not acceptable because it did not tie the amount to the project, the applicant was instructed to obtain a Letter of Credit. The applicant has complied and submitted a Letter of Credit for$33,000 to replace the Muuetta/Anderson Letter of Credit the City currently holds on the deferral in the amount of$33,000. Staff requests the Board to approve the acceptance of this Letter of Credit for$33,000 in lieu of the Line of Credit of$35,000. Action: Moved by Christensen, seconded by Larson, to accept a Letter of Credit from the applicant on the assumption of this deferral in the amount of$33,000. MOTION CARRIED. 5. COMMENTS AND ANNOUNCEMENTS: 6. ADJOURNMENT: The meeting was adjourned at 8: 55 a.m. f pin C..•_ '� . itrj L) � FEB 2919.6 REC V 'D WASH I NGTON STATE DEPARTMENT OF crrY OF RENTON Natural Resources PUBLC issSio erof Public Lands MAR 1 9 1996 KALEEN COTTINGHAM Supervisor • DEVELOPMENT PLANNING CITY OF RENTON DATE: February 22, 1996 TO: Greg Zimmerman, Administrator Department of Planning/Building/Public Works City of Renton 200 Mill Avenue South Renton, WA 98055 FROM: David John Weiss Resource Protection Specialist South Puget Sound Region SUBJECT REVIEW OF: LUA-96-004, SA,LLA,ECF ACTION SPONSOR: Triad Associates (Mr. Alan Fure) PROJECT: Springbrook Residential Development [] We do not have an interest in the above project and have no comments on the proposal. [X] We do have an interest in the above project and wish to make the following comments: A *forest practices permit will be .required for the harvest of timber associated with this project. cc: Dave Dietzman - SEPA Center - Lands and Minerals DNR SEPA#: 009820 SOUTH PUGET SOUND REGION 128329 SE 448 ST I PO BOX 68 I ENUMCLAW,WA 98022-0068 I FAX:(360)825-1672 I TEL:(360)825-1631 Equal Opportunity/Affirmative Action Employer RECYCLED PAPER `O �►117ETR0 King County Department of Metropolitan Services Planning„and Real Estate Division • • :821..Second Ave.,.M.S.120' •.` Seattle,WA 98104-1598 • . (206) 684-1168 • • Fax..(206);684-1900 '. March 6;:1996 Cityof:Renton DEVELOPMENT PLANNING Environmental Review Committee:. (OF.PFr\ITCN, • Jennifer-Toth"..Henning,,Project Manager ':.• • 200'Mill'Avenue:South`. ' Q .�9�� Renton,.WA•9.8055 • _ . :. ., ' = SUBJECT.:: :Springbrook Residential Project; LU 4-96-004,SA,LLA,ECF ; Dear MS: Henning:.' Metro Transit• .staff:have reviewed'this proposal:and have.the-following .. _ Comments.'.The,closest;service to the.site are:routes.155`arid 1:69 on.Carr'Rd.. at ' •Talbot_Rd:. Both of those routes operate seven:days:a week throughout:the day • and the'evening Route 163 is'a:peak-hour:only commuter:route whjch.operates from the same"location.. :If you have any questions, please. call.:Liz Gotterer,. .'•` : : Metro Transit Planner;;at 684-1647. Thank your .. Direct pedestrian and bicycle access should be provided to routes:155:and''169 • on Carr. Rd. at Talbot Rd.: Pedestrian circulation:on site and to:Talbot Rd:: ;. "• : appear to be adequate.: :However,. staff would recommend providing a Pathway:: •":.'through the development leading:to Carr-Rd: in'order to provide more direct • • access to•transit from-all parts of the site:' • . • Thank you for.the-opportunity to review and comment: Sin:cerely,' Gary Kri'edt, Environmental.Planner.: Environmental Planning;and Real Estate.Group RecycleAPaper• ter• VTWashington State Northwest Region "; Department of Transportation 15700 Dayton Avenue North P.O. Box 330310 Sid Morrison Seattle,WA 98133-9710 Secretary of Transportation March 1, 1996 (206)440-4000 DEVELOPMENT PLANNING CITY OF RENTON • Mr. Peter Rosen MAR 0 71996 City of Renton,Project Manager 200 Mill Avenue South RECEIVED Renton WA 98055 SR 167 MP 24.1 CS 1765 Springbrook Condominiums Traffic Analysis Review File No. LUA-96-004,SA,LLA,ECF Dear Mr. Rosen: We have reviewed the subject Springbrook Condominiums (90 units) which, will be located on the east side of Talbot Road South at about 48th Street. We have the following comment. This project will have 47 new trips at the interchange of SR 167/41st and 43rd Street on and off ramps. We recommend that this development pay a pro rata share of the cost for the ramp widening to the States project 15th Street SW to South Grady Way HOV Lanes Stage 3. 41st Street on and off Ramps Pro Rata share Traffic W/O Project 2518 Traffic With Project 2532 Difference 2532 -2518 = 14 14 = 0.00553 x $ 631,606 =$ 3,492.29 2532 • 43rd Street on and off Ramps Pro Rata Share Traffic W/O Project 3918 'Traffic With Project 3951 Difference 33, 33 =0.00835 x$ 505,657=$ 4,223.40 3,951 Total Pro Rata Share $3,492.29 + 4,223.40 =$7,715.70 • ./ `imp Page 2,March 1, 1996 . SR 167 MP 23,70 CS 1766 Springbrook Condominiums Traffic Analysis Review File No. LUA-96-004,SA,LLA,ECF If you have question contact Don Hurter at 440-4664 or Vickie Erickson at 440-4915 of Developer Service section. zSin erely, /6// ' ROBERT A. JOSEPHSON, PE Manager of Planning&Local Coordination VEE:vee File Name RAetIII l.Doc ;; -,;; CITY __,_-IF RENTON .IL a w.r Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator March 7, 1996 - Mr.Alan Fure, PE Triad Associates 11814- 115th Avenue NE Kirkland,WA 98034 • SUBJECT: Springbrook Residential Development Project No. LUA-96-004,SA,LLA,ECF Dear Mr. Fure: - • 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. This decision is final and application for the appropriately required permits may proceed. Mitigation Measures and Conditions must be complied with prior to issuance of permits. If you have any questions, please feel free to contact me at 277-5586. For the Environmental Review Committee, WA Mario R. P ell,AICP Project Manager • cc: Thomas Ichelson/Representative of Owners Parties of Record: John L. Scott Land Department; Mr. Roy Foumier • FINAL.DOC 200 Mill Avenue South - Renton, Washington 98055 ®This paper contains 50%recycled material,25%post consumer G S On the , t day of Yup , 1996, I deposited in the mails of the United States, a sealed a veloPa containing KQ?cr C and t€os 1 cm documents. This information was sent to: Name Representing -111avvvis k e.tsuv MGAN FW'... Fewrnier 3otnve Scat# Lav‘cd Develo nnev. (Signature of Sender) 'U i0. �. . STATE OF WASHINGTON ) ) SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that C L r.J eA signed this instrument and acknowledged it to be his/her/their free and voluntary act for a uses and purposes mentioned in the instrument. Dated: ►��c� lq��o Notary Publlic�i'n and for the Stat o Washington ``� Notary (Print) k J,1� N VIA C 1,t -c 47 0+T 4 M, - My appointment expires: 6 ,6 9' der. d+ • v, at,Q�,; 0. •. 1 /-y/, at, S£ � tea- C moo-�i �' , • fP42 5214. S,?v~vY1bvooL7 CC6‘ cet4h e�rr. oPrnjAt , roject'aJ amber: NOTARY.DOC • —3 • s • CITY OF RENTON Report DEPARTMENT OF PLANNING/BUILDING/PUBLIC WORKS ENVIRONMENTAL REVIEW& Decision ADMINISTRATIVE LAND USE ACTION DECISION DATE February 13, 1996 Project Name Springbrook Residential Development Applicant Triad Associates/Alan Fure File Number LUA-096-004,SA,ECF Project Manager Mark R. Pywell, AICP Project Description The applicant seeks approval to develop the property with 45 single family condominium units in two, three, and four unit townhouse style buildings together with 45 multi-family condominium units in five, nine-unit, three-story buildings. In addition,the applicant has submitted a lot line adjustment in order to combine the existing three lots into two parcels. One parcel would include the area proposed for development and the second lot would include the remainder of the existing lots. Project Location 4614 &4700 Talbot Road South Exist. Bldg. Area sf N/A Proposed New Bldg. Area N/A Site Area 11.53 acres Total Building Area sf N/A - - 1II �flj_r�p��ry' J SITE-1•: -_- f.� •w —i'•r•�{I i I- • SPRNGBROOK NBG BOR-$OOD DETAL MAP Project Location Map - SITERC.DOC , • City of Renton P/B/PW Department Environmental Deb- ,,ation&Administrative Land Use Action SPRINGBROOK RESIDENTIAL DEVELOPMENT LUA-96-004, SA, ECF REPORT AND DECISION OF FEBRUARY 13,1996 Page 2 of 19 Part One: PROJECT DESCRIPTION/BACKGROUND The applicant seeks approval to develop the property with 45 single family condominium units in two, three, and four unit townhouse style buildings together with 45 multi-family condominium units in five, nine-unit, three-story buildings. In addition, the applicant proposes to segregate lots B and C into a configuration which relates solely to the site plan application. This segregation will be accomplished through the lot line adjustment process. The entire property is 11.53 acres and is comprised of three lots. One of the existing lots is 655 feet in depth and the other two are 1309 feet in depth. Under a separate permit a lot line adjustment is being processed. The intent of the lot line adjustment, as prepared by the applicant, is to separate the steep slope and upland portion of the two lots that are 1309 feet in depth and to create two lots fronting on Talbot Road. The front two lots would be developed as the Springbrook Residential Development and the remainder of the property would be reserved for future development. The project area, that will be created through the lot line adjustment, is 6.97 gross acres. The proposed lot line adjustment will result in_a lot that is land locked, however, given the steep topography, it would be extremely difficult to create a street system to access the rear of the property. To address access to the rear lot, although not with a street, a 10 foot utility easement will be required that can also serve as access to the property. Staff is also requiring as part of the lot line adjustment, that a covenant be recorded on the land locked lot to which would require a street access to the property prior to development. The applicant is proposing to construct multi-family residential buildings with nine units per building. A strict interpretation of Code would require the applicant to submit a master plan for the site in order to be able to construct nine unit buildings. Without the submittal of a master plan the applicant is limited to eight units per building. The problem the applicant faces is that the City has not adopted a master plan process. Thus, the applicant is told that he can achieve a certain unit count per building but is not given the opportunity to achieve that end. A recent Administrative Determination has accepted Site Plan Review a s the appropriate review process in lieu of the master plan. There are two existing homes on the property to be developed under this proposal. These homes will be removed as part of the initial site preparation for the project. Part Two: ENVIRONMENTAL REVIEW A. Environmental Impacts The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether the applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction with the proposed development. Staff reviewers have identified that the proposal is likely to have the following probable impacts: 1) Earth Impacts The applicant is proposing to develop a 6.97 acre portion of the project site, the remainder of the site would be separated off into a lot that may be developed at a future date. The project site (the 6.97 gross acres) has a maximum slope of 25%. Slopes less than 25% may be used for construction of buildings without significant issues regarding slope stability being raised. SITERC.DOC • • • City of Renton P/B/PW Department Environmental Deb ation&Administrative Land Use Action SPRINGBROOK RESIDENTIAL DEVELOPMENT LUA-96-004, SA, ECF REPORT AND DECISION OF FEBRUARY 13,1996 Page 3 of 19 The applicant has submitted an analysis prepared by The ERC Group, dated September 21, 1995. This analysis reviewed the entire site for the possibility of wetlands. The study found that there are no wetland on the project site. There are areas with some of the characteristics of wetlands but not all of the characteristics required by the Corps 1987 manual are present. In accordance with the City's Wetland Management Ordinance, no wetland mitigation measures are required for this site. The on-site grading will include the exportation of 25,000 cubic yards of material. An additional 5,000 cubic yards of cut material will be used as fill on-site. Due to the extent of the grading all existing vegetation will need to be removed. This includes a large number of trees many of which are of a significant size (over 6" dbh). The applicant has submitted a landscape plan that will be discussed in detail later in this report. The geotechnic report, prepared by Terra Associates, recommends that when grading is completed, slope faces should be thoroughly compacted and track-walked and then appropriately vegetated or provided with other physical means to prevent erosion. City staff recommend that the applicant hydroseed or otherwise stabilize all slope areas where further construction activities will not occur within 60 days of the completion of the grading. This will prevent erosion prior to the installation of the landscaping that is normally one of the last steps of the construction process. Mitigation Measures See Measures listed below under section "Environmental Determination" Policy Nexus SEPA Ordinance, Mining, Grading, & Excavation Ordinance, Land Clearing and Tree Cutting Ordinance 2) Air Impacts An increase of some airborne dust particulate could occur during the construction of this project. Short term impacts include emissions from automobiles and construction equipment; long term impacts will be those associated with automobiles and other emissions associated with residential development. The impacts from dust, associated with the grading of the site and construction activities, will be mitigated by the actions required by the temporary erosion control plan, such as sprinkling the site. Emissions from heating sources, automobiles and construction equipment are already regulated by State and federal agencies. Mitigation Measures No further mitigation measures are required. Policy Nexus N/A 3) Water Impacts The geotechnic report already identified areas of the site where groundwater was found near the surface. As part of the construction of the project the applicant will need to install drainage facilities in order to be able to work on the surface. The applicant has also submitted preliminary drainage analysis for the project. All storm water will be directed to a storm water system that will be designed in accordance with City requirements. The preliminary design work has been accepted by City staff. Mitigation Measures No further mitigation measures required. Policy Nexus N/A 4) Utilities and Services Impacts The project as proposed could have adverse impacts on the public roads, fire service, and existing park facilities and recreation programs. SITERC.DOC • • City of Renton P/B/PW Department Environmental Det` ation&Administrative Land Use Action SPRINGBROOK RESIDENTIAL DEVELOPMENT LUA-96-004, SA, ECF REPORT AND DECISION OF FEBRUARY 13,1996 Page 4 of 19 Mitigation Measures: In order to mitigate these impacts the City has adopted impact mitigation fees. The applicant will be required to submit the following mitigation fees. Fire Mitigation $388 per residential unit($388 x 90 units= $34,920.00) Parks and Recreation $530.76 per single-family dwelling unit and $354.51 per multifamily unit ($530.76 X 45 single family unit= $23,884.20) + ($354.51 x 45 = $15,819.30) = $39,703.50. Transportation Mitigation - A traffic analysis was prepared by Transportation Planning & Engineering, Inc. The analysis determined that 19 trips per day were being generated by the existing single-family homes on the project site. At full build-out the project will generate 596 trips per day. This provides a net increase of 577 trips per day. The City-wide transportation mitigation fee of$75.00 per trip is assessed on the net increase in traffic. ($75.00 per trip x 577 trips = $43,275.00) Policy Nexus Park Mitigation Fee Ordinance, Fire Mitigation Fee Ordinance, Transportation Benefit Fee Ordinance, SEPA 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 15 day Comment Period with Concurrent 14 day Appeal Period. Issue DNS with 15 day Comment Period with Issue DNS-M with 15 day Comment Period Concurrent 14 day Appeal Period. followed by a 14 day Appeal Period. C. MITIGATION MEASURES: 1. The applicant shall, in order to mitigate adverse impacts to fire services, pay a mitigation fee of$388.00 per unit at that time of issuance of building permits. 2. The applicant shall , in order to mitigate adverse impacts to the existing City park facilities and recreation programs, shall pay a mitigation fee of $530.76 per single-family residential unit & $354.51 per multi-family dwelling unit prior to the issuance of building permits. 3. The applicant shall, in order to mitigate adverse impacts to the City's transportation system, pay a mitigation fee of$75.00 per trip generated by proposed development and based upon the net increase in daily trips. This fee shall be submitted to the City prior issuance of building permits. 4. The applicant shall, in order to prevent erosion, hydroseed or otherwise stabilize all slope areas, in accordance with the recommendations contained in the report by Terra Associates, within 60 days of the completion of the grading activities. SITERC.DOC • N; • • City of Renton P/B/PW Department Environmental Det_____Giation&Administrative Land Use Action SPRINGBROOK RESIDENTIAL DEVELOPMENT LUA-96-004, SA, ECF REPORT AND DECISION OF FEBRUARY 13,1996 Page 5 of 19 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. SANITARY SEWER UTILITY 1. There is a City of Renton 8"sanitary sewer main in Talbot Rd. S. north of the site. City of Renton System Development Charge (SDC) apply at the multi family rate. Please see Property Management. fee review sheet for more details. 2. This project is required to extend an 8"sanitary sewer main to serve the project in Talbot Rd. S. 3. This project shall provide 8"sanitary sewer stubs to the west side of Talbot Rd. S. 4. The applicant for this project may be requested to extend the sewer to the south along the full frontage of the parcel being developed unless it can be demonstrated on the engineering plans that it is not feasible to provide service to properties farther south due to the topography. WATER UTILITY: 1. Site is not located in the Aquifer Protection Zone and is in the 350 Zone. 2. There is a 12"watermain in Talbot Rd S. 3. All fire hydrants must be capable of delivering a min. of 1,000 GPM. 4. Additional fire hydrants may be required. 5. Fireflows that exceed 2500 GPM require a looped watermain system around the building. 6. Water mains need to be stubbed out to the north and to the south (internal) property lines for future connections, this section of the main from the north property line to the south property line of the parcel shall be a 10" main. 7. Pressure Reducing Valves may be required. 8. System Development Charge (SDC) apply at the multi family rate. See Property Management. fee review sheet for more details. DRAINAGE UTILITY: 1. Drainage system shall be designed in accordance with the 1990 KCSWDM. 2. A Level 1 Downstream analysis has been submitted and reviewed by the Plan Review Section. The conceptual drainage plan report is approved for this project. 3. System Development Charge (SDC) apply and shall be due for this project. See Property Management. fee review sheet for more details. STREET IMPROVEMENTS: 1. Curb, gutters and sidewalks and City street lighting are all required on Talbot Rd. S. 2. This project shall design and install a 22' paving section on Talbot Road S. as measured from the centerline of the right-of-way on Talbot Road S. to maintain the alignment. SITERC.DOC I 5 • • City of Renton P/B/PW Department Environmental Det<:_____iation&Administrative Land Use Action SPRINGBROOK RESIDENTIAL DEVELOPMENT LUA-96-004, SA, ECF REPORT AND DECISION OF FEBRUARY 13,1996 Page 6 of 19 3. The project shall design and install a 6'sidewalk adjacent to the curb line on Talbot Rd. S. 4. A Traffic report has been submitted. See attached memo from Neil Watts for details. 5. The following are recommendations: We recommend a 24' paving section on the internal loop private street with 4'sidewalks on both sides and we have no objections to using rolled curbs since this street is private. We recommend that the first 280'feet (approximately) on the south entry be designed as a 28' paving section with parking on the north side yet still installing 4'sidewalks on both sides. Private street lighting shall conform to City Standards for illumination levels and for uniformity ratios as established by City Code. Private street lighting on this private street would require an electrical permit. We recommend that the private street is named using standard City names and include street name sign labeling as private streets. GENERAL PLAN REVIEW COMMENTS: 1. 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. Permit application must include an itemized cost estimate for these improvements. The fee for review and inspection of these improvement is 5% of the first $100,000 of the estimated construction costs; 4% of anything over$100,000 but less than $200,000, and 3% of anything over$200,000. Half of the 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. See Drafting Standards. FIRE PREVENTION BUREAU 1. The preliminary fire flow required is 2,250 gpm (gallons per minute). Three hydrants are required. One fire hydrant is required within 150-feet of the proposed structure and two hydrants are required within 300-feet of the structure. 2. An approved fire sprinkler system is required to be installed throughout buildings numbered 1, 2, 5, 6, 7, 8, 14, 15, 17, and 19. 3. An approved alarm system is required to be installed throughout all the buildings. 4. Access for Fire Department apparatus appears to be adequate. POLICE DEPARTMENT - 1. Police estimate 87.93 calls for service annually, based on the type and number of individual units. 2. It is recommended that each unit's front door be solid-core with peep-holes and dead-bolt locks. Because some of the front doors occur at a right-angle to the stairs, Police staff recommend that lighting be placed at an angle so that a person standing in this area will cast a shadow. This will enable home owners to see if someone is in the doorway to their home and help to eliminate this blind spot. 3. Units need to have their address numbers clearly visible from the streets. This will aid police and other emergency vehicles in locating the units in the event assistance is required. 4. Recommend lighting in parking lots that are adjacent to buildings 1, 2, 5, 8, 14, 15, and between 16 and 17. This will help to reduce the number of thefts from vehicles in these parking lots. In the area between buildings 15-19, SITERC.DOC • City of Renton P/B/PW Department Environmental Det_.... ation&Administrative Land Use Action SPRINGBROOK RESIDENTIAL DEVELOPMENT LUA-96-004, SA, ECF REPORT AND DECISION OF FEBRUARY 13,1996 Page 7 of 19 there are sidewalks and a grassy area with trees. Recommend that these sidewalks have security lighting to illuminate the area. 5. Police recommend a tot-lot on site as children have no place to play. CONSTRUCTION SERVICES 1. Structural Engineer to design, inspect and approve in writing any retaining walls needed over 4-feet in height. This would include foundation walls in retention. 2. The soils engineer will need to act as a special inspector during grading/filing and approve sites in writing to the City of Renton, Building Official prior to any construction on-site. 3. Soils Engineer will need to approve excavations prior to placement of any concrete. SITERC.DOC • • City"of Renton PIBIPW Department Environmental Det` 'iation&Administrative Land Use Action SPRINGBROOK RESIDENTIAL DEVELOPMENT LUA-96-004, SA, ECF REPORT AND DECISION OF FEBRUARY 13,1996 Page 8 of 19 Part Three: ADMINISTRATIVE LAND USE ACTION Report & Decision A. Type of Land Use Action x Site Plan Review Shoreline Substantial Development Permit Conditional Use Binding Site Plan Special Permit for Grade&Fill Administrative Code Determination B. Exhibits The'following exhibits were entered into the record: Exhibit No. 1: Yellow file containing: application, proof of posting and publication, environmental review and other documentation pertinent to this request. Exhibit No. 2: Drawing No. 1 of 7, Site Plan(Received January 9, 1996). Exhibit No. 3: Drawings No. A-1 to A-8, Building Plans(Received January 9, 1996). Exhibit No. 4: Drawing No. 6 of 7, Landscape Plan (Received January 9, 1996). Exhibit No. 5: Drawings No. 3, 4, &5 of 7, Site Civil (Received January 9, 1996). C. Consistency with Site Plan Review Criteria: In reviewing the proposal with respect to the Site Plan Approval Criteria set forth in Section 4-31- 33(D) of the Site Plan Ordinance, the following Issues have been identified by City Departmental/ Divisional Reviewers: 1. GENERAL CRITERIA: a. Conformance with the comprehensive plan, its elements and policies; The Residential Planned Neighborhood designation was intended to promote the creation of new neighborhoods distinguished by higher densities and mixtures of housing types. Although developments can include a combination of multi-family and single family units, traditional single family neighborhood character should predominate. Traditional urban land patterns should be reflected in the use of grid streets, upon which individual buildings front. A unifying and identifying element, such as open space, a park or a small scale commercial area is envisioned as a central feature around which the residential blocks are organized. The Springbrook Residential Development provides a mixture of residential styles in that it is comprised of 50% single-family (townhomes) and 50% condominium style apartments. The condominium style apartments meet the requirement for multi-family housing and the townhomes are considered to be the single-family units in accordance with the Code and Comprehensive Plan requirements. The ideal that small lot single family neighborhood character should predominate is a tough standard to meet in a zone where a high density is also allowed. The applicant has included a number of design features to meet this requirement. Project design includes the use of pitched roofs, siding materials, and the use of porches to give the appearance, as much as is possible, of a single-family SITERC.DOC • • City of Renton P/B/PW Department - Environmental DeL______nation&Administrative Land Use Action SPRINGBROOK RESIDENTIAL DEVELOPMENT LUA-96-004, SA, ECF REPORT AND DECISION OF FEBRUARY 13,1996 Page 9 of 19 neighborhood. The project design also includes`"a central open space around which the residential units are clustered. The project does provide a modified grid system in that the road enters the project site and loops back out to Talbot Road. Due to the steep slopes (over 40%) on the mid-range of the project it will not be feasible to bring a road from the lower portion of the site, along Talbot Road, to the rear of the project site,therefore a grid street design is not practical for this project. According to the policies, a project of this size (6.97 acres) with a master plan may reach 22 units per acre with no more than 10 multi-family units per structure. Without a master plan, density is restricted to 18 units per acre and multi-family buildings are restricted to 8-plexes. Multi-family units can constitute no more than 50% of the units in a development. The project as proposed provides a density slightly over 17 dwelling units per acre. As such the applicant has almost reached the maximum density but is still within the range addressed in both the Comprehensive Plan and the Zoning Ordinance. The multi-family portion of the project includes 50% of the total number of dwelling units, this is consistent with the Comprehensive Plan Policies. The project proposes nine units per building in the multi-family portion of the project. The Comprehensive Plan includes Policies that allow for nine units per building provided a master plan is submitted. A master plan process has not been established for this zone. The intent of the master plan was to provide incentives, such as increased units per structure, to encourage the consolidation of project sites within the R-24 zone. The owner of the subject site does not control any of the contiguous properties and there are no other plans to develop abutting site therefore consolidation is not practical. The applicant is providing a plan that provides for the complete build-out of the entire project site. It is the applicant's contention that the site plan that was submitted is the master plan and should therefore be allowed nine units per multi-family building. A recent Administrative Determination allows the use of Site Plan Review in lieu of the master plan requirement since there is no established process. Housing Element policies require that a minimum density standard be satisfied for residential development. Subdivision should not preclude future development at an appropriate density. To increase home ownership opportunities, the policies encourage condominium-townhouse development. As noted above, the project provides the minimum density required for residential development in this area. This subdivision will not preclude future development of the parcels behind the project site. Like with a number of lots in this area of Talbot Road, the rear portions of the properties will only be developed when a road is constructed that accesses these lots. The proposal would create a higher density neighborhood consisting of a combination of multi-family and single family units. Under a policy interpretation of December 21, 1995, condominium townhouses qualify as single family units. Therefore, the multi-family component of the proposal does not exceed 50% of the units. After deducting the street area and slopes over 25%from gross area, net density is about 17.8 units per acre. The slopes on the site are not mapped as Greenbelt, although Greenbelt areas are mapped on the portion of the parcels to the east of the site. As noted the project is consistent with the density requirements of the area. The steep portion of the three existing lots is being separated by a lot line adjustment that is being processed separately from the development proposal. As the steep slopes are not part of this development no conditions can or need to be attached to this project in regards to those slopes. The design, scale and massing of the townhouses contribute to a single family appearance and pedestrian orientation and scale. Consistent with the policies, most of the parking is located under the buildings in private garages. While the proposal is not laid out on a street grid, the design of the parking lot to resemble a street and the inclusion of sidewalks emphasize the impression of a single family neighborhood. Streetscapes include green open space, although minimal,for each townhouse unit. SITERC.DOC • • • City of Renton PB/PW Department - • Environmental Dei___Lnation&Administrative Land Use Action SPRINGBROOK RESIDENTIAL DEVELOPMENT LUA-96-004, SA, ECF REPORT AND DECISION OF FEBRUARY 13,1996 Page 10 of 19 The applicant has provided a proposal that meets the policy requirements of the Comprehensive Plan. The proposal is not specifically the development envisioned for the RPN designation. The "traditional neighborhood" concept on which designation's policies are based is described in the Comprehensive Plan as "a form of town development based on a modified grid system with small blocks around a central square or plaza". (pg. IX-7) While the small site size precludes division into blocks,the central place idea is not included in the proposal. The original intent for this area was to encourage master planning for large land areas. This would require a number of property owners to come together and pool their small lots. This concept is difficult to achieve. The applicant is attempting to work with the land that is under his ownership. The open space that is provided in the center of the project site, although small, is appropriately sized for the area that is being developed. The applicant has designed a common open space to meet the needs of the future residents who are anticipated to be either retired or single professionals who seem to favor a more passive, park like focal point. The proposed common area will include a gazebo, seating area, barbecue, horseshoe pit and lawn area with decorative plantings. The open space is situated in the middle of four of the buildings and will create a pleasant gathering area for residents Long Range Planning has noted, that the policies have standards for RPN development with and without a master plan. As yet, no process has been established for master plan approval. However, the additional density and multi-family units per structure allowed with a master plan are bonuses. Base standards in the zone are currently attainable under site plan review. Until a master plan process is established, the base standards, 18 du/acre and 8-plex maximums, should apply. Therefore, Long. Range Planning believes that the nine multi-family buildings do not conform to the policies. If the applicant was to remove one unit per multi-family building he would either need to construct one more multi-family building on the project site or reduce the number of single-family units by five, to achieve the 50-50 split required by code. The removal of one unit per multi-family building would not dramatically reduce the size or bulk of the multi-family buildings. The construction of one additional multi-family building on the project site would dramatically reduce the amount of open space on the project site and would give a very poor ambiance to the project. However, the construction of the additional building could be requested by the applicant and still be consistent with the policies stated in the Comprehensive Plan. The option of reducing the number of multi-family units by one per building with a corresponding reduction of the single-family units would be consistent with the Comprehensive Plan policy regarding the number of units per building, but there does not appear to be a compelling reason to require the decrease in the allowed density calculation for this project. A master plan is defined as "A land use plan focused on one or more sites within an area, which identifies site access and general improvements, and is intended to guide growth and development over a number of years or in several phases." (Section 4-31-2) The site plan submitted by the applicant generally complies with the above definition with respect to access and improvements. b. Conformance with existing land use regulations; The project as proposed conforms with the existing land use regulations. Although the project is being developed as a single-lot residential development, the applicant is providing setbacks from the roadway, other buildings, and providing a rear yard as if each unit was located on its own lot. Structures are to be located 20 feet back from the roadways and 20 feet from the edges of the subject property, thus, providing the front and rear yard area required by Code. The height of the structures is consistent with the zoning requirements. The R-24 zone allows for a maximum height of 35 feet. The architectural drawings, A-1 through A-8, identifies the height of the various structures. None of the structures exceeds the height limit of 35 feet. c. Mitigation of impacts to surrounding properties and uses; Impacts to the surrounding properties normally includes the view of the project buildings and parking areas from the adjacent properties. Between Building #2 and Building #3 there is a rockery and a SITERC.DOC • • ' City of Renton P/B/PW Department Environmental De. ..:f nation&Administrative Land Use Action SPRINGBROOK RESIDENTIAL DEVELOPMENT LUA-96-004, SA, ECF REPORT AND DECISION OF FEBRUARY 13,1996 Page 11 of 19 parking lot that will be highly visible from the adjacent property. The proposed grading will place the parking lot at a higher elevation than the adjacent property. The rockery leads down from the edge of the parking lot to the property line. The only landscaping proposed for this area is ground cover. Staff recommends that the applicant be required to pull the rockery a minimum of five feet back from the property line. This will leave an area for some minimal landscaping to soften the appearance of the parking lot and the rockery. The proposed project will not produce more off-site drainage onto the adjacent properties. The applicant is proposing to construct an on-site storm water system that will include a detention vault east of Building 14 under the proposed parking lot. d. Mitigation of impacts of the proposed site plan to the site; The applicant has provided a landscape plan that adequately buffers the interior views of the proposed development and replaces the vegetation that will need to be removed as part of the grading of the site. The applicant's calculation shows that 181 parking stalls are required for the project and 288 vehicles may be parked on-site. The 288 calculation includes 98 vehicles that would be parked in the driveways for the single-family units and some additional parking on the aprons of the multi-family units. These are not parking stalls that are to be included in the calculations under the Parking and Loading Ordinance. The project provides 190 parking stalls/garage spaces. The applicant may lose one or two spaces when the retaining wall adjacent to Building 2 is relocated. Three additional spaces could be lost in the future if the access/utility easement to the rear lot, located adjacent to Building 8, is actually used for access. This project in reality will provide 181 to 185 parking stalls that are required by Code. Additional overflow parking area is provided that will help in ensuring that the roadways are kept clear. e. Conservation of area-wide property values; The project will develop an area that currently includes two older homes which will be demolished during the site preparation stage. New landscaping and amenities will be provided. This should help maintain or increase area wide property values. f. Safety and efficiency of vehicle and pedestrian circulation; The access provided by the loop-road is adequate. A separate circulation system is provided for pedestrians through a system of interior paths and sidewalks along the roads. The street system proposed for this development will be private with 24 feet of pavement and 5 foot sidewalks. There is no on street parking proposed, however staff is recommending that the first 280 feet (approximately) on the south entry be designed as a 28 foot paving section with parking on the north side with 4 foot sidewalks on both sides of the street. g. Provision of adequate light and air; Buildings are spaced a minimum of fourteen feet apart and 20 to 25 feet is the average distance between buildings. This spacing should allow for adequate natural light to reach each of the buildings and also allow air circulation between the buildings. h. Mitigation of noise, odors and other harmful or unhealthy conditions; Noise and odors can be anticipated during the construction phase of the project. The applicant intends to limit construction activities to the hours between 7:00 AM and 9:00 PM Monday through Friday and 9:00 AM to 5:00 PM on Saturday and Sunday. Although the hours proposed are acceptable, the City does not usually allow construction work on Sundays in residential areas. Staff recommend that the applicant be restricted from performing construction work on Sundays. Some odors (i.e., paint, etc.) may be noticed during the construction of the project. These should be limited in nature and not significant. Therefore, no specific mitigation is required or proposed. SITERC.DOC • ' City of Renton P/B/PW Department - Environmental Det_.... ration&Administrative Land Use Action SPRINGBROOK RESIDENTIAL DEVELOPMENT LUA-96-004, SA, ECF REPORT AND DECISION OF FEBRUARY 13,1996 Page 12 of 19 After construction noise and odors would be limited to those normally associated with a residential development, such as automobile traffic and heating/cooling systems. These are already addressed by State and Federal regulations. Availability of public services and facilities to accommodate the proposed use;and Adequate public services are available in Talbot Road. The applicant will be required to install the Code required improvements. j. Prevention of neighborhood deterioration and blight. The development of the project site should help prevent neighborhood deterioration and blight. 2. MITIGATION OF IMPACTS TO SURROUNDING PROPERTIES AND USES: a. Mitigation of undesirable impacts of proposed structures and site layouts that could impair the use or enjoyment or potential use of surrounding uses and structures and of the community; The residential structures are well placed on the subject property and should not cause any undesirable impacts on the adjacent property. For the most part, the proposed landscaping plan is adequate and will further buffer adjacent projects for the development on this site. There are two locations where City staff recommend changes to the proposed site design. Along the north property boundary there are two rockeries. One rockery is adjacent to Building#1 and the other is adjacent to Building #2 and a parking lot. These rockeries are proposed to be located on the property line. There is no proposed landscaping to buffer the adjacent properties from the rockeries or the parking lot. City staff recommend that the rockeries be located a minimum of five feet back from the property line. This will allow for some landscaping to be installed along the base and top of the rockeries in order to soften the view from the adjacent property. In the case of the rockery at the end of the parking lot, the proposed landscaping will need to be of a height that it will buffer both the rockery and the parking lot. The applicant will need to submit both a revised site plan and a revised landscaping plan to demonstrate the changes in these areas. b. Mitigation of undesirable impacts when an overscale structure, in terms of size, bulk, height, and intensity, or site layout is permitted that violates the spirit and/or intent of the zoning code and impairs the use, enjoyment or potential use of surrounding properties; As noted in the comments from staff, Section 1 a ., multi-family buildings should be restricted to 8 units per building unless a master plan is prepared. This would reduce the number of units per building from nine units to eight units, but would have a minimal effect on the bulk of the buildings. In fact, the applicant could make the remaining eight units larger and leave the buildings the same size and shape as proposed but allow for higher prices for the units to compensate for the loss of the five units. An alternative for the applicant would be to construct another multi-family building on the project site. This would reduce the open space and proposed landscaping on the project site and make the project more intrusive to the adjacent property owners. The project as proposed by the applicant should have a minimal impact on the adjacent properties and is in the spirit of the City Codes and regulations. c. Provision of a desirable transition and linkage between uses and to the street, utility, walkway, and trail systems in the surrounding area by the arrangement of landscaping, fencing and/or other buffering techniques, in order to prevent conflicts and to promote coordinated and planned benefit from, and access to, such elements; The applicant has provided two connections between the internal circulation system and the sidewalks along Talbot Road. The internal pedestrian system of the development connects to the sidewalks along Talbot Road via the sidewalks along the proposed roadway. SITERC.DOC • • City of Renton PB/PW Department - Environmental Del •- nation&Administrative Land Use Action SPRINGBROOK RESIDENTIAL DEVELOPMENT LUA-96-004, SA, ECF REPORT AND DECISION OF FEBRUARY 13,1996 Page 13 of 19 d. Consideration of placement and scale of proposed structures in relation to the natural characteristics of a site in order to avoid over-concentration of structures on a particular portion of a site.such that they create a perception of greater height or bulk than intended under the spirit of the zoning code; The applicant has carefully located the proposed structures on the project site so that the single- family structures are interspersed among the multi-family structures. This prevents the over concentration of the larger multi-family buildings on one area of the project site. The buildings have not been located in a manner which would give the perception of them having a larger bulk or greater height than is allowed by Code. e. Effective location, design and screening of parking and service areas in order to promote efficient function of such facilities, to provide integrated facilities between uses when beneficial, to promote "campus-like" or "park-like" layouts in appropriate zones, and to prevent unnecessary repetition and conflict between uses and service areas or facilities; Except as noted previously, the parking areas are well screened by landscaping. Landscaping is provided through-out the project site and should give it a "park-like" ambiance. The applicant has not shown how the trash and recycling areas will be handled for the single-family and multi-family buildings will be handled. If individual bins, for each unit, are not to be used, the applicant will need to locate the central bins on the revised landscape plan. f. Mitigation of the unnecessary and avoidable impacts of new construction on views from existing buildings and future developable sites, recognizing the public benefit and desirability of maintaining visual accessibility to attractive natural features and of promoting "campus- like"or"park-like"settings in appropriate zones; The applicant will be employing temporary erosion control during the construction phase of the project. This should prevent the construction activities from impacting the adjacent properties. Also, - the applicant will be required to plant or otherwise stabilize the slope areas after the grading has been completed. This should further prevent erosion and should help to maintain the appearance of the subject property during the construction phase, The steeper slope areas of the over-all site will not be graded. The natural vegetation will remain in these areas, as they are not part of the project site, and should help maintain the appearance of the property. g. Provision of effective screening from public streets and residential uses for all permitted outdoor storage areas(except auto and truck sales), for surface mounted utility equipment, for rooftop equipment, and for all refuse and garbage containers, in order to promote a "campus- like"or"park-like"setting where appropriate and to preserve the effect and intent of screening or buffering otherwise required by the zoning code; The project will be well screened from the public streets by the proposed landscaping. No roof-top equipment is proposed as part of this project. h. Consideration of placement and design of exterior lighting in order to avoid excessive brightness or glare to adjacent properties and streets. The applicant has provided a lighting plan that includes a street lighting system along the proposed roadway. The applicant should also include a pedestrian lighting system along the interior walkways. 3. MITIGATION OF IMPACTS OF A PROPOSED SITE PLAN TO THE SITE: a. Building placement and spacing to provide for privacy and noise reduction; orientation to views and vistas and to site amenities, to sunlight and prevailing winds, and to pedestrian and vehicle needs; The single-family buildings are designed so that each unit has a private patio. Each of the multi- family units will have a private patio or balcony area. The buildings are well spaced apart on the project site so that the buildings are open to the sunlight and prevailing winds. SITERC.DOC - City of Renton P/B/PW Department Environmental De.-.....nation&Administrative Land Use Action SPRINGBROOK RESIDENTIAL DEVELOPMENT LUA-96-004, SA, ECF REPORT AND DECISION OF FEBRUARY 13,1996 Page 14 of 19 b. Consideration of placement and scale of proposed structures in relation to the openness and natural characteristics of a site in order to avoid over concentration or the impression of oversized structures; As noted previously, the buildings are well situated to each other and to the boundaries of the project site. No changes to the site plan are required to avoid an over concentration of buildings or to reduce the impression of oversized structures. SITERC.DOC • • City of Renton P/B/PW Department Environmental Deiermination&Administrative Land Use Action SPRINGBROOK RESIDENTIAL DEVELOPMENT LUA-96-004, SA, ECF REPORT AND DECISION OF FEBRUARY 13,1996 Page 15 of 19 c. Preservation of the desirable natural landscape through retention of existing vegetation and limited soil removal, insofar as the natural characteristics will enhance the proposed development; The lot line adjustment, if approved, will separate out the steep slopes from the developable portion of the project site. The steep slopes will retain their natural vegetation. If, or when, the upper portion of the property is built-out the.City will be able to obtain easements for the protection of this native growth. At this time, these slopes are not part of the project and therefore, the City can not require these easements. d. Use of existing topography to reduce undue cutting, filling;and retaining walls in order to prevent erosion and unnecessary storm water runoff, and to preserve stable natural slopes and desirable natural vegetation; The applicant is providing the minimal grading on-site. The.applicant will establish a temporary erosion control system to prevent erosion. e. Limitation of paved or impervious surfaces, where feasible, to reduce runoff and increase natural infiltration; The applicant has reduced the impervious surface to the extent possible through the use of special design standards such as the reduced road surface area. f. Design and protection of planting areas so that they are not susceptible to damage from vehicles or pedestrian movements; The project site is well landscaped. The applicant will need to create a homeowners association to maintain all of the common facilities and features of the proposed project. This would include, but not be limited to, the landscaping, rockeries, parking areas, roadways, and lighting systems. g. Consideration of building form and placement and landscaping to enhance year-round conditions of sun and shade both on-site and on adjacent properties and to promote energy conservation. The proposed buildings are designed with pitched roofs, balconies, modulation in the buildings facades, and building materials in order to enhance the aesthetic value of the property and to allow an interesting pattern of sun and shade on-site and on the adjacent properties. Energy conservation will also be required to be built into the buildings during the building permit review. 4. CIRCULATION AND ACCESS: a. Provision of adequate and safe vehicular access to and from all properties; Adequate access to all of the property is provided through the loop street that in itself forms a modified grid pattern required for projects in this zone. Access to the rear lot will be provided as part of the lot line adjustment through an access easement located on the south side of Building#8. b. Arrangement of the circulation pattern so that all ingress and egress movements may occur at as few points as possible along the public street, the points being capable of channelization for turning movements; All ninety units will have access to Talbot Road South via the proposed private looped street. This will limit the site to two access points. No driveways from the residential units will be accessed directly from Talbot Road South. Two access points are required for safe emergency access to the site. c. Consolidation of access points with adjacent properties, when feasible; There are two points, one on the north boundary and one on the south boundary, which could be used at a future date to provide emergency access onto the adjacent properties, should their build-out require it. At this time there are no points on the adjacent property to which this project can be connected. SITERC.DOC City of Renton P/B/PW Department - Environmental De: `ination&Administrative Land Use Action SPRINGBROOK RESIDENTIAL DEVELOPMENT LUA-96-004, SA, ECF REPORT AND DECISION OF FEBRUARY 13,1996 Page 16 of 19 d. Coordination of access points on a superblock basis so that vehicle conflicts and vehicle/pedestrian conflicts are minimized; No further consolidation of access points to form super blocks is required. The spacing of the proposed access points will not interfere with the access to the adjacent properties. e. Orientation of access points to side streets or frontage streets rather than directly onto arterial streets, when feasible; Access to all of the proposed residential units will be from the proposed loop road. No residential units will access directly onto Talbot Road South. f. Promotion of the safety and efficiency of the internal circulation system, including the location, design and dimensions of vehicular and pedestrian access points, drives, parking, turnarounds, walkways, bikeways, and emergency access ways; As noted above, the project provides for separate pedestrian and vehicle circulation systems. Street lighting will be provided on the loop road to ensure safe crossing points for the residents during the evening hours. g. Separation of loading and delivery areas from parking and pedestrian areas; N/A h. Provisions for transit and carpool facilities and access where appropriate; and N/A i. Provision for safe and attractive pedestrian connections between parking areas, buildings, public sidewalks and adjacent properties. Access to the adjacent properties will be via the sidewalk along Talbot Road South. As the adjacent properties are built out it will be possible to connect directly to this project dependent on the design of these future projects. 5. SIGNAGE: a. Employment of signs primarily for the purpose of identification; Two signs are being proposed, one at each of the entrances. These will be freestanding monument signs. The applicant will need to submit separate sign permits for these signs. b. Management of sign elements, such as size, location and arrangement so that signs complement the visual character of the surrounding area and appear in proportion to the building and site to which they pertain; The applicant has not submitted building plans for the monument signs. The signs will need to be set back 10'from the property line along the street frontage. The signs may be a maximum of 30 square feet in area and a maximum of six feet in height. c. Limitation of the number of signs to avoid visual clutter and distraction; The applicant is limiting the site to two identification signs, one at each entrance as is permitted by Code. d. Moderation of surface brightness or lighting intensity except for that necessary for sign visibility;and The applicant is providing street lighting that will be installed per the City's Code. e. Provision of an identification system to allow for quick location of buildings and addresses. (Ord. 3981, 4-7-86) The applicant will need to place the addresses of each of the buildings in a location that is easily seen by emergency vehicle crews. SITERC.DOC City of Renton P/B/PW Department Environmental Deiermination&Administrative Land Use Action SPRINGBROOK RESIDENTIAL DEVELOPMENT LUA-96-004, SA, ECF REPORT AND DECISION OF FEBRUARY 13,1996 Page 17 of 19 6. AQUIFER PROTECTION AREA (APA): This project is not located with the Aquifer Protection Area. 7. HAZARDOUS WASTE TREATMENT AND STORAGE FACILITIES: No hazardous waste treatment or storage facilities are proposed for this site. X Copies of all Review Comments are contained in the Official File. Copies of all Review Comments are attached to this report FINDINGS, CONCLUSIONS & DECISION Having reviewed the written record in the matter, the City now makes and enters the following: D. Findings 1) Request: The Applicant, Triad Associates, has requested Environmental Review&Site Plan Approval for development of 90 residential units 945 single-family&45 multi-family). 2) Environmental Review: . The applicant's file containing the application, the State Environmental Policy Act (SEPA) documentation, the comments from various City departments, the public notices requesting citizen comment, and other pertinent documents was entered as Exhibit No. 1. 3) Site Plan Review: The applicant's site plan application complies with the requirements for information for site plan review. The applicant's site plan and other project drawings are entered as Exhibits No. 2 thru_ 4) Comprehensive Plan: The subject proposal is consistent with the Comprehensive Plan designation of Residential Planned Neighborhood. 5) Zoning: The site plan as presented, complies with the zoning requirements and development standards of the R-24 zoning designation. 6) Existing Land Use: Land uses surrounding the subject site include: North: single-family residential, commercial, medical facilities; East: single-family residential; South:single-family residential & multi-family residential; and West: single-family residential & multi-family residential. E. Conclusions �1) The subject proposal complies with the policies and codes of the City of Renton. �L) Specific Land Use (e.g. Site Plan Approval) issues were raised by various City departments,these issues were incorporated into the staff report. The proposal complies with the Comprehensive Plan designation of Planned Neighborhood Residential; and the Zoning designation of R-24. F. Decision SITERC.DOC City of Renton PIBIPW Department Environmental De_______nation&Administrative Land Use Action SPRINGBROOK RESIDENTIAL DEVELOPMENT LUA-96-004, SA, ECF REPORT AND DECISION OF FEBRUARY 13,1996 Page 18 of 19 The Site Plan for Springbrook Residential Development File No. LUA-96-004 is approved,subject to following conditions: CONDITIONS: 1. The applicant shall comply with the environmental mitigation measures established by the Environmental Review Committee. 2. The applicant shall record the Lot Line Adjustment submitted with this application, prior to the issuance of Building Permits. 3. The applicant shall remove the two existing homes during the construction phase of the project. 4. The applicant shall submit a revised landscape plan, Sheet 6 of 8, to demonstrate a minimum of five feet of landscaping between the proposed rockeries on the north property line and the adjacent property and the location of any proposed central trash/garbage bins. 5. The applicant shall limit construction and building activities to the hours between 7:00 AM and 9:00 PM Monday through Friday, 9:00 AM to 5:00 PM on Saturday and no work on Sundays. Work outside of these hours shall only be allowed with written permission of the City of Renton. 6. The applicant shall provide a pedestrian lighting system along the interior sidewalks within the project. Plans for the lighting system shall be submitted to the satisfaction of the Development Services Division prior to the issuance of building permits. 7. The applicant shall create and record a Homeowner's Association to the satisfaction of the Development Services Division prior to the issuance of a building permit. The Homeowner's Association shall.be responsible for the maintenance of all common facilities, structures, landscaping, etc. 8. ' The private street system shall be designed to widen the pavement to 28 feet along the first 280 feet (approximately) of the south entry in order to provide parking on the north side of the street. Sidewalks along this area shall be a minimum of four(4) feet in width on both sides. The redesign of the street plan is subject to approval by Development Services Division. DATE OF DECISION ON LAND USE ACTION February 14, 1996 SIGNATURES James C.Hanson,Zoning Administrator date Michael D.Kattermann,Zoning Administrator date SITERC.DOC City of Renton P/B/PW Department Environmental De:_....mation&Administrative Land Use Action SPRINGBROOK RESIDENTIAL DEVELOPMENT LUA-96-004, SA, ECF REPORT AND DECISION OF FEBRUARY 13,1996 Page 19 of 19 TRANSMITTED this 14th day of February, 1996 to the applicant and owner: Alan Fure Triad Associates 11314- 115th Ave. NE Kirkland, WA 98034 Thomas Ichelson P.O. Box 1574 Bellevue,WA 98009 TRANSMITTED this 14th day of February, 1996 to the parties of record: John L. Scott, Land Department 3380-146th Place SE, Suite 450 Bellevue,WA 98007-6472 TRANSMITTED this 14th day of February, 1996 to the following: Jim Chandler,Building Official Art Larson,Fire Marshal Neil Watts,Public Works Division Lawrence J.Warren,City Attorney Valley Daily News Land Use Action Appeals& Requests for Reconsideration The decision on the requested administrative land use action is being made concurrently with the Environmental Determination. The administrative land use and environmental decisions will become final if the decision/decisions is not appealed within 14 days of the date of the publication. An appeal of either or both decisions must be filed within the 14 day appeal period (RCW 43.21.C.075(3);WAC 197-11-680). REQUESTS FOR RECONSIDERATION must be filed in writing on or before March 5, 1996.Any aggrieved person feeling that the decision of the Site Plan Review Committee is 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 meeting, may make a written request to the Zoning Administrator for review by the Site Plan Committee within fourteen (14)days of publication. This request shall set forth the specific errors relied upon by such appellant, and the Committee may, after review of the record, take further action as it deems proper. If an appeal is made to the Hearing Examiner, requests for reconsideration will be forwarded to that office for consideration at the same time as the appeal. AN APPEAL TO THE HEARING EXAMINER is governed by Title IV, Section 4-8-11.B, which requires that such appeals be filed directly with the Hearing Examiner. Appeals must be made in writing before 5 p.m.on March 5, 1996. Any appeal must be accompanied by a$75.00 fee and other specific requirements. THE APPEARANCE OF FAIRNESS DOCTRINE provides that no ex parte(private one-on-one)communications may occur concerning land use decision. The Doctrine applies not only to the initial committee decision, but to all Request for Reconsideration as well as Appeals to the Hearing Examiner. All communications after the decision date must be made in writing through the Zoning Administrator. All communications are public record and this permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the request by the Court. SITERC.DOC ENVIRONMENTAL REVIEW COMMITTEE MEETING NOTICE FEBRUARY 13, 1996 To: Gregg Zimmerman, Planning/Building/Public Works Administrator Sa Chastain, Community Services Administrator Lee Wheeler, Fire Chief From: Jim Hanson & Mike Kattermann Meet�tl . :;.::.::.;;:.;:.;: r 0 i e 9:0 .. ........ . ..............:.:.. ..Third.Floor Con e e e doom' Agenda listed below. Valley Medical Cogeneration Facility (New) (Pywell/5586) LUA-96-005,SA,ECF The applicant seeks to construct a 6,000 square foot, two story building to house a gas-fired cogeneration power plant. This project would supply the thermal needs (heat and hot water) of the hospital as well as electricity for hospital use. Location: 400 South 43rd Street. Springbrook Residential Development(New) (Pywell/5586) LUA-96-004,SA,LLA,ECF The applicant seeks approval to develop the property with 45 single family condominium units in two, three, and four unit townhouse style buildings together with 45 multi-family condominium units in five, nine-unit, three-story buildings. In addition, the applicant proposes to segregate lots B and C into a configuration which relates solely to the site plan application. This segregation will be accomplished through the lot line adjustment process. Location: 4614 and 4700 Talbot Road South. North 28th Place Water Main Replacement(New) (Henning/6186) LUA-96-006,ECF Applicant proposes to replace existing asbestos cement-lined cement water mains while increasing fire flow capacity to the Kennydale neighborhood. Approximately 1,300 lineal feet of 12-inch water main would be installed in North 28th Place from Burnett Avenue North to Park Ave North. Also included in the proposal is the installation of 100 feet of 12- inch water main Park Ave North from North 28th Place to North 28th Street, and 200 feet of 8-inch water main installed in Park Ave North from North 28th Place to North 29th Street. The project is located in Zone 2 of the Aquifer Protection Area and requires Environmental Review. Location: North 28th Place between Burnett and Park. Auto Mall Improvement Plan (New) (Cohen/5578) LUA-96-008,ECF The City of Renton seeks to adopt an Improvement Plan for the Auto Mall area which will guide development review, implement actions and initiate code amendments. Location: City Wide. cc: J.Covington,Executive Assistant to the Mayor L.Warren,City Attorney (R) F.Kaufman,Hearing Examiner S.Carlson, Economic Development Director(R) J.Gray,Fire Prevention A.Larson,Fire Prevention(R) P.Pierce,P/B/PW Admin. • 61111111111111.1111111:2111d0OtNIVPIANNINOi!ODASIMMENNERIENEMEMBEninas AFHDAVIT.OF SERVICE BY MAILING On the 154. day of 4a.a..„ , 1996, I deposited in the mails of the United States, a sealed envelope containing RC j-t trtk. documents. This information was sent to: Name Representing Qeist- ecotccri CVCCAPpVi e-TauslyN, VNAavo TzeT-r • , Lunti AlsIney- 'Deist Al 6/eine-% d Vacjg r\O-111.1111,..-De.SOLateM tck wkov 1etaf re,t-7-taltrv, ses4e._ Dwj avv‘tskx lincltan-1".V. °-14::$44 kowa , qAslisevNes VsnuAdesLot Ivszkta.(4 IRAT.17 it)vier (Signature of Sender) i.D.mci-icK.L. STATE OF WASHINGTON ) SS COUNTY OF KING I certify*that I know or have satisfactory evidence that Sair‘Jicia k_ signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Dated: /6 Qs . 1, 1c1(0 Notary Publiein and for the State fWashington Notary(Print) 1//14 it; I%)it) c itvp-C4 •'-' • kr .!• My appointment expires: (0- -0 «;* :1: 94; 444 4•34,' /164/1— /HZ.,af .4.) re -/>/e9171-,-)1q 92(56 ..7`itir..°06tal!efte:: Moitiwiehe\AYZA 1Die1/41-e.(OpMLA4" — 004-, ,tar It...LA ELF NOTARY.DOC $ CITY F RENTON Ft,, Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator February 14, 1996 Washington State Department of Ecology Environmental Review Section , PO Box 47703 .- Olympia, WA 98504-7703 SUBJECT: Environmental Determinations Transmitted herewith is a copy of the Environmental Determination and Environmental Checklist for the following project reviewed by the Environmental Review Committee on February 13, 1996: DETERMINATION OF NON-SIGNIFICANCE-MITIGATED :. SPRINGBROOK RESIDENTIAL DEVELOPMENT - . LUA-96-004,SA,LLA,ECF, The applicant seeks approval to develop the property with 45 single family condominium units in two, three, and four unit townhouse style buildings together with 45 multi-family condominium units in five, nine-unit, three-story buildings. In addition, the applicant has submitted a lot line adjustment in order to combine the existing three lots into two parcels. . One parcel would include the area proposed for development and the second lot would include the remainder of the existing lots. Location: 4614 &4700 Talbot Road South. . The 15 day comment period and the 14 day appeal period for this project will run concurrently. The comment and appeal period will end at 5:00 PM on March 5, 1996. Following the end of the comment/appeal period, the City will finalize its . Determination unless comments received require a reevaluation. Appeal procedures and the mitigation measures imposed by the City of Renton's Environmental Review Committee are available at the Development Services Division, Third Floor, Municipal Building, Renton, Washington 98055. Phone: 235-2550. If you have questions, please call me at (206) 277-5586. For the Environmental Review Committee, Mark R. P ell,AICP Project Manager cc: Gregory M. Bush, Metro Department of Wildlife Larry Fisher, Department of Fisheries David F. Dietzmag, Department of Natural Resources Don Hurter, Department of Transportation Sue Rumery, City of Seattle Duwamish Tribal Office Rod Malcom, Fisheries, Muckleshoot Indian Tribe (Ordinance) Rita Perstac, Puget Power AGNCYLTR.DOC 200 Mill Avenue South - Renton, Washington 98055 64 This paper contains 50%recycled material,25%post consumer ' CITY iF RENTON Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator February 14, 1996 Mr. Alan Fure, PE Triad Associates 11814- 115th Avenue NE Kirkland, WA 98034 SUBJECT: Springbrook Residential Development Project No. LUA-96-004,SA,LLA,ECF Dear Mr. Fure: This letter is written on behalf of the Environmental Review Committee and is to inform you that they have completed their review of the environmental impacts of the above-referenced project. The Committee, on February 13, 1996, decided that your project may be issued a threshold Determination of Non-Significance-Mitigated with the following conditions: See enclosed Mitigation Measures document. Because the Environmental Review Committee imposed specific mitigation measures rather than issue a Determination of Significance, there is a required 15 day comment period during which comments are solicited from various agencies, jurisdictions or individuals (including the applicant) who may have an interest in the Committee's decision. The required 14 day appeal period will run concurrently with the comment period. The comment/appeal period will end at 5:00 PM on March 5, 1996. Following the end of the comment/appeal period, the City will finalize its Determination,,unless comments received require a reevaluation. WAC 197-11-660 states that the responsibility for implementation measures may be imposed upon an applicant only to the extent attributable to the identified adverse impacts of the imposed action. Since an environmental impact statement has not been prepared for this project, any mitigation measure established by the ERC not directly attributable to an identified adverse impact is deemed to be voluntarily accepted by the applicant. Staff urges you to contact the various City representatives, as appropriate, (e.g., the Public Works Division) as soon as possible, to obtain more information concerning specific mitigation elements recommended for this project, if you have specific questions. This information will assist you in planning for implementation of your project and will enable you to exercise your appeal rights more fully, if you choose to do so. Appeal procedures and mitigation measures imposed by the City of Renton's Environmental Review Committee are available at the Development Services Division, Third.Floor, Municipal Building, Renton, Washington 98055. Phone: 235-2550. You should be prepared to make specific factual objections. If you have any questions or desire clarification of the above, please call me at (206) 277-5586. For the Environmental Review Committee, 4e/11- 0ark R. Pyw$1 �ICP Project Manager cc: Mr. Thomas Ichelson/Representative Parties of Record: John L Scott Land Dept.; Mr. Roy Fournier DNSMLTR.DOC 200 Mill Avenue South - Renton, Washington 98055 CITY OF Renton DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) MITIGATION MEASURES APPLICATION NO(S): LUA-96-004,SA,LLA,ECF APPLICANT: Triad Associates (Mr.Alan Fure) PROJECT NAME: Springbrook Residential Development DESCRIPTION OF PROPOSAL: The applicant seeks approval to develop the property with 45 single family condominium units in two, three, and four unit townhouse style buildings together with 45 multi-familylcondominium units in five, nine-unit, three-story buildings. In addition, the applicant proposes to segregate lots B and C into a configuration which relates solely to the site plan application. This segregation will be accomplished through the lot line adjustment process. • LOCATION'OF PROPOSAL: 4614 and 4700 Talbot Road South MITIGATION MEASURES: 1. The applicant shall, in order to mitigate adverse impacts to fire services, pay a mitigation fee of , $388.00 per unit at that time of issuance of building permits. 2. The applicant shall, in order to mitigate adverse impacts to the existing City park facilities and recreation programs, shall pay a mitigation fee of $530.76 per single-family residential unit & $354.51 per multi-family dwelling unit prior to the issuance of building permits. 3. The applicant shall, in order to mitigate adverse impacts to the City's transportation system, pay a mitigation fee of $75.00 per trip generated by proposed development and based upon the net increase in daily trips. This fee shall be submitted to the City prior issuance of building permits. 4. The applicant shall, in order to prevent erosion, hydroseed or otherwise stabilize all slope areas, in accordance with the..recommendations contained in the report by Terra Associates, within 60 days of the completion of the grading activities. • MITMEAS.DOC/ CITY OF Renton • DETERMINATION OF NON-SIGNIFICANCE (NIITIGATED) CONDITIONS APPLICATION NO(S): LUA-96-004,SA,LLA,ECF APPLICANT: Triad Associates (Mr.Alan Fure) PROJECT NAME: Springbrook Residential Development DESCRIPTION OF PROPOSAL: The applicant seeks approval to develop the property with 45 single family condominium units in two, three, and four unit townhouse style buildings together with,45 multi-family condominium units in five, nine-unit, three-story buildings. In addition, the applicant proposes to segregate lots B and.0 into a configuration which relates solely to the site plan application. This segregation will be accomplished through the lot line adjustment process. LOCATION OF PROPOSAL: 4614 and 4700 Talbot Road South The Site Plan for Springbrook Residential Development File No. LUA-96-004 is approved, subject to following conditions: CONDITIONS: . 1. The applicant shall comply with the environmental mitigation measures established by the , Environmental Review Committee. 2. The applicant shall record the Lot Line Adjustment submitted with this application, prior to the issuance of Building Permits. 3. The applicant shall remove the two existing homes during the construction phase of the project. 4. The applicant shall submit a revised landscape plan, Sheet 6 of 8, to demonstrate a minimum of five feet of landscaping between the proposed rockeries on the north property line and the adjacent property and the location of any proposed central trash/garbage bins. 5. The applicant shall limit construction and building activities to the hours between 7:00 AM and 9:00 PM Monday through Friday, 9:00 AM to 5:00 PM on Saturday and no work on Sundays. Work outside of these hours shall only be allowed with written permission of the City of Renton. 6. The applicant shall provide a pedestrian lighting system along the interior sidewalks within the project. Plans for the lighting system shall be submitted to the satisfaction of the Development Services Division prior to the issuance of building permits. 7. The applicant shall create and record a Homeowner's Association to the satisfaction of the Development Services Division prior to the issuance of a building permit. The Homeowner's Association shall be responsible for the maintenance of all common facilities, structures, landscaping, etc. 8. The private street system shall be designed to widen the pavement to 28 feet along the first 280 feet(approximately) of the south entry in order to provide parking on the north side of the street. Sidewalks along this area shall be a minimum of four(4) feet in width on both sides. The redesign of the street plan is subject to approval by.Development Services Division. MITMEASI.DOC/ . . CITY OF Renton DETERMINATION OF NON-SIGNIFICANCE (1VIITIGATED) ADVISORY NOTES APPLICATION NO(S): LUA-96L 004,SA,LLA,ECF APPLICANT` Triad Associates (Mr.Alan Fure) PROJECT NAME: Springirook Residential Development DESCRIPTION OF PROPOSAL: The applicant seeks approval to develop the property with 45 single family condominium units in two, three,.and four unit townhouse style buildings together with 45 multi-family condominium units in five, nine-unit! three-story buildings. In addition, the applicant proposes to segregate lots B and C into a configuration which relates solely to the site plan application. This segregation will be accomplished'through the lot line adjustment process. • I +j LOCATION OF PROPOSAL: 4614 and 4700 Talbot Road South 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: SANITARY SEWER UTILITY: 1. There Isla City of Renton 8"sanitary sewer'main in Talbot Rd. S. north of the site. City of Renton System Development Charge (SDC) apply at the multi family rate. Please see Property Management. fee review sheet for more details. 2. This project is required to extend an 8"sanitary sewer main to serve the project in Talbot Rd. S. 3. This project shall provide 8"sanitary sewer stubs to the west side of Talbot Rd. S. 4. The applicant for this project may be requested to extend the sewer to the south along the full frontage'of the parcel being developed unless it can be demonstrated on the engineering plans that it ' li is not feasible to provide service to properties farther south due to the topography. WATER UTILITY: 1. Site is not located in the Aquifer Protection Zone and is in the 350 Zone. 2. There is,a 12"watermain in Talbot Rd S. 3. All fire hydrants must be capable of delivering a min. of 1,000 GPM. 4. Additional fire hydrants may be required. 5. Fireflows that exceed 2500 GPM require a looped watermain system around the building. 6. Water mains need to be stubbed out to the north and to the south (internal) property lines for future connections, this section of the main from the north property line to the south property line of the parcel shall be a 10" main. 7. Pressure Reducing Valves may be required 8. System Development Charge (SDC) apply at the multi family rate. See Property Management. fee review sheet for more details. MITMEAS.DOC/ Springbrook Residential Development LUA-96-004,SA,LLA,ECF Advisory Notes (Continued) DRAINAGE UTILITY:. 1. Drainage system shall be designed in accordance with the 1990 KCSWDM. 2. A Level 1 Downstream analysis has been submitted and reviewed by the Plan Review Section. The conceptual drainage plan report is approved for this project. 3. System Development Charge (SDC) apply and shall be due for this project. See Property Management. fee review sheet for more details. STREET IMPROVEMENTS: 1. Curb, gutters and sidewalks and City street lighting are all required on Talbot Rd. S. 2. This project shall design and install a 22' paving section on Talbot Road S. as measured from the centerline of the right-of-way on Talbot Road S.to maintain the alignment. 3. The project shall design and install a 6'sidewalk adjacent to the curb line on Talbot Rd. S. 4. A Traffic report has been submitted. See attached Memo from Neil Watts for details. 5. The following are recommendations: We recommend a 24' paving section on the internal loop private street with 4'.sidewalks on both sides and we have no objections to using rolled curbs since this street is private. - We recommend that the first 280'feet (approximately) on the south entry be designed as a 28' paving section with parking on the north side yet still installing 4'sidewalks on both sides. Private street lighting shall conform to City Standards for illumination levels and for uniformity ratios as established by City Code. Private street lighting on this private street would require an electrical permit. We recommend that the private street is named using standard City names and include street name sign labeling as private streets. GENERAL PLAN REVIEW COMMENTS: 1. 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. Permit application must include an itemized cost estimate for these improvements. The fee for review and inspection of these improvement is 5% of the first$100,000 of the estimated construction costs; 4% of anything over.$100,000 but less than $200,000, and 3% of anything over$200,000. Half of the 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. See Drafting Standards. FIRE PREVENTION BUREAU: 1. The preliminary fire flow required is 2,250 gpm (gallons per minute). Three hydrants are required. One fire hydrant is required within 150-feet of the proposed structure and two hydrants are required within 300-feet of the structure. 2. An approved fire sprinkler system is required to be installed throughout buildings numbered 1, 2, 5, 6, 7, 8, 14, 15, 17, and 19. 3. An approved alarm system is required to be installed throughout all the buildings. 4. Access for Fire Department apparatus appears to be adequate. MITMEAS.DOC/ Springbrook Residential Development LUA-96-004,SA,LLA,ECF Advisory Notes (Continued) POLICE DEPARTMENT: 1. Police estimate 87.93 calls for service annually, based on the type and number of individual units. 2. It is recommended that each unit's front door be solid-core with peep-holes and dead-bolt locks. Because some of the front doors occur atl a right-angle to the stairs, Police staff recommend that lighting be placed at an angle so that a person standing in this area will cast a shadow. This will enableilhome owners to see if someone is in the doorway to their home and help to eliminate this blind spot. 3. Units need to have their address numbers clearly visible from the streets. This will aid police and , other emergency vehicles in locating the units in the event assistance is required. 4. Recommend lighting in parking lots that are adjacent to buildings 1, 2, 5, 8, 14, 15, and between 16 H and 17. This will help to reduce the number of thefts from vehicles in these parking lots. In the area between buildings 15-19, there are sidewalks and a grassy area with trees. Recommend that these sidewalks have security lighting to illuminate the area. 5. Police;recommend a tot-lot on site as children have no place to play. CONSTRUCTION SERVICES: 1. Structural Engineer to design, inspect and'approve in writing any retaining walls needed over 4-feet, in height. This would include foundation walls in retention. 2. The soils engineer will need to act as a special inspector during grading/filing and approve sites in writing,to the'City of Renton, Building Official prior to any construction on-site. 11 3. Soils Engineer will need to approve excavations prior to placement of any concrete. j ' II • it MITMEAS.DOC/ CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) APPLICATION NO(S): LUA-96-004,SA,LLA,ECF APPLICANT: Triad Associates (Mr. Alan Fure) PROJECT NAME: Springbrook Residential Development DESCRIPTION OF PROPOSAL: The applicant seeks approval to develop the property with 45 single family condominium units in two, three, and four unit townhouse style buildings together with 45 multi-family condominium units in five, nine-unit, three-story buildings. In addition, the applicant proposes to segregate lots B and C into a configuration which relates solely to the site plan application. This segregation will be accomplished through the lot line adjustment process. LOCATION OF PROPOSAL: 4614 and 4700 Talbot Road South 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 43.21 C.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. The 15 day comment period and the 14 day appeal period for this project will run concurrently. The comment/appeal periods for this project will end at 5:00 p.m. on March 5, 1996. Appeal procedures and the mitigation measures imposed by the City of Renton's Environmental Review Committee are available at the Development Services Division, Third Floor, Municipal Building, Renton, Washington 98055. Phone: 235-2550. You should be prepared to make specific factual objections. PUBLICATION DATE: February 19, 1996 DATE OF DECISION: February 13, 1996 SIGNATURES: Gregg 7�r merm ,Administrator DATi._ //3/ '7‘ DepartaAt of anning/Building/Public Works 7//:: ,/ X- — / r79-- / 2 -'( Sam Chastain-,-Administrator DATE Community Service Department / / ,/� — / X Le eler, ire Chief DATE Renton Fire Department DNSMSIG.DOC CITY OF Renton DETERM NATION OF NON-SIGNIFICANCE (MITIGATED) MITIGATION MEASURES APPLICATION NO(S): LUA-96-004,SA,LLA,ECF APPLICANT: Triad Associates (Mr. Alan Fure) PROJECT NAME: Springbrook Residential Development DESCRIPTION OF PROPOSAL: The applicant seeks approval to develop the property with 45 single family condominium units in two,three, and four unit townhouse style buildings together with 45 multi-family condominium units in five, nine-unit, three-story buildings. In addition, the applicant proposes to segregate lots B and C into a configuration which relates solely to the site plan application. This segregation will be accomplished through the lot line adjustment process. LOCATION OF PROPOSAL: 4614 and 4700 Talbot Road South MITIGATION MEASURES: 1. The applicant shall, in order to mitigate adverse impacts to fire services, pay a mitigation fee of $388.00 per unit at that time of issuance of building permits. 2. The applicant shall, in order to mitigate adverse impacts to the existing City park facilities and recreation programs, shall pay a mitigation fee of $530.76 per single-family residential unit & $354.51 per multi-family dwelling unit prior to the issuance of building permits. 3. The applicant shall, in order to mitigate adverse impacts to the City's transportation system, pay a mitigation fee of $75.00 per trip generated by proposed development and based upon the net increase in daily trips. This fee shall be submitted to the City prior issuance of building permits. 4. The applicant shall, in order to prevent erosion, hydroseed or otherwise stabilize all slope areas, in accordance with the recommendations contained in the report by Terra Associates, within 60 days of the completion of the grading activities. MITMEAS.DOC/ CITY OF Renton DETERMINATION OF NON-SIGNIFICANCE (IVIITIGATED) CONDITIONS APPLICATION NO(S): LUA-96-004,SA,LLA,ECF APPLICANT: Triad Associates (Mr.Alan Fure) PROJECT NAME: Springbrook Residential Development DESCRIPTION OF PROPOSAL: The applicant seeks approval to develop the property with 45 single family condominium units in two,three, and four unit townhouse style buildings together with 45 multi-family condominium units in five, nine-unit, three-story buildings. In addition, the applicant proposes to segregate lots B and C into a configuration which relates solely to the site plan application. This segregation will be accomplished through the lot line adjustment process. LOCATION OF PROPOSAL: 4614 and 4700 Talbot Road South The Site Plan for Springbrook Residential Development File No. LUA-96-004 is approved, subject to following conditions: CONDITIONS: 1. The applicant shall comply with the environmental mitigation measures established by the Environmental Review Committee. 2. The applicant shall record the Lot Line Adjustment submitted with this application, prior to the issuance of Building Permits. 3. The applicant shall remove the two existing homes during the construction phase of the project. 4. The applicant shall submit a revised landscape plan, Sheet 6 of 8, to demonstrate a minimum of five feet of landscaping between the proposed rockeries on the north property line and the adjacent property and the location of any proposed central trash/garbage bins. 5. The applicant shall limit construction and building activities to the hours between 7:00 AM and 9:00 PM Monday through Friday, 9:00 AM to 5:00 PM on Saturday and no work on Sundays. Work outside of these hours shall only be allowed with written permission of the City of Renton. 6. The applicant shall provide a pedestrian lighting system along the interior sidewalks within the project. Plans for the lighting system shall be submitted to the satisfaction of the Development Services Division prior to the issuance of building permits. 7. The applicant shall create and record a Homeowner's Association to the satisfaction of the Development Services Division prior to the issuance of a building permit. The Homeowner's Association shall be responsible for the maintenance of all common facilities, structures, landscaping, etc. 8. The private street system shall be designed to widen the pavement to 28 feet along the first 280 feet(approximately) of the south entry in order to provide parking on the north side of the street. Sidewalks along this area shall be a minimum of four(4) feet in width on both sides. The redesign of the street plan is subject to approval by Development Services Division. MITMEASI.DOC/ CITY OF Renton DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) ADVISORY NOTES APPLICATION NO(S): LUA-96-004,SA,LLA,ECF APPLICANT: Triad Associates (Mr.Alan Fure) PROJECT NAME: Springbrook Residential Development DESCRIPTION OF PROPOSAL: The applicant seeks approval to develop the property with 45 single family condominium units in two, three, and four unit townhouse style buildings together with 45 multi-family condominium units in five, nine-unit, three-story buildings. In addition, the applicant proposes to segregate lots B and C into a configuration which relates solely to the site plan application. This segregation will be accomplished through the lot line adjustment process. LOCATION OF PROPOSAL: 4614 and 4700 Talbot Road South 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: SANITARY SEWER UTILITY: 1. There is a City of Renton 8"sanitary sewer main in Talbot Rd. S. north of the site. ,City of Renton System Development Charge (SDC) apply at the multi family rate. Please see Property Management. fee review sheet for more details. 2. This project is required to extend an 8"sanitary sewer main to serve the project in Talbot Rd. S. 3. This project shall provide 8"sanitary sewer stubs to the west side of Talbot Rd. S. 4. The applicant for this project may be requested to extend the sewer to the south along the full frontage of the parcel being developed unless it can be demonstrated on the engineering plans that it is not feasible to provide service to properties farther south due to the topography. WATER UTILITY: 1. Site is not located in the Aquifer Protection Zone and is in the 350 Zone. 2. There is a 12"watermain in Talbot Rd S. 3. All fire hydrants must be capable of delivering a min. of 1,000 GPM. 4. Additional fire hydrants may be required. 5. Fireflows that exceed 2500 GPM require a looped watermain system around the building. 6. Water mains need to be stubbed out to the north and to the south (internal) property lines for future connections,this section of the main from the north property line to the south property line of the parcel shall be a 10" main. 7. Pressure Reducing Valves maybe required. 8. System Development Charge (SDC) apply at the multi family rate. See Property Management. fee review sheet for more details. MITMEAS.DOC/ Springbrook Residential DE;, .)pment LUA-96-004,SA,LLA,E C F Advisory Notes (Continued) DRAINAGE UTILITY: 1. Drainage system shall be designed in accordance with the 1990 KCSWDM. 2. A Level 1 Downstream analysis has been submitted and reviewed by the Plan Review Section. The conceptual drainage plan report is approved for this project. 3. System Development Charge (SDC) apply and shall be due for this project. See Property Management. fee review sheet for more details. STREET IMPROVEMENTS: 1. Curb, gutters and sidewalks and City street lighting are all required on Talbot Rd. S. 2. This project shall design and install a 22' paving section on Talbot Road S. as measured from the centerline of the right-of-way on Talbot Road S.to maintain the alignment. 3. The project shall design and install a 6'sidewalk adjacent to the curb line on Talbot Rd. S. 4. A Traffic report has been submitted. See attached memo from Neil Watts for details. 5. The following are recommendations: We recommend a 24' paving section on the internal loop private street with 4'sidewalks on both sides and we have no objections to using rolled curbs since this street is private. We recommend that the first 280'feet (approximately) on the south entry be designed as a 28' paving section with parking on the north side yet still installing 4'sidewalks on both sides. Private street lighting shall conform to City Standards for illumination levels and for uniformity ratios as established by City Code. Private street lighting on this private street would require an electrical permit. We recommend that the private street is named using standard City names and include street name sign labeling as private streets. GENERAL PLAN REVIEW COMMENTS: 1. 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. Permit application must include an itemized cost estimate for these improvements. The fee for review and inspection of these improvement is 5% of the first$100,000 of the estimated construction costs; 4% of anything over$100,000 but less than $200,000, and 3% of anything over$200,000. Half of the 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. See Drafting Standards. FIRE PREVENTION BUREAU: 1. The preliminary fire flow required is 2,250 gpm (gallons per minute). Three hydrants are required. One fire hydrant is required within 150-feet of the proposed structure and two hydrants are required within 300-feet of the structure. 2. An approved fire sprinkler system is required to be installed throughout buildings numbered 1, 2, 5, 6, 7, 8, 14, 15, 17, and 19. 3. An approved alarm system is required to be installed throughout all the buildings. 4. Access for Fire Department apparatus appears to be adequate. MITMEAS.DOC/ • . Springbrook Residential De.`ripment LUA-96-004,SA,LLA,ECF Advisory Notes(Continued) POLICE DEPARTMENT: • 1. Police estimate 87.93 calls for service annually, based on the type and number of individual units. 2. It is recommended that each unit's front door be solid-core with peep-holes and dead-bolt locks. Because some of the front doors occur at a right-angle to the stairs, Police staff recommend that lighting be placed at an angle so that a person standing in this area will cast a shadow. This will enable home owners to see if someone is in the doorway to their home and help to eliminate this ' blind spot. 3. Units need to have their address numbers clearly visible from the streets. This will aid police and other emergency vehicles in locating the units in the event assistance is required. 4. Recommend lighting in parking lots that are adjacent to buildings 1, 2, 5, 8, 14, 15, and between 16 and 17. This will help to reduce the number of thefts from vehicles in these parking lots. In the area between buildings 15-19, there are sidewalks and a grassy area with trees. Recommend that these sidewalks have security lighting to illuminate the area. 5. Police recommend a tot-lot on site as children have no place to play. 'CONSTRUCTION SERVICES: ,1. Structural Engineer to design, inspect and approve in writing any retaining walls needed over 4-feet in height. This would include foundation walls in retention. 2. The soils engineer will need to act as a special inspector during grading/filing and approve sites in writing to the City of Renton, Building Official prior to any construction on-site. 3. Soils Engineer will need to approve excavations prior to placement of any concrete. MITMEAS.DOC/ ___ _ NoncE • I ENVIRONMENTAL DETERMINATION POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION SPRINGBROOK RESIDENTIAL DEVELOPMENT . LUA-96.004,SA,LLA,ECF • • The applicant seeks approval to develop the property with 45 single family condominium units In two, three,and four unit townhouse style buildings together with 45 multi-family condominium units In five, nine-unit,three-story buildings.In addition,the applicant has submitted a lot line adjustment in order to . combine the existing three lots into two parcels. One parcel would Include the area proposed for development and the second lot would Include the remainder of the existing lots.Location:4614&4700 • Talbot Road South, THE CITY OF RENTON ENvIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. . AN ENVIRONMENTAL IMPACT STATEMENT WILL NOT BE REQUIRED. . YOU MAY COMMENT ON THIS DETERMINATION UNTIL 5:00 PM,__ THE CITY WILL NOT, ACT ON THIS PROPOSAL UNTIL AFTER THIS DATE. I—I APPEALS OF THIS DETERMINATION MAY BE FILED WITH THE CITY OF RENTON HEARING- . EXAMINER BY 5:00 PM, PM ON MARCH 5.1996 OR APPEAL ® YOU MAY COMET ON THIS DETERMINATION BY THIS DETERMINATION BY 5:00 PM,MARCH 5,1996.OTHE COMMENT AND APPEAL PERIODS WILL RUN CONCURRENTLY. • • yy ' fl?t SITE • I {}j 5• • SPRPIGBROOK NEIGFBORHOOD DETAI-MAP FOR FURTHER INFORMATION,PLEASE CONTACT THE CITY OF RENTON,DEVELOPMENT - SERVICES DIVISION AT 235-2550. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Please include the project NUMBER when calling for proper file identification. "r'. CERTIFICATION I, 9,1,V 6UA JU.ci ifr , hereby certify that 3 copies of the above document were poste me in ,� conspicuous places on or nearby the described property on Signed:F(it�rl4,( --jG(,(i10S-01 STATE OF WASHINGTON ) ) SS COUNTY OF KING ) •'',����,`1M+�,� I :certify that I know or have satisfactory evidence that - 71f 1.S y T 1�'' � 6 �'•. signed this instrument and acknowledged it to be his/her/their free and volunt egkt tkltnr "ses and purposes mentioned in the instrument. ; • :14 • 4 `' z"•� Dated: S�� �O ..) • 3 c Notary tic in an f r the State of Wastxingtdn Notary (Print) �/f 4--�G /e=T,� �GGLL�4-�— My appointment expires: ��9/' ) NOTARY.DOC 410 iiOT1iE r ENVIRONMENTAL DETERMINATION POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION SPRINGBROOK RESIDENTIAL DEVELOPMENT LUA-96-004,SA,LLA,ECF The applicant seeks approval to develop the property with 45 single family condominium units in two, three, and four unit townhouse style buildings together with 45 multi-family condominium units in five, nine-unit,three-story buildings. In addition,the applicant has submitted a lot line adjustment in order to combine the existing three lots into two parcels. One parcel would include the area proposed for development and the second lot would include the remainder of the existing lots. Location:4614&4700 Talbot Road South. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. AN ENVIRONMENTAL IMPACT STATEMENT WILL NOT BE REQUIRED. YOU MAY COMMENT ON THIS DETERMINATION UNTIL 5:00 PM, . THE CITY WILL NOT ACT ON THIS PROPOSAL UNTIL AFTER THIS DATE. APPEALS OF THIS DETERMINATION MAY BE FILED WITH THE CITY OF RENTON HEARING EXAMINER BY 5:00 PM, XXX YOU MAY COMMENT ON THIS DETERMINATION BY 5:00 PM ON MARCH 5, 1996 OR APPEAL - THIS DETERMINATION BY 5:00 PM, MARCH 5, 1996. THE COMMENT AND APPEAL PERIODS WILL RUN CONCURRENTLY. • ':.- i 7 170',i.-1 T -1 ,„ 1,:..... ........:;• i ) .:"&:)?‘/47, 1 ,ift't\•I7 j . • ':'`P--; : 'i 'jYE• Ju r .-n- r - . ... _51TE .' - - .''> a•r 1 - - I , ),' `-` ~ : .i •�. •.•.. -:. Iy'•-. -', ji _. ,ter-•. •'.1-' . SPRINGBROOK NEIGHBORHOOD DETAIL MAP • FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT SERVICES DIVISION AT 235-2550. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION :Please>include;the:` "ro'ect;.N.UMBER:when callin or: o .g f : Pr:Perfle,w;dentificotrong; <<: :::; ` 4i AFFIDAVIT OF PUBLICATION _ Jf-tsefca `c1!ertc .being first duly sworn on oath ::. states that he/she is the Legal.clerk of the -: • _ . DETERMINAT4ION ^-_ project under the"authority of the Renton j VALLEY DAILY NEWS ;ENVIRONMENTAL REVIEW COMMITTEE Municipal Code. RENTON, WASHINGTON SPRINGBROOK RESIDENTIAL DEVELOP- 600 S `Washington Kent;:_1NA. 98032 ; The Environmental Review Committee MENT a daily newspaper published six (6) timesweek.. Said newspaper is a legal (ERC) has issued a Determination of Non- LUA-96004,SA,LLA,ECF newspaper of general circulation. and is now.-,and has been for more than six 'Significance - Mitigated for the following The applicant seeks approval to develop monthsprior to the date of„t ublication referred to, printed andpublished in the the property with 45 single family condo P minium units in two, three, and four unit 7. ;.nglish language continually as a daily newspaper in Kent, King County, Wash- • townhouse style buildings together with 45 - :ngton. The Valley Daily News has been approved-as a legal newspaper by order multi-family condominium units in five,nine �. d--__ _ unit, three-story buildings. In addition, the i of the Superior Court of the State of Washington%for King County. applicant has submitted a lot line adjust- The notice in the exact form;attached, was published in the Valley Daily News I ment in order to combine the existing three (and not in supplement form) which was regularly distributed to the subscribers a.r lots into two parcels. One parcel would during the below stated period. The annexed notice, a ; include the area proposed for development and the second lot would include the . remainder of the existing lots. Location: { �c.� � e �,�. ` _ } 4614&4700 Talbot Road South. - - r The 15 day commenU14 dayappeal " I ods for this project will run conurrtly anrd end at 5:00 p.m.on March 5,1996.Appeal_:�, - - procedures and the mitigation measures " . imposed by the City of was published on .�� —� mental Review Comm ttee are available n's oat .,the Development Services Division, Third The full amount of the fee'charged for said foregoin• publication is the sum of ti _..Floor, Municipal Building,Renton,Washing- - .ion 98055.Phone:235-2550.You should be ;a prepared to make specific factual objec- ; lions. '="' All Publication Date: February 19, 1996 i w}, ii li Published in the Valley Daily News Feb•, l 1 r`wary 19, 1996. 1205 Iegl le all Daily News —v -ire. - ,,, �.- —.___ ,i' Subscribed and sworn before me'this 7?', d `"of Pet 19 .' ORGIr �� 3: Notary ublic or the State of Washington 'Y -' ; � E#,o�ti1�,';:; residing at Auburn }v: ,> :5:.e `z p T A :.'• o1. "` - • King County, Washington :ii% Oe A0e .1 `1 WS 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. SPRINGBROOK RESIDENTIAL DEVELOPMENT L UA-96-004,SA,L LA,EC F The applicant seeks approval to develop the property with 45 single family condominium units in two, three, and four unit townhouse style buildings together with 45 multi-family condominium units in five, nine-unit, three-story buildings. In addition, the applicant has submitted a lot line adjustment in order to combine the existing three lots into two parcels. One parcel would include the area proposed for development and the second lot would include the remainder of the existing lots. Location: 4614 & 4700 Talbot Road South. The 15 day comment/14 day appeal periods for this project will run concurrently and end at 5:00 p.m. on March 5, 1996. Appeal procedures and the mitigation measures imposed by the City of Renton's Environmental Review Committee are available at the Development Services Division, Third Floor, Municipal Building, Renton, Washington 98055. Phone: 235-2550. You should be prepared to make specific factual objections. Publication Date: FEBRUARY 19, 1996 Account No. 51067 dnsmpub.dot CITY OF RENTON EGE VED. FEB 0 5 1996 • TRIAD ASSOCIATES February 5, 1996 ! ° BUILDING DIVISION Project Management Civil Engineering Land Surveying Jana Huerter Land Use Planning City of Renton Landscape Architecture 200 Mill Avenue South Site Design Renton, WA 98055 Re: Springbrook Condominiums Triad Job No. 95-202 . • Dear Jana: My client, Tom Ichelson, Dave Halinen and I met with Mike Kattermann and Jim Hanson last Friday to discuss a proposed modification to the Springbrook submittal to address the issue of a project focal point. As a result of that meeting, we prepared this amendment to our original site plan submittal. When the issue of a project focal point was raised, we discussed possible site amenities that would meet the intent of the comprehensive plan policy relating to focal points. These included both passive and active options. We also considered the profile of the residents who would likely be buying at Springbrook. Our Client's last project in Renton, Summit Park, has a similar target market to Springbrook. We asked our Client for a breakdown of the sales history at Summit Park for an indication of the people and, thus, the needs and interests we might expect to find at Springbrook. Summit Park has sold 25% of it's units. The breakdown of the sales thus far is as follows: Retired older than 65 15% Active early retired/empty nester 25% Single professional 50% Small families 10% The sales data confirms that the project is serving a segment of the market that generally does not include many families. (So far, the only child at Summit Park is a 13 year old girl.) This is due in part to the market niche the projects are targeting. By including many quality features in the units and at the site, the price range is similar to what a family starting out can find locally in a single-family residence which has the benefits of a yard. 11814 115th Avenue NE,Kirkland,Washington 98034-6923 Phone 206.821.8448 Toll Free 800.488.0756 Fax 206.821.3481 Page 2 February 5, 1996 Jana Huerter City of Renton The people who are buying at Summit Park and who are anticipated to buy at Springbrook are retired or single professionals who want the quality features the projects offer but without the headaches and upkeep that a typical single-family residence entails. Given this profile of residents we made the judgment that a more passive, park-like focal point would be most in keeping with the flavor of the development and the needs of the residents. We have thus proposed a central common park located and designed as a focal point for the project. The park includes a gazebo with covered seating, decorative plantings and paving, an area for lawn games, a barbecue, horseshoe pit and bench seating. Pedestrian access to the common for all residences is via the sidewalk adjoining the main street loop. Four key entries are provided into the central space and are highlighted by decorative wood arbors that act as gateways into the space. These entries are located to provide easy access to all residents and are generally equally spaced around the project. The central focal point of the common area is a wood gazebo with covered seating, and is sited to take advantage of grade changes that provide views to the west. Decorative paving and planting is proposed to encircle the gazebo, enhancing it's unifying purpose of drawing people into this common park for conversation and a sense of community. The site plan and building locations have been designed in order to save seven large, existing Douglas Fir trees. These trees have been incorporated into the concept by an informal gravel walkway that provides access to two seating areas backed by wood trellises set against the existing trees. With the use of rock walls and building retaining walls, the gazebo and large lawn area to the south will be of a fairly uniform grade. This lawn area can be used for activities such as badminton, croquet, boccie ball, or other informal lawn games. In addition, a small barbecue area will be provided with an in- ground barbecue grill and a picnic table. Adjacent to this, a horseshoe pit is proposed at the south entry to the central common space. Plant material will play a key part in unifying the common open space. It will be used to accent entries into the open space, enhance the area around the gazebo, frame views to the west, and screen public from private areas adjacent to residences. A selective pallet of ornamental shrubs, ground covers, and accent trees will be created exclusively for the central common open space to distinguish this area from the rest of the open space. It is the intent of this site and landscape plan to design a central common park that unifies the project, creates a central focal point, has opportunities for outdoor recreation appropriate to the residents, and is easily accessed by everyone who lives at Springbrook. The use of similar forms and details for the wood arbors, trellises and gazebo, the special Page 3 February 5, 1996 Jana Huerter City of Renton paving treatments, and a cohesive landscape/planting design all serve to unify the project, and identify this as a special place. We believe that the modifications described above and included in the revised plans meets the intent of Comprehensive Plan Policy LU-48 which reads: "Central place public amenities should function as a focal point within the development and should include features such as a public square, park, or commercial center. The central place should include passive amenities such as benches and fountains, and be unified by a design motif or common theme." The central place we have designed provides the focal point described in this policy and at the same time gives regard to the needs and interests of the residents who will be purchasing homes at Springbrook. Together with this narrative description of our proposal, I have included as attachments two copies of a landscape plan of the central common park and two sets of plans modified to reference this supplemental detail. If you have any questions or comments regarding this amendment or need additional copies, please call me at (206) 821-8448 and I will be glad to help. Thank you for your time and consideration of this proposal. Sincerely, TRIAD ASSOCIATES Alan D. Fure, P.E. Vice President ADF/wp Enclosures pc: Mr. Tom Ichelson Mr. David Halinen Mr. Len Milbrandt (w/enc.) <•:::>::.:::::>:::>;.:;:::;;:;.;:...:;»::::<:.:>:::.:::;>::>;.>:. DLO PM ENT..SE RVl CE ........................ N T.ERPRETATIO:NIP:O..LI..CYDEC ::..::. MUNICIPAL CODE SECTIONS: 4-31-7D.1.b.,Variable Size Project Requirements in the R-24 Zone. REFERENCE: This Interpretation/Policy Decision is issued with reference to Springbrook Residential Development file No. LUA-96-004-SA,ECF,LLA. SUBJECT: Applicability of the Master Plan requirement for projects proposed in the R-24 Zone. BACKGROUND: The R-24 Zone restricts projects between five acres and up to twenty acres, to a maximum of eight units per multifamily structure. However, with a master plan the number of units may be increased to 10 per structure. The intent behind this requirement was to create an incentive for the consolidation or coordinated development planning of properties within the R-24 Zone. Coordinated development would provide opportunities for increased density and scale when the project could demonstrate it was meeting the intent of the policies through a master plan. Staff is currently reviewing a project that is proposing a 9 unit multifamily structure. JUSTIFICATION: The R-24 Zone does not setup any criteria or process, nor does it define a "Master Plan". The only references in the Renton Municipal Code to a master plan are Sections 4-35-1, and 4-31-25.2. The former, under the Master.Site. Plan Approval, is applicable primarily to phased development. The latter reference is found in the POR Zone and most closely reflects the intent of the master plan envisioned for the R-24 Zone. However, in the absence of a clearly defined regulatory process, the site plan process may be used providing it adheres to the applicable policies of the Comprehensive Plan. Completion of a Master Plan or Site Plan does not automatically entitle the project to an increase in density or structure size. But it is through one of these means that the project can demonstrate how it complies with the objectives and policies related to development within this zone; including, but not limited to, project size, mix of housing types, amenities. DECISION: Until such time that criteria are established for the preparation of a Master Plan, Site Plan Review is an appropriate review process for evaluating whether projects proposed in the R-24 Zone have sufficiently met the intent of the corresponding Comprehensive Plan policies. DIVISION HEAD i ) f j/ APPROVAL: �1 ,,i1 / :/! DATE: ,./2. �` 96. DIVISION HEAD / 1 APPROVAL: ls �� �� � DATE: 'rI APPEAL PROCESS: To appeal this determination, a written appeal--accompanied by the required $75.00 filing fee--must be filed with the City's Hearing Examiner (200 Mill Avenue South, Renton, WA 98055, 206-235-2593) no more than 14 days from the date of this decision. Your submittal should explain the basis for the appeal. Section 4-8-11 of the Renton Municipal Code provides further information on the appeal process. 11 28 1996 ryGF/*(rooNNiHG CITY OF RENTON MEMORANDUM DATE: January 26, 1996 TO: Mark Pywell FROM: Sonja J. Fesser c SUBJECT: Springbrook Residential Development Lot Line Adjustment LUA-96-004-LLA Format and Legal Description Review Bob Mac Onie and I have reviewed the above referenced lot line adjustment submittal and have the following comments: The City of Renton land use action number (LUA-96-004-LLA) and the City's land record number (LND-30-0137) need to be noted on the drawing, preferably in the upper right-hand corner. The type size for the land record number should be smaller than that used for the land use action number. All owners of record affected by the lot line adjustment must sign the drawing. Notary blocks need to be provided accordingly. Properties to the north, south and east of the subject properties should be noted as platted (give name and block/lot) or unplatted. Parcel A is not part of this lot line adjustment, therefore it need not be included in the legal descriptions on sheet 1 of 2, and need not be noted, except for informational purposes, on sheet 2 of 2. The approval block/signature line for the City of Renton Development Services Director on sheet 1 of 2 is no longer required for lot line adjustments, per RMC 9-12-7:D.3. Remove this block/line from the drawing. See Attachment A for a highlighted distance in the description for revised Parcel B (sheet 1 of 2) which does not match the corresponding distance noted on the drawing on sheet 2 of 2. See Attachment A and B for additional highlighted items which need correcting. Title * January 23, !1996 Page 2 Note that if there are restrictive covenants or new easements included as part of this subdivision, they can be,recorded concurrently with the lot line adjustment. For easements, indicate on the drawing to whom the easement is granted. The lot line adjustment drawing and the associated document(s)1 are to be given to the City Clerk's office as a package. The lot line adjustment will have the first recording number. The recording number(s) for the associated documents shall be referenced on the lot line adjustment drawing in the appropriate locations. Avoid the use of the term "Parcel" to describe both the original parcels and the revised parcels. Refer to revised or original parcels as "Tracts" to avoid the possibility of confusion. This lot line adjustment creates a land locked lot (Parcel C), contrary to RMC 9-12-7:B.2. Therefore, this lot line adjustment cannot be approved without provision for access to said parcel. Fee Review Comments: Lots within or affected by the lot line adjustment are subject to the City's special charges, if applicable. • CITY OF RENTON PLANNINGBUILDING/PUBLIC WORKS MEMORANDUM DATE: January 26, 1996 TO: Mark Pywell �jt / FROM: Rebecca Lind" "V • STAFF CONTACT: Owen Dennison(277-2475) SUBJECT: Springbrook Residential Development(LUA-96-004,SA,LLA,ECF) The Residential Planned Neighborhood designation was intended to promote the creation of new neighborhoods distinguished by higher densities and mixtures of housing types. Although developments can include a combination of multi-family and single family units, small single family neighborhood character should predominate. Traditional urban land patterns should be reflected in the use of grid streets, upon which individual buildings front. A unifying and identifying element, such as open space, a park or a small scale commercial area is envisioned as a central feature around which the residential blocks are organized. According to the policies, a project of this size (6.97 acres)with a Master Plan may reach 22 units per acre with no more than 10 multi-family units per structures. Without a Master Plan, density is restricted to 18 units per acre and multi-family buildings are restricted to 8-plexes. Multi-family units can constitute no more than 50%of the units in a development. Housing Element policies require that a minimum density standard be satisfied for residential development. Subdivision should not preclude future development at an appropriate density. To increase home ownership opportunities,the policies encourage condominium-townhouse development. Consistency with the Comprehensive Plan The proposal would create a higher density neighborhood consisting of a combination of multi-family and single family units. Under a policy interpretation of December 21, 1995, condominium townhouses qualify as single family units. Therefore, the multi-family component of the proposal does not exceed 50% of the units. After deducting the street area and slopes over 25% from gross area, net density is about 17.8 units per acre. The slopes on the site are not mapped as Greenbelt, although Greenbelt areas are mapped on the portion of the parcels to the east of the site. The design, scale and massing of the townhouses contribute to a single family appearance and pedestrian orientation and scale. Consistent with the policies, most of the parking is located under the buildings. While the proposal is not laid out on a street grid,the design of the parking lot to resemble a street and the inclusion of sidewalks emphasize the impression of a single family neighborhood. Streetscapes include green open space, although minimal,for each townhouse unit. Areas of Potential Inconsistency with the Comprehensive Plan The proposal is not specifically the development envisioned for the RPN designation. The "traditional neighborhood"concept on which designation's policies are based is described in the Comprehensive Plan as "a form of town development based on a modified grid system with small blocks around a central square or plaza". (pg. IX-7) While the small site size precludes division into blocks, the central place idea is not included in the proposal. As noted,the policies have standards for RPN development with and without a master plan. As yet, no process has been established for master plan approval. However, the additional density and multi- family units per structure allowed with a master plan are bonuses. Base standards in the zone are currently attainable under site plan review. Until a master plan process is established, the base standards, 18 du/acre and 8-plex maximums, should apply. Therefore, the nine multi-family buildings do not conform to the policies. Additionally, the bulk of multi-family structures is not consistent with the single family appearance of buildings in the designation. Policy LU-51.a. states that building height, width and length should be designed to resemble single family housing. RMC Section 4-31-33D.2.d, Site Plan Review Criteria directs that the scale of proposed structures should not create a perception of greater height or bulk than is intended under the spirit of the Zoning Code. It is difficult to contend that the proposed multi-family structures resemble single family development. Where access to the individual units is not taken directly from the "street", townhouse units #5 and #8 and multi-family buildings #1, #2, #14 and #15, the single family impression is diminished. Orienting the structures to parking lots rather than the street emphasizes the appearance of a multi-family complex rather than a single family neighborhood and does not conform to the policies. Recommendations The following recommendations would increase consistency with the Comprehensive Plan. Other changes may be proposed by the proponents or reviewing staff that would also increase consistency. • Include a centralized amenity feature that serves as a focal point for the development and relates to the scale and design of the overall project and its individual elements. • Reduce the number of units in each multi-family structure. If topography allows, orient multifamily structures to face the street. Optimally, each of the proposed multi-family structures would be replaced with several smaller structures, side by side along the street,with parking in the rear. Proposed Lot Line Adjustment Neither description nor justification for the lot line adjustment were included in the provided materials. It appears that the intent is to segregate the R-8 and R-1 zoned portions of the site from the R-24 zoned portion. This would create a parcel without existing access and with undefined potential access. Creation of a landlocked parcel may lead to future difficulties. The most prudent solution is to require that the proponent obtain access to the R-8 portion of the property prior to approval of the lot line adjustment. Supporting Policies The following policies are intended to guide development in the RPN designation. Residential Density (Housing Element) Policy H-14. Minimum density requirements shall be established in all zones which allow residential development to ensure adequate capacity for growth and create greater efficiency in the provision of urban services. Policy H-15. Minimum density requirements should be based on net density and should exclude portions of the site constrained by sensitive areas, dedicated public or private rights of way and public facility requirements. Policy H-16. Minimum density requirements should be satisfied through the average net density of the project. Minimum density requirements should not be required of individual portions or lots within the project. Policy H-17. Minimum density requirements should ensure that average net density of residential development within a project can eventually ensure adequate capacity for growth and prevent inefficient use of urban infrastructure. Policy H-18. Phasing, shadow platting or land reserves should be used to ensure that minimum density can eventually be achieved within proposed developments. Adequate access to potential future development on the site must be ensured Proposed development should not preclude future development. Residential Options and Residential Planned Neighborhood (Land Use Element) Objective LU-K: Create new residential neighborhoods in areas mapped as Residential Options (RO) and Residential Planned Neighborhood (RPN) in a "traditional neighborhood" development style while at the same time supporting affordable housing, infzll development, transit service, and the efficient use of urban services and infrastructure. Policy LU-41. Development should occur on a flexible grid street system to the extent feasible given environmental constraints. Policy LU-42. A range and variety of lot sizes should be encouraged. Policy LU-43. The dwelling types should be mixed throughout the project to create a neighborhood which functions on the traditional neighborhood development model. Policy LU-44. Provision of small lot single family detached unit types and owner occupied townhouses are encouraged provided that density standards can be met. Policy LU-45. A maximum of 50% of units allowed within an individual development may consist of multi family units. Policy LU-46. Concentrations of multi family complexes should be discouraged. Development standards should require mixing lot sizes and different sized residential structures. Policy LU-47. Project size for master planned neighborhoods should be the minimum necessary to support a mix of units and inclusion of the required public amenities. Policy LU-48. Central place public amenities should function as a focal point within the development and should include features such as a public square,park, or commercial center. The central place should include passive amenities such as benches and fountains, and be unified by a design motif or common theme. Policy LU-49. Mixed use development in the form of convenience commercial development should be allowed in the central places of master planned neighborhoods. Policy LU-50. Non-residential structures may have dimensions larger than residential structures. Policy LU-51. Develop specific design standards for height, width and length of structures, and building clusters based on the following criteria. a. height, 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. 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. Policy LU-52. Buildings should front the street rather than be organized around interior courtyards or parking areas. Policy LU-53. Encourage infill development in designated neighborhoods. The mix of units should be based on minimum lot size and should be determined by the development code. Policy LU-54. Residential neighborhoods may be considered for infill development under this designation if they meet the following criteria: a. The area already has a mix of small scale multi family units or had long standing duplex or low density multifamily zoning. b. Development patterns are established. c. Vacant lots exist or parcels have redevelopment potential. d. Few new roads or major utility upgrades will be needed with future development. Residential Planned Neighborhood(Land Use Element) Policy LU-60. The City should allow development of planned neighborhoods at 10-24 dwelling units per acre in areas mapped Residential Planned Neighborhood on the Land Use Map where the site meets the following criteria: a. adjacent to major arterial(s); b. adjacent to employment area and/or Centers center; c. project size over 20 acres (acreage may be in separate ownerships); d. site is buffered from single family areas or other existing incompatible uses; and e. a SF50%-MF50% mix is achievable. Policy LU-61. Multi family complexes should be located near or adjacent to central places. Policy LU-62. Developments in the Residential Planned Neighborhood category should be subject to the following additional criteria. 1. Projects of 20 acres or more: a. Master Plan is required. b. Residential density of 24 dwelling units per acre is allowed. c. Multi family buildings may be 12-plexes or smaller. 2. Projects of 5-19 acres: a. If a Master Plan is approved: i) Density may reach 22 dwelling units per acre. ii) Multi family buildings may be 10 plexes or smaller. b. If a Master Plan is not approved or desired by the applicant: i) Density may reach 18 dwelling units per acre. ii) Multi family building may be 8-plexes or smaller. 3. Projects of less than 5 acres. a. Density may reach 10 dwelling units per acre. b. Multi family buildings may be four plexes or smaller. Policy LU-63. Projects in a Residential Planned Neighborhood designation should have no more than 50% multi family development. The single family may be attached, detached, or a mixture of both styles and may be met by zero lot line development and townhouses with attached outdoor open space. City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: IPAsi COMMENTS DUE: JANUARY 25, 1996 APPLICATION NO: LUA-96-004,SA,LLA,ECF DATE CIRCULATED: JANUARY 11, 1996 APPLICANT: TRIAD ASSOCIATES(ALAN FURE) PROJECT MANAGER: MARK PYWELL PROJECT TITLE: SPRINGBROOK RESIDENTIAL WORK ORDER NO: 78046 DEVELOPMENT LOCATION: 4614 AND 4700 TALBOT ROAD SOUTH SITE AREA: 11.53 ACRES I BUILDING AREA(gross): N/A SUMMARY OF PROPOSAL: The applicant seeks approval to develop the property with 45 single family condominium units in two, three, and four unit townhouse style buildings together with 45 multi-family condominium units in five, nine-unit, three-story buildings. In addition,the applicant proposes to segregate lots B and C into a configuration which relates solely to the site plan application. This segregation will be accomplished through the lot line adjustment process. 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 • B. POLICY-RELATED COMMENTS Arriy 7 riEY0 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 properly assess this proposal. Signature of Director or Authorized Representative Date DEVAPP.DOC Rev.10/93 CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS DEPARTMENT MEMORANDUM • DATE: JANUARY 23, 1996 TO: MARK PYWELL FROM: NEIL WATTS SUBJECT: SPRINGBROOK CONDOMINIUM PROJECT TRAFFIC REPORT I have reviewed the traffic report for the above listed project, and find that it has. been prepared using methodology acceptable to the City of Renton. The report concludes that the project will not have a significant adverse traffic impact, and I concur with that conclusion based on the information provided in the report. No traffic mitigation beyond the area wide mitigation fee of $43,275 is recommended. The traffic report suggests that a credit toward the mitigation fee should be granted for the cost of constructing street improvements along Talbot Road South adjacent to the development. This is not a correct assumption. These street improvements (curb, gutter, sidewalk, pavement widening, associated drainage improvements and street lighting) are site specific code requirements for this project, and do not qualify for regional traffic mitigation credit. cc: Arneta Henninger Bob Mahn Attachment-Traffic Mitigation Fee Calculation Sheet crry o�ram;rros� TERRA ASSOCIATES Ir " L1` I V •E • •O E a a Consultants in Geotechnical Engineering, Geology �' and JAN-2 5 l29,6 ti Environmental Earth Sciences BUILDING DIVISION January 20, 1996 Project No. T-2865 Mr.Thomas W.Ichelson Environmental Development Corporation P.O. Box 1574 Bellevue, Washington. 98009 Subject: Supplemental Geotechnical Exploration Springbrook Apartments(Formally The Cottages) Talbot Road Renton, Washington Reference: Geotechnical Report,The Cottages, Project No. T-2865, by Terra Associates, Inc. dated May 5, 1995 • Dear Mr. Ichelson: • As requested, we have completed a supplemental geotechnical study for the subject project. We previously completed a geotechnical study for the southern half of the site and presented our results and design recommendations in the referenced report. The purpose of our additional work was to determine if the soil conditions under the added north property were consistent with those previously identified. We also evaluated if the geotechnical design recommendations provided would be valid for this area. SURFACE The location of the.site is shown on the Vicinity Map, Figure" 1. The added north property is approximately 170 feet wide and 670 feet long. The,west and central areas of the site are vegetated with blackberries and small trees.' To the east.is 'a denser forest composed of deciduous trees. An old foundation and flo6r slab were also observed in the central portion of the site. We understand that a subsurface drain was installed along the east slope toe to a depth of approximately 15 feet. We also observed stockpiles_of construction debris which were recently placed on the site. These stockpiles include a large asphalt pile in the east half of the site and several soil stockpiles in the central area. 12525 Willows Road, Suite 101, Kirkland, Washington 98034 • Phone (206) 821-7777 'Mr. Thomas W. Ichelson January 20, 1996 The topography of the added north property is consistent with the previously studied south property. In general, the site slopes gently down to the west at a grade of approximately seven percent with a total elevation change of about 86 feet. East of the development, the forested slope rises to the east over a gradient of about 17 percent. • SOILS We excavated three additional test pits on the site. In general, the topsoil unit we observed was 8 to 18 inches thick. Directly below the topsoil, a one to two foot thick silty sand to sandy silt was encountered. Underneath the silty sands, the soil units varied. To the west, we found a sandy glacial till to depths of nine feet. To the east,a brown silty sand with gravel (outwash) was observed to depths of ten feet. In the central area of the new parcel, a mixture of silty sands to clayey silt was found to depths of 11 feet. • A more detailed description of the subsurface conditions we encountered is presented on the Test Pit Logs,Figures 3 and 4. The test pit locations are shown on Figure 2. DISCUSSION AND RECOMMENDATIONS Based on our. observations, in our opinion, the recommendations and conclusions in our referenced report will be valid for the added north property. However, the remnants of past and recent site activities on the parcel will need to be addressed to establish suitable subgrade conditions for supporting building foundations and pavements. . When the east slope toe drain was installed, excavated soils were spread out over the organic surface layer. To prepare this area for construction, these soils should be removed and the underlying organic surface layer should be stripped to expose competent native soils. The soils can then be replaced and compacted as structural fill as described in the referenced report. Similar considerations will need to be -given to areas of the site containing soil and debris stockpiles. The new site plan shows that four buildings will be cut into the toe of the east slope. In our opinion,this planned construction will not impact the current stability of the slope, provided the excavation and subsequent building foundation are completed and designed in accordance with the recommendations outlined in the referenced report. ' The new site plan also- shows a.detention.vault in the west-central area. A detention pond was previously planned for the southwest:corner. Due to an occupied residence at the vault location, no test pit exploration was.conducted. :However, design of the vault foundation and walls can be completed _ using the previously provided design parameters. ' . - Project No..T-2865 Page No. 2 • Mr. Thomas W. Ichelson January 20, 1996 • LIMITATIONS This report is the property of Terra Associates, Inc. and was prepared in accordance with generally . accepted geotechnical engineering practices. This report is intended to supplement the referenced geotechnical report and is for specific application to the Springbrook Apartments. This report is for the exclusive use of Environmental Development "Corporation and their authorized representatives. No other warranty, expressed or implied, is made. The analyses and recommendations presented in this report are based upon data obtained from the test pits advanced 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 be requested to reevaluate the recommendations in this report prior to proceeding with construction. We appreciate the opportunity to be of continued service to Environmental Development Corporation during the preliminary design phase of this project and look forward to being of continued service during the final design and construction phases. If you have any questions or need additional information,please call. Sincerely yours, TERRA ASI< NC. ILO David, .t:ush = `�- . Enginb: nn.. Gees '� ' • p4. 67424t0 7 - O-96 T eodore J. ,K .•.-£ '- .'x' Principal Engineer ." I EXPIRES 6/18/ I DPL 1"JS:eb Encl: Figure 1 -Vicinity Map . Figure 2=Exploration Location Plan Figures 3 and 4-Test Pit Logs Project No. T-2865 Page No. 3 • IJ- [.nswf s 1 :NIO -� ! II it ,y 15,44 T•r1• '`"1I Lt , a �...1,,;, `�0 ��s 1162HD 5T a1ux'i�uTl •s • 1 < < 4`, '1,-.' 1 �, ' I ❑ • . _ eI t 1v SC 1E3R6 ST^I . 15. . C'•[•iG[DC - 7N > ., c I I SE 16cTH ^ ! ST 'l )ST �I t.N Pua AI 27 • n s 27TH ST „:,D9a :77. SE ]nros �- ] �s. � �� luoD S sin, . s �A�J le Es . 1 s 7BtN--si >I 'r';�• 15( H4fJ. t i V.I • L 30TSTH in r -4 s i 29 �� _I SE - R _la r a TM r 168TH. `:z Zi D su133[D sr ' s ; "L rT if _ I ,n :•'SE 155TH FL ^I sE 7EDiH • ` c g `�I w �I I tsS 1 IEE X ' ` `�-I I ri I`'Zb"W =r..7 5 lE `1 °j. F.,, .I 5E s_1��YT 5t:)Di XI 57 - �iy 9 r r t SW 1[TH ST ., z _ '1-1 21. 71- -cE' e! — • `�, _I of NI '=1 i^=. .i ' S 172N.S7 SSE I 705J: j[ND'.. ST .' S[y72XD 5T=' • - , :-r'-'SE I.I til li/ ! -SC:72HD ST` _ //+' ' s7 .i : • Ix .f� Sr<1T3;r sty = '{cr•_x*{'jtir 1c'200 SC __A'BBTH ST I Y.3)Tk S '1T<TH ST 2, `[r 5T.,' ,_••,o c It ,' 373RJ, _ ST ,=1 �I a i' PFI SY 39 ST �J\ l r ✓c �'g L S SE 375TH —' -`.i1e1,4 S7 Av sc ' _� • • -sT F 0.��\ SE x 17 T1 ST =1 ( :' ~CS • SW i'• 41ST ST• I $i pEP a o•r f - : 41 :i `'I �I •la[ g • 6IN g1� El Ei I - I �' .0..._ . . �.1 al 3[ 1T9T, rl EE;-1�'ix y nT•s,a- Bp 1 rmn 11 �'1 '"I ry . 2- < '! 11�° I I •_ rt t "r I ru ` SW I -r1 <3RD •I �fl.. 1ST SE 1.0; , 6 I 1x,:TX :��so'stN�x f..st SE 7BDTH 5T 1 lid_Inc. • I I •1 i (k_ +� I :477: ti y-S �� la :1'1 N f, `<'1 o � I ' •82NDIc 5T •'WISE 382ND Bp I V =1 11 f s°r D i 1 1 83R0 lief s ti:Ln > l 31 �J �(`,�•g PL�fbi' x' '•o �; I SE a 1., SE :6<TH- ST - ` K < I JP; II 1 i?I•' { 1. _, Lv vli 36cTH I_ < I N• BOUL£VARD SE' ' 1_ �'[ 3 j I -'+! - _ I •I 5E PL I]86TH1 ST 5E 786TH 57 �•'rl �� I 4-i; R E N I v 5 87Tr -.i65b,31 S(`E - —186Tk-8E-SE— II: r srl D�{ _ < x',`27 I I I _ J• \g ! :=:x .NSF 78ETH j 5TPAR,C -•k' Y 125i.rs..l9-nf� .( xIN I S•�- _ i ;ij _® <'sue- --� I sr v:a•• -. S ]90TH ST a9E„,, T' >Isr:Y.T,n ru i'41_r'_.„4 --- I � _I u st�'" •n II i :9?Tn 5t.. 7 i� • 151 19cT.,r: !y'�a.�)"'> _ 13C i"_:.Dr t• ri I s ;czND ST 2N0 ST' S 55TH ST I _; -` i �l JR td Grv''" -- , SITE �SE _ 0• 192ND ST 1z /7311 sr I'S:'29GTH 57 v.• • 400 '- 't ft i`I` ---- ...( =1 1 5 `196iHC ST nq •`1 - _-_ �▪�s[�.9r�11•=I�l SE]95TH 5T 6i `✓i „; 71 S-1l' . S 79BT. ST ,s E:2 c' /N! r >j I I Pi< „�5[ / SE < i 15E'X ST • Hr I ! slkr AII I <1 ! _ -15"rTN"'SSSrrr 297TH PL ,7,1 1 �. �° i'` F �:�!7?9TH s[1st" s[�=I @i SE 398TH ST i. -5 01 233TH s7 N IS 5 200TH . ;I 'ST. L-- $I `:il•SE ST 200TH ST • 2! = r`n sr - I €w, *= a ✓,I „ .04 J 'i 5CXIcT= � s ,n,;; r rc:51I- �I� r:s D2ST o� > ?0ja c - o ;; I S 2^.2e, n S :202ND ST d. 2; El_` •T '< . I— _ • SE 4 ctis x - 5 .,• n--y T- _ •� _ SE 2D2N'J PL �f 203RD ST $ c ..__•�• 1 SyGDRJ"a d o gig SE 203RD_ �a p :4 I \J . < e N I SE of to _ .i..± �I--51=x ='•'.�� = r starve 1R rt 20<TN I- 0 SC \. !=�1 P r.' >c s rt.s z'p �y{ y[ !-- r.1 Y.MTx •E c`SE 2N'7 �' r0 5C , '' S205TH D ', . 1 t5 7JETH!..2Ir, E1 DI _�1 _r_`,I^sl. ,,, 5[7�5TX t.�' ST_ ")-�H S.T = 4 Ir. • I s1ei)x)"/71D--.' •PAIiteR `:,z,y -.'J•,` r\�h sT ryr' PARK - m m s 3r7JETr 7 i5 'S)y!L Y 206Tr' a IRN, D = SE 207TH 5T-Y)G:iX2 7H pi. �c•twr Y'ii Sir}ram--_,,-,ec_` I� 5 SE IOTtN�51 ' K St rKrl�� S 1209TH S ,S_209TH V v IE I • • SE x' rI ,a 208TH �'6 cnr`>z-+ ' ST y' st r)i«n- a KENERIDGE 115 . ST ci'^ : y g �'a x [ - 108DD 'N 1117 1i< i ST :: 3 iIN >cl�i.0 yrI:, _ S[79eT„ ¢N SE 2D9TX • ,,, , S 2]DTH�ST ,- " S ! E _ `.�� -; s[msTe` SE 270TN v.u� It; , . ��� rr ,� '.'� i� ` .� n p- ,o� _r h 1 • sF 217TX 5T' e I. F '.P SF 2,_,r)Dl s.r SC 2107X SL.rI�I 231 TYL sT r 'co, (' I S 212TH. ST S n. 0 5. .,s-1.- sE - 212THI' S x ,,,, u r,:i'1„,.1 =' .Ir•c 'II I uI - /4, r,-, ,. c.rr,.. 21Tr cT `T-t' r r s 217. ST S 4 s] a 2LSn 71 SE 212TH sST a S[ l:2TH_ r ^• c> Sr 21:Tr cl 1 ry,ST 'H I S s 2:3M rl ° '' b .1 s ! .16, e.a,,„ $ `2 G x x _ 5[ 2"2.; i 2]tT +r.! < J "")3Tr. DC °-.' r-4 .%�� r= r`T• -sT , _(' «.c�C`'a In ST •-- '^(�'.•nI .N c -•Q"�` •''s 1R s[2u,.i r $s 7ss '.,:: .:.• E . C I zL,'• x r1. W 51 :. k -�->t• til fr_ .•J h 8 0i ,� ,._ A x,.,.P'T XI S 276TH h _! 0a E. - I „r. n ,,..1' st v,4 c ' ST sc• K E N T �r, \ 7 =c ; JL�'�'�aa cl SE 216TH ^I ST I.LFS �J �•' F x{I s[�T R.��EL.:: s� ti 9^`1'h s~ °_E r ^I ' ::ET"�]-;- SE PARK: CI -I276TH ST -�S sf \ e „/ I=i I 1°3DO Cc,cM , s[ "7"` z ���{{E--m 16 % ! i ; S 21ETH C I r 5i ,.5� N ,v_c SE !217TH ST 1- •± . ST �\ a >R�I I Fin' = -.� .!_.._. _ .•i/z'7r.T •"•v°`:,..r,�4:sL -�[r rr..� 1� i_ u REFERENCE: THE THOMAS GUIDE, KING COUNTY,.WASHINGTON, PAGES 656 AND 686, 1995 EDITION. • VICINITY MAP lineal TERRA - SPRINGBROOK - . ASSOCIATES RENTON, WASHINGTON Geotechnical Consultants Proj. No.2865 Date 1/96 Figure 1 , j , / / 1 `i- 1 1 j r' 1 , .7 , I , 1 I1r + / , r , j - / / ` r • / /• ' • l• 1 1 f .1 1. 1 1 1 I i , • r 1 1 1 1• II / , I / , ii ; , 1 , l 11 f I r 1 1 ,:III , �: f , / , Him . r. r i -1,l I 1 r 1 I.f , , r ,/,II I' �^ { X / , 1 1 %' / % ' 1 1 11 I 1 , 1 I I ! Il•1l I 1 -, .1• II It ��_ • — - �--� { i .1 , i I . I, -r r {-, : 1r , r 1 1 ii�I: ' II I � Il�- / I ,' ' I ! ' -4,-1 1 I I r ! 1 I , ,.I 11 1 1 1� • : • 11 f~u^I' ' ' ■ I / , , ! I I I '( i' " ! { l 1 Ill I 1 I • TP=9 /% _ r ' Z / %• 1 , , 1 . ./ I I I I I 1 1 ' % • `� � 8 ! !/ G' B 1/ I ' J / 4 i 1 % ® , 1 . t : •- I •1 , I J I I .'. �� 1 i ii, / , • 1-C , g. I t , t 1 I I.1 1 I 11 I ' i c • 1 ( C, 2_ / r / / /' ' / ' I . 1 ,' 1 I 1 1- I I 1 1 I I 1 1 r 1' lu 9� / l E / / F/ r, It E- ' 0 j� ! 1 1 f f 1 1 + I I I I I I' 1 ® r I /q / / r _ ; I. / J 1 ! 1. 11 1 I f I I I , A ! E - /' ,' ' TP=10 1-, : ,!b' C; * ER \i' \/ .. I.;;' 1 . 11f + IIIi \ , i { ' ' i.Ii i,l I 1 I I.I ' • J�/�. �Illlil� , 1 I.• I ' I 11 ' t C B,l 1 B ! '' •R ` sr '`' r �—�—��\ ` — r i, {�. Jr rl //J ( i 1 I I I 1�1 • ' . �, 1 - J i ui' I i / .� RcT�-/� ; , 4lT' � . �`��1�� / / ! T1\1 1 I 4 I 1 I I I I''j I, �- ME *Ilk. !, I III IY l I I11 ' I `� t1 1 � � 1 ,� ! �� , ", 1 I I I t 1 -t 1 1;f 1 I I `I .111 ;1 , ®I81 i ��' '/ u ` ' �� T. \ H, 1 r A1111 , 1I1iI: �.��_ _ .. - - �� A i'. �\1111� , j I + t I d 1 I y l 1 1' 1. I ; . il .. _ • - , 1 - _' -1 G). j , `� ISI i t { 1 1- I.III1 I�' '•''' - + -- - r -1 ^i 1- '� / ms y. ,, ,-,1'fliptitalkilki / 1 . 1 I. 1 i I +I I 1� I I • ��.�..i'' i� �- - {, �- _ �\ 'B�6 I- 1 I 1 '1 I •11' III i ! 11 I �,sr • I I Q , . t 1 +, ! / � • �/` �' -4' h 1� 7T-1!!!!I.! 1.'.� G r :., , I ��� 1 1. 1: . • , , .- - , ! • \ ® 1 f I 1 1 / 1 1 , , 1 , 1.1 -- u• iTP-6 , , 1 ` 1 �� 1 r • r19 1 7. :. -�— t J 1 ' 1 1 I ; ; , { J ' ,, r 1 • i:.• I /--- I ' ( ` , - 1 , / 1-,, .,.,' l,: /)/- t+ fq • J . r_,. i , 11I , f1 1'� • • 1 I� "'r . H - �,'- � '� 1: �t - 1 rlII 1 I I I. I 1.1 1' t • - APPROXIMATE SCALE '` -1 • i T I 1 ' 1, 6' �i J 1 • I I I I 1 III , I �'I • II ' • , ._ / , c , i • 11l .: I I1I , , , t t60. 0 60 120 ft. I,. 1 - . l; I - I : !'- / H 1 / ! / + ' H I�I 1 1 1 1 11 .t , 11 - I ' •'�.� I I- ! / ��' l Il 1 L_. - ,1 I I y ' . �fl11P� I. , 1 , 1.11'1+ '1 11.t 1 • 1 I C 1.-;.1 + I I , • I B / /1. l ( I i ) 1 I t 1f A l 1 .1 1 t�1 1 1 _1 1 1 ( � 1 1 . iill .% I I I 1 1 I ' 11 1' 1r —�j 1 1 1 1 1 t �IIIIII� 1 1�11 11 ` 1+ 11 \t 11 ` 11 _ .•,� 1 I .,• 1 ; 1 _ ! c 10 1 - , it-T - - ;_ ,r. 1 '1 I' !' ' 11 H \ 1 - `+ 1 \.1 1 1-l 1-1 I - I • ,.ti : III I I l ., I B ,^ _ I /; 1 1 r { 1` r' , 1 f _ �'.� 11.. 1 1, I, + 1 -t.i 1 1 1 t :CYa ;Ai i I 1 I- 1 1 � A • I i •;• /" 1 1 i ;. ; ,\ 1. i 1 t 1 I 1 1 ; ' 1 LEGEND: 't t I ! I • c 14 - , / •/ i i1 r� 1 1 i 1 1 l q (, 111 ' 1 1T— • , ! i • ' I ," I 1 l- It G 1111 '1 ��///. : , I 1 t q , S i. I I �I I I I l l if ,I I, '11 ! 1 q !. 11 i , 1 1 I 1 , �'l i 171. 4�1,\ Li I ! /' I I , •• I, ,. ' , ! ( _ 1 1 1 :, , , , 1 1 I. ® APPROXIMATE 'TEST PIT LOCATION, - I__;;__1 1 •` I , i i ir r:r B1 / t ',. alG { 11 H1 ' i/ ' _ \ 1 -, It £i B F 1 I .. - �I . IL■ I t-� - � I - � B{ r �-� - 1- l - 1- 1 f 1 , r I J I , I � APPROXIMATE TEST PIT LOCATION, s _ s /' l 1 �� / �� ! i . ,' , ,- 1 I I 11 s f ' I r PREVIOUS GEOTECHNICAL STUDY TITLED , „�`�' 11 J 1 I r 1 .1 r./ \ / j�:�l% ,' ` 1f II.-�� II r 4All/, / .,, • 1 1 `I 1- i • �t�1�./ /i, 1 r Lam°P ! ,I I I )) ••I v�umoni., . / 1 -t 1 1 • :„ QQl� :t ,�, : , . `ak. /. �'. . . ,,. • - w / I I I .1 . 1 '• I/1 1 1-I: 1 , ' p - TP-3 ' __�L I - '/ irm0111111 1 ' i 1 I i 1 • 11 I DATED5,` 995. �: {I� 1 +-1 1 1 1 1 L. R y11 -t-- •f1., 1INN _` fi . 1 r I. .. I I i I 1•s - MAY 1 ' . MI '-\� 1 t_ ` - � ., -'.1 t: � L - - . ; / /' 1 :1 I r 1-.. , I I. I . I.+ I • -T-- - l• I I1• , '/` ' ®A4® I / . .. / it, A 1 • . I II ,t •tr ' i j:.,.. 1! • i y.. •1 r '; I .I 11,/ 1f i- ., . , L o •1 /� l'i ,, i , ,Iii , „ „. . • . ... . . .•1 1 1 -I. I , i �, ul I -) —, _ ,• . , .I l 1 �' TP-4 :I - •L' �' 8fl , •!: 1 ' ,r I _ I. ii' ; 1I 1 I ) 1'•/ ; ,I ,- j / ' • 1 d i ! V ! ! . ; .J I I-I'-_i ! 1�i +1 l / r. , (�� I l ! / / ( 1 I ' t" !1i I'�l' , ,_' ! (_ t •1f... I 1 / I �' I i ill I I I;J 1 //J , , i 1 T. 1 / t * 1 / ! I` ! • / 1/ , 1. I / 1 I 1 1 I 111 , i /: f . SE I• - 13. - ,' 1 •, - 12 :11 r,. p r 1 , 9. 1 1 ,. i: .,;. 'r , �, f i 1 I ilL �.1' I . v • 1 ri i• r r !f :I / 1 . REFERENCE 1 ]I 1 I I •�j • /-j D f' "- p �—• F E 1 Fi £ r F �• - I • '�`�11y' 1---1 • ' __J-1 . :SITE PLAN. PROVIDED BY TRIAD ASSOCIATES, ,i .'/ . . . 1 t.'- -, TP-2 - , 1 I r l 10{ r / • i - /. 1--'-I 1 1- r'. 1 I I 1 -I` - • '. h1[///''// t: 1 �� 1 l ; , r 1 - , / ; . 1 1 ( ► 1 ,l F ---,—T..-�= , -r- 1 -1 -r: s 't PROJECT No: UNKNOWN;:.UNT1Tl:EQ;o'PRItJTED • j;/' .///I !'. c _ ! J ) . 1. f•'�- -g: , r I- I-:1.. I,-_I • ;1 �/ / 1 - - � - - �— - ' T - I- .I' - - •fit ,t • • / ' I f i r 1 , r 1 1 , I 1 / 1 !1 1 '/ 1 1 I I - �/ I I 1'• I 1 , / / , / 1 1 • f I 1 l I' 1 I I ±EXPLORATION' LOCATI N;: Pl ►N'; • . -,7:: TERRA . : - • - - "SPRING®ROOK- -- .-. ' - • \\`�� � ASSOCIATES ' RENTON,; WASHINGTON}:: '\'�' otechnical •Consultants- • _ s: r • . ' PrO f :No.2865� >. :•Oats ; 1/96.: :Figura 2 1 • Test Pit No. TP-8 Logged by: DPL . • Approximate Elev. 167 Date: 1/8/96 ' Depth eft'' Graph Soil Description (oW 0 - I I • 12 to 18 inches Topsoil. ML Dark brown sandy SILT,wet, soft, roots. 18.6 - SMIIMI Grey-brown silty SAND with gravel,wet, mottled, loose. - > > ':: >: 13.1 `iii. Brown silty SAND with gravel, moist, dense, cemented. • 5 Iiiii!' `' &iii! Some cobbles. (Glacial Till) 13.1 - '"l` :' �< 13.6 ' 10- 'Test pit terminated'at 9.5 feet. , • • Minor groundwater seepage 1 to 3.5 feet. . - • . • - No caving observed. • 15 . • . Test Pit No. .TP-9 Logged by: DPL Approximate Elev. 208 Date: 1/8/96 • Depth • (ft.) •Gra CSh . • Soil Description (%l 0 _ 1`^ '!• 8 to 12 inches Topsoil. . .:`-i SM > _Reddish-brown silty SAND with gravel, moist, loose, roots. . •. > Brown silty SAND with gravel,moist, medium dense, some 9'0 ' • '- ? _< cobbles,fine to medium grains. (Outwash) • 5— S • - - 7.8 . - Test pit terminated at 10 feet. ` - - • No groundwater seepage encountered. • • _ ` . • Some caving.-• . • 15 • • • TEST PIT LOGS . . i:: .. ;' \\ TERRA SPRINGBROOK APARTMENTS • �.•.. AS OCIATES • RENTON, WASHINGTON Geoteehnical Consultants Proj. No. T 2865 Date- 1/96 Figure 3 • • .Test Pit No. .TP-10 • Logged by: DPL Approximate Elev. 196 Date: 1/8/96 Depth .(ft.) 'Graph Soil Description • (%) • `'i"`''>'•< 8 to 14 inches Topsoil.. Grey-brown sandy SILT,wet,firm, mottled,.fine grained. • 20.0 ': < Brown silty SAND with gravel interbedded with silt and clayey 14.5 • • <: SM silt lenses, moist, medium dense, some cobbles, slightly • 5— ML • cemented. • - - Blue-grey sandy SILT to clayey SILT,wet, stiff,some gravel. 16.0 • ML Boulder at 9 feet. 10- • Test pit terminated at 11 feet. - Minorlgroundwater seepage from 1 to 3 feet. Minor caving above 6 feet. 15 • • • • • • • • • • ' 'TEST. PIT LOGS • f'` "` SPRINGBROOK APARTMENTS' ���� • TERRA ' -RENTON, WASHINGTON • ASSOCIATES - Geotechnical Consultants Proj.. No. T-2865 Date, 1/96. Figure 4 ' AcTTob.cm 4-t .+,.rr 7 SCAI ' 0ing 50 _* Al GRA BASIS OF BE/ CITY OF RENTON Zu i227 AND 1872. In (0 N89'01'12"W N 10' ELECTRICAL EASEMENT 655.12' LA. LEGEND J REC NO 9411291155 =o OLL - ORIGINAL J J RLL - REVISED L PARCELW..4, A QQ .....0 (ORIGINAL) ?An Cirs. ,, La co o Q 6 O 2 NORTH LINE SOUTH 4 ACRES 653.36' La v� /- 1� _ / NE9•01'02"W N89'01'02"W -J °) EXIST HOUSE i , o EXIST HOUSE TO.BE:.REE1OVEJ ;;: 66U.1$ i� TO 8E REMOVED •• • c ! PARCEL M PARCEL B o (ORIaiNAl.j PARCEL t-,--f-- 651.95'OLL z 1 ``'o p q N89100156"W -' f- 659.88'OLL f►1� p EXIST _ p GARAGE OR1tifNAL •T LINE of • w .. N89'00.56"W •. M TO BE G p EAST-WEST CENTER SECTION LINE 1 EXIST HOUSE REMOVED TO BE REMOVED I ( �� � PARCEL cr o 0o flo L C (ORIGINAL) `'�) o 4.501ACRES - (REVISED) rn /� 4.56±ACRES cpp O (650.14 RLL • 11 Z. N89'00'56"W 659.56'RLL '309.69' & 3 g(4)\ .) SOUTH LINE NORTH 5 ACRES 7 J O tD N <D N ORIGINAL PARCELS • ..OTES I O ` I PARCEL A: NV 1. INSTRUMENTATION FOR THIS SURVEY WAS A ONE MINUTE THEODOLITE THE WEST HALF OF THE NORTH 5 ACRES OF THE SOUTH 9 ACRES OF THE AND ELECTRONIC DISTANCE MEASURING UNIT. PROCEDURES USED IN THIS SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 31, TOWNSHIP 23 SURVEY WERE FIELD TRAVERSE, MEETING OR EXCEEDING STANDARDS SET NORTH, RANGE 5 EAST, W.M., IN KING COUNTY, WASHINGTON; BY WAC 332-130-090. ENTS THAT WE THE EXCEPT PORTION FOR COUNTY ROAD. LAND HEREIN DESCRIBED 2. THE INFORMATION DEPICTED ON THIS MAP REPRESENTS THE RESULTS LINE ADJUSTMENT PARCEL 0: OF A SURVEY MADE ON DATE INDICATED AND CAN ONLY BE CONSIDERED .17.040 APJD DECLARE AS INDICATING THE GENERAL CONDITION EXISTING AT THAT TIME. RAPHIC REPRESENTATION THE SOUTH 4 ACRES OF THE FOLLOWING DESCRIBED TRACI': 3. BOUNDARY BASED ON ALTA SURVEY BY HANSEN HANSEN SURVEYING ADJUSTMENT IS MADE THAT PORTION OF THE SOUTH HALF OF THE NOR 1HEAS•i QUARTER OF SECTION 31, DATED 06-20-65. J ACCORDANCE WITH TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., IN KING COUNTY, WASHINGTON, IN WITNESS 1h'HERtOr WE LYING EAST OF THE KENT-RENTON ROAD; EXCEPT THAT PORTION IF ANY THEREOF IN THE SOUTHWEST GARTER OF THE ,LS. NORTHEAST QUARTER. ORATION PARCEL C: THE NORTH 5 ACRES OF THAT PORTION OF THE NORTH HALF OF THE NORTH HALF OF THE SOUTHEAST QUARTER OF SECTION 31, TOWNSHIP 23 NORTH, RANGE 5 REFERENCE EAST, W.M., IN KING COUNTY, WASHINGION, LYING EAST OF THE KENT-RENTON ROAD NO. 80. RECORD OF SURVEY VOL 33, PAGE 224 PLAT OF SUMMIT PARK "ALTA SURVEY FOR ENVIRONMENTAL DEVELOPMENT CO. TS REVISED PARCELS OF THE SPRINGBROOK SITE" BY HANSEN SURVEYING JOB NO 95015 DATED 06-20-95, UNRECORDED PARCEL A: (SAME AS ORIGINAL DESCRIPTION) :TORY EVIDENCE THAT FD. CITY OF REN1ON HOR'Z. CONTROL AS AUTHORIZED TO THISSIGNED PARCEL B: POINT #1227, 3/8" COPPER PLUG IN �6b'37, if )GED IT AS THE PRESIDENT A PORTION OF THE SOUTH HALF OF THE NORTHEAST QUARTER AND OF THE NORTH HALF CONC. DN 0.89' IN MON CASE, N24 W `"'WW 11.4` FROM A SIMILAR MONUMENT 4TION, A WASHINGTON OF THE SOUTHEAST QUARTER OF SECTION 31, TOWNSHIP 23 NORTH, RANGE 5 EAST, I /44� VTARY ACT OF SUCH W.M., DESCRIBED AS FOLLOWS: 9 TIONED IN THE INSTRUMENT. 1 COMMENCING AT THE EAST QUARTER CORNER OF SAID SECTIL i 31; 1 N 89'00'56"W / THENCE NORTH 89'00'56" WEST, ALONG THE EAST-WEST CEN'"ER-OF SECTION LINE, � .32 645.01 FEET TO A POINT OF INTERSECTION WITH THE SOUTI',ERLY PROLONGATION OF t297.68' // 1 �7 THE EAST LINE OF THE WEST HALF OF THE NOR iH 5 ACRES OF THE SOUTH 9 ACRES OF l.; THE SOUTH HALF OF THE NORTHEAST QUARTER OF SAID SECTION AND THE PUNT' OF I o 1�, ;'� z BEGINNING; °� 0 1- I 0 I,. _, THENCE SOUTH 01'07'0u" WEST, ALONG SAID PROLONGATION, •.68.92 r ELT TO 1HE ;) 10 r a iSOUTH LINE OF THE NORTH 5.0 ACRES OF THE NORTH HALF OF THE SOUTHEAST o o so QUARTER OF SAID SECTION; z 0 THENCE NORTH 89'00'50" WEST, ALONG SAID SOUTH L',J 65U.�iS EET TO 1HE /� 0N� ROAD CEN fERLIiJE I 0 EAST MARGIN OF TALBOT ROAD; ( THENCE NORTH 00'30'10" EAST, ALONG SAID EAST MARGIN, 300.70 FEET TO THE SOUTH LINE OF THE NORTH 5 ACRES OF THE SOUTH 9 ACRES OF THE SOUTH HALE OF z u, o 0 THE NORTHEAST QUARTER OF SAID SECTION; I. THENCE SOUTH 89'01'02" EAST. ALONG SAID SOUTH LINE, 65 .36 FEET TO THE N 'r. �. in LINE OF THE WEST HALF OF SAID NORTH 5 ACRES; C. 4-- 0 CV • THENCE SOUTH 01'07'00" WEST, ALONG THE SOUTHERLY PROLONGATION OF SAID oa,',I W. .P.. Z l EAST LINE, 131.79 FEET TO THE POINT OF BEGINNING. �^ PARCEL C A PORTION OF THE SOUTH HALF OF THE NORTHEAST QUARTER AND OF THE NORTH HALF v1 1 8. 55 H STREET OF THE SOUTHEAST QUARTER OF SECTION 31, TOWNSHIP 23 NORTH, RANGE 5 EAST, 1308.20' 129_ 27' 31 32 W.M., DESCRIBED AS FOLLOWS: �C 1317.13' CN88'26 6"W BEGINNING AT THE EAST QUARTER CORNER OF SAID SECTION; FOUND CITY OF RENTON 6 5 THENCE SOUTH O1'13'36" WEST, ALONG THE EAST LINE OF TH, SOUTHEAST QUARTER HORIZONTAL CONTROL POINT NC:; „c. OF SAID SECTION, 168.92 FEET TO THE SOUTH LINE OF THE NORTH 5 ACRES OF THE #1872, 1/3" COPPER PIN \Oti' 1:-5,- NORTH HALF OF SAID SOUTHEAST QUARTER; ,19__. THENCE NORTH 89'00'56" WEST, ALONG SAID SOUTH LINE, 659.56 FEET TO A IN CONC. DN 1.0' IN MON CASE N.,,-2`) POINT OF INTERSECTION WITH THE SOUTHERLY PROLONGATION OF THE EAST LINE OF CONTROL DETAIL THE WEST HALF OF THE NORTH 5 ACRES OF THE SOUTH 9 ACRES OF THE SOUTH HALF (N.T.S.) DING/PUBLIC WORKS DEPT OF THE NORTHEAST QUARTER OF SALp SECTION; THENCE NORTH 01'07'00" EAST, ALO O SAID PROLONGATION, 300.71 FEET TO THE 1�__ NORTH LINE OF THE SOUTH 4 ACRES OF SAID SOUTH HALF; THENCE SOUTH 89'01'02" EAST, ALONG SAID SOUTH HALF, 660.18 FEET TO THE • EAST LINE OF THE NORTHEAST QUARTER OF SAID SECTION; "i4E3z) .1 c z .r.•.�..r. T.1-AI(`C C(111T1J 111.1 A'A R" WC-CT Al ('sI i" C AIr\ ['ACT I IAIr 4.,• nA r!-rT r . �...- w • CITY OF RENTON MEMORANDUM DATE: January 19, 1996 TO: Mark Pywell FROM: Arneta Henninger X6198 M1/4 SUBJECT: SPRINGBROOK DEVELOPMENT GREEN FOLDER I have reviewed the application for this project located in the E 1/2 31-23-05 on the east side of Talbot Rd S., south of SW 43rd St and north of S 51st CT (Summit Park) and have the following comments at this time: SEWER: • Project is not located in the Aquifer Protection Zone. • There is a City of Renton 8" sanitary sewer main in Talbot Rd. S. north of the site. City of Renton System Development Charge (SDC) apply at the multi family rate. Please see Property Mgmt. fee review sheet for more details. • This project is required to extend. an 8" sanitary sewer main to serve the project in Talbot Rd. S. • This project shall provide 8" sanitary sewer stubs to the west side of Talbot Rd. S. • Project may be requested to extend the sewer to the south along the full frontage of the parcel being developed unless it can be demonstrated on the engineering plans that it is not feasible to provide service to properties farther south due to the topography. WATER: • Site is not located in the Aquifer Protection Zone and is in the 350 Zone. • There is a 12" watermain in Talbot Rd S. • All fire hydrants must be capable of delivering a min. of 1,000 GPM. • Additional fire hydrants may be required. SPRINGBROOK DEVELOPMENT PREAPP PION • January 19, 1996 Page 2 of 3 • Fireflows that exceed 2500 GPM require a looped watermain system around the building. • Watermains need to be stubbed out to the north and to the south (internal) property lines for future connections, this section of the main from the north property line to the south property line of the parcel shall be a 10" main. • Pressure Reducing Valves may be required. • System Development Charge (SDC) apply at the multi family rate. See Property Mgmt. fee review sheet for more details. DRAINAGE: • Drainage system shall be designed in accordance with the 1990 KCSWDM. • A Level 1 Downstream analysis has been submitted and reviewed by the Plan Review Section. The conceptual drainage plan report is approved for this project. • System Development Charge (SDC) apply and shall be due for this project. See Property Mgmt. fee review sheet for more details. STREET IMPROVEMENTS: • Curb, gutters and sidewalks and City street lighting are all required on Talbot Rd. S. • This project shall design and install a 22' paving section on Talbot Road S. as measured from the centerline of the right-of-way on Talbot Road S. to maintain the alignment. • The project shall design and install a 6' sidewalk adjacent to the curb line on Talbot Rd. S. • A Traffic report has been submitted. See attached memo from Neil Watts for details. • Traffic Mitigation to be paid prior to issuance of a building occupancy certificate. See attached copy of Transportation Mitigation Fee review sheet. The following are recommendations: We recommend a 24' paving section on the internal loop private street with 4' sidewalks on both sides and we have no objections to using rolled curbs since this street is private. We recommend that the first 280' feet (approximately) on the south entry be designed as a 28' paving section with parking on the north side yet still installing 4' sidewalks on both sides. SPRINGBROOK DEVELOPMENT PREAPP PION January 19, 1996 . .P'age3of3 Private street lighting shall conform to City Standards for illumination levels and for uniformity ratios as established by City Code. Private street lighting on this private street would require an electrical permit. We recommend that the private street is named using standard City names and include street name sign labeling as private streets. This concludes the recommendation section. GENERAL: • 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. Permit application must include an itemized cost estimate for these improvements. The fee for review and inspection of these improvement is 5% of the first $100,000 of the estimated construction costs; 4% of anything over $100,000 but less than $200,000, and 3% of anything over $200,000. Half of the 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. See Drafting Standards. cc: Neil W. H:MPSPRINGF CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS DEPARTMENT • MEMORANDUM DATE: JANUARY 25, 1996 TO: MARK PYWELL I ' FROM: NEIL WATTS AY SUBJECT: SPRINGBROOK CONDOMINIUM PROJECT TRAFFIC REPORT I have reviewed the traffic report for the above listed project, and find that it has been prepared using methodology acceptable to the City of Renton. The report concludes that the project will not have a significant adverse traffic impact, and I concur with that conclusion based on the information provided in the report. No traffic mitigation beyond the area wide mitigation fee of $43,275 is recommended. The traffic report suggests that a credit toward the mitigation fee should be granted for the cost of constructing street improvements along Talbot Road South adjacent to the development. This is not a correct assumption. These street improvements (curb, gutter, sidewalk, pavement widening, associated drainage improvements and street lighting) are site specific code requirements for this project, and do not qualify for regional traffic mitigation credit. cc: Arneta Henninger Bob Mahn Attachment- Traffic Mitigation Fee Calculation Sheet • .i.� + � �! . ,� • ANT l..l.}l.Gr•Y..4/.:.. /• '.fAYrC+/fi. •v,:`^j'fi...r .}y4'rr.r.r.... r/r'lnY:}}y/fi}`riY,v.4f:};Nf:>is4j}JL!iir,::'�:::}:i:::r.'-:K�:>:1:a::i::;r.';:::t::;tr}:rfa,'.:::M!r°,'�i:%K.'i$'.:'iF<�`i/.•.^�Ce `'srf^:i". ..i �-"' r#.}%.:r+.•• �3 /�C#'..,�}...Y.t�li.✓.:o-!G.....h;.....}....fr y:.. .i. •f.�`���v:.ny�.{'�`i::F^f. .v.4ry C•:}:r:'•}}}:•{}i}:•}}}:•i}}i}}}}}isiiiii:4}r::M.v+i}::•}:•:•iv::i+•1r:4:::•}:4::tir:^.$iHf..^%:i::ii:{},'.•;.-1-�}/r�... :..Y' f.y�^GS-�•..v4~' ^ti GATIoNsFE - }...rr� �........ W:�w:.y:. ��irX4::i.:•:r�:YLh}..H..;.:}f.?{{•{:i?:f:yr�}{i.}}}f::. ........./...........::............... Project Name 510rn hrook Comcivin ,N/uMS Project Address f c /hot h 6( • 5 eVOA 5 q S ti St (46 l y q 7Cv %a lh61 Contact Person A icio FU re o I V,a a 45506. Address - ( 15 A Je Iv E K►✓h Ien4 ( uM q v r Phone Number (206) - 2 I - 1 L)L q Permit Number Project Description Co►idoM,'Maw pro Ject % !Gl!X v6 hl t f✓„--4 - 21, 1411 , 3 , 14 uk„ T q s-70,(cruz , lot v IV ((4•k,: 2 ilowizi f.Xis lJ11 of sat to 142. removed, Land Use Type: Method of Calculation: Residential 13 ITE Trip Generation Manual ❑ Retail Traffic Study ❑ Non-retail 0 Other Calculation: Qcfse cTh Irct f-r-c Srt prerat / I i ra05pcii&ctiCAI ?7/ 4►4 / hit- . G rl 1►L I 1 Cx,Sf,lur Tr,p5 = iq Uu,��j �VI�J vrerJ �tv, — 5'l6 da,hi -err; I � ,\Jzt 5c(. - /( - 5 77 4, I r• trim l0, - I e- (7, 1.',t Ka?) aciZ'(- ( 5 7 7 tr,rs ) ( 75.00) _ 4 3 275 .00 Transportation Mitigation Fee: 143, 275. Qc / 1 Date: Jew 2 Z 1 r(o16 Calculated by: /t'e I� Account Number: 4)5/514 , 3 18. 70. OD. 157 Date of Payment . t 'PROPERTY SERVICES FEE REVIEW - D C y • el DEVELOPMENT APPLICATION REVIEW SHEET ❑ PLAN REVIEW ROUTING SLIP ❑ ENVIRONMENTAL CHECKLIST REVIEW SHEET ❑ � OTHER APPLICANT: • Sj9R/nT6; l3,00e C r'+N/�nin)n/l�/ni 116c%rc n ieit)r RECEIVED FROM 40-N /�z zht- JOB ADDRESS: `t 4-Pi a- I/700 7:711T-ir Zni s WO# (date) NATURE OF WORK: 7virL'wora st` Op,A.ino r•✓li N/i./sr1 9c' i,.-'J7$ GREEN# ❑ SPECIAL ASSESSMENTS AND CONNECTION FEES APPLIED NEED MORE INFORMATION: ❑ LEGAL DESCRIPTION jil SPECIAL ASSESSMENTS AND CONNECTION FEES ESTIMATED ❑ SQUARE FOOTAGE 0 VICINITY MAP ❑ NOT APPROVED FOR APPLICATION OF FEES ❑ FRONT FOOTAGE ❑ OTHER ❑ VESTED ❑ NOT VESTED - ❑ This fee review supersedes and cancels fee review# dated . 0 PARENT PID#(subject to change)_ SUBJECT PROPERTY PID# 3/.2 305- 906 3 f 9a q, 4 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 pennits,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 Latecomer Agreement(pvt)WASTEWATER Latecomer Agreement(pvt)OTHER —U — Special Assessment District/WATER P rf—C 6, Si,E 6 C.oYF 1/?7r(cC 3,(o $2 3 ,£17,k6 Special Assessment District/WASTEWATER Joint Use Agreement(METRO) Local Improvement District U 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) ,V1 Never Pd • SQ. FTG. 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 ya i iJS 9 00,ou 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 n,aoo GPM threshold) SYSTEM DEVELOPMENT CHARGE-WASTEWATER ❑ Pd Prey. ❑ Partially Pd(Ltd Exemption) FM 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 90 ,,; 11/.S co .00 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 All other properties$0.129/sq ft of new impervious area of property x / f f7,.3C� / I (not less than$3S5.00) / 77/7Sq 4�� e / �-� s /�3�� PRELIMINARY TOTAL $ (�D' 3c^. 9 Signature of Reviewing Authority/ / DATE a *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. c:/template/feeapp/tgb EFFECTIVE July 16, 1995/Ord.Nos.4506,4507,4508,4525,and 4526 A.� e ID d 0 City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET �a REVIEWING DEPARTMENT: C,2I 1.1 84-e- ji,_, OMMENTS DUE: JANUARY 25 .199 RT1f OF REITroN APPLICATION NO: LUA-96-004,SA,LLA,ECF DATE CIRCULATED: JANUARY 11, 1996Pf' IafD APPLICANT: TRIAD ASSOCIATES(ALAN FURE) PROJECT MANAGER: MARK PYWELL ti�� 1 1 1996 PROJECT TITLE: SPRINGBROOK RESIDENTIAL WORK ORDER NO: 78046 DEVELOPMENT ciUhLUINCi DIVISION LOCATION: 4614 AND 4700 TALBOT ROAD SOUTH SITE AREA: 11.53 ACRES I BUILDING AREA(gross): N/A SUMMARY OF PROPOSAL: The applicant seeks approval to develop the property with 45 single family condominium units in two, three, and four unit townhouse style buildings together with 45 multi-family condominium units in five, nine-unit,three-story buildings. In addition,the applicant proposes to segregate lots B and C into a configuration which relates solely to the site plan application. This segregation will be accomplished through the lot line adjustment process. 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 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 properly assess this proposal. Signature of Director or Authorized Representative Date DEVAPP.DOC Rev.10/93 • City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: PIS ' eI 1eu)- ,/G`OMMENTS DUE: JANUARY 25, 1996 APPLICATION NO: LUA-96-004,SA,LLA,ECF DATE CIRCULATED: JANUARY 11, 1996 APPLICANT: TRIAD ASSOCIATES(ALAN FURE) PROJECT MANAGER: MARK PYO( F %rr PROJECT TITLE: SPRINGBROOK RESIDENTIAL WORK ORDER NO: 78046 DEVELOPMENT JAN r Ar LOCATION: 4614 AND 4700 TALBOT ROAD SOUTH , f ^n y J SITE AREA: 11.53 ACRES I BUILDING AREA(gross): N9U'11-14,1 ;1 Vk ON SUMMARY OF PROPOSAL: The applicant seeks approval to develop the property with 45 single family condominium units in two, three, and four unit townhouse style buildings together with 45 multi-family condominium units in five, nine-unit,three-story buildings. In addition,the applicant proposes to segregate lots B and C into a configuration which relates solely to the site plan application. This segregation will be accomplished through the lot line adjustment process. 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 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 properly assess this proposal. Signature of Director or Authorized Representative Date DEVAPP.DOC Rev.10/93 City of Renton Department of Planning/Building/Pubic works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: flit ?Ye(Je4/41 rM COMMENTS DUE: JANUARY 25, 1996 APPLICATION NO: LUA-96-004,SA,LLA,ECF DATE CIRCULATED: JANUARY 11, 1996 APPLICANT: TRIAD ASSOCIATES(ALAN FURE) PROJECT MANAGER: MARK PYWELL PROJECT TITLE: SPRINGBROOK RESIDENTIAL WORK ORDER NO: 78046RE�°-''r'" DEVELOPMENT FIRE F • =;4U LOCATION: 4614 AND 4700 TALBOT ROAD SOUTH JA t,,k •:s y . SITE AREA: 11.53 ACRES I BUILDING AREA(gross): N/A SUMMARY OF PROPOSAL: The applicant seeks approval to develop the property with 45 sing e,family-condominia units in two, three, and four unit townhouse style buildings together with 45 multi-family condominium units in five, nine-unit,three-story buildings. In addition,the applicant proposes to segregate lots B and C into a configuration which relates solely to the site plan application. This segregation will be accomplished through the lot line adjustment process. 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 AC . B. POLICY-RELATED COMMENTS V e, C. CODE-RELATED COMMENTS e coil--cAci‘eJ hAe ,A,c9 d,c4d 71? 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. */74 '`. J — zz — 'q' Signature of Director or Authorized Repre ntative Date DEVAPP.DOC Rev.10/93 ocsY o� CITY OF RENTON ♦ ) FIRE PREVENTION BUREAU �1 MEMORANDUM rs O DATE: January 22, 1996 TO: Mark Pywell, Senior Planner FROM: Corey Thomas, Plans Review Inspector SUBJECT: Code-Related Comments for Springbrook Development 1 . The preliminary fire flow required is 2,250 gpm. Three hydrants are required. One fire hydrant is required within 150-feet of the proposed structure and two hydrants are required within 300-feet of the structure. 2. Fire mitigation fees are applicable at the rate of $388 per multi-family unit: 90 units x $388 = $34,920.00. This fee is payable at the time of building permit issuance. 3. An approved fire sprinkler system is required to be installed throughout buildings numbered 1, 2, 5, 6, 7, 8, 14, 15, 17 and 19. 4. An approved fire alarm system is required to be installed throughout all the buildings. 5. Access for Fire Department apparatus appears to be adequate. CT:js Sprngbrk 41 City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:IG��C�\Vu�-1 fa/1 Kl.(C_ 4 COMMENTS DUE: JANUARY 25, 1996 APPLICATION NO: LUA-96-004,SA,LLA,ECF DATE CIRCULATED: JANUARY 11, 1996 APPLICANT: TRIAD ASSOCIATES(ALAN FURE) PROJECT MANAGER: MARK PYWE `OP D.PROJECT TITLE: SPRINGBROOK RESIDENTIAL WORK ORDER NO: 78046 !lift) DEVELOPMENT4614 AND 4700 TALBOT ROAD SOUTH JAI/ 1 /99s LOCATION:ATION: SITE AREA: 11.53 ACRES I BUILDING AREA(gross): N/A t��®rV' 6d—i SUMMARY OF PROPOSAL: The applicant seeks approval to develop the property with 45 single family condominium units in two, three, and four unit townhouse style buildings together with 45 multi-family condominium units in five, nine-unit,three-story buildings. In addition,the applicant proposes to segregate lots B and C into a configuration which relates solely to the site plan application. This segregation will be accomplished through the lot line adjustment process. 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 1 Ught/Glare Plants 1 Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic./Cultural Natural Resources Preservation I I� SS B. ;1)...,"i-RELATED COMMENTS 5 r Et o PI L / I f3 A. z D .J(61V 1 W 5 P a /f N JJ APO 161) . IA) ID A Ifi fr AO fAlN fi[1 al,15 MfaDt6 MA N ki r ylC l t 'iR [SIMILIO IDGLIt 0A U U IAAU.5 Ito 4 Trioltn) C. CODE-RELATED COMMENTS 1, 561 L5 6160 o w Cr_ /6 gam 1 105 palm O DR MW Lala (PLiv APD6oUg 5[fg5 h calf ilk 'lb AD(Lf1(IUCI &cPiciRG Ptk10L 10 LUIO OLTIOIO OA) Alin( Sif , 2 SO[[L5 (�N �,6/rog lb 11PPOU6. �XCIUI7f�0L)Pa!OL, to Q LL�C 161) f of Art L L,P ig. We have "ew t " applicati ith pa "cular attention to those areas in which we have expertise and have identified areas of probable impact or areas where a do i ` to operly assess this proposal. 1-A14' Signatur Directo r Authorized Representative Date DEVAPP.u•C Rev.10/93 , City of Wanton Department of Planning/Building/Public Works ENVIRONMENTAL 8 DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: JANUARY 25, 1996 APPLICATION NO: LUA-96-004,SA,LLA,ECF DATE CIRCULATED: JANUARY 11, 1996 APPLICANT: TRIAD ASSOCIATES(ALAN FURE) PROJECT MANAGER: MARK PYWELL PROJECT TITLE: SPRINGBROOK RESIDENTIAL WORK ORDER NO: 78046 DEVELOPMENT LOCATION: 4614 AND 4700 TALBOT ROAD SOUTH SITE AREA 11.53 ACRES BUILDING AREA(gross): N/A SUMMARY OF PROPOSAL: The applicant seeks approval to develop the property with 45 single family condominium units in two, three, and four unit townhouse style buildings together with 45 multi-family condominium units in five, nine-unit, three-story buildings. In addition,the applicant proposes to segregate lots B and C into a configuration which relates solely to the site plan application. This segregation will be accomplished through the lot line adjustment process. A. ENVIRONMENTAL IMPACT(e.g.Non-Code) COMMENTS � �� Element of the Probable Probable More Element of the ProbableaSI obable More . Environment Minor Major Information Environment Minor Major information Impacts impacts Necessary Impacts impacts Necessary Earth Housing Air Aesthetics Water UghtiGlare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation I Estimate 87.. 93 police calls for service annually , based on the type and number of individual units . Recommend that each unit ' s front door bersolid—core with 'fpeep-holes . Because some of the front doorways occur at a right-angle to the stairs , recommend lighting placed at an angle so that if a person is standing in this area , he or she will cast a shadow . This will enable home owners to see if someone is in the doorway to their home and help to eliminate this blind spot. , Units need to have their address numbers clearly visible from the streets This will aid police and other emergency vehicles inilocating. theunits in the B. POLICY-RELATED COMMENTS event assistance is required . Recommend lighting in parking lots that are adjacent to buildings 1 , 2 , 5 , 8 , 14 , 15 , and between 16 and 17 . This will help to reduce the number of thefts from vehicles in these parking lots . In the area between buildings 15- 19 , there are sidewalks and a grassy area with trees . Recommend that these sidewalks have security lighting to illuminate the area during the hours of darkness . This will provide security for the residents . Also recommend a tot lot. There is no place for children to play on this proper which means kids will be riding their bikes and skateboards on the streets and sidewalks . This will create a hazard to motorists and pedestrians , so the C. CODE-RELATED COMMENTS kids will need to be provided with a play area to encourage them to confine thei activities :to a better spot that can be observed by their parents and neighbors . The grassy/tree area between buildings 16- 17 might make a good tot- lot. If one is built , recommend a few benches for parents to sit on . The stairway rails depicted in the site plans are good- please don ' t change them ! Home owners need to be able to see through them for good security and visibility to their homes . (Contined on reverse . . . ) 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. r Signature of Director o Aut oriz eprese tative Date DEVAPP.DOC Rev.10/93 • There have been numerous burglaries of construction sites in Rento for the past year The property adjacent to this , located at 5000 Talbot R(.1 the new condos , has been repeatedly burglarized while it was under construction . The officer-triler was targeted , as well as building materials left on the site unattended . Recommend that building materials be locked up ,cfenced in and ringed wtth,..securi ty lighting. If an office trailer is to be aocated at the site , Recommend that there be no windows . If it does have windows , place securiity bars over the glass to help prevent the glass being broken so burglars can gain entry. The door to the trailer will need to be made of metal and have auxiliary locking devices , also made: of metal . A burglar alarm is recommended . Your best bet would be to hire a private security guard to monitor the site during the hours of darkness and the times when construction is not under ay. Keep record of the. serial , model numbers and descriptions of all construe'tion tools and office equipment . This will aid in police being able to locate the property if it is stolen . Questions concerning security, can be referred to the Crime Prevention Unit at 235-2571 . 1 1 1 11 • • • • • 1 1 City of Kenton Department of Planning/Building/Pubs., ..brks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: p0.4,163 COMMENTS DUE: JANUARY 25, 1996 APPLICATION NO: LUA-96-004,SA,LLA,ECF DATE CIRCULATED: JANUARY 11, 1996 APPLICANT: TRIAD ASSOCIATES(ALAN FURE) PROJECT MANAGER: MARK PYWELL PROJECT TITLE: SPRINGBROOK RESIDENTIAL WORK ORDER NO: 78046 DEVELOPMENT LOCATION: 4614 AND 4700 TALBOT ROAD SOUTH SITE AREA: 11.53 ACRES I BUILDING AREA(gross): N/A SUMMARY OF PROPOSAL: The applicant seeks approval to develop the property with 45 single family condominium units in two, three, and four unit townhouse style buildings together with 45 multi-family condominium units in five, nine-unit, three-story buildings. In addition,the applicant proposes to segregate lots B and C into a configuration which relates solely to the site plan application. This segregation will be accomplished through the lot line adjustment process. 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 LighVGlare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation - 1/0,6 B. POLICY-RELATED COM ENTS moo- 7ire9U),4,(7Y2 , ‘5,27i>..7 ,--(- 2-(- 4---iceir? _____"_,64,7..), „-k___a__„-200/ 35-• S/ 2 ) / �Y'' rl1 �-': c(*.€43 ,67/c-c/ ' azz-eci\-ki'70/Q-lz2 9 c,Ufi✓1/� �o `'v1/2 IVP(717 a/9p7 , ,,,,/� !a/ � i is=Ce -77-7 Goo, c f;/� CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in whi we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. ' /Yr-, Signature o Director or Authorized Representative date DEVAPP.DOC Rev.10/93 N • 1111DEVELOPMENT SERVICES DMSON 11SPOWSU!IRO UN PROPERTYDING:1OWNERS • PROJECT NAME: —5-Pi /46.B401266/./ . APPLICATION NO: % -004 ISA L.Lik t p.L.F 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 147Y-liehe-C7 . . . . . ••. • . . • • : r - • D :_ • . . EvJEAN n.01 996 PMNT 1 CITy.oF PLA N : .7. .111,`• 6-t .0 cm° c, .;• - • *34^=2. • 7'4,1 VVA ' (Attach additional sheets, if necessary) ...... : -,..isiti:, (Continued) ,.I ' NAME ADDRESS ; ASSESSOR'S PARCEL NUMBER II I' . b I. ,1 . • • r1 1. Applicant Certification I, '/t (6' /t/4 , hereby certify that the above list(s) of adjacent property . , (Print Name) I owners and their addresses were obtained from: 0 City of Renton Technical Services Records ZS Title Company Records 0 King County Assessors Records ••41‘vikl #N Signed • / 1 alb— '1 Date //5/,:, , . , ►,+t�2 ( !cant) i-�•' NOT Y\ S i NOTARY Cl);� ptJR� 1Go ATTESTED: (Subscribed and sworn bef re me ii a Notary Public, in and for ttf ►.7a.,„T h *ifresiding //five'/� on the J3 day of �ra,�i,ii, � f►=�t`.•q.;1:9 �'�,, ►t per WAS��:•' Signed /dam • �? — �������.•��. ....a.t.+s 0 ... t.v., fR n tont'. e ., : :::K:x:(Notary Public) • i t : :.: I ,U;:::• i .i.l < :;E:%:;;:::5 :;o:::;: :ER: : :2i : : : i,,,/ i ' .�ERTIFICATI` �Q N'. F'MAILIN•`G.>? 'c>>; € < ` »<» >: '' '>`> 0 ....::s `.< " <_`>'> <' >» € <<'.s "'< _ <` 's ' r of:. he r I! ! ri>w r ..:.ma!I iereby certify that not, t,..p oposed'app cat o e e ed;to:::.;;'.:.;::. a ?::::'::i igi.i.:. .::i•'•'.inih::J:::" i::i:.E:t::{::::!$i :i::::+:: .::X:::i::::}::::::::::::::•E::i: :<:::::::.::': •:?::::::: : :;::::::.f• ..;..::::::i:�::::,:.i::?::iL+..::r.i'.:.:i::::i::Ji":�•iiy:G.;•;r:••`:•i::ti^: y■ each:la e r :>: weer.;. rt:........................ . :.::.;:::.:.::.::.;:.>;.;:.:;:::.:..:.::.::<;:.:::.:<. ::.:;.;::.::.;:;:.::.:;.:::.;:.;:.::.::.::.::.::.:;:.::;.;<.;:. .;:.;::;_.:.;';:.::':.>::.:�:;<. :. •>:: :g :: : :>`:::::: ::: liiR:::i:::i:;:::;::':::::<::::::::::::;':<:::r::::::2:R:::::::::::i::;:iii:: :>':•<.:::>:::%::::::i:::::i::;:::i>}:::::::. ::;.::::::::::::::9:::::::::2:::::;;:::;::f:::: i:::::;::::i::::ii ::t: i.$gned.'��E�,i. :..:.�� ::....:...............:.::.'i::>::;<::::>:::>:::date...:::�...:....:.�.� ..... ...:....:.:..:. :< : : ::::<:::>:::<>::<:•:<,>: ::.:: .: ................. :�?R }''�::':::.:•:::i�:;iti: :::Lj):::i.U;� ��i�'�;}!'>' ji:C:.�.:,�:`,;:•:::;:�;:i'�:'$s�'i.::�:�::�::����4::::�? �+�::<:`:•i :::':::::C:':'i::.'.:::.•'�::•:,+::�:.�:'�:::�:;:��?::��::i�:::?�::y..:}.:+:.., :,., i:�,::;:::i::.X�. :.:ii::•::. ... .... .....)-,..................................... ..... ...... � . . :i.::::i::i4:::: :•: ::.{{d:}:??:i i:::is:• :::• ::i4:•.:.iv::C:+.S:::?: :•:}:i•i:;}. :: ::: :........ .....,............. . ............. ...........................................................NOTARY::.:;;.;:.::.;::.;:.::;;.:;.:.:;;.;:.: .:>;:.;:::.::•;:;:. .:::.::.: ::.:::.:;;.;:.::.::.::.:.;:.:.;.: .;:.;: ;;:. :.:..: ••s bedand:sworn:;before;:me.;:a:.Nota y Public;;in:.:and:;for the'State::of Washin tori . ._ :.e. �i��aa+e:i:.: ;�.�...;::�:�':' _;'.�tc:):;�> <.<gn':;the;>:«:;<::::{�:�:.:::;,::.:::da :::of;::;.:.::; :.;':'.::1�,•:�;� ;�':�:><�:«;>::;')9.�i .. ....... .....::..:..:.::.:::: ::i•:} ;:;:;ci}gvvii::;::: , 2 • • ;or: on Grina Of : Tri Assoc. By: Sandi leist 11814 115th ve NE Kirkland WA 9 034 KING COUNTY • EXCHANGE FACILITATOR COR , 500 A King County Ad Fred & Debra Gustafson 2621 Eastlake Ave E Bldg 18439 102nd Ave SE Seattle, WA 98102 • Seattle, WA 98104 Renton, WA 98055 312305-9149-04 312305-9067-02 322305-9096-06 • Mark Tallmadge Martina Starkovich Grover Shegrud 18729 102nd Ave SE 11525 SE 176th St PO Box 12686 Renton, WA 98055 , Renton, WA 98055 Mill Creek, WA 98082 322305-9023-04 • 322305-9071-05 312305-9094-09 Paul &, Leona Longville Lila Campen Holdings Llc Mwt 4521 Talbot Rd S ; ; i 4908 Talbot Rd S 3201 S Tamarac Dr #200 Renton, WA 98055 ' Renton, WA 98055 ; Denver, CO 80231 312305-9051-00 II 312305-9048-06 ; : 312305-9041-03 1 Andrew & Margaret Deak Arthur Swanson William & Teresa Andrews 4509 Talbot Rd S #200 4512 Talbot Rd S 605 11th Ave Renton, WA 98055 Renton, WA 98055 Kirkland, WA 98033 •312305-9061-08 I ' 312305-9069-00. 312305-9090•-03 Alun Vick ' ' • 1 . 4827 Talbot Rd S Renton, WA 98055 312305-9022-06 • ,r.r fr. ■ ■ STEWART TITLE COMPANY OF WASHINGTON 1010 `South 336th Street Suite #120 Federal Way, WA 98003 (206) 838-1458 ■ ■ PREPARED FOR: Ron Grina Date 12/08/95 Triad Assoc. ) Time : 15 : 02 :28 11814 115th Ave NE Report : Farm List Kirkland WA 98034 Sort : Parcel Number ********************* * SEARCH PARAMETERS * ********************* ********************************************************************* * ITEMS SELECTED INDEX USED ********************************************************************* * ' * * 312305 9066 Parcel Number * 312305 9064 * * 312305 9063 * ********************************************************************* REMEMBER STEWART TITLE WHEN PLACING YOUR TITLE ORDERS Y a •* 1 * ' : MetroScan/King : * Owner:PUGET WESTERN INC - Parcel # :312305 9063 06 Site : *NO SITE ADDRESS* RENTON Sale Date : 11/29/94 Mail : 19515 N CREEK PKY #310 BOTHELL WA 98011 Sale Price: Use : 901 VACANT,RESIDENTIAL,LESS THAN 1 ACRE Asd.V: $53 , 100 YB: Q:NE S : 31 T:23N R: 05E Lgl :STR 312305 TAXLOT 63 W 1/2 OF N 5 Bedrm: Bth F3H: / / Stories : BldgSF: Ac:2 .48 Ph: * 2 * : MetroScan/King : * Owner:FOURNIER ROY E & NORMA M Parcel # :312305 9064 05 Site :4700 TALBOT RD S RENTON 98055 Sale Date : Mail :4700 TALBOT RD S RENTON WA 98055 Sale Price: Use :101 RES, SINGLE FAMILY RESIDENCE Asd.V: $192, 000 YB :1947 Q:SE S : 31 T: 23N R: 05E Lgl :STR 312305 TAXLOT 64 N 5 AC OF POR Bedrm:3 Bth F3H: 1/ / Stories :1 B1dgSF:1, 760 Ac :5 . 00 Ph:206-255-5780 * 3 * : MetroScan/King : * Owner:MORELL SARAH AGNES Parcel # :312305 9066 03 Site :4614 TALBOT RD S RENTON 98055 ' Sale Date : 09/25/85 Mail :PO BOX 1492 RENTON WA 98057 Sale Price: Use : 101 RES, SINGLE FAMILY RESIDENCE Asd.V: $159, 100 YB: 1955 Q:NE S :31 T:23N R: 05E Lgl :STR 312305 TAXLOT 66 S 4 AC OF SE Bedrm:3 Bth F3H: 1/ /1 Stories : 1 BldgSF:2, 040 Ac:3 . 83 Ph: The Information Provided Is Deemed Reliable, But Is Not Guaranteed. STEWART TITLE COMPANY OF WASHINGTON 1010 South 336th Street Suite #120 Federal Way, WA 98003 (206) 838-1458 ■ ' ■ PREPARED FOR: Ron Grina Date : 12/08/95 Triad Assoc. Time : 14 :58 :45 11814 115th Ave NE Report : Single Line Kirkland WA 98034 Sort : Site Address ********************* * SEARCH PARAMETERS * ********************* ********************************************************************* * ITEMS SELECTED INDEX USED ********************************************************************* * * * 312305 9153 Parcel Number * 312305 9149 * * 312305 9094 * * 312305 9090 * * ' 312305 9083 * * 312305 9069 * . * 312305 9067 * * 312305 9061 * * 312305 9051 * * 312305 9048 * * 312305 9041 * * 312305 9022 1 * * 322305 9183 * * 322305 9096 * * 322305 9071 * * 322305 9023 * ************************.********************************************* REMEMBER STEWART TITLE WHEN PLACING YOUR TITLE ORDERS .Parcel Number • Owner Name Site Address Phone 322305 9183 STATE OF WASHINGTON *NO SITE ADDRESS* 312305 9149 EXCHANGE FACILITATOR *NO SITE ADDRESS* 312305 9083 STATE OF WASHINGTON *NO SITE ADDRESS* 312305 9067 KING' COUNTY *NO SITE ADDRESS* 322305 9096 GUSTAFSON FRED E & DE 18439 102ND AVE SE 235-1917 322305 9023 TALLMADGE MARK L 18729 102ND AVE SE 322305 9071 STARKOVICH MARTINA M 11525 SE 176TH ST 312305 9094 SHEGRUD GROVER W 18070 96TH AVE S 312305 9051 LONGVILLE PAUL & LEON 18227 96TH AVE S 312305 9051 LONGVILLE PAUL & LEON 18227 96TH AVE S 312305 9048 CAMPEN LILA M 18430 96TH AVE S 255-4188 312305 9041 MWT HOLDINGS LLC & C 4600 DAVIS AVE S 312305 9153 MWT HOLDINGS LLC & C 4600 DAVIS AVE S 312305 9061 DEAK ANDREW & MARGARE 4509 TALBOT RD S 852-6990 312305 9061 DEAK ANDREW & MARGARE 4509 TALBOT RD S 852-6990 .312305 9061 DEAK ANDREW & MARGARE 4509 TALBOT RD S 852-6990 312305 9069 SWANSON ARTHUR D 4512 TALBOT RD S 226-7920 312305 9090 ANDREWS WILLIAM J & T 4701 TALBOT RD S 312305 9022 VICK ALUN E 4827 TALBOT RD S • • • The Information Provided Is Deemed Reliable, But Is Not Guaranteed. • :1,' 1 ;�_ ' : MetroScan/King : * Owner:VICK ALUN E , Parcel # :312305 9022 06 Site :4827 TALBOT RD S RENTON 98055 Sale Date : 09/27/94 Mail :4827 TALBOT RD S RENTON WA 98055 Sale Price : $169, 000 FULL Use 401 RES, SINGLE FAMILY RESIDENCE Asd.V: $122, 500 YB: 1936 Q:SE S:31 T:23N R: 05E Lgl :STR 312305 TAXLOT 22 LOT 1 OF Bedrm:3 Bth F3H:2/ / Stories : 1 BldgSF:1, 820 Ac: 1 . 69 Ph: * 2 * MetroScan/King : * Owner:MWT HOLDINGS LLC;C/O RAYMOND JAMES REALT Parcel # :312305 9041 03 ' Site :4600 DAVIS AVE S RENTON 98055 Sale Date :10/24/95 M Mail :3201 S TAMARAC DR #200 DENVER CO 80231 Sale Price : Use :114 RES,APARTMENT, 100 TO 199 UNITS Asd.V: $6, 725, 600 YB:1983 Q:NE S:31 T:23N R: 05E Lgl :STR 312305 TAXLOT 41 POR OF SW 1/4 Bedrm:1 Bth F3H: 1/ / Stories :3 BldgSF:145, 705 Ac : 9 . 02 Ph: * 3 * : MetroScan/King : * Owner:CAMPEN LILA M Parcel # , :312305 9048 06 Site : 18430 96TH AVE S RENTON 98055 ' Sale Date : Mail :4908 TALBOT RD S RENTON WA 98055 Sale Price: Use : 101 RES,SINGLE FAMILY RESIDENCE Asd.V:$270, 000 YB:1928 Q:SE S : 31 T:23N R: 05E Lgl :STR 312305 TAXLOT 48 POR OF N 1/2 Bedrm: 1 Bth F3H: 1/ / Stories :1 BldgSF:1, 660 Ac:14 . 77 Ph:206-255-4188 * 4 * : MetroScan/King : * Owner:LONGVILLE PAUL & LEONA Parcel # :312305 9051 00 Site : 18227 96TH AVE S RENTON 9805,5 Sale Date Mail :4521 TALBOT RD S RENTON WA 98055 Sale Price: Use :101 RES, SINGLE FAMILY RESIDENCE Asd.V:$103 , 500 YB:1964 Q:NE S :31 T:23N R: 05E Lgl :STR 312305 TAXLOT 51 S 133 FT OF E Bedrm:3 Bth F3H:1/ / Stories :1 B1dgSF:2, 540 Ac: 1. 00 Ph: * 5 *' : MetroScan/King : * Owner:LONGVILLE PAUL & LEONA Parcel # :312305 9051 00 Site :18227 96TH AVE S RENTON 98055 Sale Date : Mail :4521 TALBOT RD S RENTON WA 98055 Sale Price : Use :101 RES,SINGLE FAMILY RESIDENCE Asd.V:$103, 500 YB:1945 Q:NE S :,31 T:23N R: 05E Lg1 :STR 312305 TAXLOT 51 S 133 FT OF E Bedrm:3, Bth F3H: / / Stories : 1 BldgSF: 1, 900 Ac: 1 . 00 Ph: * 6 * : MetroScan/King : * Owner:DEAK•ANDREW & MARGARET 'Parcel # :312305 9061 08* Site :4509 TALBOT RD S RENTON 98055 Sale Date : Mail :4509 TALBOT RD S #200 RENTON WA 98055 Sale Price: Use :302 OFF,MEDICAL,DENTAL, 5K TO 15K SQFT Asd.V: $1, 120, 900 YB: 1958 Q:NE S :31 T:23N R: 05E Lgl :STR 312305 TAXLOT 61 N 133 FT OF E Bedrm: Bth F3H: / / Stories :1 BldgSF:3, 274 Ac: . 91 Ph:206•-852-6990 * 7 * ' :MetroScan/King : * Owner:DEAK ANDREW & MARGARET Parcel # :312305 9061 08* Site :4509 TALBOT RD S RENTON 98055 Sale Date : Mail :4509 TALBOT RD S #200 RENTON WA 98055 Sale Price: Use :302 OFF,MEDICAL,DENTAL, 5K TO 15K SQFT Asd.V:$1, 120, 900 YB : 1958 Q:NE S :31 T:23N R: 05E Lgl :STR 312305 TAXLOT 61 N 133 FT OF E Bedrm: Bth F3H: / / Stories : BldgSF:3, 795 Ac: . 91 Ph:206-852-6990 The Information Provided Is Deemed Reliable, But Is• Not Guarnteed. *' 8 :a : MetroScan/King : * Owner:DEAK ANDREW & MARGARET Parcel # :312305 9061 08* Site :4509 TALBOT RD S RENTON 98055 Sale Date : Mail :4509 TALBOT RD S #200 RENTON WA 98055 Sale Price: Use :302 OFF,MEDICAL,DENTAL, SK TO 15K SQFT Asd.V: $1, 120, 900 YB : 1980 Q:NE S :31 T: 23N R: 05E Lgl :STR 312305 TAXLOT 61 N 133 FT OF E Bedrm: Bth F3H: / / Stories :2 BldgSF: 7, 514 Ac : . 91 Ph: 206-852-6990 * 9 * : MetroScan/King : * Owner:KING COUNTY Parcel # : 312305 9067 02 Site : *NO SITE ADDRESS* RENTON Sale Date : 11/09/89 Mail :500 A KING COUNTY AD BLDG SEATTLE WA 98104 Sale Price :$400, 000 Use : 901 VACANT,RESIDENTIAL,LESS THAN 1 ACRE Asd.V: $286,400 YB: Q:NE S :31 T:23N R: 05E Lgl :STR 312305 TAXLOT 67 W 1/2 OF N Bedrm: Bth F3H: / / Stories : B1dgSF: Ac:2 . 65 Ph: * 10 * : MetroScan/King : * Owner:SWANSON ARTHUR D Parcel # :312305 9069 00 Site :4512 TALBOT RD S RENTON 98055 Sale Date : Mail :4512 TALBOT RD S RENTON WA 98055 Sale Price : Use :261 OFF, 1-3 STORY,LESS THAN 5K SQFT Asd.V: $309, 700 YB : 1988 Q:NE S :31 T:23N R: 05E Lgl :STR 312305 TAXLOT 69 W 1/2 OF N Bedrm: Bth F3H: / / Stories : 1 BldgSF:3, 606 Ac: . 62 Ph:206-226-7920 * 11 . * : MetroScan/King. : * Owner:STATE OF WASHINGTON Parcel # :312305 9083 02 Site : *NO SITE ADDRESS* RENTON Sale Date : Mail : Sale Price : Use : 901 VACANT,RESIDENTIAL,LESS THAN 1 ACRE Asd.V: $150, 000 YB: Q:NE S :31 T:23N R: 05E Lgl :STR 312305 TAXLOT 83 E 1/2 OF Bedrm: Bth F3H: / / Stories : BldgSF: Ac :10 .42 Ph: * 12 * : MetroScan/King : * Owner:ANDREWS WILLIAM J & TERESA M Parcel # :312305 9090 03 Site :4701 TALBOT RD S RENTON 98055 Sale Date :11/05/90 Mail : 605 11TH AVE KIRKLAND WA 98033 Sale Price : $167, 000 FULL Use : 101 RES, SINGLE FAMILY RESIDENCE Asd.V:$139,400 YB: 1963 Q:SE S : 31 T:23N R: 05E Lgl :STR 312305 TAXLOT 90 E 300 FT OF N Bedrm: 5 Bth F3H: 1/1/ Stories : 1 BldgSF:2, 850 Ac : 1 . 02 Ph: * 13 * : MetroScan/King : * Owner:SHEGRUD GROVER W Parcel # :312305 9094 09 Site : 18070 96TH AVE S RENTON 98055 Sale Date : 07/25/91 Mail :PO BOX 12686 MILL CREEK WA 98082 Sale Price : Use : 101 RES, SINGLE FAMILY RESIDENCE Asd.V: $217, 900 YB : 1966 Q:NE S :31 T:23N R: 05E Lgl :STR 312305 TAXLOT 94 BEG AT SE COR Bedrm:4 Bth F3H: 1/1/ Stories : 1 BldgSF:3 , 000 Ac :2 . 00 Ph: * 14 * : MetroScan/King : * Owner:EXCHANGE FACILITATOR CORP Parcel # :312305 9149 04 Site : *NO SITE ADDRESS* RENTON Sale Date : 04/26/90 M Mail :2621 EASTLAKE AVE E SEATTLE WA 98102 Sale Price : Use : 901 VACANT,RESIDENTIAL,LESS THAN 1 ACRE Asd.V: $127, 100 YB : Q:SE S :31 T:23N R: 05E Lgl :STR 312305 TAXLOT 149 LOT 2 OF Bedrm: Bth F3H: / / Stories : BldgSF: Ac :7 . 91 Ph: The Information Provided Is Deemed Reliable, But Is Not Guaranteed.' *- 15 •f . MetroScan/King : * Owner:MWT HOLDINGS LLC;C/O RAYMOND JAMES REALT Parcel # : 312305 9153 07 Site :4600 DAVIS AVE S RENTON 98055 Sale Date : 10/24/95 M Mail :3201 S TAMARAC DR #200 DENVER CO 80231 Sale Price : Use : 114 RES,APARTMENT, 100 TO 199 UNITS Asd.V: $5, 058, 800 YB : 1985 Q:SE S :31 T:23N R: 05E Lgl :STR 312305 TAXLOT 153 POR OF N 1/2 Bedrm:l Bth F3H: 1/ / Stories :2 BldgSF: 113 , 907 Ac : 7 . 98 Ph: * 16 * : MetroScan/King : * Owner:TALLMADGE MARK L Parcel # : 322305 9023 04 Site : 18729 102ND AVE SE RENTON 98055 Sale Date : 05/16/94 Mail : 18729 102ND AVE SE RENTON WA 98055 Sale Price : $191, 000 FULL Use :101 RES,SINGLE FAMILY RESIDENCE Asd.V: $147, 500 YB: 1985 Q:SW S :32 T: 23N R: 05E Lgl :STR 322305 TAXLOT 23 LOT 1 OF KC Bedrm:3 Bth F3H:1/1/1 Stories :2 BldgSF:2, 100 Ac : . 35 Ph: * 17 * : MetroScan/King : * Owner:STARKOVICH MARTINA M Parcel # :322305 9071 05 Site : 11525 SE 176TH ST RENTON 98055 Sale Date : Mail : 11525 SE 176TH ST RENTON WA 98055 Sale Price: Use :101 RES,SINGLE FAMILY RESIDENCE Asd.V: $75, 900 YB : 1934 Q:NE S :32 T: 23N R: 05E Lgl :STR 322305 TAXLOT 71 LOT 1 LESS Bedrm:2 Bth F3H: 1/ / Stories :1 B1dgSF: 1, 560 Ac : . 31 Ph: * 18 * : MetroScan/King : * Owner:GUSTAFSON FRED E & DEBRA 0 Parcel # :322305 9096 06 Site :18439 102ND AVE SE RENTON 98055 Sale Date : 05/03/85 Mail : 18439 102ND AVE SE RENTON WA 98055 Sale Price : $55, 000 /Use : 901 VACANT,RESIDENTIAL,LESS THAN 1 ACRE Asd.V: $58, 993 YB: Q:SW S :32 T:23N R: 05E Lgl :STR 322305 TAXLOT 96 PP ACT Bedrm: Bth F3H: / / Stories : B1dgSF: Ac : 1 . 04 Ph: 206-235-1917 * 19 * : MetroScan/King : * Owner:STATE OF WASHINGTON Parcel # :322305 9183 00 Site : *NO SITE ADDRESS* RENTON - Sale Date : Mail : Sale Price : Use : 901 VACANT,RESIDENTIAL,LESS THAN 1 ACRE Asd.V: $240, 000 YB : Q:NW S :32 T:23N R: 05E Lg1 :STR 322305 TAXLOT 183 W 1/2 OF SW Bedrm: Bth F3H: / / Stories : B1dgSF: Ac :20 . 01 Ph: The Information Provided Is Deemed Reliable, But Is Not Guaranteed. . aii_. . fill _ NoTicE : PENDING APPLICATION ' PROJECT NAMEINUMBER: SPRINGBROOK RESIDENTIAL DEVELOPMENTILUA-96-004,SA,LLA,ECF DESCRIPTION: The applicant seeks approval to develop the property with 45 single family condominium . units in two,three,and four unit townhouse style buildings together with 45 multi-family condominium units in five,nine- unit,three-story buildings.In addition,the applicant proposes to segregate lots B and C Into a configuration which relates solely to the site plan application.This segregation will be accomplished through the lot line adjustment process. GENERAL LOCATION: 4614 and 4700 Talbot Road South PUBUC APPROVALS: , _Building Permit _Preliminary Plat __Short Plat _Conditional Use Permit _Rezone XXXX Site Plan Approval XXXX Environmental Review _Shoreline Conditional Use XXXX LOT UNE ADJUSTMENT Permit Fill 8 Grade Permit — Shoreline Subsianlial _Other Development Persil The application can be reviewed In the Development Services Division located on the third floor of Renton City Hall. Comments will be accepted any time prior to Public Hearings,during Public Hearings,or prior to an administrative site plan approval.Comments for Substantial Shoreline Permits must be received within thirty(30)days from the last date of applicant's-Notice of Application'publication in the Valley Daily News. For further Information on the application,or if you wish to be made a PARTY OF RECORD end receive additional notifications of the City's environmental . determinations,appeal periods and/or the public hearing date(s)for this project.please contact the Development Services Division at 235-2550. lug I _ .': _..„... ►;' a:......,f ah.:,vim('. ' / . :::,1,11 , :)�iJ.•— - - ' 1 ( iijo • ..I ...,�.. il ., „;:-.. SPRNGBROOK NEIG)-BORH00 ri 0 DETAL MAP PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION:'; CERTIFICATION I, A.1(14t1 ,,�ALLSoo , hereby certify that 3 copies of the above document were posted by me in conspicuous places on or nearby the described property on ,VAX M l,xY9 221 lig(P jj,, Signed:,�dkf �XM i STATE OF WASHINGTON ) ) SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that 5A11 J. / ��-G g-�j, signed this instrument and acknowledged it to be his/her/their free and voluntary rkl.or lie uses and purposes mentioned in the instrum nt. = ''-. '' Dated: 1/ao),f% t ���Gritr4i- Nota ublic in for the State of W shi^gton Notary (Print)m4- /1-22 T • - V -U.A - My appointment expires: (49/14/ . NOTARY.DOC .._ , , , Nor.ncE PENDING APPLICATION PROJECT NAME/NUMBER: SPRINGBROOK RESIDENTIAL DEVELOPMENT/LUA-96-004,SA,LLA,ECF DESCRIPTION: The applicant seeks approval to develop the property with 45 single family condominium units in two,three, and four unit townhouse style buildings together with 45 multi-family condominium units in five, nine- unit,three-story buildings. In addition,the applicant proposes to segregate lots B and C into a configuration which relates solely to the site plan application. This segregation will be accomplished through the lot line adjustment process. GENERAL LOCATION: 4614 and 4700 Talbot Road South PUBLIC APPROVALS: Building Permit Preliminary Plat Short Plat Conditional Use Permit Rezone XXXX Site Plan Approval XXXX Environmental Review Shoreline Conditional Use XXXX LOT LINE ADJUSTMENT Permit Fill&Grade Permit Shoreline Substantial Other Development Permit The application can be reviewed in the Development Services Division located on the third floor of Renton City Hall. Comments will be accepted any time prior to Public Hearings,during Public Hearings, or prior to an administrative site plan approval. Comments for Substantial Shoreline Permits must be received within thirty(30)days from the last date of • applicant's'Notice of Application"publication in the Valley Daily News. For further information on the application, or if you wish to be made a PARTY OF RECORD and receive additional notifications of the City's environmental determinations, appeal periods and/or the public hearing date(s) for this project, please contact the Development Services Division at 235-2550. � It 1__: _, .... 1; ,[ . „ _ l'' •' .' II -'1, :it.• ;.n 11•::-7/ _ $ITE i N ti1•Y• SPRINGBROOK NEIGHBORHOOD DETAL MAP 113LEASE:ThictuDEMEPROJECT NUMBER WHEN`CALLINO'FOR';PROPER FILE ID ENTIFIatIOIVir;411 NOTICE OF . ..OPOSED SITE APPROVAL ,-,. 'PLICATION RENTON, WASHINGTON A Site Approval (SA), Environmental Checklist Review (ECF) and Lot Line Adjustment (LLA) 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 NAME/NUMBER: SPRINGBROOK RESIDENTIAL DEVELOPMENT/LUA-96-004,SA,LLA,ECF DESCRIPTION: The applicant seeks approval to develop the property with 45 single family condominium units in two, three, and four unit townhouse style buildings together with 45 multi-family condominium units in five, nine-unit, three-story buildings. In addition, the applicant proposes to segregate lots B and C into a configuration which relates solely to the site plan application. This segregation will be accomplished through the lot line adjustment process. GENERAL LOCATION: 4614 and 4700 Talbot Road South PUBLIC APPROVALS: Environmental Review(ECF) Site Plan Approval (SA) Building Permit Lot Line Adjustment(LLA) The application can be reviewed in the Development Services Division located on the third floor of Renton City Hall. Comments will be accepted anytime prior to Public Hearings, during Public Hearings, or prior to an administrative site plan approval. For further information on the application, or if you wish to be made a PARTY OF RECORD and receive additional notifications, by mail, of the City's environmental determinations, appeal periods and/or the public hearing date(s) for this project, please contact the Development Services Division at 235-2550. Please include the project NUMBER when calling for proper file identification. — _ --- i1 : ..___ i i 'j: , 1 if 1 i i- �. 'C. �- - o- ---- --;-- . •,f ,!i V------, .:„ ...-....1: :. \ ''''r --, - ..;•`\ 7-- - --- i , -41''.::%;,*). —. . • ., _ i _...iT'�.b• 1 i .- `�I��:-,�1 ;Irk a it _- i tie.?�=7nn,9 _ __ -. it(116:111b _ 1 GENMALOT.DOC SPRINGBROOK NEIGHBORHOOD DETAL MAP - - -- CITY . iF RENTON Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator January 11, 1996 • Mr.Alan Fure, PE Triad Associates 11814- 115th Avenue NE Kirkland, WA 98034 SUBJECT: ' Springbrook Residential Development - Project No. LUA-96-004,SA,LLA,ECF' Dear Mr. Fure: • The Development Planning Section of the City of Renton has formally accepted the above-referenced application for review. It is tentatively scheduled for consideration by the Environmental Review Committee on February 6, 1996. Prior to that review, you will be notified if any additional information is required to continue processing your application for environmental review. Please contact me, at 277-5586, if you have any questions. Sincerely, Mark R. P ,AICP Project Manager cc: Mr. Thomas Ichelson • ACCPTLTR.DOC 200 Mill Avenue South - Renton, Washington 98055 Thic nanar rnnlainc 50%ran/rind malarial TS%nncl rnncumar 12/27/1905 11:01 20GG000101/r/ CDC PAGE 07 RECEAP ` 20G-277-44.55 RENTON DEV =i)CS/PLAN JAN 1.5 19'i '1 He? DEC 27 'Sri 10:59 DEVELOPMENT PLANNING CITY OF RENTON , I tdyAL. ,1'1;44�lullttyhi!t:,ti.;t;•'!:''�:1�C�i j1�.;•"<;'.i�f3.;:#1:.^3',�' `,�,4::v�'ip t:? :..dr .a: :%:i:.iC,•,i^ ifs tmi ;;.r.r. Sji:3�.'A i:4,��a4 kI�Yi.. :�i7 l�l.,::..::.i rrJ . 1;!•1.b::'::,, i' :<vi':i�;,f,,.X, i .�I.I., .,$')I i4e::.i?;§r .,,dig, .htl�I.:.4'P�rtex:'. '^�'.'n :sta��•`•.4•r;Y.., •.tr4 h:rj�i.l••,SI.. :..4.. I•:fl.::.k..•,:;.:,.,i.TN•Y..kJ,;• S.P' .fj:"%i i?:Ytl '�'�a' 5��}kti 0,A4, t.'H J ,pi •if' :.: 1:..i .:.>.;'@!ht '....y4.n P y y.t,, $r.,:.E sf>.4,."fry.�';+li:,%:%:m,�,,f: .N14�.,4%•'`aa�2 „}fY. ?.. n• i:.¢:'�c'�YS :.q:Hv ,�'� :7,�����N,1 •,%.a •.��i..:'. : . .+t ri :N 1,.•.:�;•fn! A/ ...„t..yvY.. Y,, ..` •;� t...•Sb, ..l.C,'..;. .4....x>: i'}+•:i: .:i.jr �.^.w,!'n..`,ah,',,• 1r;iS'`�����:`<.1�'W�:•,'.:�::'{;;i3Y1 Ire. ,: .,i ,:akria:% ;,'�' ).eZIE ,E Ot' St VIC ! :,;,V.:.;;• ..t:4.t. ,:la�:'•r.�'...i .I ir.:: • ..:i,�.,n' L MEN t,`` I �#aJ��,,,.�k•,;:;ft ��'MtIG:t.I'J.,r:f,x:•I '4.ri%x•xx.,•w.,»..'..;',•'S:•�,. :a,.,:�:.J),..r,•ix:.1.':•IrT.•.� 1�V101��i,•~'+p•J'`'s .:'ly�,fi`•!'1,,�' '' 4�+).,..!`ni{� JIE 4,iCxmtx. , ' „y.:,.�.,:.J,:•'1!,.;•a;.•1': .Sj ,1!':1.1::. r..,F.:::....':••. r •., :•x sr4'.';. .¢r� .:�f*..f!.`.�,z'•.:i!ii:::u.�i ...t.�'..rn... ,,..:..f •4.4'x�� r..>.,.,,.:n r:,t.:.. .�.. .:'k°a� ;.• ,..:�•.,•: �� .�: •. t :'•7: ;;s},„,t�, .tit t,;'Y,�ti.t...:�.. S) , �}i. :i.;M.t...,;,.yv. ,e�.,C, ,e't1:j;:1.,.rtij�R,"?F':':'t`;�'r:u 2Jtx.,:;.: . :, .?<`;;::i:,g: "•.`•i; ..t:.:.+M1r�:.y s;5:.::.�a�r aa.t,:.r 4,..:.t �.st.r.r r�•'I fe: �y1.�e�A�,,;4.y CJ}[yMfv r:{4S'':! :':i4.n't: 'A.:R.":ii::.`?)..::.,U: •//;h.} t.',.` • •r.u:T;.,.14,. .r :,.:1:: .'r,�' :�i t: ... il. Y�',Jr if}}'�:�i�'.S SM 43.,a' \:.Y.. .:'i 4.. ,SI".. ,�W11:4?.l/..T :.;J;:SC: .,.Y�:� ,,,,,. .}}.a.r{'•-•9'., nw::u�.�N:'k•1':<�<•i��,•�4','S',rjjlA.;,.';55':�.+.�.sS"%''.r."y5 ''Y�'il-'+:R...;"•I>.':.•.�:1G'fiC�^.. ^i��'�S" '�� :;.i..on•-'�:' ry.,,�::vvfiG:';.,:Y;,�'I.'I,+:.t�s# '.:'..X;i'�1`�.� Y1,1 If i q'4: 'vk'iit.,:4,jta)L y'.p n'�\ r •e• ;!'r,.;•x:'f' Sfn�';:.f�: .y.:., I• Jan,.t.:i ItYt i'{i ,f•N'/i:i >isFS4,i' �•:.:IhiyiY�'.7.•,::,ff,,:i •II� !1;'�`�',��• .'l •Y 1 ."Y1:M.4:h v:%: !��r': wit.: ,l :,,.e.>'A.':''.4 :Y,.. . '':!.,NSfiALLATI f; ,it, i I AA ;,,: ilt .7::;;:tiS:::>P1�.,: :�.a. ,.,., ,G'... .C,.n•�,•. } ?ik:i.ti',t s.. ,,;. hK• ,N'f,•l•. ..F:Y.:, '.l..ar:P kt<::::1t`%#:i:J:J.; ' t4f1'��xe,,yx., :�^�tsrGi ;:t,K:'Y '•'AIM ••-.I:'.!: a.tt: vnti"ir•':i,r�:•i,.:ir. .'.i'i • q�r` .cv,,t✓ �:,l;.�M,4+.'�rsA i,.vo it's ° c't: '� cyn,�„ :4A€.r;m`"s' ,,, 4; H>: ;mat :.:.:.,:a L;i ::�iNF R ,.•,.v.,; :.;': i,.j�P<zAti.Yi14-4,+''7: +•+'1:;gtt•, 'rr't. ,awr.Ye:'" ,.J..: ixjv.. ,.Y. .:I1 �7• .. ••''' r. :.:14:; Alt.V •.s•«; t„n _.t??P!'S!nt: i..ot;?�"�fe.i4'.n:'n•.,�..,<.:.». ,�.r.,i i >i':y::'•.:.:At.";,.. .......:ns:•.... .... • ••7r' .� ,�' .»d'".�. i it' ATE OF WASHINGTON ) COUNTY OF KING ) r.. 6 -IVV e- 0 ' 141� ../a 6SD JfI't S , being first d�ly sworn on oath, deposes and says: _ 1. On the 11.11 _day of -mil►` /')1FM, 19 -6 b, I installed public i formation sign(s) of the property located at �-1 b1 T141 11- 0�9� j f r the following project: , Pre_in 61 co© l-- Project name • T m 1 • ,--..- I - -I esP f -evmerflantr or r .. 2. This/these public information sign(s)was/were constructod and installed in I cations In conformance with the requirements of Renton Municipal Sections 9-12-6 G and 9 12-9-I'2a, /q-',29 -"'y'rt:ift..( J Affiant - UBSCR!BED AND SWORN to before me this il_..L__day of 1 --• , 19 -kO. ,,losses fsaaee,, , , I �,, ,A01 F i .:**�10.6 � a—�k� `�'1 G�-d'l_- l .�cc, .0cos,0N ezA�9 •�� N TARY PUBLIC in and f r e State-of Washington, i"S otARY 9�• : - residing at ti- °° tee! a'a . My commission expires on 3 `�S- /(o . • % PUN%'' 4.0 -,o OowpSys'i • • Date: January 11, 1996 • • To: Mr. Mark Pywell,AIA Senior Planner TRIAD ASSOCIATES City of Renton- Planning/Building/Public Works Dept. Project Management 200 Mill Avenue South Civil Engineering Renton,WA. 98055 Land Surveying Land Use Planning Job No: 95-202: City of Renton LUA#96-004 Landscape Architecture Project: Springbrook Residential Development Site Design 'RECEIVED Enclosed are: These have been sent: JAN 1 5 1996 ❑Prints ❑For Your Use DEVELOPMENT PLANNING ❑ CITY OF•R!NTON: Copies ®For Your Review/Approval ❑Reproducibles ❑For Your Signature/Return ❑Reports ®At Your Request • ®Documents ®For Your Records • ❑Specifications ❑For Your Information ❑ Other ❑ Other Quantity' .. Date . Description' _ 1 • , • - 1/11/96 Affidavit of Installation of public information sign • Remarks: • Mark- please find enclosed the original affidavit of public notice installation for the springbrook project. The sign was installed at the 4614 Talbot Road South address, tax lot 312305-9066. If you have any questions feel free to contact myself or Alan Fure, PE at 1-206-821-8448. Thank You. • • Snit i3y: • • -Copies To: 'Tom Ichelson vv./copy Ron Grina Env. Development Corp. Project Coordinator • 11814 115th Avenue NE,Kirkland,Washington 98034-6923 Phone 206.821.8448 Toll Free 800.488.0756 Fax 206.821.3481 01/09/96 13:57 $206 82J 3481 TRIAD ASSOCIATES R]001 DEVELOPMENT PLANNING CITY Or PFNTONAr Ara FAX COVER SHEET JAN 0 91996 RECEWED TRIAD ASSOCIATES project�113ri our,Ic ill Civil Engineering Land Surveying • DATE: January 9, 1996 Lund Use r fanning Landscape Archilmalure TO: Mark Pywefl, AICP Site Design LOCATION: City of Renton FAX NO.: 1-206-235-2541 FROM: Ron Grina RE: Springbrook- City of Renton Project # LUA 96-004 TRIAD JOB NO.: 95-202 NO. OF PAGES: 2 i"ECpVIED (Including Cover) JAN 0 9 1996 MESSAGE: DEVELOPMENT PLANNING CITY OF ReNTON Mark- please find attached a copy of the City of Renton Affidavit of installation of the public information sign. The sign as indicated on the affidavit was installed today at the site address- 4614 Talbot Road South. The original shall follow in the mail. Please contact me at 1-206-821-8448 if you have any questions. Thank You. CONFIDENTIALITY NOTICE: The material contained in this FAX transmission is private and confidential, and is intended only for use by the individuals named on this sheet. Use, disclosure, copying, distribution or reliance upon the information contained in this FAX by anyone other than the individuals named is prohibited. If you have received this FAX In error, please call 821-8448 or 1-800-488-0756 to arrange for the return of this material, I I814 115th Avenua NE,Kirkland.Washinginn AE¢)a4-13823 Phone 200.821.8445 Toll Free e00,486.075s Fax 2nti a2 i 3GR1 .......... ..:.:::.:...:.................. .... . ................ ... . ........... ................ ......:..:::.....�,.... :.. .................. ....::.....,. :. Note ':?If there: s more than'one Ia al:owner: :tease attach an:additional' EXISTING LAND USE(S): NAME: Thomas Ichelson as authorized TWo existing houses on subject property with representative of owners remaining acreage undeveloped. ADDRESS: PO Box 1574 PROPOSED LAND USES: 45 Single Family Condominium units in 2,3 an 4 unit townhouse style buildings together with 45 multi-family condominium units in CITY: Bellevue ZIP: 98009 five 9 unit 3-stpry buildi�c�s. EXISTING COMPREHENSIVE P AN MAP DES NATION: RPN TELEPHONE NUMBER: 1-206-451-8221 PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION: PNR NAME: Alan Fure, PE Triad Associates EXISTING ZONING: ADDRESS: PNR (R-24) 11314 115th Ave NE PROPOSED ZONING: R-24 CITY: Kirkland ZIP: 98034 GE SITE AREA (SQ. FT. OR A E E)::TELEPHONE NUMBER: 1-206-821-3448 11.53 J 9 0 •9 1996 PROJECT VALUE: DEVELOPMENT PLANNING .................................................::.:::;;I.NFO�i,::::::Fi►71l�N.:;.::.;:::;.;>:.;;:.;:.;;:.;;:;::.;:.;:.:.;:::; CITY OF RErIToN ............................... ........................ N/A PROJECT OR DEVELOPMENT NAME: t y�,f�* i cjbrook KerSad v b c Q-eCar0)1 e IS THE SITE LOCATED IN THE AQUIFER PROTECTION AREA? t' Al I�R •a,* 01,OI E 3Y/PR0JEGT'ADDRESS(S)/LOCATION: No d'bot Road South and 4700 Talbot =r" IS THE SITE LOCATED IN ANY OTHER TYPE OF ENVIRONMENTALLY „�c��01��1 �•�4.` SENSITIVE AREA? y uoi ,t, s No Kyle c9 1t1TX A§S•l?SS',OR'S ACCOUNT NUMBER(S): 'rls35l2 05`9.063-06, 312305-9064-05, ' '`312305-9066-03 N ..............................>LE.......................D................GA S.0. OF»RR PERY='T `Attu. 'e�i: ""ar °<sFie . _ :%'tom- -- ®• See Attached • >TYPE OF APPL C• 1TIO &:tiFEE:... _:__ >.»::::>«::>::<::>:: ::::»::>::::»:>.:::.::.;;:.::.:C.:..e.ck.a......a ....c0t.a.n..x . .0s..tha.t..a . 1. .....C..t ..sta.ff..m..........atefm..n:0..fe.ks-----...::>:.s.:::::::::._..............:. E _ANNEXATION $ SUBDIVISION: — COMP. PLAN AMENDMENT $ — REZONE $ A LOT LINE ADJUSTMENT $ a,Ps _ SPECIAL PERMIT $ _ SHORT PLAT $ _TEMPORARY PERMIT $ _TENTATIVE PLAT $ _ CONDITIONAL USE PERMIT $ _ PRELIMINARY PLAT $ x SITE PLAN APPROVAL $ /00O— _ FINAL PLAT $ _GRADE & FILL PERMIT $ (NO. CU. YDS: ) PLANNED UNIT DEVELOPMENT: $ VARIANCE $ f (FROM SECTION: ) _ PRELIMINARY _WAIVER - $ FINAL _WETLAND PERMIT . $ ROUTINE VEGETATION — MOBILE HOME PARKS: $ MANAGEMENT PERMIT $ BINDING SITE PLAN $ SHORELINE REVIEWS: -- _ SUBSTANTIAL DEVELOPMENT $ _ CONDITIONAL USE $ _VARIANCE $ • _ EXEMPTION $No Charge XC ENVIRONMENTAL REVIEW $ 5U REVISION $ .::;;F;FIDAVII:T:OF ��WNERSHIR::::::>:::E::::: ::> : »»> »'< >`>> » > �»>=> _ ___><> > < I, (Print Name)Tiiitl. J ! lyri,declare that I am(please check one)_the owner of the property involved in this application, 4,---1tte 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. • ATTEST: Subscribed and sworn to before me, a Notary Public,in and Thomas Ichelson (,� 111t11i,r for the State of residing a ',���� , I®�. (Name of Owner/Representative) goat 19 , on the day of• ,,o CNN p►FftA �*. • �y ,'4+v,oTARYAys (Signature of Owner/Representative) 01 ° ›1 .t s#1 :1 _.4 . co E. (Signature of Notary Public) N� pbBf`�G _ ::::::::::::::::.:: :...... ..:::::..:::.: ... . .. .: ::.::......................:........................::::::::::::: .:::::.::...:::::::::::::::::::::::::::.:::::.:::::::::: -.::::..::::::.:::::::mow - :.. ...."-tg-fl'T-: t")9$ ;;< ; : «: ; ;> ; ;: . gt480114\i.till .:...a...... ....:<.......:::.... c ..:...I d;:;..:.v:. CE> : ..... ta....:. ;;.;..;..:..;...$...;.:.<..:.:.;..;..;..:.....;.......:..1...:.:,:;........;....;......;....-;....: > » >:>... eNu bt .. : : .:: ::1�<> S-PL ::.:.U> :LLA:>::pP> �P< TR> 51V:? �......N :.....(R.:.>..; .:..> » _ _ < >> :.;::; >; ..:.;:.;;:;:::;«;< ::.;:>:>;::.:.;::.;;:;:::.::»:.::;.>>:.:;:::.;::«.;;::.:;:: » .:.; ;.A:A.D:< >;:5f�1. > S . . MEMHP .S. P . .PA <:>»<:>;O::«».;;:<><:t0T'ALOES.::*$. .: : : <'> iu::>:::::<::: :T:O: ALPO TAGPEtOVI ED: < :..::i:4 ::>::::::::::«<::> : :a:;: :::- <>:<:;:::: .....................................................................................................................................................................................................:............. .............................................................................. REVISED 2/95 • SPRINGBROOK LEGAL DESCRIPTION LEGAL DESCRIP77ON: PARCEL A: THE WEST HALF OF THE NORTH 5 ACRES OF THE SOUTH 9 ACRES OF THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 31, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., IN KING COUNTY, WASHINGTON; EXCEPT PORTION FOR COUNTY ROAD. PARCEL B: 7HE NORTH 5 ACRES OF THAT PORTION OF THE NORTH HALF OF THE NORTH HALF OF 7HE SOUTHEAST QUARTER OF SECTION 31, TOWNSHIP , 23 NORTH, RANGE 5 EAST, W.M., IN KING COUNTY, WASHINGTON, LYING EAST OF THE KENT-RENTON ROAD NO. 80. PARCEL C: THE SOUTH 4 ACRES OF 7HE FOLLOWING DESCRIBED TRACT: THAT PORTION OF THE SOUTH HALF OF THE NORTHEAST QUARTER OF SECTION 31, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., IN KING COUNTY, WASHINGTON, LYING EAST OF THE KENT-RENTON ROAD; EXCEPT THAT PORTION IF ANY THEREOF IN THE SOUTHWEST QUARTER OF THE NORTHEAST QUARTER. • • PROJECT NARRATIVE SPRINGBROOK CONDOMINIUMS January 4, 1996 1. Current size and use of the site. Describe any existing improvements. Differentiate • between structures to remain and those to be removed. The proposed project site is comprised of three separate parcels(referred to as Parcel"A", Parcel "B" and Parcel "C")making up a total of approximately 6.97 acres of land, located within the jurisdictional boundaries of the City of Renton. Single family residential homes and associated out-buildings currently exist on Parcels`B"and"C"and will be removed as a result of this proposal. Parcel"A"is vacant unimproved land devoid of structures. 2. Special (e.g. wetlands, water bodies, steep slopes) and zoning designation of the property to be developed and adjacent lands. The areas of the site identified for development do not contain sensitive areas, however there are steep slopes that exist at the far eastern edge of the property. The steep sloped areas will remain undisturbed to be left as a permanent open space buffer. The current zoning of the site is Planned Residential Neighborhood (PNR),which allows for a mix of residential development of, no more than 50 percent multi-family and at least 50 percent single family Directly to the North and east of the project site are single family residential uses on large lots with similar zoning classifications. To the West the project site is bordered by Talbot Road South and across Talbot Road there are existing multi-family residential complexes. Approximately one- quarter mile to the South is the existing condominium project of"Summit Park". The upper portion of the property is developable,but not accessible through the subject development because of the steep slopes(slopes equal to or greater than 35 percent)that bisect the property. A lot line adjustment is being processed concurrently with this application in order to retain this upper portion for development in the future, when access is made available from the East. Utility service for this portion of the property would be through the subject project. Therefore,utility"stub-outs"for future connection are being provided together with a utility easement to allow for future connection. • 3. Proposed use of the property and the scope of the proposed improvements (e.g. grading, new sidewalks). The scope of the proposed project includes the development of forty-five(45) single family condominium units and nine(9)five unit multi-family complexes, for a total of ninety(90) residential units. Access for the proposed development will be from Talbot Road South via an internal private road network, constructed to City of Renton public road standards. The proposed configuration for the project will provide an opportunity to develop a residential community that will be architecturally pleasing and affordable. Overall,the design concept of the project conforms with the City's policies for residential development. 95202nar FSW Page 2 Project Narrative Springbrook Condominiums January 4,1996 Stormwater is proposed to be conveyed through the roadways storm drain system to a proposed stormwater detention and water quality vault that is to be located under the parking lot near the west central portion of the site. The proposed detention vault is intended to provide sufficient stormwater detention(17,400 cubic feet), so that the existing storm system within the right-of- way of Talbot Road South will not exceed capacity during a 100 year return interval storm. Grading on the site will be limited to the area identified for development of typical single family residential development. To make site grades appropriate for the proposed development,the developable portion of the site will be mass graded,which will mean that most of the vegetation on the residential portion of the site will be removed. Due to the site constraints(primarily maximum road grade)the site cannot balance and approximately, 25,000 cubic yards of export material is anticipated to be transported off-site. The remainder of the on-site cut(approximately • 5,000 cubic yards)will be used on-site as structural fill. The steep slope areas at the eastern edge of the site,(i.e. slopes greater than 35 percent)will not be graded and will be left as permanent open space, (except for a potential future utility easement corridor which is identified on the site plan). c 95202nar FSW SPRINGBROOK CONDOMINIUMS CONSTRUCTION MITIGATION PLAN (December 7, 1995) A) What are the proposed construction dates (beginning and ending dates) and phasing, if any: Construction is anticipated to begin in the spring of 1996, with completion approximately 15 months later. At this time, no phasing is anticipated with the project development. B) What are the anticipated hours of construction-related operations: The hours of construction-related activities would be limited to those customary for the City of Renton. It is estimated construction-related activities would generally be from 7:00 A.M. to 9:00 P.M. Monday through Friday and 9:00 A.M. to 5:00 P.M. on Saturday and Sunday. C) What are the proposed hauling/transportation routes: It is not known at this time if exportation of soils will be required as a result of construction of the proposed development. However, if hauling is necessary, the site is adjacent to Talbot Road, a main north/ south arterial. South 55th Street may be used to provide access from Talbot Road to Highway 167. D) Describe potential measures to be implemented to minimize dust, traffic and transportation impacts, mud, noise, and other noxious characteristics: Frequent watering of the site during construction would limit the quantity of dust particulate created by workers' vehicles and construction machinery. Because the site is adjacent to a main north / south arterial, no substantial impacts on traffic and transportation are anticipated other than road improvement related construction. Appropriate signage and personnel would be on the construction site when necessary to help maintain the flow of traffic past the development site. Mud being transported off the site and on to Talbot Road could be minimised by placing crushed rock at the entrance to the development site during construction. Frequent watering of the entry location and sweeping would further help control transient mud. Noise and other generally noxious characteristics associated with land development will be temporary and would generally would not begin prior to sunrise nor continue beyond sunset. Because the area is primarily surrounded by low density single-family development, the impacts to the neighborhood would be minimal. • CITY OF RENTON ENVIRONMENTAL CHECKLIST A. BACKGROUND 1. NAME OF PROPOSED PROJECT, IF APPLICABLE: Springbrook 2. NAME OF APPLICANTS: Environmental Development Corporation 3. ADDRESS AND PHONE NUMBER OF APPLICANTS AND CONTACT PERSON: Applicant: Thomas Ichelson • Environmental Development Corporation P.O. Box 1574 • Bellevue, WA 98009 (206)451-8221 Contact: Alan D. Fure, P.E. Triad Associates 11814 115th Avenue N.E. Kirkland, WA 98034 (206) 821-8448 4. DATE CHECKLIST PREPARED: January 4, 1996 5. AGENCY REQUESTING CHECKLIST: City of Renton Department of Community Development 6. PROPOSED TIMING OR SCHEDULE(INCLUDING PHASING, IF APPLICABLE): The proposed project will be constructed as soon as all applicable permits and approvals have been obtained. The project is planned to start construction in spring of 1996. o JAN 09 1996 FVFcop,4_ v CI�, FR pvivwNil1G Page 1 7. DO YOU HAVE ANY PLANS FOR FUTURE ADDITIONS, EXPANSION OR FURTHER ACTIVITY RELATED TO OR CONNECTED WITH THIS PROPOSAL? IF YES,EXPLAIN. A lot line adjustment is being processed concurrently with this application in order to retain the upper portion for development in;the future when access is made available from the East. The upper portion is developable, but not accessible through the subject development because of steep slopes bisecting the property. Utility service for the upper portion of the property would be through the subject project site. Therefore, utility"stub-outs"for future connection are being provided together with a utility easement to allow for 'future connection. 8. LIST ANY ENVIRONMENTAL INFORMATION YOU KNOW ABOUT THAT HAS BEEN PREPARED, OR WILL BE •PREPARED, DIRECTLY RELATED TO THIS PROJECT. A traffic impact analysis prepared by Transportation Planning and Engineering (dated December 27, 1995), an initial wetland reconnaissance prepared by the ERC Group (dated September 21, 1995) and a geotechnical report prepared by Terra Associates (dated May 5, 1995) are included as part of this document. 9. DO YOU KNOW WHETHER APPLICATIONS ARE PENDING FOR GOVERNMENTAL APPROVALS OF OTHER PROPOSALS DIRECTLY AFFECTING THE PROPERTY COVERED BY THIS PROJECT? IF YES,EXPLAIN. No. 10. LIST ANY GOVERNMENT APPROVALS OR PERMITS THAT WILL BE NEEDED FOR YOUR PROPOSAL, IF KNOWN. Site Plan Approval Clearing and Grading permits • Sewer and Water Plan Approval Road and Storm Drainage Plan Approval Right-of-Way Permit NPDES Permit Building Permits 11. GIVE BRIEF, COMPLETE DESCRIPTION OF YOUR PROPOSAL, INCLUDING THE PROPOSED USES AND THE SIZE OF THE PROJECT AND SITE. The project site is located within the jurisdictional boundaries of the City of Renton in Section 31, Township 23 North, Range 5 East, W.M. consisting of approximately 6.97 acres. The Springbrook proposal consists of 45.-Single-family and 45 multi-family residential units. The single family portion of the site will include 2, 3 and 4 unit townhouse buildings and the multi-family portion of the proposal will,occur in four, 9 unit buildings. All the units will be developed as condominium type of ownership. ' Page 2 • Access for the proposed development will be from Talbot Road South via an internal private road constructed to City of Renton Standards. The proposed private road will be constructed to public road standards to include curb, gutter and sidewalk as required by the City of Renton. 12. LOCATION OF THE PROPOSAL. The project is located in Section 31, Township 23 North, Range 5E, W.M. and consists of approximately 6.97 acres. • Page 3 B. ENVIRONMENTAL ELEMENTS 1. EARTH A. GENERAL DESCRIPTION OF THE SITE: FLAT, ROLLING. HILLY, STEEP SLOPES, MOUNTAINOUS B. WHAT IS THE STEEPEST SLOPE ON THE S1TE (APPROXIMATE PERCENT SLOPE)? The project site slopes gently to the east with a maximum grade of approximately forty (40) percent located at the eastern edge of the project site. The areas noted as steep slopes will not be developed and will remain as permanent open space, (except for a potential future utility easement corridor which is identified on the site plan). C. WHAT GENERAL TYPES OF SOILS ARE FOUND ON THE SITE? IF YOU KNOW THE CLASSIFICATIONS OF AGRICULTURAL SOILS, SPECIFY THEM AND NOTE ANY PRIME FARMLAND. According to the King County Soil Survey, Alderwood Gravelly Sandy Loams (AgC and AgD) are the primary soil types in the area. The majority of the site is underlain by AgC type soils which are ' generally found in areas with slopes ranging between 0 to 6 percent. The eastern perimeter of the site is underlain by AgD type soils, which are normally found in areas with slopes ranging from 15 to 30 percent. The mapped soil conditions are consistent with actual site conditions. (Please refer to Geotechnical Report prepared by Terra Associates dated May 5, -1995). D. ARE THERE SURFACE INDICATIONS OF A HISTORY OF UNSTABLE SOILS IN THE IMMEDIATE VICINITY? IF SO, DESCRIBE. Unstable slopes do not appear to exist on-site. Page 4 E. DESCRIBE THE PURPOSE, TYPE AND APPROXIMATE QUANTITIES OF ANY FILLING OR GRADING PROPOSED. INDICATE SOURCE OF FILL. Grading on the site will be limited to the area identified for development and typical of single family/multi-family residential development. To make site grades appropriate for the proposed development, the developable portion of the site will be mass graded, which will mean that most of the vegetation on the residential portion of the site will be removed. Due to the site constraints (primarily maximum road grade) the site can not balance and approximately, 25,000 cubic yards of export material is anticipated to be transported off-site. The remainder of on-site cut (approximately 5,000 cubic yards) will be used on-site as structural fill. The steep slope areas to the east of the site will not be graded and will be left as permanent open space (except for a potential future utility corridor, which is identified on the site plan). F. COULD EROSION OCCUR AS A RESULT OF CLEARING, CONSTRUCTION OR USE? IF SO, GENERALLY DESCRIBE. Erosion could occur as a result of the initial construction on-site, but a majority of resulting sediments would be contained on-site through the use of an approved Temporary, Erosion and Sedimentation Control Plan(TESCP). G. ABOUT WHAT PERCENT OF THE SITE WILL BE COVERED WITH IMPERVIOUS SURFACES AFTER PROJECT CONSTRUCTION? Approximately 58 percent of the site will be covered with impervious surfaces, which is typical of mixed single family/multi-family residential development. H. PROPOSED MEASURES TO REDUCE - OR CONTROL EROSION, OR OTHER IMPACTS TO THE EARTH, IF ANY: A temporary erosion and sedimentation control plan designed in accordance with City of Renton standards will be employed during the construction phase of this project. Measures to be used in the plan include the use of silt fences, straw bales, settling ponds and j mulching to cover exposed surfaces. In addition, the project will comply with NPDES requirements and will be covered under the State Waste Discharge General Permit. . Page 5 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. An increase of some airborne dust particulates could occur during construction of this project. Short term impacts include emissions from automobiles and construction equipment; long term impacts will be those associated with automobiles and other emissions associated with residential development. 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: During the construction phase, water trucks will be used as necessary to reduce impacts of airborne dust particulates. 3. WATER A. SURFACE: 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 AND PROVIDE NAMES. IF APPROPRIATE, STATE WHAT STREAM OR RIVER IT FLOWS INTO. No. (Please refer to Wetland Reconnaissance prepared by the ERC Group, dated September 21, 1995) • 2) WILL THE PROJECT REQUIRE ANY WORK OVER, IN OR ADJACENT TO (WITHIN 200 FEET) THE DESCRIBED WATERS? IF YES, DESCRIBE AND ATTACH AVAILABLE PLANS. No. Page 6 ' I 3)1 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. None. 4). WILL THE PROPOSAL REQUIRE SURFACE WATER WITHDRAWALS OR DIVERSIONS? GIVE GENERAL DESCRIPTION,PURPOSE AND APPROXIMATE QUANTITIES, IF KNOWN. No. 5) DOES THE PROPOSAL LIE WITHIN A 100-YEAR FLOOD PLAIN?, IF SO,NOTE LOCATION ON THE SITE PLAN. I ` No. 6) DOES THE PROPOSAL INVOLVE ANY DISCHARGES OF WASTE MATERIALS TO SURFACE WATERS? IF SO, DESCRIBE THE TYPE OF WASTE AND ANTICIPATED VOLUMES OF DISCHARGE. No. B. GROUND: 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. DESCRIBE THE GENERAL SIZE OF THE SYSTEM, THE NUMBER OF SUCH SYSTEMS, THE NUMBER OF HOUSES TO BE SERVED OR THE NUMBER OF ANIMALS OR HUMANS THE SYSTEM(S) ARE EXPECTED TO - SERVE. None. Page 7 C. WATER RUNOFF 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. An increase in stormwater runoff will occur as a result of the proposed development of single family and multi-family residential structures and associated roadways. Stormwater is proposed to be conveyed through the roadways storm drainage system to a proposed stormwater detention and water quality vault that is to be located under the parking lot near the west central portion of the site. The proposed detention vault is intended to provide sufficient stormwater detention (17,400 cubic feet) so that the existing storm system within the right-of-way of Talbot Road South will not exceed capacity during a 100 year interval storm. 2) COULD WASTE MATERIALS ENTER GROUND OR SURFACE WATERS?IF SO, GENERALLY DESCRIBE. Some waste materials normally associated with residential living could possibly enter ground water sources. D. PROPOSED MEASURES TO REDUCE OR CONTROL SURFACE, GROUND AND RUNOFF WATER IMPACTS, IF ANY: The proposed drainage system will be designed in accordance with City of Renton standards and will include the use of oil water separators and a combination stormwater detention/water quality vault. 4. PLANTS A. CHECK TYPES OF VEGETATION FOUND ON THE SITE: XX DECIDUOUS TREE_ALDER, MAPLE. ASPEN, OTHER: FRUIT TREES XX_ EVERGREEN TREE: Fa CEDAR, PINE, OTHER: Page 8 XX SHRUBS XX GRASS XX PASTURE CROP OR GRAIN WET SOIL PLANTS: CATTAIL, BUTTERCUP, BULRUSH, SKUNK CABBAGE, OTHER WATER PLANTS; WATER LILY, EEL GRASS, MILFOIL, OTHER XX OTHER TYPES OF VEGETATION: BLACKBERRY B. WHAT KIND AND. AMOUNT OF VEGETATION WILL BE REMOVED OR ALTERED? To make site grades appropriate for the proposed development, the residential portion of the site will be mass graded, which will mean that most of the vegetation on the residential portion of the site will be removed. The steep slope areas at the eastern edge of the site will not be graded (except for a potential future utility easement corridor, which is identified on the site plan) and will be left as permanent open space. Individual trees will be retained based on their individual health and ability to survive. C. LIST THREATENED OR ENDANGERED SPECIES KNOWN TO BE ON OR NEAR THE SITE. None to our knowledge. D. PROPOSED LANDSCAPING, USE OF NATIVE PLANTS OR OTHER MEASURES TO PRESERVE OR ENHANCE VEGETATION ON THE SITE, IF ANY: The natural vegetation on the steep slopes will remain to serve as an open-space area (Except for the portion to be contained in utility easement. This area will be cleared in the future for utility construction and then re-vegetated). The development of the new single family residences and multi-family complexes proposed on the site, will provide new landscaping, including lawns, shrubs and ornamental trees. Page 9 5. ! ANIMALS A.j CIRCLE ANY BIRDS AND ANIMALS WHICH HAVE, BEEN OBSERVED ON OR NEAR THE SITE OR ARE KNOWN TO BE I ON OR NEAR THE SITE: XX BIRDS -HAWK, HERON, EAGLE, SONGBIRDS XX MAMMALS -DEER,BEAR, ELK,BEAVER,RODENTS ' FISH-BASS, SALMON, TROUT,HERRING, SHELLFISH B. LIST ANY THREATENED OR ENDANGERED SPECIES KNOWN TO BE ON OR NEAR THE SITE. None to our knowledge. C. ! IS THE SITE PART OF A MIGRATION ROUTE? IF SO, EXPLAIN. • Not to our knowledge. D. PROPOSED MEASURES TO PRESERVE OR ENHANCE WILDLIFE, IF ANY: The open space area provided by the natural state of the steep slope area will serve:as an area for the continued nesting of birds and ! habitat for small mammals. 6. ; ENERGY AND NATURAL RESOURCES A. WHAT KINDS OF ENERGY WILL BE USED TO MEET THE COMPLETED PROJECT'S ENERGY NEEDS? DESCRIBE WHETHER IT WILL BE USED FOR HEATING, MANUFACTURING,ETC. The completed project will employ the use of electricity to meet power needs of the single family and multi-family residences, except for heating. Natural gas will be used for heating the residences. • Page 10 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 single family and multi-family residential structures that will be developed as a result of this proposal will be constructed to meet or exceed applicable Local, State and Federal building codes to ensure compliance with energy conservation standards. 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. N/A 2) ' 'PROPOSED MEASURES TO REDUCE OR CONTROL ENVIRONMENTAL HEALTH HAZARDS, IF ANY: None are proposed. B. NOISE 1) WHAT TYPES OF NOISE EXIST IN THE AREA WHICH MAY AFFECT YOUR PROJECT? None. Page 11 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? INDICATE WHAT HOURS NOISE WOULD COME FROM THE SITE. On a short term basis, noise from construction equipment can be expected to'occur on-site. On a long term basis, noise typically associated with residential development is expected to occur. 3) PROPOSED MEASURES TO REDUCE OR CONTROL NOISE IMPACTS, IF ANY: On a short term'basis construction activity•will be limited to the hours specified in the Construction Mitigation Plan. 8. LAND AND SHORELINE USE A. WHAT IS THE CURRENT USE OF THE SITE AND ADJACENT PROPERTIES? The site currently consists of two single family residential structures on large lots. The existing single family residences have associated outbuildings and landscaping. Surrounding uses include the existing single family residential development, multi-family residential development and approximately one-quarter mile to the south is the existing condominium project of "Summit Park". The site is bordered on the west by Talbot Road South. B. HAS THE SITE BEEN USED FOR AGRICULTURE? IF SO, DESCRIBE. Yes, in the past the site has been used for pasture land and for small private gardens. • C. DESCRIBE ANY STRUCTURES ON THE SITE. The entire development site consists of three parcels, A, B and C. Parcel's B and C are developed with single family residences and associated accessory structures. D. WILL ANY STRUCTURES BE DEMOLISHED? IF SO,WHAT? Both single family residential structures will be demolished as a result of this proposal. Page 12 E. WHAT IS THE CURRENT ZONING CLASSIFICATION OF THE SITE? • The current zoning of the site is PNR. F. WHAT IS THE CURRENT COMPREHENSIVE PLAN DESIGNATION OF THE SITE? The current comprehensive plan designation of the area is neighborhood residential. G. IF APPLICABLE, WHAT IS THE CURRENT SHORELINE MASTER PROGRAM DESIGNATION OF THE SITE? N/A H. HAS ANY PART OF THE SITE BEEN CLASSIFIED AS AN "ENVIRONMENTALLY SENSITIVE" AREA? IF SO, SPECIFY. No. I. APPROXIMATELY HOW MANY PEOPLE WOULD RESIDE OR WORK IN THE COMPLETED PROJECT? The completed project will have 45'single family condominium units and 9 five unit multi-family complexes for a total of 90 residential units. Using a figure of 2.7 individuals per household, approximately 243 individuals would reside in the completed project. J. APPROXIMATELY HOW MANY PEOPLE WOULD THE COMPLETED PROJECT DISPLACE? Approximately four individuals will be displaced as a result of this project. K. PROPOSED MEASURES TO AVOID OR REDUCE DISPLACEMENT IMPACTS, IF ANY: The property owners/occupants of the single family residences are aware of the pending sale of the property and will relocate once the . • sales transaction is completed. Page 13 L. PROPOSED MEASURES TO ENSURE THE PROPOSAL IS COMPATIBLE WITH EXISTING AND PROJECTED LAND USES AND PLANS,IF ANY: The proposal is consistent with the City of Renton's Comprehensive Plan, Land Use Designations and Zoning Classifications. 9. HOUSING A. APPROXIMATELY HOW MANY UNITS WOULD BE PROVIDED, IF ANY? INDICATE WHETHER HIGH-, MIDDLE- OR LOW-INCOME HOUSING. Approximately 45 middle income single family residential units and 45 middle income multi-family residential units will be provided as a result of this project. B. APPROXIMATELY HOW MANY UNITS, IF ANY, WOULD BE ELIMINATED? INDICATE WHETHER HIGH-, MEDDLE- OR LOW-INCOME HOUSING. • Two single family residential units in the middle income range will be eliminated as a result of this project. C. PROPOSED MEASURES TO REDUCE OR CONTROL HOUSING IMPACTS, IF ANY: None are proposed. _ 10. AESTHETICS A. WHAT IS THE TALLEST HEIGHT OF ANY PROPOSED STRUCTURE(S), NOT INCLUDING ANTENNAS? WHAT IS THE PRINCIPAL EXTERIOR BUILDING MATERIAL(S) PROPOSED? The tallest height of the residential structures will not exceed three stories or thirty five feet as specified in the City of Renton Zoning Code. B. WHAT VIEWS IN THE IMMEDIATE VICINITY WOULD BE • ALTERED OR OBSTRUCTED? None. • Page 14 C. PROPOSED MEASURES TO REDUCE OR CONTROL AESTHETIC IMPACTS, IF ANY: The proposed project will be constructed to City of.Renton standards for height, setbacks and landscape requirements. 11. LIGHT AND GLARE A. WHAT TYPE OF LIGHT OR GLARE WILL THE PROPOSAL PRODUCE? WHAT TIME OF DAY WOULD IT MAINLY OCCUR? The project will generate light and glare typically associated with residential development (i.e. security lighting and street lighting). B. COULD LIGHT OR GLARE FROM THE FINISHED PROJECT BE A SAFETY HAZARD OR INTERFERE WITH VIEWS? No. C. WHAT EXISTING OFF-SITE SOURCES OF LIGHT OR GLARE MAY AFFECT YOUR PROPOSAL? None. D. PROPOSED MEASURES TO REDUCE OR CONTROL LIGHT AND GLARE IMPACTS, IF ANY: • Directional street lighting is proposed to minimize the effects of glare produced by any on-site lighting. 12. RECREATION A. WHAT DESIGNATED AND INFORMAL RECREATIONAL OPPORTUNITIES ARE IN THE IIVIlVIEDIATE VICINITY? Boulevard Lake Park is located approximately 1.5 miles to the east on SE 192nd Street and Tom Teasdale Park is located approximately 2.5 miles to the north on Talbot Road. B. WOULD THE PROPOSED PROJECT DISPLACE ANY EXISTING RECREATIONAL USES? IF SO,DESCRIBE. No. Page 15 C. PROPOSED MEASURES TO REDUCE OR CONTROL IMPACTS ON RECREATION, INCLUDING RECREATION OPPORTUNITIES TO BE PROVIDED BY,THE PROJECT OR • APPLICANT, IF ANY: None are proposed. 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. There are no known scientific, historic, cultural or archaeological landmarks located on this site. C. PROPOSED MEASURES TO REDUCE OR CONTROL 1MeACTS, IF ANY: None are proposed. 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: The proposed project will be served by a new private road to be located within the new development B. IS SITE CURRENTLY SERVED BY PUBLIC TRANSIT? IF NOT, WHAT IS THE APPROXIMATE DISTANCE TO THE NEAREST TRANSIT STOP? Please refer to Traffic Report prepared by Transportation Planning and Engineering(dated December 27, 1995). Page 16 C. HOW MANY PARKING SPACES WOULD THE COMPLETED PROJECT HAVE?HOW MANY WOULD IT ELIMINATE? The completed project will have a total of 287 parking spaces, of which 138 spaces will be contained in garages associated with the single family and multi-family residences. Parking associated with the existing single family residences will be eliminated as a result of this proposal. 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, this proposal includes the development of a private roadway that will need to be constructed to serve the project area. In addition, frontage improvements to Talbot Road South will also be constructed in connection with this proposal. E. WILL THE PROJECT USE (OR OCCUR IN THE IMMEDIATE VICINITY OF) WATER, RAIL OR AIR TRANSPORTATION? IF SO, GENERALLY DESCRIBE. No. F. HOW MANY VEHICULAR TRIPS PER DAY WOULD BE GENERATED BY THE COMPLETED PROJECT? IF KNOWN, INDICATE WHEN PEAK VOLUMES WOULD OCCUR. Please refer to Traffic Report prepared by Transportation Planning and Engineering(dated December 27, 1995). G. PROPOSED .MEASURES- TO REDUCE OR CONTROL TRANSPORTATION IMPACTS, IF ANY: The developer will construct traffic improvements to Talbot Road, which will offset all or part of the required traffic mitigation fees to mitigate the project's impact on other streets in the area. 15. PUBLIC SERVICES A. WOULD THE PROJECT RESULT IN AN INCREASED NEED FOR PUBLIC SERVICES? IF SO, GENERALLY DESCRIBE. A slight increase in the need for fire and police services may occur as a result of this proposal. • Page 17 B. PROPOSED MEASURES TO REDUCE OR CONTROL DIRECT IMPACTS ON PUBLIC SERVICES, IF ANY: None are proposed. t 16. UTILITIES A. INDICATE UTILITIES CURRENTLY AVAILABLE AT THE SITE: ELECTRICITY, NATURAL GAS, WATER, REFUSE SERVICE, TELEPHONE, SANITARY - SEWER, SEPTIC SYSTEM 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. • Electricity: Puget Power • Natural Gas: Washington Natural Gas • Telephone: U.S. West Communications • Water: City of Renton • Sanitary Sewer: City of Renton • Cable TV: TCI CableVision All utilities will be extended into the site. Page 18 C. SIGNATURE THE ABOVE ANSWERS ARE TRUE AND COMPLETE TO THE BEST OF MY KNOWLEDGE. I UNDERSTAND THAT THE LEAD AGENCY IS RELYING ON THEM TO MAKE ITS DECISION. t Agent .4,or the Appli nt DATE PREPARED: I/J/q • Page 19 1' . March 3, 1995 PURCHASE AND SALE AGREEMENT Environmental Development Corporation and/or Assigns (hereinafter"Purchaser") hereby agrees to purchase,and Sara Agnes Morell (hereinafter "Seller") agrees to • sell the property known as 4614 Talbot Road South consisting of approximately 3.91 acres, which is described more particularly in Exhibit A attached hereto (hereinafter the "Property"). FEASIBILITY STUDY CONTINGENCY It is understood that the Purchaser's interest in the subject property is to improve the property as a planned,residential development. This Agreement and the parties obligations hereunder are contingent upon the completion and receipt by Purchaser of a feasibility study,to be made by the Purchaser and his engineers and consultants at Purchaser's sole expense,which substantiates to the Purchaser,in his sole discretion and judgment,that the subject property is feasible for development from both an engineering and economic standpoint. The Purchaser shall have thirty(30)days from the date of mutual acceptance of the terms of this Agreement in which to complete the planned feasibility study. If the Purchaser's study and/or reports should be unfavorable in Purchaser's sole opinion,the- Purchaser may,at any time prior to the end of said contingency period,terminate this Agreement by giving written notice to Seller. In the event no written notice of Purchaser's decision regarding said feasibility study is received by Seller by the close of the last business day of said contingency period, or in the event of the receipt by Seller of written notice from Purchaser of the non-satisfaction of this • feasibility study contingency during said period,then this Purchase and Sale Agreement shall be deemed null and void and of no further force or effect,and Purchaser's Earnest Money shall be returned to Purchaser. AUTHORIZED ENTRY UPON PROPERTY The Purchaser or his authorized agents may,at any time during the term of this Purchase and Sale Agreement,enter upon the property for the purposes of conducting soil tests, surveying, and other purposes customarily associated with a feasibility study or for preparation of the land for subdivision, provided that the Purchaser shall do no clearing,no construction, no bulldozing, no cutting of trees, no alteration of land; and all such studies,tests, surveying, and other studies shall be at Purchaser's sole cost and expense. Purchaser shall allow no engineers, surveyors,contractors,mechanics,materialmen,laborers, or any other liens of any kind to be placed, filed, or recorded against the subject property. Purchaser agrees to save and hold Seller harmless from and against any and all loss, expense, liability,or damages of any kind,including personal injury or damage to property resulting from any actions or operations taken on or with reference to the subject property by Purchaser or any agents,employees thereof, or at Purchaser's direction, control, or authorization; or resulting from any liens being imposed or claimed against the subject premises as a result of Purchaser's actions or operations on or with reference to the subject property. DEVELOPMENT APPROVAL Purchaser agrees to complete all requirements necessary to obtain all approvals from the City of Renton for the development of the subject property. Engineering and architectural services for the development of the subject property will commence immediately following satisfaction of the above feasibility study contingency. Purchaser shall thereafter provide Seller with a complete progress report as to all steps taken,hearings held,work completed, and requirements imposed in the process of seeking the necessary governmental approvals each and every thirty(30) days during the term thereof. Seller agrees to cooperate fully with Purchaser in all matters pertaining to the subject property. Seller shall not be required to execute any documents,petitions,covenants,restrictions,licenses, dedication, or conveyances of any kind which shall encumber or restrict the use of the property in any manner in the event the sale contemplated by this Agreement is not closed. Purchaser agrees that all costs and expenses associated with seeking the necessary approvals for development of the subject property are the sole and separate obligation of the Purchaser. In the event Purchaser shall fail to complete application for the development contemplated herein or to complete subsequent steps as shall be required in obtaining the necessary approvals on a reasonably prompt and expeditious basis,and as otherwise provided herein, Purchaser shall be deemed to be in default herein and,in the event of the failure of Purchaser to cure such default within a period of thirty(30)days following notice thereof from Seller, this Agreement and Purchaser's rights hereunder shall be terminated and Purchaser's earnest money forfeited. • LIQUIDATED DAMAGES Purchaser and Seller agree that in the.event Purchaser shall wrongfully fail to participate in the closing of this transaction and fail to complete payment of the purchase price,as provided herein,said earnest money deposit shall be the sole liquidated damages to Seller,and Seller shall make no further claim against Purchaser therefor. This limitation and liquidation of damages provision shall not, however, apply to other defaults on the part of the Purchaser, including,but not limited to,the commission of waste,the alteration or damage to the property,or the allowance of charges, liens, or encumbrances against the property in violation of any of the terms of this Agreement. HAZARDOUS WASTE Seller has not participated in or approved,and to the best of Seller's knowledge, there has not occurred,any destruction,disposal,or storage on the property of any hazardous waste or toxic substances, nor to the best of Seller's knowledge, does such hazardous waste or toxic substance exist on,in or beneath the property. Nor has Seller received any notice of any proceeding or inquiry by any government authority with respect to the presence of any hazardous waste or toxic substance on the property or of the migration of any hazardous waste or toxic subjects from or to any real property adjoining the property. ASSIGNMENT • Purchaser may not assign this Agreement without the prior written consent of Seller, which consent shall not be unreasonably withheld. '1T1'LE Within fifteen(15) days after mutual acceptance of this purchase offer,Seller shall deliver to Purchaser-a preliminary commitment for title insurance from a nationally recognized title insurance company reasonably suitable to Purchaser,verifying that Seller has good and merchantable title which is insurable or can be made insurable and can deliver title to Purchaser,all in accordance with this Agreement. If said commitment should show title to be uninsurable and/or there is reasonable doubt in the mind of the Purchaser as to Seller's capabilities of making said title insurable per the requirements of this Agreement,then Purchaser shall immediately give Seller written notice of said conditions ,and Seller shall have sixty(60)days from the date of notice to correct said conditions and/or satisfy Purchaser that said conditions can be corrected. In the event the Seller is unable to correct or satisfy the Purchaser with respect to any such conditions before the end of the sixty(60)day period,then, Purchaser,may at his option,cancel this Agreement any time within ten(10) days after the end of the sixty(60)day period by giving Seller written notice, and Purchaser's entire earnest money shall be refunded. Purchaser shall pay all costs and expenses associated with the preliminary commitment for title insurance if this Sale Agreement does not close. Seller shall provide an extended ALTA Policy of Title Insurance at closing. - COMMISSIONS Each party shall be responsible for and shall indemnify,defend and hold the other harmless from any commission due any respective agent or representative of theirs, if any. CLOSING This sale shall be closed within forty five(45)days following the issuance of all necessary approvals and building permits for the property,but in no event later than March 15, 1996. This sale shall be closed by such attorney,title insurance company escrow department,or such other licensed escrow company as Purchaser shall identify in writing, the closing fee to be shared equally by the parties. On date of closing,title to the subject property shall be conveyed by Statutory Warranty Deed conveying title, as provided pursuant to the terms of paragraph 7 TITLE. Time is of the essence of this Agreement. SECTION 1031 EXCHANGE Purchase and Seller agree that Seller may include this transaction as part of an Internal Revenue Code Section 1031 exchange. Purchaser agrees to cooperate with Seller, including joining in an amendment to this Agreement, to effect such exchange; provided that the financial obligations,form of deed and conditions of title provided shall not be altered. ENTIRE AGREEMENT The foregoing is the entire Agreement,and there are no verbal or other agreements which modify or affect this Agreement. This Agreement constitutes the full and complete understanding between Purchaser and Seller. TIME LIMIT FOR ACCEPTANCE This Purchase and Sale Agreement shall become null and void if not accepted by Purchaser on or before March 15, 1995. Seller Purchaser Sara Agnes More11 Environmental Development Corporation By d.. 4, 7/2 Sara Agnes M rell Thomas W. Ichelson, Preside t Date .:3//// 7 / Date 3 A QS- . THE SOUTH 4 ACRES OF THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 31, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M. , IN KING COUNTY, WASHINGTON; EXCEPT ANY PORTION THEREOF LYING WITHIN THE KENT-RENTON COUNTY ROAD. SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON. - 1 • • 1 April 14, 1995 PURCHASE AND SALE AGREEMENT Environmental Development Corporation and/or Assigns (hereinafter"Purchaser") hereby agrees to purchase,and Puget Western,Inc. (hereinafter"Seller") agrees to sell the property known as tax parcel 312305-9063located on Talbot Road South in Renton,Washington consisting of approximately 2.48 acres,which is described more particularly in Exhibit A attached hereto(hereinafter the "Property"). FEASIBILITY STUDY CONTINGENCY It is understood that the Purchaser's interest in the subject property is to improve the property as a planned,residential development. This Agreement and the parties obligations hereunder are contingent upon the completion and receipt by Purchaser of a feasibility study,to be made by the Purchaser and his engineers and consultants at Purchaser's sole expense,which substantiates to the Purchaser, in his sole discretion and judgment,that the subject property is feasible for development from both an engineering and economic standpoint. The Purchaser shall have thirty(30)days from the date of mutual acceptance of the terms of this Agreement in which to complete the planned feasibility study. If the Purchaser's study and/or reports should be unfavorable in Purchaser's sole opinion,the Purchaser may,at any time prior to the end of said contingency period,terminate this Agreement by giving written notice to Seller. In the event no written notice of Purchaser's decision regarding said feasibility study is received by Seller by the close of the last business day of said contingency period,or in the event of the receipt by Seller of written notice from Purchaser of the non-satisfaction of this feasibility study contingency during said period,then this Purchase and Sale Agreement shall be deemed null and void and of no further force or effect,and Purchaser's Earnest Money shall be returned to Purchaser. In the event Purchaser \� elects not to proceed with the purchase contemplated herein,Purchaser shall f �. provide to Seller, within five (5)business days,copies of all studies,reports and surveys conducted during this feasibility study contingency period. AUTHORIZED ENTRY UPON PROPERTY The Purchaser or his authorized agents may, at any time during the term of this Purchase and Sale Agreement,enter upon the property for the purposes of conducting soil tests, surveying, and other purposes customarily associated with a feasibility study or for preparation of the land for subdivision,provided that the Purchaser shall do no clearing,no construction,no bulldozing, no cutting of trees, no alteration of land; and all such studies,tests, surveying, and other studies shall be at Purchaser's sole cost and expense. Purchaser shall allow no engineers, surveyors,contractors,mechanics,materialmen,laborers, or any other liens of any kind to be placed, filed,or recorded against the subject property. Purchaser agrees to save and hold Seller harmless from and against any and all loss, expense, liability, or damages of any kind,including personal injury or damage to property resulting from any actions or operations taken on or with reference to the subject property by Purchaser or any agents,employees thereof, or at Purchaser's direction, control, or authorization; or resulting from any liens being imposed or claimed against the subject premises as a result of Purchaser's actions or operations on or with reference to the subject property. DEVELOPMENT APPROVAL Purchaser agrees to complete all'requirements necessary to obtain all approvals from the City of Renton for the development of the subject property. Engineering and architectural services for the development of the subject property will commence immediately following satisfaction of the above feasibility study contingency. Purchaser shall thereafter provide Seller with a complete progress • report as to all steps taken,hearings held,work completed, and requirements imposed in the process of seeking the necessary governmental approvals each and every thirty(30)days during the term thereof. Seller agrees to cooperate fully with Purchaser in all matters pertaining to the subject property. Seller shall not be required to execute any documents,petitions,covenants,restrictions,licenses, dedication,or conveyances of any kind which shall encumber or restrict the use of the property in any manner in the event the sale contemplated by this Agreement is not closed. Purchaser agrees that all costs and expenses associated with seeking the necessary approvals for development of the subject property are the sole and separate obligation of the Purchaser. In the event Purchaser shall fail to complete application for the development contemplated herein or to complete subsequent steps as shall be required in obtaining the necessary approvals on a reasonably prompt and expeditious basis,and as otherwise provided herein,Purchaser shall be deemed to be in default herein and,in the event of the failure of Purchaser to cure such default within a period of thirty(30) days following notice thereof from Seller, this Agreement and Purchaser's rights hereunder shall be terminated and Purchaser's earnest money forfeited. LIQUIDATED DAMAGES Purchaser and Seller agree that in the event Purchaser shall wrongfully fail to �a '. participate in the closing of this transaction and fail to complete payment of the .t purchase price, as provided herein, said earnest money deposit shall be the sole liquidated damages to Seller, and Seller shall make no further claim against Purchaser therefor. This limitation and liquidation of damages provision shall not, ��/' • however, apply to other defaults on the part of the Purchaser, including,but not limited to,the commission of waste,the alteration or damage to the property, or the allowance of charges,liens,or encumbrances against the property in violation of any of the terms of this Agreement. HAZARDOUS WASTE Seller has not participated in or approved,and except as provided in Exhibit B attached hereto,to the best of Seller's knowledge,there has not occurred, any destruction,disposal, or storage on the property of any hazardous waste or toxic substances,nor to the best of Seller's knowledge,does such hazardous waste or' toxic substance exist on,in or beneath the property. Nor has Seller received any notice of any proceeding or inquiry by any government authority with respect to the presence of any hazardous waste or toxic substance on the property or of the migration of any hazardous waste or toxic subjects from or to any real property adjoining the property. ASSIGNMENT Purchaser may not assign this Agreement without the prior written consent of Seller,which consent shall not be unreasonably withheld. '1T1'LE Within fifteen(15)days after mutual acceptance of this purchase offer,Seller shall deliver to Purchaser a preliminary commitment for title insurance from a nationally recognized title insurance company reasonably suitable to Purchaser,verifying that Seller has good and merchantable title which is insurable or can be made insurable and can deliver title to Purchaser,all in accordance with this Agreement. If said commitment should show title to be uninsurable and/or there is reasonable doubt in the mind of the Purchaser as to Seller's capabilities of making said title insurable per the requirements of this Agreement,then Purchaser shall immediately give Seller written notice of said conditions,and Seller shall have sixty(60)days from the date of notice to correct said conditions and/or satisfy Purchaser that said conditions can be corrected. In the event the Seller is unable to correct or satisfy the Purchaser with respect to any such conditions before the end of the sixty (60) day period,then,Purchaser,may at his option,cancel this Agreement any time within ten(10)days after the end of the sixty(60)day period by giving Seller written notice, and Purchaser's entire earnest money shall be refunded. Purchaser shall pay all costs and expenses associated with the preliminary commitment for title insurance if this Sale Agreement does not close. Seller shall provide an extended ALTA Policy of Title Insurance at closing. Purchaser shall be responsible for any property surveys required in connection with Seller providing an extended ALTA Policy of Title Insurance. Seller agrees to provide Purchaser with copies of all available topographic or boundary survey information pertaining to the property. COMMISSIONS Each party shall be responsible for and shall indemnify,defend and hold the other harmless from any commission due any respective agent or representative of theirs, if any. _ CLOSING This sale shall be closed within forty five(45) days following the issuance of all necessary approvals and building permits for the property,but in no event later than March 15, 1996. This sale shall be closed by Stewart Title Insurance Company, the closing fee to be shared equally by the parties. On date of closing,title to the subject property shall be conveyed by Statutory Warranty Deed conveying title,as provided pursuant to the terms of paragraph 7 TTTLE. Time is of the essence of this Agreement. ENTIRE AGREEMENT The foregoing is the entire Agreement,and there are no verbal or other agreements which modify or affect this Agreement. This Agreement constitutes the full and complete understanding between Purchaser and Seller. TIME LIMIT FOR ACCEPTANCE This Purchase and Sale Agreement shall become null and void if not accepted by Purchaser on or before May 5, 1995. • Seller - Purchaser Puget Western,Inc. Environmental Development Corporation By if,/"P -�' Its EXECUTIVE VICE PRESIDENT Thomas W. Ichelson, President Date S 3 / 1 C Date EXHIBIT A Legal Description The West half of the North 5 acres of the South 9 acres of the Southeast quarter of the Northeast quarter of Section 31,Township 23 North,Range 5 East,W.M.,in King County,Washington;EXCEPT portion for county road. 4'I• MAR — 1 4 - 95 T U E 1 Es e 1 S _-_ jinn '� ' 7,i 1JI4L NO .UU4 r .02 March 3, 1995 PURCHASE AND SALE AGREEMENT Environmental Development Corporation and/or Assigns(hereinafter"Purchaser") hereby agrees to purchase,and Roy and Norma Fournier(hereinafter"Seller") agrees to sell the property known as 4700 Talbot Road South consisting of approximately five(5)acres,which is described more particularly in Exhibit A attached hereto(hereinafter the "Property"). EgASIBILITY STUDY GAj'T°INGENCY It Is understood that the Purchaser's interest in the subject property is to improve the property as a planned,,residential development. This Agreement and the parties obligations hereunder are contingent upon the completion and receipt by Purchaser of a feasibility stu ,to be made by the Purchaser and his engineers and consultants at Purc s sole expense,which substantiates to the Purchaser,iu his sole discretion and judgment,that the subject property is feasible for development from both an engineering and economic standpoint, The Purchaser shall have thirty(30)days from the date of mutual acceptance of the terms of this Agreement in which to complete the planned feasibility study. If the Purchaser's study and/or reports should be unfavorable in Purchaser's sole opinion,the Purchaser may,at any tithe prior to the end of said contingency period,terminate this Agreement by.giving written notice to Seller. In the event no written notice of Purchases decision regarding said feasibility study is received by Seller by the • close of the last business day of said contingency period,or in the event of the receipt by Seller of written notice from Purchaser of the non-satisfaction of this feasibility study contingency during said period,then this Purchase and Sale Agreement shall be deemed null and void and of no further form or effect,and Purchaser's Earnest Money shall be returned to Purchasers AUTHOR=1 JRY UPON PROPERTY The Purchaser or his authorized agents may,at any time during the term of this Purchase and Sale Agreement,enter upon the property for the purposes of conducting soil tests,surveying,and other purposes customarily associated with a t:7AR — 1 4 — "35 TUE 1 6i C.1 9 P 0 `� .�. ��. .,�.11� wi1ii + VY a'Vr. L1 �v PIIN 11 1J 17.40 NU .UU4 .U0 feasibility study or for preparation of the land for subdivision,provided that the Purchaser shall do no clearing,no construction, no bulldozing,no cutting of trees, no alteration of land;and all such studies,tests,surveying,and other studies shall be at Purchaser's sole cost and expense. Purchaser shall allow no engineers, surveyors.contractors,mechanics,materialmen,laborers,or any other liens of any kind to be placed,filed,or recorded against the subject properly. Purchaser agrees to save and hold Seller harmless from and against any and all loss,expense. liability,or damages of any kind,including personal injury or damage to property resulting from any actions or operations taken on or with reference to the subject property by Purchaser or any agents,employees thereof,or at Purchaser's direction,control,or authorization;or resulung from any liens being imposed or claimed against the subject premises as a result of Purchaser's actions or operations on or with reference to the subject property. PEV81rQPmrapPPfOVAL Purchaser agrees to complete all requirements necessary to obtain all approvals from the City of Renton for the development of the subject property. Eng nng and architectural services for the development of the subject property will commence immediately following satisfaction of the above feasibility study contingency. Purchaser shill thereafter provide Seller with a complete progross report as to all steps taken,hearings held,work completed,and requirements imposed in the process of seeking the necessary governmental approvals each and every thirty(30)days during the term thereof. Seller agrees to c operate fully with Purchaser in all matters pertaining to the subject property. Seller shall not be required to execute any documents,petitions.covenants,restrictions,licenses, dedication,or conveyances of any kind which shall encumber or restrict the use of. the property in any manner in the event the sale contemplated by this Agreement is not closed. Purchaser agrees that all costs and expenses associated with seeking the necessary approvals for development of the subject property are the sole and separate obligation of the Purchaser. In the event Purchaser shall fail to complete application for the development contemplated herein or to complete subsequent steps as shall be requited in obtaining the necessary approvals on a reasonably prompt and expeditious basis,and as otherwise provided herein,Purchaser shall be deett�ed to be in default herein and,in the event of the failure of Purchaser to cure • such default within a period of thirty(30)days following notice thereof from Seller, this Agreement and Pu rrchaser's rights hereunder shall be terminated and Purchaser's earnest money forfeited. LTQ1JIDATED DAMAGES Purchaser and Seller agree that in the event Purchaser shall wrongfully fail to participate in the closing of this transaction and fail to complete payment of the purchase price,as provided herein,said earnest money deposit shall be the sole li u idated damages to Seller,and Seller shall make no further claim against Purchaser therefor. This limitation and liquidation of damages provision shall not, however,apply to other defaults on the part of the Purchaser,Including,but not limited to,the commission of waste,the alteration or damage to the property,or the allowance of charges,liens,or encumbrances against the property in violation of any of the terms of this Agreement. ilAR - 1 4 - 95 TUE 16 120 P . 05 MARTIN REM. ESTATE 200-282-1 (2b MHK V' 'VO J. •'4'4 nU .VV. r .vM • • HAZA Douszaz Seller has not participated in or approved,and to the best of Seller's knowledge, there has not occurred,any destruction,disposal,or storage on the property of any hazardous waste or toxic substances,nor to the best of Seller's knowledge,does such hazardous waste or toxic substance exist on,in or beneath the property. Nor has Seller received any notice of any proceeding or inquiry by any government authority with respect to the presence of any hazardous waste or toxic substance on the property or of the migration of any hazardous waste or toxic subjects from or to any real property adjoining the property. SSIONMENT Purchaser may not assign this Agreement without the prior written consent of Seller,which consent shall not be unreasonably withheld. Within fifteen(15)days after mutual acceptance of this purchase offer,Seller shall deliver to Purchaser a preliminary commitment for title insurance from a nationally recognized title insurance company reasonably suitable to Purchaser,verifying that Seller has good and merchantable title which is insurable or can be made insurable and can deliver title to Purchaser.all in accordance with this Agreement. If said commitment should show title to be uninsurable and/or there is reasonable doubt in the mind of the Purchaser as to Seller's capabilities of making said title insurable per the requirements of this Agreement,then Purchaser shall immediately give Seller written notice of said conditions,and Seller shall have sixty(60)days from the date of notice to correct said conditions and/or satisfy Purchaser that said conditions can be corrected. In the event the Seller is unable to correct or satisfy the Purchaser with respect to any such conditions before the end of the sixty(60)day period,then.Purchaser,may at his option,cancel this Agreement any time within ten(10)days after the end of the sixty(60)day period by giving Seller written notice.and Purchaser's entire earnest money shall be refunded. Purchaser shall pay all costs and expenses associated with the prelinunari commitment for title insurance if this Safe Agreement does not close. Seller stall provide an extended AL,TA.Policy of Title Insurance at closing. Each p shall be responsible for and shall indemnify,defend and hold the other dusrrmiess from any commission due any respective agent or representative of theirs, if any. CLOSING This sale shall be closed within forty five(45)days following the issuance of all necessary approvals and building permits for the property.but in no event later than March 15, 1996. This sale shall be closed by such attorney,tide insurance company escrow department,or such other licensed escrow company as Purchaser shalt identify y In writing,the closing fee to be shared equally by the parties. On date of closing,title to the subject property shall be conveyed by Statutory Warranty MAR — 1 4 - 95 TUE 1 6 : 2 1 P . 06 MARTIN REAL ESTATE ID - 16-282-1726 MAR 0.'uy rto .uua • Deed conveying title,as provided pursuant to the terms of paragraph 7 mix. Time is of the essence of this Agreement. $ECTIUN11031 AGE Purchase and Seller agree that Seller may include this transaction as part of an Internal Revenue Code Section 1031 exchange. Purchaser agrees to cooperate with Seller including joining in an amendment to this Agreement,to effect such exchange; ' ,vided that the financial obligations,form of deed and conditions of title provi' :' shall not be altered. The foregoing is the entire Agreement,and there are no verbal or other agreements which modify or affect this Agreement. This Agreement constitutes the full and complete understanding between Purchaser and Seller. TIME LIMIT FOR ACCEPTANCE This Purchase and Sale A ment shall become null and void if not accepted by Purchaser on or before March 15, 1995. Seller Purchaser Roy and Norma Fournier Environmental Development c .C1134 40!!"P Ito », ,'e' omas W. c son,President By c .�.�.� Norma Founu Date 4/ 9 Date N MAR -_1 4 � 9 S T U E 1 Es i4� iv.r .r i iv PINK ua ` D VO:4b Na .VVa P.06 • THE NORTH 5 ACRES OP THAT PORTION OF THE NORTH HALF OF THE NORTH HALF OP THE SOUTHEAST QUARTER OF SECTION 31, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M. , IN KING COUNTY, WASHINGTON, LYING EAST OP.THE EASTERLY MARGIN OF COUNTY ROAD NO. 80 (HENZ-RENTON ROAD) . SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON. The ERC Group September 21, 1995 Mr. Tom Ichelson The Environmental Development Corporation P.O. Box 1574 Bellevue, Washington 98009 RE: Evaluation of Potential Wetlands, Terrestrial Habitat, and Wildlife Occurring on the Springbrook Property, Renton, Washington Dear Tom: Thank you for contacting the ERC Group for the above-referenced evaluation of the Springbrook property, located within the City of Renton, Washington. Our evaluation covered three immediately adjacent lots north of Summit Park and along and to the east of Talbot Road in Township 23N, Range 5E, Section 31, W.M.. These parcels were maintained primarily as lawn, pasture, or in forest cover. Two residences and associated outbuildings occurred on the southern and central lots, along with driveways, gravel roads, and an old building pad on the northernmost lot. The scope of our work was limited to a brief site visit to assess whether the combined properties contained wetlands, to evaluate terrestrial habitats present, and to record wildlife observed during our site visit. The data that we collected are appended to this letter report. METHODS The occurrence of potential wetlands within the parcels was evaluated by following routine on-site determination methods of the 1987 U.S. Army Corps of Engineers Wetlands Delineation Manual. The various plant communities on site, including maintained lawn, grazed and ungrazed pastures, forested hillslope, and abandoned former lawn with ornamental vegetation, were walked to assess the presence of hydrophytic vegetation(Reed 1988). In areas where hydrophytes were predominant, soil cores were taken to a depth of 12 inches or more below the soil surface. Soil cores were used to evaluate the presence of hydric soils occurring within 12 to 18 inches of the soil surface, and occurring in association with predominant hydrophytic vegetation. Direct and indirect indications of wetland hydrology were also sought at soil coring locations. Site habitats were assessed during a walking reconnaissance of the property. Standard ecological characteristics of the existing habitats were noted as was plant species composition. Animal occurrence during reconnaissance was also noted. Our evaluation was completed on August 24, 1995 during warm, sunny weather conditCElV�►; RESULTS DEVELOPMENT P IRIG Twelve study plots were completed to evaluate the presence of potential wetlands on the1lns 1, 2, 3, 11, and 12 were located in the southern lot; Plots 4 and 9 were located in the central lot; and Plots 5, 6, 7, 8, and 10 were located in the northern lot. Plots 1, 11, and 12 were located in the front yard of the southern residence. Vegetation appeared to be 14241 Woodinville-Duvall Road,Suite 105 • Woodinville,Washington 98072 • Phone: (206) 487-0888 • Fax: (206) 487-8895 Mr. Tom Ichelson September 21, 1995 Page 2 - primarily hydrophytic, apparently dominated by redtop and colonial bentgrass (Agrostis alba and A. tenuis). Nonwetland vegetation was also present and was subdominant. Exact identification and cover estimation were hampered somewhat by mowing, although were probably relatively accurate in comparison with adjacent similar unmowed vegetation. Soils varied in texture from fine sandy loam to gravelly sandy loam, to sandy loam, and in color from 10YR 3/3 with occasional small mottles to 10YR 3/2 with and without mottles, in other words, marginally hydric to marginally non-hydric. No direct hydrologic evidence was present. To understand the potential for seasonal hydrology to create early growing season wetland hydrologic conditions in this area, an April 1995 geotechnical investigation and subsequent report(Terra Associates,Inc. 1995), including soil logs for this particular lot, were reviewed. Terra soil pits 1, 2, and 6 were located in the front yard of the south lot. Moisture was reported in these pits below depths of approximately 16 to 24 inches below the soil surface, again in a gray area for wetland hydrology, which should normally be found in the upper 12 inches of the soil profile, but sometimes as deep as 18 inches. There was no indication from Terra (1995) that surface soils are inundated or saturated for a duration sufficient to support wetland, and therefore the front (west)portion of the southern lot likely does not function as a wetland. The east portion of.this same lot, i.e., its back yard, supported substantially similar vegetation (Plot 2). Soils were non-hydric 10YR 3/2 gravelly sandy loams, and direct and indirect hydrologic indicators were absent. Forest cover occurred farther east and upslope from the maintained back yard. Plot 3 was located within the forest at the southern lot, but characterizes forest vegetation that is present to the east of the southern and central lots. Forest vegetation was dominated by non hydrophytic association of trees, shrubs, and ground cover, including predominant big-leaf maple (Acer circinatum) and Douglas fir (Pseudotsuga menziesii) in the tree layer; Oregon grape (Berberis nervosa), Pacific blackberry (Rubus ursinus), salal (Gaultheria shallon), Indian plum (Oemleria cerasiformis) and others in the shrub layer; and a sparse ground layer of scattered sword fern(Polystichum munitum)and several herbaceous species., Forest soils were non-hydric 10YR 3/4 fine sandy loams. Plot 4, in the back yard grazed pasture of the central lot, supported vegetation substantially similar to that present in Plot 2. Soils were non-hydric 10YR 3/4 gravelly sandy loams. Plot 9, in the front yard ungrazed and partially unmowed pasture of the central lot, supported substantially similar vegetation to that in Plots 1, 2, 3, 4, 11, and 12. Soils in this portion of the central lot were hydric 10YR 2/2 gravelly sandy loams with 10YR 4/4 mottles. Hydrology was not directly observed, and technically no jurisdictional wetland was present, however, no confirming geotechnical reporting was available for the central lot. The northern lot, smaller in its eastward reach than the central and southern lots, supported several hydrophytic plant associations. Near its southeast corner, a small patch of reed canarygrass (Phalaris arundinacea)occurred(Plot 5)within a matrix of Himalayan blackberries (Rubus discolor). Soils in this patch were non-hydric 10YR 3/3 gravelly fine sandy loams. No direct or indirect hydrologic indicators were present. In addition to its non-hydrophytic expanse of blackberries, an association of hydrophytic trees occurred in a narrow band bisecting the lot from north to south. This association was characterized by'Plots 6 and 7. Vegetation was dominated in this patch by a tree layer composed variably of an open canopy of red alder (Alnus rubra), black cottonwood (Populus balsamifera), Oregon ash (Fraxinus latifolia), and Scouler willow(Salix scouleriana);non-hydrophytic Himalayan blackberry in the scattered shrub layer;and giant horsetail(Equisetum telmateia),Pacific blackberry,creeping buttercup(Ranunculus The ERC Group Mr. Tom Ichelson September 21, 1995 Page 3 repens), and reed canarygrass, among others, in the ground layer. Soils were non-hydric and varied from 10YR 3/3 gravely sandy loams with mottles, to mixed 10YR 3/3 and 3/4 gravelly sandy loams without mottles. No direct hydrologic indicators were present. Just to the east of the old building pad on the northern lot another graminaceous hydrophytic plant association occurred. Dominant plants in this area (Plot 8) included redtop, colonial bentgrass, velvetgrass (Holcus lanatus), tall fescue (Festuca arundinacea), and scattered Himalayan blackberry. Soils in this area were mixed 10YR 3/2 and 3/4 gravelly sandy loams with mottles, i.e. simultaneously marginally hydric and non-hydric. This soil mixture could reflect possible past land use, perhaps as a garden area to the former residence. No direct hydrologic indicators were present. Plot 10 was completed in the former front yard of the northern lot, between the building pad and Talbot Road. This area supported a graminaceous hydrophytic association of redtop, colonial bentgrass, and tall fescue, exclusive of some large blackberry patches. Soils in this area were 10YR 3/2 gravelly sandy loams. No direct or indirect hydrologic indicators were present. The more stringent hydrologic criteria of the 1987 Corps manual, as interpreted by regulators in the Seattle District(R. Martin,U.S Army Corps of Engineers,personal communication)require us to observe certain indicators of wetland hydrology to make a determination that an area supports wetland hydrology, rather than infer or assume that hydrology is present on an area. These wetland indicators listed in the 1987 manual include: "drainage patterns,drift lines,sediment deposition, watermarks,stream gauge data and flood predictions,historic records,and visual observation of saturated soils"or inundation(p.36, 1987 Corps manual). None of these indicators was present in plots where the predominant vegetation was hydrophytic and the soils were hydric or marginally hydric(Plots 1, 8, and 9). Thus, no wetlands were determined to be present using the 1987 Corps Wetlands Delineation Manual. Habitat available on site included similar mowed lawn and grazed pasture; ungrazed pasture and similar unmowed lawn; forest; blackberry thickets, and ornamental landscaping, which was not evaluated. Mowed lawn and grazed pasture appeared to have similar species composition to ungrazed pasture and unmowed lawn. Plant community structure of the former two areas was limited to one managed, low graminaceous vegetation layer with residences and outbuildings'interspersed. Configuration was blocklike, and these habitat were buffered by forest to the east and north, a grassed and forested lot to the south, and Talbot Road to the west. No special features were noted, the habitats were not well- buffered except to the east, and the habitats were heavily managed yielding little opportunity for wildlife use, save for human commensals such as squirrels, English sparrows, crows, and other birds. Ungrazed pasture and unmowed lawn habitats were similar to grazed pasture and mowed lawn in all respects except the following: more plant structure was available in the form of graminaceous cover; and less human disturbance in the form of grazing and mowing management was evident. More habitat opportunities for human-tolerant grassland animals.including birds, snakes, and rodents, existed in these areas, than in the more heavily-managed areas. Blackberry-dominated patches on site varied tremendously in size, ranging from mostly nonexistent or very small on the southern lot, up to relatively large expanses on the unoccupied northern lot. These patches were generally a monospecific, monolayered tangle of vegetation. Some were buffered by forest vegetation. These patches likely support birds such as rufous-sided towhee and California quail, and rabbits, which need thickets to meet some life requirements. The ERC Group Mr. Tom llchelson September 21, 1995 Page 4 Forest vegetation occurred in an arcing eastern band across the three lots, and was the most complex habitat on the parcels. This forest did not support habitat opportunities for grassland animals as did other site habitats,but provided opportunities for those requiring canopy cover,more winter thermal protection,/ and other elements present within the forest. Two to three vegetation layers were typically present, I although the shrub layer was not evenly distributed, and was absent across large portions of the on-site forest. Forest occurred in a large eastern block corresponding with steep slopes on the southern and ' central lots, but spilling down onto lower elevations on the northern lot. Occasional berry-producing shrubs and woody debris were present, but special habitat features were otherwise lacking. Additional forest occurred to the south, but construction involving many truckloads of fill and heavy equipment was occurring during our site visit, likely diminishing the value of this buffer. Additional limited forest and blackberry patches occurred to the north. Animal observations during the site visit were very limited and included mountain beaver holes, golden- crowned kinglet, black-capped chickadee, and Stellar's jay in the forest; robin and rufous-sided towhee in the blackberry patches; and. garter snake in the unmowed, ungrazed pasture. Many species are potentially expected to occur in similar habitats (see attached list). These numbers are diminished for the present study area due to its small size, extensive human use,the proximity to Talbot Road and additional developments, lack of internal complexity, lack of significant buffers, and its extensive fragmentation. No threatened,endangered,or sensitive animal or plant species,or sensitive habitats or plant communities as defined by WDF&W and WDNR were encountered on the three parcels during our work. Please call us if you have any questions about our work. Thank you again for the opportunity to complete this evaluation. Very truly yours, 'THE ERC GROUP Adat‘ 1(tatitL Kirsten Krueger, Ph.D. 'Professional Wetland Scientist#123 Certified Wildlife Biologist, The Wildlife Society Certified Professional Ecologist, Ecological Society of America The ERC Group Mr. Tom Ichelson September 21, 1995 Page 5 FIELD DATA SHEETS The ERC Group 1JALA 1'VLAL•I •^ -- - `INTERMEDL'----LEVEL ONSITE-DETERMINATIOT- -'IETHOD OR.. ' . "- ---''^;' ¢: 1 COMPR-_ F.NSIVE ONSITE DETERMINATIOD•_ ___ETHOD (Summary Sheet) . Field Investigators : ei Date: f•-2(1/Q 5 Project Site: / / J / 7Q State• County: I04/M3 Applicant Owner. 71/1/00714714946 9 1' .444/1 •/ - D . Page 1 of Z v Intermediate-level Onsite Determination Method V Or Comprehensive Onsite Determination Method Vegetation Unit #/Name: • Transect/Area Plot# / Note: If a more detailed site description is necessary, use the back of data form or a field notebook. ******'******************************************************************************************* Do normal environmental conditions exist at the plant community?' e rv3, j 1 V 7 Yes No (If no, explain on back) �' 1 Has the vegetation, soils and/or hydrology been significantly disturbed? Yes No / (If yes, explain on back) Ind. Ind. Dominant Plant Species Stat %Cover Dominant Plant Species Stat % Cover HERB SHRUB / ryl 1. /aAa/VJJM/1 r . _ T 21. 2. O 1ji1 - T 22. 3. Q,>' ilrf/, /4 ..,Eke,_ 75 23. 4. 1 17/0 11U C ( 24. . 5. /AUZ W, 10 25. 6. Egi 5 26. 7. M( �,(/10a. ? T• 10 27. 8. 28. 9. 29. 10. 30. 11. TREE 4 ,Q . . 12. 31. • 13. 32. 14. 33. 15. - 34. . 16. 35. 17. 36. . 18. 37. . 19. 1 38. 20. 1 - 39. . 40. ************************************************************************************************ Percent of dominant species that are OBL, Fya►CW and/or FAC KO Is the,hydrophytic criterion met? Yes If No Marginal Is the hydric soils criterion met? Yes ✓ No Marginal r/ - Is the'wetland hydrology criterion met? Yes No t" Assumed Inferred Is the vegetation unit or plot wetland? Yes No t/ Undetermined - Rationale for Jurisdiction decision: A-001-Admin.Forms\Sitedetr.frm DATA FORM INTERMEDIATE-LEVEL ONSITE DETERMINATION METHOD OR COMPREHENSIVE ONSITE DETERMINATION METHOD (Soils and Hydrology) Field Investigator(s): On(' Date: *2A-i �5.-- Project/Site: State: y4 County: `4UV) Applicant Owner. PT/1/�7j�/'/i�jt Q �4I d A� • Page Hof v _ p Intermediate-level Onsite Determination Method . Or Comprehensive Onsite Determination Method Vegetation Unit#/Name: Transect/Area Plot# .. Note: 'If a more detailed site description is necessary, use the back.of data form or a field notebook. ************************************************************************************************ ,, SOILS / Series/phase: ' 01 y to IV ubgroup:1 4?/M? Idl�f�f,� i�/�U Is the soil on the h •ric soils list? Yes No V Undetermined Is the soil a Histosol? Yes Histic epipedon present? Yes , No Is the soil: Mottled? Yes ✓ No Gleyed? Yes No / Depth Matrix Color Mottle Color Texture mytt,W,x ovittge to? Other hydric soil Indicators? Comments: • ************************************************************************************************ HYDRQLOGY Is the ground surface inundated? Yes No Surface water depth: /►/'� Is the soil saturated? Yes No ✓ Depth Depth,to free-standing water in pit/soil probe hole: /11/r Mark other field indicators of surface inundation or soil saturation below: Oxidized root zones Water-stained leaves Water marks Surface scoured areas Drift lines Wetland drainage patterns Water-borne sediment deposits - Morphological plant adaptations Additional hydrologic indicators: -.)/1frr P Comments: - 1See classification according to "Soil Taxonomy" A-001-Admin.Forms\Sitedetr.frm LA 1 A r.VKlrl INTERMEDIA LEVEL'.ONSITE°DETERMINATIOI '" ETHOD OR COMPRL__-NSIVE ONSITE DETERMINATION'..__HOD }� • (Summary Sheet) . Field Investigator(s): �1�e_ Date: 21/6/. - Project/Site. S ate: y County: Applicant Owner: _M/n'YI/VI/l ./ 1 A,Gi/A L2. Page / of Intermediate-level Onsite Determination Method-Or Comprehensive Onsite Determination Method Vegetation Unit #/Name: ' Transect/Area Plot # ?� ,Note: If a more detailed site description is necessary, use the back of data form or a field notebook. ************************************************************************************************ Do normaj,environmental conditions exist at the plant community?• Offei&rd it ' Yes No (If no, explain on back) Has the vegetation, soils and/or hydrology been significantly disturbed? Yes No ✓ (If yes, explain on back). Ind. • Ind. Dominant Plant Species Stat %Cover Dominant Plant Species Stat % Cover HERB SHRUB ilintL 1. • '`:WAiA vodka a pl.,. /0 . 21. 2. de !k7 O, 'M( 22. 3. r'�i�i(A4 _ _ 23. 4. /0 24. 5. i D,l O,014,1 ,c - 1C' 7" 25. 6. ke-f)e 4.61 7= , /- 26. 7. 27. 8. 28. 9. 29. 10. • 30. 11. TREE 71.412"LL 12. 31. - 13. 32. 14. 33. 15. 34. 16: 35. 17. i 36. 18. 37. 19. 38. 20. 39. ' . 40. ****************************************************************s************ ****************** Percent of dominant species that are OBL, FACW. and/or FAC (V Is the hydrophytic criterion met? 'Yes V No , Marginal Is the hydric soils criterion met? Yes No ✓ • Marginal • Is the wetland hydrology criterion met? Yes . No Assumed Inferred Is the vegetation unit or plot wetland? Yes No v/ Undetermined Rationale for Jurisdiction decision: A-001-Admin.Forms\Sitedetr.frm DATA FORM INTERMEDIATE-LEVEL ONSITE DETERMINATION METHOD OR COMPREHENSIVE ONSITE DETERMINATION METHOD (Soils and Hydrology) Field Investigator s): Date: <7.- Project Site: / J / State: 1 (Mc— County: /Cs/L�p Applicant Owner: / * ' Page Intermediate-level Onsite Determination Method Or Comprehensive Onsite Determination Method Vegetation Unit #/Name: Transect/Area Plot # Note: If a more detailed site description is necessary, use the back.of data form or a field notebook. ************************************************************************************************ SOILS �� Series/phase: Y � ubgroup:1 13i /,7'�� G l% Is the soil on the hydric soils list? Y�'s No 1 Undetermined Is the soil a Histosol? Yes No Histic epipedon present? Yes No Is the soil: Mottled? Yes No V Gleyed? Yes No 1/ Death Matrix Color Mottle Color Texture iL'' /OyX 3/z — l-r'vu ran �/4 /J14M Other hydric soil Indicators? 4(9 Comments: • • ************************************************************************************************ HYDROLOGY Is the ground surface inundated? Yes No , Surface water depth: - the soil saturated? Yes No V Depth Depth to free-standing water in pit/soil probe hole: /1//`f Mark other field indicators of surface inundation or soil saturation below: Oxidized root zones Water-stained leaves Water marks Surface scoured areas Drift lines Wetland drainage patterns Water-borne sediment deposits Morphological plant adaptations Additional hydrologic indicators: /14O1�(� - Comments: 1See classification according to "Soil Taxonomy" A-001-Admin.Forms\Sitedetr.frm airs a ra r IL al•a ". _.. "__. INTERMEDIA'""' LEVEL ONSITE•°DETERMINATIOl sTHOD'OR'''"'•_.-: =''ate" -,. .=''' ' COMPRI NSIVE ONSITE DETERMINATION ___THOD (Summary Sheet) Field Investigator s): L Date: V /qc- Project/Site: State: 1 W/ County: (iWA-i Applicant Owner: inNPV „oft- CO 0 Page Hof Z v Intermediate-level Onsite Determination Methodr Comprehensive Onsite Determination Method Vegetation Unit #/Name: Transect/Area Plot # "--- Note: If a more detailed site description is necessary, use the back of data form or a field notebook. - ************************************************************************************************ Do normal nvironmental conditions exist at the plant community?• Meet f gid41,. Yes A, No (If no, explain on back) Has the vegetation, soils and/or hydrology been significantly disturbed? Yes No V (If yes, explain on back). Ind. Ind. Dominant Plant Species Stat %Cover Dominant Plant Species Stat % Cover HERB 404 SHRUB ,,� ./ 1. ` A-id/�d �0 21. gita'��1 ;!A /U A� 2. v/p1 444 "(Eitn 9A14 .T 22. 3. riANNA J1241 ' f/ UPL 2.0 - 23. atii . ECG( /0 1r 4. . r % 24. 1 �i— 5-. 5. ff% -/,�, ii %/l a//:',/ Y/' 92„ /J 25. 5- 'f 6. U le J it_ l 26. • 7. �C . - 7 27. 8. 28. 9. 29. 10. 30. 11. TREE - 12. 31. / (P� ,r /r.!,'. 1,UGf�'_ rlwl �U , o Iw . . . ************************************************************************************************ Percent of dominant species that are OBL, FACW and/or FAC 070 Is the hydrophytic criterion met? Yes No V Marginal Is the hydric soils criterion met? Yes No (7 Marginal • Is the wetland hydrology criterion met? Yes No ✓ Assumed Inferred Is the vegetation unit or plot wetland? Yes No (/ Undetermined Rationale for Jurisdiction decision: A-001-Admin.Forms\Sitedetr.frm DATA FORM INTERMEDIA in-LEVEL ONSITE DETERMINATION niETHOD OR COMPREHENSIVE ONSITE DETERMINATION METHOD (Soils and Hydrology) Field Investigators : 21v L • Date: W/"V/ Project/Site: , S ate: County: I a% Applicant Owner: .i/A , Page 7- of J/ Intermediate-level Onsite Determination Method Or Comprehensive Onsite Determination Method Vegetation Unit#/Name: Transect/Area Plot # 3 Note: 'If a more detailed site description is necessary, use the back of data form or a field notebook. ************************************************************************************************ ;; :: , IMn, ' 1/ c� SOILS l Gii wU '/ Series/phase: ).ubgroup:1 Is the soil on the hydric soils list? es No Undetermined Is the soil a Histosol? Yes No V Histic epipedon present? Yes No Is the soil: Mottled? Yes No ✓ Gleyed? Yes No V Depth ' Matrix Color Mottle Color Texture /©-/ _ff ' lPt6" i Iv Ft3fy Other hydric soil Indicators? 44 Comments: • ************************************************************************************************ HYDROLOGY Is the ground surface inundated? Yes No V Surface,water depth: /J/ya Is the soil saturated? Yes No 1" Depth Depth to free-standing water in pit/soil probe hole: /,i4 Mark other field indicators of surface inundation or soil saturation below: Oxidized root zones Water-stained leaves Water marks Surface scoured areas Drift lines Wetland drainage patterns Water-borne sediment deposits Morphological plant adaptations Additional hydrologic indicators: ht_, Comments: 1Se cl assification c assification according to "Soil Taxonomy" A-001-Admin.Forms\Sitedetr.frm „INTERMEDI A r-LEVEL ONSITE DETERMINATION *-'ETHOD OR • .. -_. COMPR NSIVE ONSITE DETERMINATION THOD (Summary Sheet) t//Field Investigator(s): C?/ e Date: 96- Project/Site: State: lt- County: /G/ Applicant Owner: dW h2/(; W' Page 1 of ?/ Intermediate-level Onsite Determination Method Or Comprehensive Onsite Determination Method Vegetation Unit#/Name: Transect/Area Plot # Note: If a more detailed site description is necessary, use the back of data form or a field notebook. ******************************************************************************************* *��e� Do normal nvironmental conditions exist at the plant community?•2- ,/ Yes No (If no, explain on back) g ��2� U fi44 Has the vegetation, soils and/or hydrology been significantly disturbed? Yes No t, (If yes, explain on back) Ind. Ind. Dominant Plant Species Stat %Cover Dominant Plant Species Stat % Cover HERB SHRUB 1. d(� ' 21. 2. 22. 3. 23. 4. 24. 5. 25. 6. 26. 7. 27. 8. 28. 9. 29. 10. 30. 11. TREE 12. 31. 13. • 32. 14. 33. 15. ,34. 16. 35. 17. 36. 18. 37. 19. 38. 20. 39. . 40. ************************************************************************************************ Percent of dominant species that are OBL, FACW and/or FAC (0 &(2- Is the hydrophytic criterion met? Yes ✓ No Marginal Is the hydric soils criterion met? Yes No I/ Marginal • Is the wetland hydrology criterion met? Yes No ✓ Assumed Inferred Is the vegetation unit or plot wetland? Yes No V Undetermined Rationale for Jurisdiction decision: A-001-Admin.Forms\Sitedetr.frm DATA FORM. INTERMEDIAL.o.-LEVEL,ONSITE DETERMINATION METHOD OR , COMPREHENSIVE ONSITE DETERMINATION METHOD (Soils and Hydrology) ' Field Investigator(s :• 0 Date: q/ /Q� Project/Site: / State:`L County: get Owner. �/�I/[/y��7jy�L1!/1 /� 44,4U c)' Page 2of Intermediate-level Onsite Determination Method Comprehensive Onsite Determination Method Vegetation Unit #/Name: Transect/Area Plot # Note: If a more detailed site description is necessary, use the back of data form or a field notebook. ************************************************************************************************ � .SOILS ,9 J Series/phase: G e� Subgroup:1 Li i 1-(4 ' Is the'soil on the h�rdric soils list? Yes No j/ Undetermined Is the soil a Histosol? Yes ,No Histic epipedon present? Yes No Is the'soil: Mottled? Yes No Gleyed? Yes No !r • Death Matrix Color Mottle Color Texture /0 Y/L Other hydric soil Indicators? --- Comments: • ***************************************************************************************** ****** HYDROLOGY Is the ground surface inundated? Yes • No V Surface water depth: /1 Is the soil saturated? Yes No t/ Depth Depth to free-standing water in pit/soil probe hole: Mark other field indicators of surface inundation or soil saturation below: Oxidized root zones • Water-stained leaves Water marks . Surface scoured areas Drift lines Wetland drainage patterns • Water-borne sediment deposits Morphological plant adaptations Additional hydrologic indicators: 11O Y12 • Comments: 1See classification according to "Soil Taxonomy" A-001-Admin.Forms\Sitedetr.frm INTERMEDIATE-LEVEL ONSITE DETERMINATION_METHOD..OR_ . ,.,:%'...,,f,,- = ,. . COMPRI NSIVE ONSITE DETERMINATION' ['HOD • • • (Summary Sheet) Field Investigator s): v Date:_ V-- I/qrj Project/Site: 7 S ate• ► - County: Applicant Owner: i1/i/y J"14/44_fii1 LU - Page ) of ?i" Intermediate-level Onsite Determination Method i' .- r Comprehensive Onsite Determination Method Vegetation Unit #/Name: • Transect/Area Plot # Note: If a more detailed site description is necessary, use the back of data form or a field notebook. **************************************************************************************** ;e � Do norms. l�environmental conditions exist at the plant community?. . W •Yes 1/ No (If no, explain on back) � �(�'" ��� .����'� / % 6i1f( Has the vegetation, soils and/or hydrology. been significantly disturbed? .-.. . •G4 ,- .._ , - Yes No V (If yes, explain on back) Ind. Ind. Dominant Plant Species Stat %Cover Dominant Plant Species Stat % Cover HERB _ SHRUB 1. G , r,b0 7a -r 21. & __ W Ir- 2. + 22. i __-LI___ 3. 23. 4. MO s 24. - /0 . 5. 25. ` 6. 26. • 7. 27. 8. 28. 9. 29. 10. 30. 11. TREE 12. 31. Or / • fGc x- 13. • 32. __.L- 14. 33. /, Feel S '( 15. 34. 1 / -.4,! t 16. - 35. . 17. 36. 18. 37. 19. 38. 20. 39. - 40. ************************************************************************************************ Percent of dominant species that are OBL, FACW and/or FAC fi.-( Is the hydrophytic criterion met? Yes No Marginal Is the hydric soils criterion met? Yes No V Marginal Is the wetland hydrology criterion met? Yes Notes Assumed .Inferred Is the vegetation unit or plot wetland? Yes No V Undetermined Rationale for Jurisdiction decision: A-001-Admin.Forms\Sitedetr.frm DATA FORM ` INTERMEDIA' LEVEL ONSITE DETERMINATIOP ETHOD OR COMPREHENSIVE ONSITE DETERMINATION METHOD (Soils and Hydrology) Field Investigator(s): /�� • Date: g/W19 --- Project/Site: r l /40 State: County: /a-4 -{ v Applicant Owner: jUyYf 144/AA ,J 7N f�1/1 P1 Page 9--of y Intermediate-level Onsite Determination Method , 'Or Comprehensive Onsite Determination Method Vegetation Unit #/Name: Transect/Area Plot # Note: If a more detailed site description is necessary, use the back of data form or a field notebook. - ***********************************************************1************************************ �I/ 1 /VC/ SOILS Series/phase: `i��?�%r. W� Subgroup:1 1 C >40/0-.1 Is the soil on the hydric ✓ ,✓%U/ soils list? Yes No Undetermined Is the soil a Histosol? Yes No I/ 'Histic epipedon present? Yes No Is the soil: Mottled? Yes No r/ Gleyed? Yes No (/ Death Matrix Color Mottle Color Texture -w: 0-�2 ¶yt3/ .��'�,,or, -G0-44//, Other hydric soil Indicators? dp Comments: • ***************************************************************************************** ****** HYDRQLOGY Is the ground surface inundated? Yes No L/ Surface water depth: �y✓ Is the soil saturated? Yes No v Depth�_ Depth to free-standing water in pit/soil probe hole: // Mark other field indicators of surface inundation or soil saturation below: Oxidized root zones Water-stained leaves Water marks Surface scoured areas Drift lines Wetland drainage patterns Water-borne sediment deposits Morphological plant adaptations Additional hydrologic indicators: 2i p Comments: 1See classification according to "Soil Taxonomy" A-001-Admin.Forms\Sitedetr.frm INTERMEDIA •LEVEL ONSITE DETERMINATION 'LFTHOD OR . COMPRE NSIVE ONSITE DETERMINATION 1 'HOD (Summary Sheet) Field Investigator(s): Jet Date: g/ q/q3- Project/Site: State: (,(/14�I County: / tI �r �YY'.�'1D�1,1 7 /� ,JfA �. Page 1 of 2 Applicant Owner: � � Intermediate-level Onsite Determination Method_Or Comprehensive Onsite Determination Method Vegetation Unit #/Name: Transect/Area Plot # l/J Note: If a more detailed site description is necessary, use the back of data form or a field notebook. te- *****************************************************************s***************************���� Do normal environmental conditions exist at the plant community?. n �(%v'� Yes ✓ No (If no, explain on back) G Has the vegetation, so#s and/or hydrology been significantly disturbed? Yes No t, (If yes, explain on back) Ind. Ind. Dominant Plant Species Stat %Cover Dominant Plant Species Stat % Cover HERB SHRUB 1. �1/0 /4U/ I /Y, /0 1F 21.2. ttni4 PA,f,1/Yl-it� /7 r� 22. paltodiRle4/11VA /' 3. 23. 4. 24. 5. 25. 6. 26. 7. 27. 8. 28. 9. 29. 10. 30. 11. TREE 12. 31. / ! 44,0 /1,61/./ I ',{)- T 13. 32. %f it r6%� 1 a) 7 14. 33. 11,4-1, /7 15. 34. (240/07 %/fi' = P11r. S 16. 35. 17. 36. 18. 37. 19. 38. 20. 39. 40. ************************************************************************************************ Percent of dominant species that are OBL, FACW and/or FAC 2/ Is the hydrophytic criterion met? Yes No Marginalf V Is the hydric soils criterion met? Yes No ✓ Marginal • Is the wetland hydrology criterion met? Yes No '/ Assumed Inferred Is the vegetation unit or plot wetland? Yes No !/ Undetermined Rationale for Jurisdiction decision: • A-001-Admin.Forms\Sitedetr.frm • DATA FORM• . t INTERMEDL -LEVEL ONSITE DETERMINATIC IETHOD OR COMPREHENSIVE ONSITE DETERMINATION METHOD (Soils and Hydrology) Field Investigator s): Date: Oar Project/Site: State: County: Applicant Owner: / )1A1}14'11WV1/A OVIA !444i/ 2. ! Page 2of Intermediate-level Onsite Determination Method �/Or Comprehensive Onsite Determination Method Vegetation Unit,#/Name: Transect/Area Plot #�— Note: If a more detailed site description is necessary, use the back of data form or a field notebook. ************************************************************************************************ n,�'� /! SOILS ]� j �� Series/phase: y� / �i.(/,� l/ Subgroup:1 ��' ` / ' �i 7� V/ /� i01-6".. - Is the soil on the hydric soils list? Yes , No /V Undetermined Is the soil a,Histosol? Yes No V .. Histic epipedon present? Yes No v Is the soil: Mottled? Yes V No Gleyed? Yes No r/ Depth Matrix Color Mottle Color Texture Q—a" r 0yit t.5. ,€. Other hydric soil Indicators? ND Comments: • ************************************************************************************************ HYDROLOGY Is the ground surface inundated? Yes No t/ Surface water depth: /4-• Is the soil saturated? Yes No Depth Depth to free-standing water in pit/soil probe hole: /1/1!4" Mark other field indicators of surface inundation or soil saturation below: Oxidized root zones Water-stained leaves Water marks Surface scoured areas Drift lines Wetland drainage patterns Water-borne sediment deposits Morphological plant adaptations Additional hydrologic indicators: /1/911 Comments: 'See classification according to "Soil Taxonomy" • A-001-Admin.Forms\Sitedetr.frm r�--• - , .. •. • . •INTERMEDIA'- .LEVEL iONSITE-rDETERMINATION, FTHOD OR - - • COMPRE VSIVE ONSITE DETERMINATION r 'HOD • • (Summary Sheet) Field Investigator(s): V/'/_ Date: P//g5 Project/Site: i State: I - County: / h Applicant Owner: ft.,9j19 AI P . (.-0 • Page / of 2 ' Intermediate-level Onsite Determination Method 1r Comprehensive Onsite Determination Method Vegetation Unit#/Name: Transect/Area Plot # 1 Note: If a more detailed site description is necessary, use the back of data form or a field notebook. l, • *******************************************************************************************� ,� ) Do normal nvironmental conditions exist at the plant community? • � /tlAjen�� Yes f/ No (If no, explain on back) , ��f))���'���,�, Has the vegetation, soils nd/or-hydrology been significantly disturbed? t Yes . • No V (If yes, explain on back) Ind. Ind. Dominant Plant Species Stat %Cover Dominant Plant Species Stat % Cover HERB SHRU 1. 11/14044.I .0460 4/0 46" 21. MO / )6 2. / IM /it 10 22. 7 7 4 ID 910- .3• PA/I/4 a (,i4?. SW, 5- '23. i 4. _ 24. 5. , 25. 6. 26. 7. • 27. 8. 28. 9. 29. 10. . 30. 11. TREE - 12. 31. )7/4/1-17/ lin- 13. . 32. WA%irSkt_�An 2-F) 14. 33. . 15. 34. _ 16. 35. 17. I • 36._ 18. 37. • . 19. 38. 20. 39. . 40. ************************************************************************************************ Percent of dominant species that are OBL, FACW and/or FAC Wel Is the hydrophytic criterion met? Yes t/ No Marginal, Is the hydric soils criterion met? Yes No ✓ Marginal • Is the wetland hydrology criterion met? Yes No v ' : • Assumed Inferred Is the vegetation unit or plot wetland? Yes No ✓ Undetermined Rationale for Jurisdiction decision: I _ A•001-Admin.Forms\Sitedetr.frm DATA.FORM INTERMEDIA' LEVEL ONSITE DETERMINATION. .__2THOD OR COMPREHENSIVE ONSITE DETERMINATION METHOD (Soils and Hydrology) Field Investigator(s): • Date: Project/Site: State. County: Applicant Owner. itAf��44 � �. • Page Hof Intermediate-level Onsite Determination Method— r Comprehensive Onsite Determination Method Vegetation Unit #/Name: Transect/Area Plot# 7 Note: iIf a more detailed site description is necessary,use the back of data form or a field notebook. ************************************************************'************************************ /� SOILS.. _ /� / �1 Series/phase: J1 ' /117J ,� 1/ Subgroup:1 (�� �i �/ U�//e/`i :._r.,..._ Is the soil on the hydlriic soils list? Yes No V Undetermined m Is the soil a Histosol? Yes No `Histic epipedon present? Yes No 17 Is the soil: Mottled? Yes No _ V Gleyed? Yes No • Depth, Matrix Color Mottle Color . Texture 0-171 n /01/n / ' /y v", Other hydric soil Indicators? /V V Comments: • ****** ***************************************************************************************** HYDROLOGY Is the ground surface inundated? Yes No Surface water depth: /Y1 • Is the soil saturated? Yes No V Depth Depth to free-standing water in pit/soil probe hole: /W+ Mark other field indicators of surface inundation or soil saturation below: Oxidized root zones Water-stained leaves Water marks . Surface scoured areas • Drift lines Wetland drainage patterns Water-borne sediment deposits Morphological plant adaptations Additional hydrologic indicators: // • Comments: • • 1See classification according to "Soil Taxonomy" 1 A-001-Admin.Forms\Sitedetr.frm 1 INTERMEDIATE-LEVEL ONSITE;,DETERMINATION METHOD,OR _ .. .,. .,..,; ,,,,.: ;� 1;c a`-A,A COMPRE '�SIVE ONSITE DETERMINATION 1 'HOD - - • (Summary Sheet) nq 1 Field Investigators : _ V Date: gAu//t Project/Site: State: County: I C!/� Applicant Owner: �j/l1))? D7 vvvie,1 ,L / °,1,t0'/ /,,m ('7- Page J_of ')/ `' . Intermediate-level Onsite Determination Method r Comprehensive Onsite Determination Method Vegetation Unit #/Name: • Transect/Area Plot #�- Note: If a more detailed site description is necessary, use the back of data form or a field notebook. **********************************************************************************************� Do normal vironmental conditions exist at the plant community?. � / ei Yes 0"No (If no, explain on back) 7)-6 /- Has the vegetation, soil and/or hydrology been significantly disturbed?. . Yes No V (If yes, explain on back) Ind. Ind. Dominant Plant Species Stat %Cover Dominant Plant Species Stat % Cover HERS _ SHRU , 1. l'6 ���ilU,VtG�f/ IG ' GC, /9 21. ( r) '0 l S 2- ,0 22. � T 3. i 4 �,{,i> v41. 23. . - _Z 4. l'.l I �fJ1, /o ThC11) 24. 5. //�� 'G 24 25. 6. ' Lit/W1 ry/ ,W j 4 iY1/J 19rlA) S 26. . 7. eicae 'VIM ✓/,'f/ i r( 3 ,( T 27: 8. .f�j�0 tep/ �7 � sir -" 28. 9. I/ {t,10,9 py),, T). 4. f- - 29. 10. 30. 11. TREE . 12. 31. • 13. 32. 14. 33. 15. 34. 16. 35. 17. 36. 18. I 37. '. 19. 38. 20. 39. . 40. ************************************************************************************************ Percent of dominant species that are OBL, FACW and/or FAC 3/6/ Is the hydrophytic criterion met? Yes V No Marginal Is the hydric soils criterion met? Yes No Mar inal Is the wetland hydrology criterion met? Yes No t4 Assumed Inferred Is the vegetation unit or plot wetland? Yes No (/ Undetermined Rationale for Jurisdiction decision: • A-001-Admin.Forms\Sitedetr.frm DATA FORM INTERMEDIATE-LEVEL ONSITE DETERMINATION METHOD OR•` COMPREHENSIVE ONSITE DETERMINATION METHOD S (Soils and Hydrology) Field Investigator(s): - • Date: t//9'� Project/Site: / i . State: County: ' I/ Applicant Owner: --)1/U-1/YrY)A4/1,41591 t t'A/Y',/ /4/0:1 1_0, Page Z—of 2- Intermediate-level Onsite Determination Method _fir Comprehensive Onsite Determination Method Vegetation Unit#/Name: Transect/Area Plot# — Note: .If a more detailed site description is necessary, use the back,of data form or a field notebook. ************************************************************************************************ /p 1� ,:-P 94 /`, C/ SO Sub rou 1 e ILS Series/phase: g p; ��'/�� �.1/��i�/1/;y ,& Is the soil on the hydric soils list? (Yes No V Undetermined Is the soil a Histosol? Yes No Histic epipedon present? Yes No Is the soil: Mottled? Yes '/ No . Gleyed? Yes No Depth Matrix Color Mottle Color Texture Other hydric soil Indicators? 9 Comments: • ************************************************************************************************ HYDROLOGY . Is the ground surface inundated? Yes No f Surface water depth: Is the soil saturated? Yes No IV Depth Depth to free-standing water in pit/soil probe hole: • . Mark other field indicators of surface inundation or soil saturation below: Oxidized root zones Water-stained leaves Water marks • Surface scoured areas Drift lines Wetland drainage patterns Water-borne sediment deposits Morphological plant adaptations Additional hydrologic indicators: Comments: 1See classification according to "Soil Taxonomy" A-001-Admi,n.Forms\Sitedetr.frm area a e! r V aciva >.<„_. -• ^ INTERMEDI--7-LEVEL ONSITE DETERMINATIO --'IETHOD OR R.. COMPR-__ENSIVE ONSITE DETERMINATIO?_ ___ETHOD (Summary Sheet) �y . Field Investigator(s): (%i''/ 1v Date: D/2-4)Qc Pro ject/Site: D 0 1. / State: h? County: //A,A./ Applicant Owner. ( /1/1 s '1'1/J14 ,4 WA/IIj rt .. Page __L,of -V '' Intermediate-level Onsite Determination Method!7Or Comprehensive Onsite Determination Method Vegetation Unit#/Name: Transect/Area Plot # Note: If a more detailed site description is necessary, use the back of data form or a field notebook. �' j�✓�/1 ****************************************************************************************** j11****,./// Do normnvironmental conditions exist at the plant community?. - itle Yes No (If no, explain on back) Has the vegetation, soils d/or hydrology,been significantly disturbed? Yes • No (If yes, explain on back) Ind. Ind. Dominant Plant Species Stat %Cover Dominant Plant Species Stat % Cover HERB SHRUB `7//ri 1. / Ad ati6ffir PC ? T 21. 2. 4 a(L PACA 3 22. 3. / 44. ,0 Fn TV23. 1./4. Je4'V4 0 g 7 7�'�24. . 5. 44 Ai046. ) ,1I fl Q1t1 )'M - ,0 26. . J 7. I 27. 8. I 28. 9. 29. 10. 30. 11. TREE � .Q___ ' 12. 31. - 13. 32. 14. I 33. 15. 34. • 16. 35. 17. • 36. 18. 37. I: 19. 38. 20. 1 39. • . 40. ************************************************************************************************ Percent of dominant species that are OBL, F CW and/or FAC 2(7i Is the hydrophytic criterion met? Yes V No Marginal Is the liydric soils criterion met? Yes ✓ No Marginal • Is the wetland hydrology criterion met? Yes No !/ Assumed Inferred Is the vegetation unit or plot wetland? Yes No � Undetermined Rationale for Jurisdiction decision: A-001-Admin.Forms\Sitedetr.frm DATKFORM INTERMEDI E-LEVEL ONSITE DETERMINATIGL. METHOD OR COMPREHENSIVE ONSITE DETERMINATION METHOD (Soils and Hydrology) Field Investigator(1): ljV(�e, Date: Project/Site: State: 4/ County: /Gl;/i Applicant Owner. ()1/ITY 9'rWi}'/G, ,L tJ( . ,W-- ('&, Page Vof V ✓ Intermediate-level Onsite Determination Method �rComprehensive Onsite Determination Method_ Vegetation Unit #/Name: Transect/Area Plot # Note: If a more detailed site description is necessary, use the back of data form or a field notebook. ************************************************************************************************ //4 SOILS / / 5 f �i k ✓' Series/phase: aA Sub oup:1 1) /� Is the soil on the h dric soils list? Yes / No VUndetermined Is the soil a Histosol? Yes No V ' Histic epipedon present? Yes No Is the soil: Mottled? Yes ✓ No Gleyed? Yes No Depth Matrix Color Mottle Color Texture d'lZ l0�l�Zl2 ,dlry��, � GC , o, ,Q . Other hydric soil Indicators? 70 Comments: • ************************************************************************************************ HYDROLOGY Is the ground surface inundate ? Yes No V Surface water depth: Is the soil saturated? Yes No V Depth Depth to free-standing water in pit/soil probe hole: /1 7 Mark other field indicators of surface inundation or soil saturation below: Oxidized root zones -Water-stained leaves Water marks Surface scoured areas Drift lines Wetland drainage patterns Water-borne sediment deposits Morphological plant adaptations Additional hydrologic indicators: Comments: 1See classification according to "Soil Taxonomy" A-001-Admin.Forms\Sitedetr.frm Chill rummvl . INTERMEDI'-7-LEVEL ONSITEDETERMINATIO IETHOD'OR= `'' . '''''' ',.'1'-. ;` ' COMPF ENSIVE ONSITE-DETERMINATIO?` :THOD (Summary Sheet) . Field Investigator �%��l/ Datef26(2,/ft;°� Project/Site: .J/, L Oir 1 State: County: / Applicant Owner: -1/1/1 '1/y 1A/APOW /-4/V/J,,41411,/J (4, Page (of v Intermediate-level Onsite Determination Method_IL Comprehensive Onsite Determination Method Vegetation Unit #/Name: Transect/Area Plot # /U Note: If a more detailed site description is necessary, use the back of data form or a field notebook. ****************************************************************************************** Do normal environmental conditions exist at the plant community?' Yes 1 No (If no, explain on back) •f Has'the vegetation, soils/end/or hydrology been significantly disturbed? Yes No V (If yes, explain on back), Ind. Ind. Dominant Plant Species Stat %Cover Dominant Plant Species Stat % Cover HERB ,,, '',^ SHRUB 1. , (-61.1/l y I,, , __ IL S 21. 2. /i Lit 0111-6 L 22. 3. ,/- ti.UI//✓/`•D,(ZI. - ZO 23. - 4. ✓?A A -�� i( 5 24. . 5. N {l �J' , ! -.8G 5 25. 6. 26. 7. 27. 8. 28. 9. 29. . 10. 30. 11. TREE - 12. 31. 13. 32. 14. 33. 15. 34. 16. 35. S 17. 36. 18. 37. 19. 38. 20. ( 39. - - 40. ************************************************************************************************ Percent of dominant species that are OBL, FACW and/or FAC 2/3 Is the hydrophytic criterion met? Yes ✓ No Marginal Is the hydric soils criterion met? Yes No ,/ Marginal • Is the wetland hydrology criterion met? Yes No V Assumed 'Inferred , Is the vegetation unit or plot wetland? Yes No V Undetermined Rationale for Jurisdiction decision: A-001-Admin.Forms\Sitedetr.frm DATA FORM INTERMEDIATE-LEVEL ONSITE DETERMINATION METHOD OR COMPREHENSIVE ONSITE DETERMINATION METHOD �/n (Soils and Hydrology) Field Investigator(s): a/( Date: VaqtQc Project/Site: State: I County: /7.14 b Applicant Owner: g.% ?A 1/1/ /14lAp r,+� t�i�*���/�%/�,//'t (, ). Page Intermediate-level Onsite Determination Method Or Comprehensive Onsite Determination Method Vegetation Unit #/Name: Transect/Area Plot #. Note: If a more detailed site description is necessary, use the back,of data form or a field notebook. ************************************************************************************************ GO SOILS :...... . . _ Series/phase: A/C Subgroup:1 nyr (/ % �i24��Is the soil on the dric soils list? Yes o V Undetermined Is the soil a Histosol? Yes No Histic epipedon present? Yes No Is the soil: Mottled? Yes No Gleyed? Yes No • I/ Depth Matrix Color Mottle Color Texture Other hydric soil Indicators? 71/0 Comments: • ************************************************************************************************ HYDROLOGY Is the ground surface inundated?�� Yes No V , Surface water depth: / " Is the soil saturated? Yes No V Depth Depth to free-standing water in pit/soil probe hole: /141/` Mark other field indicators of surface inundation or soil saturation below: Oxidized root zones Water-stained leaves Water marks Surface scoured areas Drift lines Wetland drainage patterns Water-borne sediment deposits Morphological plant adaptations Additional hydrologic indicators: ?A At_ Comments: 1See classification according to "Soil Taxonomy" A-001-Admin.Forms\Sitedetr.frm . INTERMEDIP'''r-LEVEL ONSITE.DETERMINATIOI`t "ETHOD OR .• F:.,. COMPR: :NSIVE ONSITE DETERMINATION THOD • (Summary Sheet) Field Investigators): v Date: 7 / 1-11/Q5--" Project/Site: ror N/ \ State: I//1h- County: IZ-.01 Applicant Owner: i4 i44Q,P .4.).0/ (41 L71) , Page ) of ?/ Intermediate-level Onsite Determination Method 1Or Comprehensive Onsite Determination Method Vegetation Unit #/Name: " Transect/Area Plot # 1/ Note: If a more detailed site description is necessary, use the back of data form or a field notebook. ****************************************************************************************** Do norms, environmental conditions exist at the plant community?• ' Yes No (If no, explain on back) Has the vegetation, soils 9nd/or hydrology been significantly disturbed? 5,0_ �;6 Yes , No (If yes, explain on back) ,'� Ind. Dominant Plant Species tat %Cover Dominant Plant S ecies Stat % Cover HERB SHRUB 1. 21. 2. 22. 3. 23. 4. 24. 5. 25. 6. 26. • 7. 27. 8. 28. . • 9. 29. 10. 30. 11. TREE 12. 31. 13. • 32. • 14. 33. 15. 34. 16. 35. 17. 36. 18. 37. 19. �- 38. 20. 39. 40. ************************************************************************************************ Percent of dominant species that are OBL, FA W, and/or FAC /* Is the h'ydrophytic criterion met? Yes V No Marginal Is the hydric soils criterion met? Yes No !/ . Marginal Is the wetland hydrology criterion met? Yes No Assumed Inferred Is the vegetation unit or plot wetland? Yes No 1/ Undetermined Rationale for Jurisdiction decision: A-001-Admin.Forms\Sitedetr.frm • DATA FORM INTERMEDi,i E-LEVEL ONSITE DETERMINATIr.L. METHOD OR COMPREHENSIVE ONSITE DETERMINATION METHOD (Soils and Hydrology) Field Investigator(s): /p (j • Date: Project/Site: t �--State: !_ County: VA/1 Applicant Owner: ( hA1)'1/Y '7/V211Oit/ i',.1.v f,l,0,1/,R/0120- '�,, Page 2-of 7i Intermediate-level Onsite Determination Method VOr'Comprehensive Onsite Determination Method Vegetation Unit#/Name: Transect/Area Plot# /I Note: If a more detailed site description is necessary; use the back of data form or a field notebook. ***********************************************************#************************************ L :/): //j SOILS p 1 OW i (i /t0 Series/phase: V Sub ou Is the soil on the by nc soils list? Yes No vUndetermined Is the soil a Histosol? Yes / No . V Histic epipedon present? Yes No Is the, soil: Mottled? Yes ✓ No Gleyed? Yes No Death Matrix Color Mottle Color Texture • Other;hydric soil Indicators? 4 Comments: • ************** HYDROLOGY Is the ground surface inundated? Yes No I� Surface water depth: /144- Is the soil saturated? Yes No v Depth Depth,to free-standing water in pit/soil probe hole: j'/1 Mark other field indicators of surface inundation or soil saturation below: Oxidized root zones Water-stained leaves Water marks Surface scoured areas Drift lines Wetland drainage patterns Water-borne sediment deposits Morphological plant adaptations Additional hydrologic indicators: /. r7/t/_, Comments: 1See classification according to "Soil Taxonomy" A-001-Admin.Forms\Sitedetr.frm I - • LA art rvniva INTERMEDCA.:.r,_LEVEL ONSITE DETERMINATIOF`"ETHOD OR ' r i AM'i:+:; ..•:».F ,°a='i. COMPR ,1NSIVE ONSITE DETERMINATION =THOD (Summary'Sheet) . Field Investigators : Date: T72q/Qc Project/Site: State: /4 County: 1 1-.( Applicant Owner: t/A , 3 Page / of ?i Intermediate-level Onsite Determination Method_Or Comprehensive Onsite Determination Method Vegetation Unit #/Name: Transect/Area Plot # /Z Note: If a more detailed site description is necessary, use the back of data form or a field notebook. • **************************************************************************s*****s***********ee-iit;i-octo' Do normal egvironmental conditions exist at the plant community?• ddZe_zd trOat tL- Yes V No (If no, explain on bac() Has the vegetation, soils�nd/or hydrology been significantly disturbed? Yes No f/ }aiir on-baek P Ind. nd. ominant Plant Species Stat %Cover Dominant Plant Speci Stat % Cover HERB: SHRUB 1. 21. 2. 22. 3. 23. 4. 24. 5. 25. 6. 26. 7. 27. 8. 28. 9. 29. 10. 30. 11. TREE - 12. 31. • 13. • 32. 14. 33. 15. 34. 16. 35. 17. 36: 18. 37. 19. l 38. 20. - 39. 40. ************************************************************************************************ Percent:of dominant species that are OBL, FACW and/or FAC Is the hydrophytic criterion met? Yes No Marginal Is the hydric soils criterion met? Yes No Marginal • Is the wetland hydrology criterion met? Yes No Assumed -Inferred Is the vegetation unit or plot wetland? Yes No Undetermined Rationale far Jurisdiction decision: • A-001-Admin.Forms\Sitedetr.frm DATA FORM INTERMEDItt i E.-LEVEL ONSITE DETERMINATIOi' METHOD OR COMPREHENSIVE ONSITE DETERMINATION METHOD (Soils and Hydrology) Field Investigators : v Date: q2q/q5-- . 7- Project/Site: 7/— State: 00 County: / ff Applicant Owner. f`Y1/14/11.0 f'J ',r;V f Page "of 2 Intermediate-level Onsite Determination Method DOE Comprehensive Onsite Determination Method Vegetation Unit #/Name: Transect/Area Plot# / 7j Note: 'If a more detailed site description is necessary,use the back of data form or a field notebook. ************************************************************************************************ �q�/y `1. jI SOILS Series/phase: Y14a /d:,�?4/ . l� Sub roup:1 i1 1i,/ � Is the soil on the h dic soils list?L/Yes No _Undetermined Is the soil a Histosol? Yes No V •Histic epipedon present? Yes No Is the soil: Mottled? Yes No V Gleyed? Yes No V • Depth Matrix Color Mottle Color Texture d G ��Zr /�\/ t�/2 -• G/ Other hydric soil Indicators? Comments: • ************************************************************************************************ HYDROLOGY Is the ground surface inundated? Yes No Surface water depth: Is the soil saturated? Yes No ✓ Depth Depth to free-standing water in pit/soil probe hole: 44/4 Mark other field indicators of surface inundation or soil saturation below: Oxidized root zones Water-stained leaves Water marks c Surface scoured areas Drift lines Wetland drainage patterns Water-borne sediment deposits Morphological plant adaptations Additional hydrologic indicators: `y1/f`iV__- Comments: 1See classification according to "Soil Taxonomy" A-001-Admin.Forms\Sitedetr.frm Mr. Tom Ichelson September 21, 1995 Page 6 LIST OF ANIMALS WHICH USE HABITATS SIMILAR TO THOSE EVALUATED DURING THE PRESENT STUDY The ERC Group f . EXPECTED AND OBSERVED WILDLIFE SPECIES ON HABITATS SIMILAR TO TALBOT ROAD PARCELS T .:...:.:................:.....:..:.::.:.:::.: ::::. .................:.. :.. �:. �.. ... ...Habitat:««::::<:»<::>::>::><::::::> ::Cumman:::Name:::>::>::»:::>::;::.;:.;:.;:.;:.;;::.::;.:;:.:.:::.; :i::::>::>::>::>::>::>::>::;::»::>::;::>::>::>::>::i >::>; . :::... ..:.:.:..... ...............................................:::::::::::::::::::::: ,Scxentz.c.Name..........................................SC:..:.. ::..:...:::.iVlp.;:.:;.:.;:.;:.;:.;:.;::.;:.;:.;:.>.:.4? ::::.:.;:.;:.: Cooper's Hawk Accipiter cooperi N X sharp-shinned hawk Accipiter striatus N. X wood duck Aix sponsa N X cedar waxwing Bombycilla cedrorum N X ruffed grouse Bonasa umbellus N X X great-homed owl Bubo virginianus N X X red-tailed hawk Buteo jamaicensis N X X rough-legged hawk Buteo lagopus N X California quail Callipepla californica N X Anna's hummingbird Calypte anna N pine siskin Carduelis pinus N X American goldfinch Carduelis tristis N X , purple finch Carpodacus purpureus N X hermit thrush Catharus guttatus N X X . Swainson's thrush Catharus ustulatus N . X brown creeper Certhia americana N X killdeer Charadrius vociferous N X common nighthawk Chordeiles minor N X X I evening grosbeak Coccothraustes vespertinus N northern flicker Colaptes auratus N X X band-tailed pigeon Columba fasciata N X X rock dove Columba livia N X olive-sided flycatcher Contopus borealis N X . X western wood-pewee Contopus sordidulus N X , American crow Corvus brachyrhynchos N X • X ' common raven Corvus corax N X X Stellar's jay Cyanocitta stelleri N X X` blue grouse Dendragapus obscurus N ' The ERC Group 1 Y. , • ,.. ...... ........ ........ .........---................. ............................................................................„„..................................,...................,......-.--,,,-...............—............... , .................................................. ......................................................................................... ..............,......................... .................................................................. . ,.......................................................................................................................... ... ...........................................,..........,.................................................„,„„:...„.........................„ Bud Habitat yellow-rumped warbler Dendroica coronata N X X • black-throated gray warbler Dendroica nigrescens N X . .pileated woodpecker Dryocopus pileatus Y X western flycatcher Empidonax diflicilis N X . . Hammond's flycatcher Empidonax hammondii N X willow flycatcher ._. Empidonax trailii N X Brewer's blackbird ( Euphagus cyanocephalus N X American kestrel Falco sparverius N X ' common yellowthroat Geothlypis trichas N X northern pygmy-owl Glaucidium gnoma N barn swallow Hirundo rustica N X varied thrush • Ixoreus naevis N X dark-eyed junco Junco hyemalis N X X red crossbill . Loxia curvirostra N X song sparrow Melospiza melodia ' N X X brown-headed cowbird Molothrus ater . N X X. mountain quail OreortyX pictus N r• western screech-owl Otus kennicottii N • X black-capped chickadee Parus atricapillus . ' N X" X • t' chestnut-backed chickadee Parus rufescens N X house sparrow Passer domesticus N X savannah sparrow Passerculus sandwichensis N X ring-necked pheasant Phasitinus colchicas N X black-headed grosbeak Pheucticus melanocephalus N X downy woodpecker Picoides pubesceni 'N X hairy woodpecker Picoides villosus N rufous-sided towhee. . Pipilo erythrophthalmus N X X* western tanager , Piranga ludoviciana N X bushtit Psaltriparus minimus N X . ,, Tli e El .o up . . • Buds+';' ;;;;y;;; ;S <a ; >;;; ` > >< >'>' ; ; ;;; ;;' ;;;;> ? << wio: _`< > < >t;;> »5»»»' ;; > oo4tig'' <> ;;; : :gamomp.we::::.:::: :::::::..................&cenrc:.c:::Nane::::::::::: :: .:::.:.:._:..:::.: 5g::.:�.:.::::.:::::mM::::>::»:>:: :::>::>:::;:.;:.;:.:: ::::»>:: »;:<:::: ruby-crowned kinglet Regulus calendula N. golden-crowned kinglet Regulus satrapa N X` rufous hummingbird Selasphorus rufus N X X red-breasted nuthatch Sitta canadensis N X white-breasted nuthatch Sitta carolinensis N X chipping sparrow Spizella passerina N X X starling Sturnus vulgaris N X tree swallow Tachycineta bicolor N X violet-green swallow Tachycineta thalassina N X - Bewick's wren Thryomanes bewickii N X winter wren Troglodytes troglodytes N X American robin Turdus migratorius N X barn owl Tyto alba N X X orange-crowned warbler Vermivora celata N X Nashville warbler Vermivora ruficapilla N X warbling vireo Vireo gilvus N solitary vireo Vireo solitarius N Wilson's warbler Wilsonia pusilla N X mourning dove Zenaida macroura N X golden-crowned sparrow Zonotrichia atricapilla N X white-crowned sparrow Zonotrichia leucophrys N . X :g.m��mimpTam:::::::.:::::::::::.:::::::::::::..:�c�en...:. ..:.c..... �tre.......:....................:. ---: ..::5.q;:.:.;:.::.:;.>:;:.;;:.;Mk:.;:.:.;:.;:.;:.:.:.::.;:<.;;:.;;:;<.;p;::;:.::.;;;;:.;:.:;.:: mountain beaver Aplodontia rufa N X` • coyote Canis latrans N X X elk Cervus elaphus N X X southern red-backed vole Clethrionomys gapperi N . opossum Didelphis virginiana N X big brown bat Eptisecus fuscus N X X The ERC Group I a.... porcupine Erethizon dorsatum N X Townsend's chipmunk Eutamias townsendii N • northern flying squirrel Glaucomys sabrinus N X silver-haired bat Lasionycterus noctivagans N X X hoary bat Lasiurus cinereus N X X snowshoe hare Lepus americanus N X bobcat Lynx rufus N X , X striped skunk Mephitis mephitis N X long-tailed vole Microtus longicaudus N X creeping vole Microtus oregoni N X X Townsend's vole Microtus townsendii N X ermine Mustela erminea N X long-tailed weasel Mustela frenata N X X little brown myotis Myotis lucgus N X X . shrew-mole Neurotrichus gibbsii N X X mule deer Odocoileus hemionus N X X- deer mouse Peromyscus maniculatus N X X raccoon Procyon lotor N X , coast mole. Scapanus orarius N X Townsend's mole Scapanus townsendii N X masked shrew Sorex cinereus ' N X Trowbridge's shrew Sorex trowbridgii N X vagrant shrew Sorex vagrans N X X western spotted skunk Spilogale gracilis N X ' Douglas' squirrel Tamiasciurus douglasii N X western pocket gopher Thomomys mazama N X black bear Ursus americanus N X X red fox Vulpes vulpes N X i The ERC Group _ J Pacific jumping mouse Zapus trinetatus N X • long-toed salamander Ambystoma macrodactylum N X X northwestern salamander Ambystoma gracile N X western toad Bufo boreas N X X rubber boa Charina bouae N X X racer Coluber constrictor N X sharptailed snake • Contia tenuis Y X Pacific giant salamander Dicamptodon ensatus N ensatina Ensatina enscholtzi N X northern alligator lizard Gerrhonotus coeruleus N X gopher snake Pituophis melanoleucus N X 11 western red-backed salamander Plethodon vehiculum N Pacific chorus frog Pseudacris regilla N X red-legged frog Rana aurora N X rough-skinned newt Taricha granulosa N X X western terrestrial garter snake Thamnophis elegans N X northwestern garter snake Thamnophis ordinoides N Xx common garter snake Thamnophis sirtalis N X X Species of Concern 12 Mixed Forest 3 Disturbed and Shrubby Habitats, including Grasslands * Observed in the Present Study The ERC Group • C • TRIAD ASSOCIATES ' January 8th, 1996 Project Management Attention: City of Renton Civil Engineering Development Services Division Land Surveying Planning/Building/Public Works Department Land Use Planning 200 Mill Avenue South Landscape Architecture Renton, WA. 98055 Site Design RE: Springbrook BLA Project Narrative Triad Job No. 95-202 Dear Ladies and Gentlemen: The proposed boundary lot line adjustment for the Springbrook project shall include the • removal of an existing East-West line to Parcels B and C, tax lots•312305-9064, and 312305-9066-03, in order to create a new North-South line between these parcels. The basis of the lot line adjustment is to segregate the parcels into those portions relating solely to the Springbrook Site Plan Application. If you have any questions feel free to contact myself or Tim Griffin, PLS at 1-206-821- 8448. Sincerely, TRIAD ASSOCIATES Ron Grina Project Coordinator RG/wp • cc: Tom Ichelson RECEIVED enclosures JAN 0 9 1996 DEVELoi-N.Liv r'uirvrv►rVG ,CITY OF RENTON • 11814 115th Avenue NE,Kirkland,Washington 98034-6923 Phone 206.821.8448 Toll Free 800.488.0756 Fax 206.821.3481 . s5 �P S 45TH ST • mo z I �� SITE 815 z ' WARM ,� CS U3T ; c SE 187TH ST S 187TH ST :. - bg s I o S 190TH ST SE 190TH ST \ — . . I SE 190TH ST \ Jl I 1 S sstH ST ^ II S 192ND ST `\/��� ` SE I92ND Si 11 S 194TH < ' ST r 01). € < COUNTY �o S 196TH ST 3q & C) SE 196TH ST S 1981H ST I 9196� P a . a a� X • W S200TH ST I enN i. SE 200111 Sr m o o\ a VICINITY MAP SPRINGBROOK • i • .. .. . O�VELopm NT P CITy OF R�'N,,LA 'R.ri•:•}'};Xjh:,\\ v ..,� \•. .Mrt ...,4'•. r x, •a}>,<i•\<}}<:4}<>.�:i•.r•'<;�.y r�:«na•ax,v;n;{{•}:.}}x}}+}}.\N u .,}vw\•1Y{a}}'•:{{Q:.}}}X:. .4a..}}.:vv:}}:fi:•?'a}i:ar}}}Y{ii.}v:{.}:y::\vv..:uw .:?,}�S., ..,\�4 ..?Yxh\'4 ?}.w .X`}•}?•3.:..k .4:}..:...,\ .\:: .t.,: :::rf5.?,: ..'?4�.. ...t.. +n}+x ..{c•.;{:::}}••:i• 4 ....: ., ..... .\•?t.. ...: :..:......,:.x\r•::}:.:.:.:......,:. ...::••?r•.t:•::t•},r.r ..'•.......,:::-{.};•}}•:.,.t.: ..r•.a:'•-••••-:x:?,:•..:. .;:.}•.x4 .i::t�,. :a•`�;a'f{a.:4c. .,....... :•.:. .. :.. +; � :t:#%f-:=-•:-.� r.:• ��::.<::::{}• ;f••r%`r'i:S�-}"}; f::{r,a} :;r. .rrN< ::�}.}:.}•.}•:.:•::.t::=.<_:;::•. ' "-9:' ,�\� `�Az\ 44•.w,A,\---'-.'x-----, .E%. i.s:. :>k+tx{�';» :: - :;:?�.?;w- G•#7} J:C!K:3: 4i,'ek;. 4•:.+:..-' ..� � :.-.v�.v:•::... .} •4:v:w.v a :}::.4+:i$af.:f 4:'a!![-- \'v{{�ii::�i}.•-:.vv:vv.:? 'Y•. '.+.�c:f:•:'' +. a : +�4,a 4Y•`\:Y:•4•�r•:-} wr f•cS}}}••::�'.:'".' Y• ,-:f; �.`.t,:..:. .:t .::Y?,\-}::::::•:::.- _±:igli G: : {K"f:'v r'.,•?X:4 •.ii'..ii. . ...<..: ::.,: tt..n.....<:. : . ,' :} .. , i ':ti:::.``{>i t:�.:<5:.:.v. h' : :'•EM:::r.:..}:: ii i*'•::..r::.�.�''•{,. 4h. :\i++>:+.t-''�Y.•�:��-4•.t:.,:::.:.at:+......,::..�....}. ...... :•:•:••... �� :. >r ,. .. -. ...44::.,:,•?}.:...,.:. a., .;:•{'•~:-Y{:.r.;•;.:.,, ..{.:.:.}•r ....;.. it r.,r,,.. .;.,.:::..::•.•. ....�. .:.::� ..,:.�•:. :• ::::: ha::,:{t.,:.•4:k:.,: :. .,. -.,�.a•:.,•.::•:.;}}.,;;c'r ..r>. .»a: <}:ff:C� '-r ({::'' y }r+. 1�v},� }:;...:...,:r.<•':�5::...'i.:'w{`Si i.:�fk=�5: ct ;:�:.:;:�:-:.}...-.':a: :r titi'' " 4r:, v} +.44:\i�.':•f+`:;`?•"s.p,•{:-::::: :v},%v^' v.:}v.. v �i+ '.:!}F.4o a •:+f::`ii:::A, }:R v x. . �� h :�i. Y\.�+.a n }v nr 4 i.:v:v.a :\:}},v,•'::t ) ..:..r•: "4::y:• � kk:v.x...: v.�.:ait;:{i'v::..v....:. '��r: -04:±v::w::v'•:::r is--- �aY;.,�y::ti. ..,-.a£',.,..,<.,:.} jti...:}- .,:....,.a.:....r:.t.+.::.::.:.::..::::..,r..:•.t - ,:::.:•:.::.,F';vt-.{-:.�}.•:}:::....:...:.. -��,CC�{-ff��:<3r:Y : -. .,......,t•..a.,'•?5:;:::%�>�...�.,.,...a:�:.�.:'.::a'a:.}, .. .,.... }. :. 4 ..:..,•::.�::.•::.�::::::::.::•..}......... T�iA.:r\:: :. r. tyry+:{::rt{t4i:t:.}}}:r:::w:::v}};:.}}::{.v:}:•:ivy nv:::.v::nanv}}::.: -: - vfv;...: \ .:iz::v.:,1}ti :.}:.v:vv::.,..'4.v.t.v:--.v:};}}: v.a::: .y :: .-. .}}:c.....-.;.q+.}:.+,n,4;r.......:...::t:::::.:r..{...v...v.vvx..l... :..v.Y-i}}\4 .\ .,,v a'::::.........r:::.v•};}.:4,:.v..,,.................w.:::.: .... v. a: ..;......:.:......n...:::::::nv:::.::r:.v.^.v...... ,,'- . 1�: O.PME�VT.�E.. . . . .......n................................:..:::::{.}:.ii:<: :::::--:•'----... ` ;•:x:c.:{:t:'k'�i::�ra..:a:a:'t.>;.,,:.::.�:::::::::.:.�4..ttt.};:a:tt t<:::.i:.:.......} :n•::.:::- .. .....4........................:...t::•:::::.,::....-::..:•..:..................n•.:•:::::.�::Wit:}::.:{•}:.}-.�:::::.�:.�:•::.�::.�... ,.. ..:...:.. ...;•.:.:...� {}:'a••:}' .2yiisStS:S.S;ffSSS:S<;iS.SSS <:<:h:S`:.:5::;; ;f:::;:::::::;::.: 7...:.::::::::E.:E.ii.ii.iiiiii-::i.i..,.i.,:-..::::::. -:::::n;•:•:::.:•.,ca';•:a.�:•:i t+.t t::t;•};:t::.�:}::}:-}}}:•}:-}:.i:;t•:a;a}^.> '.:.} ;.}:' .... ..............1..........1.... ......... .. ... ..:...:.:. .... ..:.:.................... •...111.............:.i...-..............."...;............... :_;tiff :...: ::.:::.:.:.... ......:....................:........i........................................... .:.... .::;:: ...f...:.„..............., ......................i.:...:...:................................"...:,....:T.... .{:.::.::.:.: ....... .::.........:.....:......:.......:.....::::......:...::......;:.....›.........:.:....r.:....:.:....:.::::::::.....::::::......:..:.......:::•.:......:...,....:7...--..ii.......... • ` .:.. ........ : . >---'4 :...: : ::-----.---~=-. ..: . . . . .: : : :: C` FORIIIATIQV' � f1 < : ':_ ---- > Y' : iL '*:2'::?"::}f}:fv>f}oa �atta� :enrav{a8 y �: . :10 i i i# 4tr�#4%,} 6*4p ine < :ntaiiie ater4ppliCattonakeaooVYiiati> >:; :: > <«::? <:;.::.i :: t EXISTING LAND USE(S) NAME: Thomas Ichelson as authorized Two existing houses on subject property 'with representative of owners ' remaining acreage undeveloped. • ADDRESS: PO BOX 1574 PROPOSED LAND USES: 45 Single Family Condominium units in 2,3 an _ 4 unit townhouse style buildings together with 45 multi-family condaminium units in CITY: Bellevue ZIP: 98009 five 9 unit 3-story buillding5, N: EXISTING COMPREHENSIV PAN MA D RPN TELEPHONE NUMBER: 1-206-451-8221 PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION: ;::�y. . ....:...........................lu.TAGT;PFRS.O.NZAPPLI;{CANTi::.}:..:t;< .:.: PNR NAME: Alan Fure, PE Triad Associates EXISTING ZONING: • ADDRESS: PNR (R-24) 11814 115th Ave NE PROPOSED ZONING: R-24 • CITY: Kirkland ZIP: 98034 ' SITE AREA (SQ. FT. OR ACREAGE): TELEPHONE NUMBER: • - 11.53 - 1-206-821-8448 x>.;>}:..n,:•�::±:-v{:s<>x<::{f�< <.}: PROJECT VALUE: • .:::.}::.::... NEOEMATIONMESEMMii .. ....................................:. N/A PROJECT OR DEVELOPMENT NAME: �ttttt ifbino}C • IS THE SITE LOCATED IN THE AQUIFER PROTECTION AREA? v�' :11:fO i 9DDRESS(S)/LOCATION: NO ... • s�Q . 14� 0:Road South and 4700 Talbot • IS THE SITE LOCATED IN ANY OTHER TYPE OF ENVIRONMENTALLY '� - SENSITIVE AREA? N C( 1 A 'S R S ACCOUNT NUMBER(S): iv� .e j�t� �63-06, 312305-9064-05, J'AN 0 9 • 3. 3O5-9066-03• �996 • U�V�Lopr i� T • Cln'O LANNING O .. •<-..'1. :_: .iLi!'.i; rule '= ;'¢1'hs:4.`.;;+".!�tt. '.'.: f.i 7HP i •................ v.:v.:k.Vr}};tp:•T;(}:4:;}}}:J}i}:4ii}:}}}}i}\:::.v.4•ikti•.;:.: ..........vv:vn•.w:.v::: :::, v. :v v}i} vv::n.::r.•::.:-•,.: •.v.vw vn vv:v-:. , ... -. .`: :r•':;3.. ��..,.. -.,fit. �: ��.�•`X.,Y,�},: a. .L DE }' .1.F )..N lIPr. .E. fr'I'Cr A •.:•F.,.:::n,. .:.���:,, 'Y�:,wT Sl,,,•:.:•.?�:i�:. `1��:-:.: �,T„iS�G•l'G:,�� ��{�r�:���iA:�5 � �. 1pg�'k+'C��' . s. See Attached • }}r.;.}}}}:.;:.}:.}-::.}};:tttt{4;:4;:.;};.}}}:?.:4;}..::.::::::::r::.:<:.};}:.};::.::.::::::....:..:.............::n.:::: ::.}:t4.;rt4;:}:::}}�'t4:t:.Y: :.: ::::::::....................... ?�+:` ..,v..x{\•\...}\{::::nv::::::::Ji1'?:'r'�>ii:;:;{}iT:iY:{ •v.v4:v.v:}tiSY•:-:Li}vi;:.,. :.. -. .,- .r:;;...•:?:,?.},:{•5:0>:;•:h:%%:5:::.�o.::... n?}t�.c?tr•::.:?•r,:...�-:..:.•;•...:}:. n '�9: i •t •. � .:7Y-, f:'f," K y� ,,:fir.. ., .. ..v.,., .:,4.:::•.}::.........,2......,a.,............. .: ':!.} .. }•A . ? N. ` .: -. ?.t•:r.:; :,u}\fi'.X.t ). .y•"' '=r_}: l•^:•.tt: .::::n?•:::•-::::.}:•i}:t-}:•:•:.}:4:t•}}:.}:.:.:.}:.;:... r:::::::.�:.,;.:v:::•.:..:•::::::-:n-::n.rn• ,.n x-:{.-.. :.::::,rff...---- t.:.: t rr. ;rt} :•:f•:;:;.>}:::.:.. :...... ,:....?4........ ..........,:•}.ter-::.,:�:•......,.... - ---...,\. ,.. ':.:::.::..:..::, :.•r.•:•. -.::.4:.. 6f .. .K}}•..;f-:_:rz >: %Y tr•:•rr•::::n•::::::::::::::..,:::�C.0 0.,0 9:0 1). <t f::<�-ri:_ <H.:.r t..:. ..............�:P.p.........��Q:Cfv�:;.;�s... hat:>�.: .�: t--.G._..�:s��.ffk�u..�l�•. �t�.: �.n� �.�.�s.��--••� <_� ......:} ..?:.:n:.::n.::::n:::.:..::::n...:,.;:::r:. ................ .. . ........YR:.::...:.,...... pR.:Y...:}.tr::.:J�Y�:::..::n:...:::.:::..::n.,��},.:}::::�ltl..:.:.,... w........ a .��~ ���h:::�-::ri>::;:t' . • _ANNEXATION ! $ SUBDIVISION: - • _ COMP. PLAN AMENDMENT $ • • _REZONE i $ CLOT LINE ADJUSTMENT $ _ SPECIAL PERMIT $ _ SHORT•PLAT $ _TEMPORARY PERMIT $ —TENTATIVE PLAT $ _CONDITIONAL USE PERMIT $ _ PRELIMINARY PLAT $ , x SITE PLAN APPROVAL $ _ FINAL PLAT $ -` GRADE & FILL PERMIT $— (NO. CU. YDS: ) • . , PLANNED UNIT DEVELOPMENT: $ _ VARIANCE I $ (FROM SECTION: ) — PRELIMINARY _WAIVER $ FINAL _WETLAND PERMIT $ ROUTINE VEGETATION_ MOBILE HOME PARKS: $ 4 MANAGEMENT PERMIT $ _ BINDING SITE PLAN $ SHORELINE REVIEWS _SUBSTANTIAL DEVELOPMENT $ _ CONDITIONAL USE $ • _VARIANCE • $ • —EXEMPTION $No Charge _ ENVIRONMENTAL REVIEW $ , • REVISION 1 i $ i •}i:}J-:? ::jrii:::Y}ii}?i:C:::isiiiiiiiii�}i::iiii'rT}ji}::>::};i::}ji{;{:?•}ii:4}::i::�i}}i}ii::t.}i::?t iX�:4i}: ': .. : : : ::�:�' .i:: : - � ..•• :.Y 4. ....... .. ......:v,....................................::..::::::::................... ... .::;:nY.v::::::.:}vnw,;>•:{::4:'4::}}::?i-:v..:...,. y�}/f:? tvR::R:.:n•.rn.: . %9G {i fi}i igi ,s•::n: :.};}:.�:::r}:::Y.4:{L:-ii}i}}:•}ii:{4:4'•}i:4i:{.•ii:;:::.:v:•::.�:.�:::::::::::::::.v::::::::: ;. .v: ::n - ................. ...v........... ... R.. :{..::...:.� :: : :::..........r...........:..,.::::::::::._:::::::n::.::::.:::._:.�.AEFIDAVIT::OF.::O.WNERS.H� R.::..:}:::.::::.::.:.v..r .,r}},�n . 4 �:...::4:::,,-:_,-.,-::n4::...... ...........................,.:,............:............,...::•::::-::.n•:::: :• �. ...r,.:n•::::::::;:Y.........ra firJ�:::..7...:. I,(Print Name) ► rYl L NCT ,declare that I am(please check one)_the owner of the property involved In this'application,vtt authorized representative to'act for the property owner(please attach proof of authorization);end that the:foregoing:etaternents end"answers herein contained end the information herewith submitted are in all respects true and correct to the best'of my knowledge_end belief. . ATTEST: Subscribed and sworn to before me;a Notary Public,in;and Thomas IchelSori for the State of k)A /. residing a - . !,•0ti11u1�g., (Name of Owner/Representative) ,on the day of ��. ,* .Flq f� (; < ' al'�. 19 .. . .. .. _�c,,tc.?, .rnL:c,;��, rL.t�,�glpNt�y��'. � (Signature of Owner/Representative) , • ••- . .. •C � -t. IA (J ��• �A`lit � ..��ae (Signature of NotaryPublic) % p $ 4 .' A0BL�G:. _ : ya:<4 :r;::;o:::m:Y:Y;s r....,.:........................... .......:..;}:r.}:t•}•4}}:.:}:-:_::::::..::.,•::.,::....::::::?::•::::f..y:.:f•::{:::-:;�::.;r.}}:yt•.:.YY:}c::' v.4.::?•:r}:.,-.4:}:}.,<::.:}.$Ni'4Y :::.;2}n a...• - .<:--rw_=' :'• • f}•f n:. :.;frr. ,� f t 4 ...,:. .,..:: .:.......:.......:::: r:.:.:.:..:.:•:. ......... .......f;.. . :}::::;;::::..,..::•:.:.:....:.::-:>:-:a•:..... •:.ftiiii i„,:::•r::;:';.�.::}.:-::: 6 .. r .::,x_ _:f' ::'' ....::•:.,::::::::::{} ./.. .;.,:::.�.::_ ... 4,xff-:<,:::::.:•: •.:fit...,f. »f. :::w......-- r:w::.v:::::::::::::::::.........:::nv:.:v::::::::nv:::::v:, ..:::x:::::::::::::ni:4n•:............:.:..:.::::v...' v.i.: ........rr;}}}<4:•}:4'•.:C ....r •:f..f.:v:::.::::::•:::::::nw:::.:•::::::}:w::::::::w;:.:.:.�r:•: : nw.�::;; ..�.....rf:::::::v::::::::::•;. .........:.... v::.�:::}ti_.- ..r...., ..... 4:.;.:....:............:............................v....:::::::.::••.:::::::x::::::•. '. ".}:...:... i....---?: :.;, :..yv..,................: .: +{v:• tirrfff}:'::• . Uv}:}:t;•;::':: :it}}:•::•::}}}••}:.isi}}:.}:•Y::•}}:•m,;:::•i:•i:•}}::.}::t•+?t::::?:::::v:::: .}.:t:.m.....: .......................::.::::.�:::.:.::}::'...:.:::.>'.:::::..::.;.:Thls>: t >: ::: >; a <: - .}'. :• :::::',<.:;.. r.f, (.........sec.xan�o.be.c m l .ted.�Z .r. >it �fa�;> . .}. .:w...} :f ":v' � -.�'�::�<> n:.:n•::n.:4}:tt?:}}}..}Y::.:::.}}:•}{t<.}:.}?::::.::.�::.::::.�::nrr}:.::.} :.::::.:.:::........ n...........: ..,..r..........R....P....... , . .� . .,.Xv. :.'d:'•'1.:::i::}}}w:,:,.n.:'.::{i::;...::•r:..,.:.,......r.•::rwnw:::::::::n:�•:{:n::v::.}+............. .n}n......:.... .n,}. l..r..n...h .+�v:f. .}}.........v..v.mk..f:. }� ...4r}:•i .;...;:..v......::•f <�:{:?.; �..r..,..y{:•;..••:::••::.............::..v::::.v,n...........n::::?.:?.,; .,f.4• ?•w:nv 4v-1r}/..-. .v:::}f-rl -f:•.r•::.v:•r:}::}. .n:14 .:.,.�k..4: r is .f:::::;:i{:{•;4}:8i:^:•}}};}:t.;:4;•i}}}:•;?{•::•i:{{:.:d}:?? � :. ..4: •:v;, ...:. ......� n:•: �:•:v. �:::: y#y�; .r.rf..... i'I.-.. .:}i}•.:. .}:•:: ::.:n .t++'f+:Sh%�`(i::::::.i:: ....... :: .:Numb. r:.:.>:::::;}:::::._:::n.:::n:::.:::..::::::::::::::::::: .:.. .:..:.. ..:...... .::.�.:.. •.�;,.. .:•{:: .::n. .. .... .. :..:< :. . i.: '� :-YY. 4 %� .. rf}A:: ......r.........:.....:.. ..:................................:,,. :. . .. ..:.......:.....El'UD.....SM....SME.....MHI'.�._:�iSP.::.:..A. ::.:.G�.P.At:::::.}:.}::{.}}::-}::.;':.}::.)'.;:.}:t.>:.:n'--.:.nrf : ...-'-'-- .... ::w:n............................ .. i:... w.�:::::v:::.�:::::::::::::w:n::................ ... .. : .. .}•, .: ..:\v}:4}},..::.-r::x:^:r :.v....._..::............ >::::::::.::::::.:. ... ... .. T .TAL..PO �`. ..... . . :.{....�::.:�::t?,.:.t~'4;:4:....}:r.:rt:}..<..tt':��:}-:f-='::>>::»:<>r:::;:: ..................:::::::::.::......................................�:.:::.:::.�.::.:<.:.:.;:.;-::.?t:.�.�::::::::. .�::.::::. . A�E..PFt .VID.EIS..::..{.:::.:.........n.....:r..r.....�n.�..}:..r.r<..},:..:.::>............. REVISED 2/95 SPRINGBROOK LEGAL DESCRIPTION LEGAL DESCRIPTION: PARCEL A: THE WEST HALF OF 7HE NORTH 5 ACRES OF 7HE SOUTH 9 ACRES OF THE SOUTHEAST QUARTER OF 7HE NORTHEAST QUARTER OF SECTION 31, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., IN KING COUNTY, WASHINGTON; EXCEPT PORTION FOR COUNTY ROAD. PARCEL B: 7HE NORTH 5 ACRES OF THAT PORTION OF THE NORTH HALF OF THE NORTH HALF OF 7HE SOUTHEAST QUARTER OF SECTION 31, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., IN KING COUNTY, WASHINGTON, LYING EAST OF THE KENT-RENTON ROAD NO. 80. ' PARCEL C: 7HE SOUTH 4 ACRES OF THE FOLLOWING DESCRIBED TRACT.• THAT PORTION OF 7HE SOWN HALF OF 7HE NORTHEAST QUARTER OF SECTION 31, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., IN KING COUNTY, WASHINGTON, LYING EAST OF THE KENT-RENTON ROAD; EXCEPT THAT PORTION IF ANY THEREOF IN THE SOUTHWEST QUARTER OF THE NORTHEAST QUARTER. , ' ' ' page 1 - AdCAbD Prototype oefaults Project: 95202 Yue Jan 09 06: 12: 44 199E Lot/subsite name: SITE BOUNDARY Description: N: 162627.0862 E: 1300320.0238 S 01-13-36 W 168. 92 N: 162458.2049 E: 1300316.4079 N 89-00-56 W 130�. 69 N: 162480. 7067 E: 1299006. 9062 N 00-30-10 E 465.40 N: 162946.0886 E: 12?5010. 9901 S 89-01-12 E 655. 12 N: 162934. 8837 E: 1299666.0188 S 01-07-00 W 16+. V3 W. 162770. 1883 E: 1299662.8086 S 89-01-02 E 660. 18 N: 162758. 8b50 E: 1300322.8910 8 0z-14-48 w 131. 81 N: 16262/.0862 E: 1300320. 023B AREA = 502170. 4b square wet , iz . W acres Error-North = -0.0031 Error East = 0. 0000 Absolute Error = 0. 0031 Perimeter = 3555.86 Direction of error = S 00-14-05 E Precision = 1 in 1148604 0.9 ` ' . - - page 1 AdCADD Prototype defaults Project: 95202 Mon Jan 08 14: 50: 47 1996 Lot/subsite name: PARCEL * - ORIGINAL Description: N: 162946.0886 E: 1299010. 9901 S 89-01-12 E 655. 12 N: 162934.8837 E: 1299666.0188 S 01-07-00 W 164. 73 N: 162770. 1883 E: 1299662. 8086 N 89-01-02 W 653. 36 N: 162781 .3947 E: 1299009.5448 N 00-30-10 E 164. 70 N: 162946.0886 E: 1299010. 9901 AREA = 107760.47 square feet, 2. 47 acres Error North = -0.0035 Error East = -0. 0048 Absolute Error = 0. 0059 Perimeter = 1637.91 Direction of error = S 53-5z-o1 w Precision = 1 in 277057 ` / - . page 1 AdCADU Prototype defaults Project: 95202 Mon Jan 08 14: 50: 56 1996 Lot/subsite name: PARCEL B - ORIGINAL Description: N: 162781. 3947 E: 1299009.5448 S 89-01-02 E 653.36 N: 162770. 1883 E: 1299662. 8086 S 89-01-02 E 660. 18 N� 162758. 8650 E: 1300322.8915 S 01-14-48 W 131.81 N: 162627.0862 E: 1300320.0238 N 89-00-56 W 1311 . 83 N: 162649.6269 E: 1299008.3885 N 00-30-10 E 131. 77 N: 162781. 3947 E: 1299009.5448 AREA = 172996. 60 square feet , 3. 97 acres Error North = -0.0050 Error East = -0. 0011 Absolute Error = 0. 0052 Perimeter = 2888.95 Direction of error = S 11-55-27 W Precision = 1 in 559850 ' ` , . AdCADD Prototype oefaults page 1 Project: 95202 Mon Jan 08 l4: 50: 33 1896 Lot/subsite name: PARCEL C - ORIGINAL Description: m: 162458.2049 E: 1300316.4079 N 89-00-56 W 1309.69 ' N: 162480. 7067 E: 1299006. 9062 N 00-30-10 E 168.93 ' N: 162649. 6269 E: 1299008. 3885 S 89-00-56 E 1311 . 83 N: 162627. 0862 E: 1300320. 0238 S 01-13-36 W 166. 92 N: 162458. 2049 E: 130o316. 4079 AREA = 221413. 38 square feet , 5. 08 acres Error North = 0.0054 Error East = 0. 0059 Absolute Error = 0. 0080 Perimeter = 2959.37 Direction of error = N 47-0�J-23 E Precision = 1 in 370353 ' ` page 1 AdCADD Prototype defaults Project: 95202 . Mon Jan 08 14: 51 : 07 199E Lot/subsite name: PARGEL 8 - REVISED Description: N: 162638. 4247 E: 1299660. 2403 S 01-07-00 W 168.02 N: !62469.5367 E: 1259656. 9483 N 89-00-56 W 650. 14 N: 162480. 7067 E: 1299006. 9062 N 00-30-10 E 300. 70 N: 162781. 3947 E: 129900g.5448 S 89-01-02 E 653.36 N: 162770. 1883 E: 1299662.8086 S 01-07-00 W 131 . 79 N: 162638. 4247 E: 1299660.2403 AREA = 195979. 88 square fees , 4. 5o acres Error North = -0.0008 Error East = -0. 0018 Absolute Error = 0. 002o Perimeter = 1904.91 Direction of error = S 66-36-13 W Precision = 1 in 959783 -` ' -- ' - i - - _ page 1 AdCADD Prototype defaults Project: 95202 Mon Jan 08 14: 51 : 14 1996 Lot/subsite name: PARCEL C - REVISED ` Description: N: 162627. 0862 E: 1300320. 0238 S 01-13-36 W 168. 92 N: 162458.20*9 E. 1300316. 4079 N 89-00-56 W 659. 56 N: 162469. 5367 E: 1299656. 9483 N 01-07-00 E 300. 71 N: 162770. 1883 E: 1299662. 8086 S 89 01-02 E - 660. 18 N: 162758.8650 E: 1300322. 8915 S 01-14-48 W 131 .81 N: 162627. 0862 E: 1300320.0238 AREA = 198430. 10 square feet, 4. bb acres Error North = 0. 0014 Error East = -0.0034 Absolute Error = 0. 0037 Perimeter = 1921. 18 Direction of error = N 68-16-03 W Precision = 1 in 526343 ` ` ,, , ..Ar-i .4 f " . • bhp?+° k'-:.; f) 3� _ c • -_ ,:1,may ;+`r !;. . afGE!'' T ` -t-y ;- . • • y:A�:}l'w•Y For and in consideration of One Dollar(S1.00)and other valuable consideration,the receipt of which is hereby acknowledged �e • r;- : ;: • PIZT 1f1='fT I, INC., A iWlSB Nmal C11xtPW.ASI01i •.:�t (Grantor"herein),hereby conveys and warrants to PUGET SOUND POWER .LIGHT COMPANY,*Washington ,.> • - ..; corporation(-Grantee'herein).for the purposes hereinafter set fo a?metualeasementoter.under,along.acrossandthrough the following described real property fthe"Property'herein)in r"r 6 County,Washington. 4,:_;. The west half of the north 5 acres of the south 9 acres of the .$ .4,.i southeast quarter of the northeast quarter c: Section 31, ; ;:• Township 23 North, Range 5 East, W.M., in King County, Washington; , EXCEPT portion for county road. A - I w. I :: - v-- 'I Except as maybe otherwise set forth herein Grantee's rights shall he exercised upon that portion of the Property(the"-E nt S., Area herein)described as follows: - - "-' • „'•'` EXCISE TAX RIOT REQUI TED 1 aMitre 0o.named§G+ioon In y _, N • lly 1,1-Z A'i-pa914- rL • t � The Vest tee (10) feet of the above descrbed property,wino maSe at right angles to the Vest botmdary `-r - irl thereof. 3 41 I ' 4 operate.Purpose.Grantee shall have the right to construct,n te.maintain,repair,replace,improve,remove,enlarge and use one or more electric transmission andlor distribution systems over and'or under the Easement Area.together with all necessary or convenient appurtenances thereto,which may include but are not limited to the following: ii" " a.Overhead facilities.Poles and;or towers with crossarms.bracts.Or and anchors•-electric transmission and distribution lines;fiber optic able,communication and signal lines:transformers. h.Underground facilities.Underground conduits.cables,vaults.manholes.switches and transfort semi-buried or v' grou':d mounted facilities such as pads.transformers and switches:fiber optic cable,communication and signal lines. d Following the initial construction of all or a portion of its systems.Grantee may.from time to time.construct such additional :f: facilities as it may require for its systems. • ' 2. Access.Grantee shall have the right of access to the Easement Area over and across the Property to enable Grantee to exercise its rights hereunder.Grantee shall repair or reasonably compensate Grantor:or any damage to the Property.including damage to roads.crops,driveways and knees caused by the exercise of such right of access. 3. • Easement Area Clearing and Maintenance.Grantee shall have the right to cut,remove and dispose of any and all b,_.z4 ;other vesiat.on presently existing upon the eau--meat Area.Grantee shall also have the right to control.on a it i, �'pn.' continuing basis and by a5ty pntdept and reasonable means,the establishment and growth of brush,trees and other veg:tatro^ :::pppttt• t upon the Easement Area which could,in the opinion of Grantee.interfere with the exercise of Grantee's rights herein or create a , hazard to Grantee's:}items. (= ' d. Trees Jutside Vasrment Ares.rantee shill have the right to cut.trim.remove and dispose of any trees located on the : , Property outside the Ea:e:rent Ara which could.in Grantee's sole judgement.interfere with ar create a hazard to Grantee's =•;'� ! s_...:ems.Grant a shall.prior to the exer-.;of such right.identify such trees and make a reasonable effort to give Grants rim .'•'�"'' no'ter that such trees will cut,trimmed.removed or disposed of(except that Grantee shall have no obligation to identify:tech f '•_: ' trees or give Grar.tor tuch rror notice Mhc:t trees arc cut,trimmed,removed or otherwise d'posed of is response to emergency i cnndi:iorst.G.vttor shall he entitled to no compensa.ion for trees cut.trimmed,removed or disposed of except for She aetu(rlj� ,, ft% market value of: era hentable timber(if any)cut and removed from the Property by Grantee. L _ ,t 5.. Grantor's Use of Easement Area.Grantor reserves the right tome the Easement Area foe any purpose not'in kat % ' ®� with the rights herein;ranted.provided.that Grantor shall not construct or maintain any bu•lding,structure or other object onthIAO,a t tti Fnement Area and Grantor shall de,no blasting within 300 feet of Grantee's syste em W...-,•tGemticct prior written ^[ 09� �� 6. indemnity.Grantee arms to rdemnify Grantor from and against liability yet etied btGc1r'1of{s a result of C•tantee t 2� aeg!ige'ce in the esemv.r(the rights herein granted to Grantee,but nothing her-itt•7hgfl esquire tTrii .t,indemnify Grantor s@-o f-r that;,rti!•n of any such liability attr.butsbie to the negligence of Grantor or tlx nee-intend et)3'. dP °2��S • 'i s•• i'« fr:,� :I:ir,'i lull-X.:vi I ,,,rr,djitrt,avv�� i rumen r +srsr ` i sr ZX S:'J�.�it t::nr,no N,,,:a::.- r.,.�-... :,,,„ .. , , . r)_.. ..... 7. Abandonment.The rights herein granted shall continue until such time as Grantee ceases to use the Easement Areafor a period of five(S)successive years,in which event this easement shall terminate and all rights hereunder shall revert to Grantor. 1 provided,that no aband ynment shall be deemed to have occurred by reason of Grantee's failure to initially install its systems on the Easement Area within any period of time from the date hereof. • I B. Successors and Assigns.Grantee shalt have the right to assign,apportion or otherwise transfer any or all of its rights. { benefits,privileges and interests arising in and under this easement.Without limiting the generality of the foregoing.the rights and ) obligations of the parties shall inure to the benefit of and be binding upon their respective successors and assigns. Dated:his —&----day of—4 Z4 V4 ,19.e.g. ' GRANTOR • MILT VESTIMIL, INC. . / .e tames ive Vida Presiomt t N • erl STATE OF WASHINGTON ) -- ei SS. • IV N COUNTY OF 1 - -~� • e4 On this day of ,19 ,before me,a Notary Public in and for the State of Washington. -• at duly commissioned and sworn,personally appeared • ,to me known to be the ind'dual(s)who executed the within and foregoing signed the same as— free and voluntary act instrument and acknowledged that { I and deed.for the uses and purposes therein mentioned. I GIVEN UNDER my hand and official seal the day and year in this certificate above written. • NOTARY PUBLIC in and for the State of Washington, `: )) -t i . - .. residing t. My Appointment Expires: .; . l STATE OF WASHINGTON ) SS. COUNTY OF ) • 4 1 On this day of ,19 .before me.a Notary Public in tied for the Sue of Washington. duty commissioned and sworn.personally appeared_ ,to me known to be the individua!(s)who executed the within and foregoin= • — instrument.and:.:tnowledged that signed the same as free and voluntary act and deed.fr.the ups and purposes therein mentioned. GIVEN UNDER my hand and official seal the day and year in this ceniftcate above written. • NOTARY PUBLIC in and for the State of Washington. • residing at • My Appointment Fspiret: i • STATE OF AS:11NOTON 1 t c; COUNTY OF_1t'x ) t On the day of 247.11 t____llte2—_.W .before me.a Notary Public.n and:or the State of Vre:Lmstan.dry y comnnaW tsor :nd wean.peeseeaily appeared Crocative President to me kw non to be the pe.•ser(tl who erne d n rxrrvora[�Y y. of Puget Western• fee. •,he MOO,Res, eaa•PedInterning instrument, and attno•.!edged said attainment to be the free and voluntary act anda. deed of .424 s-vp.:rssta.., for the tries and purposes therein mentioned:au on oath situ:that y� fill • ee �- � . tttltter nl�arr �'r'e Inc tari sin:rv-+ere:on hrehuif of satd eoroorattaa • en --i- �t&b� ttaa ;rB°ice io WITNESS �.s I(rave�gn4F.4set r.•hand and offral teal the day and year fire mast written. i+ fAtY t i� � a" .. NOTARY PLL'seftthe State of Waar.iL . ..'.At Iits "Ili111110'A My Apoe mrern Eapues:_�!/t/. 5 1r Y. • -c•':-: ....:. .......' .. .. �_.� -- --- • __..ate s �"+'_+•_ _ - ..'+:::.a �.Yr. Date: January 9, 1996 MOW • To: Mr. Mark Pywell Senior Planner TRIAD ASSOCIATES City of Renton Project Management 200 Mill Avenue South Civil Engineering Renton,WA. 98055 Land Surveying • Land Use Planning Job No: 95-202 • Landscape Architecture Project: Springbrook Site Plan Application Site Design concurrent w/BLA Application Enclosed are: These have been sent: ®Prints ®For Your Use ® Copies El For Your Review/Approval ECF V E D ®Reproducibles • ❑For Your Signature/Return ®Reports ®At Your Request ®Documents ❑For Your Records •JAN 0 9 1996 ❑Specifications ❑For Your Information ❑ Other ❑ Other DEVELOPMENT PLANNING CITY OF NEITON Quantity Date Description 111 1/9/96 Site, landscaping, grading, utility, boundary/topo., tree survey Architectural elevations/floor plans- preliminary 11 1/9/96 Project narrative, SEPA checklist, master application, construction mitigation plan, purchase agreement contracts, legal description 3 1/9/96 Title Report with Easement Agreements 1 1/9/96 Self adhesive mailing labels with adjacent property owners (2) sets 1 1/9/96 Check- $1,725.00 Adm. site plan,BLA, environmental review 11 1/9/96 Neighborhood detail map- (full size) & PMT plan reductions included 5 1/9/96 Geotechnical and Drainage reports- preliminary 6 1/9/96 Traffic study/illumination design report and wetland evaluation Remarks: Please find enclosed for your review and distribution the above mentioned submittal package for the springbrook project. In addition to the site plan submittal set, there is also a package included for the BLA which is being submitted concurrently with the site plan. If you have any questions or need additional information feel free to contact myself or Alan Fure,PE at 1-206-821-8448. Thank You. Sent By: Copies To: Mr. Tom Ichelson w/copy Ron Grina Env. Dev. Corporation Project Coordinator 11814 115th Avenue NE,Kirkland,Washington 98034-6923 Phone 206.821.8448 Toll Free 800.488.0756 Fax 206.821.3481 , PRELIMINARY ILLUMINATION DESIGN FOR SPRINGBROOK RENTON, WASHINGTON JAN 9 9 1996 DFvvL�P • itIZAI CI F R7%v NING Prepared by: Robert M. Herman, P.E. TRANSPORTATION, PLANNING & ENGINEERING, INC. 2101 - 112th Avenue N.E., Suite 110 Bellevue, WA 98004 (206) 455-5320 TP&E Job Number R0659A Triad Job Number 95-202 JANUARY 3, 1996 ^ 01-0371996 14Y43', 50 ' R O A D Ver 3 .00 , Page l of 3 ' i A L A D A N Am ) A Lighting Application Design & ANalysiq � 'General Electric Company ` GE Lighting Svsteme Hendersonville . NC 28739 USA / ' P R O V I D E D B Y : � Name | Select SETUP/Company Info � Company | from initial ALADAN screen Addreoo1 | in order to ohanAe this info . ' Addresa2 City , ST , ZIP � Phonea xxx-xxx-»xxx Fax : xxx-xxx-xxxx � . R0ADWAY DESCRIPTION Project: SPRINGBROOK - TALB0T RD . S . � i All Units ot Linear Measure are in FEET ` | Lana Width ' 14 .67 Lane Quantity 3 'O'D � � ROADWAY LAYOUT ' � 3 ` 4 (- ----'--Curh & Fixture Line Numbcrs | / ( Note: Curb Line 3 is the Y axis ) . . ' O_ / / Polo ConfiouraLion: / / Right Side Only / +-----0-- (---+ / . >--meter array ( One fixture qyoli ) + O--------+------> X axis | � / <-----Approximate Observer Location( s ) for � . / 0- Luminance Calculations ( not to scale ) ' , | 01-03-1996 14 : 43: 50 R 0 A D Ver 3 .00 Page 2 of 3 LUMTHAik L N Luminaire M-.400A2 CUTOFF Lamp : HPF, 200-400 Photometvic ID : 7:32:3 2.50 vi Initial Lumens : 30000 Light Loss Factor : 0 .730 Distribution Type: S/M-C-III Comments : DOUBLE PEAK MAIN BEAM LUMINAtRE SUMMAPY Fixture Spacing along Roadway 175 .000 Fixtures par Pole ( Seine Or 1 Fixture Overhang ( Outside Curb ) .1 .50 Line X First. Y Cycle Last. Y Mountimr1 No Ot.‘,/ Offset Fixture increment Fixture Heigh': Orient Tilt 4 F 42 . 510 -175 ,000 175 .000 270 .0 • These computations may be based on speciric information that has been supplied by the customer . It is the responsibility of- the customer to verify that the actual lighting installation corresponds dimonsionally to that on which this data 1,1ased . An',' deviations in the actual lumina ire installation . lighted arca geometry , and the inLroductIon Ot obstrucLions within the • lighted space may produce results That ard di 'rerent trom the predicted values . Also , normal tolerances of supply voltage , lamp output , ballast and luminaire manufacture will effect results . Ref : IES LM-61-1986 identifying Operating Factors for HID Luminaires ^ - . ^ . . � 01-O3-1996 14 : 43: SO . R O A D. Ver 3 .00 Page 3 of 3 ' METER ARHAY F 0 R . HoPIZ0NTAL TLLUMINANCE � � Measurement UniW arc in FOOTCANDLES � | -- x [uordinatea---� Y 11 'DO 25 .67 4O .34 Co"rd: 3 '67 18 ,30 33 .01 ----` ------ --------- -0-------- 159 'O0 / .024 1 'O8 1 .51 1 '85 2 .08 2 .56 143 '18 | .673 '041 1 '00 1 '09 1 '16 1 '24 . 127 '27 | '534 '643 .704 .705 '608 672 111 'jQ '406 '461 .507 'SOS '505 .501. 95 '46 | '332 '337 '338 '344 '366 . 387 79 '5 | '322 ' 337 '338 '344 .366 .387 63 '64 | '406 '461 '507 'SOS . 505 . 501 47 '73 | '534 '643 ' 704 -705 '688 672 ` / 31 '82 ./ '673 .841 1 .60 1 .09 1 .16 1 .24 15 .91 | '82A 1 .09 1 '51 1 '85 2 '08 2 .56 ' O .O | '766 1 '01 I '34 2 .02 2 '72 307 | / ILLUMINANCE SVMMARY Avereno Illuminance ( Footoand1no ) 0 .92 . Minimum Il1uminanco ( Footcandlas ) 0 .33 Maximum Illuminance ( Footoandle� ) � 17 i ^ � � Uniformity ( Overall Axerage/HinimUo/ ) 2 '77 � Uniformity ( Overall Maximum/Minimum ) 9 '57 Coetficient of Variance 0 .71 Maximum Grodiant ( Parallel to Axis ) 2 .07 � � i `- ^ | | ' � � . ' � | ` ' ` . � / / | , 0—03-'1.99' 1. :42:4 5 • ROAD Ver 3 .00 Page 1 of '3 A L A 0 A N ( t_rn ) f{ Lighting Application Design 84 ANalysis Generai. Electric Company GE Lighting Systems Hendersonville , NC 28739 USA, • 1..1 R 0 V I D F U a Y : Name ; Select SETUP/Company Info Company, ; from initial. ALADAN screen Addressl ; in order to change this info . nadreaa2 City , SI , ZIP • 'bona',; .xx"xxx"'xxxx Fax : xxx-xxx -xxxx • POADNAY DESCRIPTION CR :1: JPTION Project : SPRINGBROOK - ON SITE • Al] • Unit_ F L.. ;.nea: Nieaaur,.. -=r.,. in FEET I, L..eii Width 12 .00 Lan Quant:Lty. 2 .00 ROADWAY• • Y LAYOUT ) I ' rl. & Fixture Line Numbers I I I ( Note Curb Line 3 is Li-a Y axis ) I I ..,0 I I Pole Configuration : at„)_Cin " Stagger 1 I 0- I I I I I I I I I 1 I . " O meter array '( One fixture cycle ) I I , I 1 I i I I I I I O_.. 't- ~--.--Approximate Observer Location( s') for wi Luminance Calculations ( not to scale ) � . V1-03-1996 14: 42; 45 R 0 A D Ver 3 '00 _ Page 2 of 3 / LUHINAIR [ DESCk | PTI01''! ~ Luminaire : M-25OA2 CUTOFF Lamp : HPS �O-15O Photometric ID '. 7285 Initial Lumens : 9500 Light- Loss Factor : 0 '730 Distribution Type: M-C-III Comments : - LU M I N A I' RE SUMMARY Fixture Spacing along Roadway 140 '000 Fixtures per Pole ( Same Orientation ) 1 Fixture Overhang ( Outside Curb ) 1 '50 Line X First Y Cvcle Last Y Mounting ---Fixture-- No Qtv 0ftamt Fixture Increment Fixture HeWht Orient Til ,' 3 5 1 '600 -280 '000 280 .000 840 .000 25 .0 90 '0 0 � 4 6 22 '500 ' 420 '000 280 ,000 980 .000 26 .0 370 '0 0 'O These computations may be based on specific information that has boun supplied by the customer . It is the raaponribilztv ot the customer to verify that M actual lighting insWlaLim/ corresponds dimrnOio/m|ly to thaL on which this doLa i� based , Any dcviationo in the actual luminolre installation . liohted nrea oeometry , and the introduction of obstructions within th� lighted space may Produce results that are difforont trom UN'. predicted valueo . Also . normal tolerances of supply voltan+ , lamp output , ballast and luminaira manufacture will effect results . Refs IES LM-61-1986 Zdentifyinq Ooerotinp Factors for HID Luminaires ' ' 01-03-1996 14 : 42 : 45 R O A D Vat 3 '00 Paw 3 of 3 METER ARRAY FOR HOBIZONTAL ILLUMINAMC [ Measurement Units are in FOOTCANDLES | ---X Coordinates--- ) Y 9 -00 21 '00 Cuord 3 .00 1500 ____________________ 264 .44 / 1 .31, 1 .11 '831 '578 248 ,891 .417 '410 '391 '378 233 '3? / 019 '225 '242 '257 217 '78 | -164 '168 ' 164 '170 202 .22 / ' 170 '164 ' 168 . 161i / 186 '67 | '257 '242 '225 '219 171 '11 | -378 '391 .410 '417 155 '561 '578 .831 1 '11 1 '31 140 '00 | I '00 1 .60 2 .19 2 .59 124 -441 .578 '831 1 .11 1 .31 ` 108 '89 / .378 ,391 .410 '417 93 '33 | .257 '242 ,225 .219 77 '781 '170 '164 '168 '164 62 ,22 | ' 164 ' ' 168 ' 164 '170 46 '67 / '219 '225 '242 '257 31 . 11 | . 417 .410 '391 '378 15N6 / 1 '31 1 'I1 '831 'S78 0 '001 2 '59 2 '19 1 '60 1 '00 ILLUMINANCE SUMMARY Average Illuminance ( Footcondlzo ) 0 .60 Minimum Illuminance ( Fnotcandles ) 0 '16 Maximum Illuminance ( Footcandleo ) 2 '59 UnifVYmitv ( Overall Average/Minimum ) 3 .64 Uniformity ( Overall Maximum/Minimum ) lS 'G� � Coefficient of Variance 0 '98 Maximum 6radiant ( Parallel to Axis ) 3 .14 ' ' ` - • • • �UGE1r• • - EASEMENT _ x'a=rf;' - - . Fer ano in consideration of One Dollar($1,00)and other valuable consideration,the receipt of which is hereby acknow • ledged ,,�: s„c� �T: ,..!, MIT RE1511:Rt1e IKC.r A 10 OORY(ftATION 5t . .' . ('Grantor herein),hereby conveys and warrants to hereinafterforth OUND P POWER & LIGHT MPANY.r.along. s Wasand hington i corporation("Grantee"herein).for the purpose_cp�6 County,Vndeington. the following described real property(the"Property"herein)in =; 11 . •_;A: The west half of the north 5 acres of the south 9 acres ofthe , 1 southeast quarter of the northeast quarter c. Section 31, i Township 23 North, Range 5 East, W.M., in King County, Washington; I.EXCEPT portion for county road. Except as may be otherwise set forth herein Grantee's rights shall be exercised upon that portion of+he Property(the"Easement 4 Area"herein)described as follows: . _ , EXCISE TAX NOT REOUiflED9. Kin;Oo.I(caords G+ium r4 • ay4 paygy. • s N The Best ten (10) feet of the above described property, vim seasured at right angles to the Best boundary '� thereof. 1 I 44 i I. Purpose.Grar,:ee shall have the right to construct.operate,maintain,repair,replace,improve,remove,enlarge and use one or more electric transmission and/or distribution systems over and/or under the Easement Area.together with all gi necessary or convenient appurtenances thereto,which may include but are not limited to the following: a.Overhead facilities.Poles and/or towers with crossarms.braces-guys and anchors:electric transmission and distribution lines:fiber optic cable,communication and signal lines:transformers. .,i • ".. j h.Underground facttitles.Underground conduits.cables,vaults.manholes.switches and transformers:semi-boned or � . groat•:d mounted facilities such as pads.transformers and switches:fiber optic cable,communication and signal lines. 1 Following the initial construction of all or a portion of its systems.Grantee may.from time to time.construct such additional � �� -':� facilities as it may require for its systems. 5tEC 2. Access.Grantee shall have the right of access to the Easement Area over and across the Property to enable Grantee to exercise its rights hereunder.Grantee shall repair or reasonably compensate Grantor for any damage to the Property,includingIAN 90 ,e damage to roads,crops.driveways and fences caused by the exercise of such right of access. 1996 El 3. Easement Am Clearing and Mahtlenance.Grantee shall have the right to cut,remove and dispose of any and all brzeh tree"end other •ation prestnt:y existing upon the Easement Alen.Grantee shall also have the right to control,on a pE LU fy'VENT PLANNING basis and by al'f'v prudent and reasonable means,the establishment and growth of brush,trees and other vegetation l�OF EICNTOP! .;.�, ante upon the Easement Area which could,in the opinion of Grantee,interfere with the exercise of Grantees rights herein or eate a ,; hazard to Grantee•+ey-stcros. - + d. Trees Jut side rasrmen,Ares.Grantee shall have the right to cut,trim,remove and dispose of any trees located on the •'i.• tt- ' Property outside the Ea:err:ert Area which could.in Grantee's sole j:vlge nent,interfere with ar create a hazard to Grantee's c`.stem%.Grantee shs!!.prior to the exert-•;of such right.identify such trees and make a reasonable effort to give Grantor prier ''-�''' i' not:c:that such trees will he cut,trimmed,removed or disposed of(except that Grantee shall have no obligation to identify tech ( trees orgive Grantor nich poor notice when trees are cut,trimmed,removed or r-tberwise dirpeitl of in response to emergency i . conditions).Grantor shall he entitled to no rnm;+ensa.ion for trees cut,trimmed,removed or disposed of except for tin actual I market value of merchantable timber(if any)cut and removed from the Property by Grantee. 5. Grantor's Use of Easement Area.Grantor reserves the right to use the Easement Amite,arty purpose not indent with the rights herein granted.provided.that Grantor shall not construct or maintain any building.structure or ocher object on the • C I=asernent Area and Grantor shall de.no blasting within 300 feet of Grantees systems witboat Grantee's prior written ootneat. 6. lndeissnfty.GT*fltee agrees to mdeennityGtafltOrfrom and against Iiabilityibevi)edbR Omar lt of Grantee's d Grantor aeg!itre"ce in the exert-iv:rf'he rights herein granted to Grantee,but nothing herin, ?> `el �� r^r that,,reign of any such liability attr.'utabk to the negligence of Grantor or its negtracenf et)3•!t. - -a-- a - i v7 .I- r. .y.//Jy4y.Q4 ef+1L\7tN I/••-JL•:ti Il • eery en rlav��was . 'i i, zx its .ii,„,::::a:a u' "• e"•.�•.,,. • • 1 I_ .. . • Ai I O .�'• f1r.:a•„i:`.a[!.> 1�:• '17w• s+. ...•.�. - ..•:' - - -.`._ r' • .• .. _ .... - _ ram.... •' ,I-...' rite .q..\.►'��"'.'p"N.`�•71"'-`!•'.,x•. , ti 1. -- 0 . . . • .. . , _ . .7. Abandonment.The rights herein granted shall continue until such time as Grantee ceases to use the Easement Areafor a period of five(5)successivt years.in which event this casement shall terminate and all rights hereunder shall revert to Grantor. provided.that'no aband mment shall be deemed to have occurred by reason of Grantee's failure to initially install its systems on the Easement Area within any period of tame from the date hereof. • : 8. Successors and Assigns.Grantee shalt have the right to assign,apportion or otherwise transfer any or all of its rights. { beneitu,privileges and interests arising in and under this easement.Without limiting the generality of the foregoing,the rights and i - obligations of the parties shall inure to the benefit of and be binding upon their respective successors and assigns. Dated:his �-s -- --day of____ 41e ,19. _ ' GRANTOR PdCZT WESTERN. 11C. , CtocutiVO vico president ' 0/� - ya eel STATE OF WASHINGTON ) •'w - : ss. : cCOUNTY OF I - IAIA On this day of ,19 ,before me,a Notary Public in and for the State of Washington, .. ley duly commissioned and sworn.personally appeared 7) ,to me known to be the ind:•:dua1(s)who executed the within and foregcistg signed the same as- free ant voluntary act instrument,and acknowledged that i and deed.for the uses and purposes therein mentioned. • i GIVEN UNDER my hand and official seal the day and year in this certificate above written. i NOTARY PUBLIC in and for the State of Washington., : 3 • ruing at_ s • My Appointment Expires: +, igg STATE OF WASHINGTON• 1 , ss. COUNTY OF ) I On this day of ,19 ,before me,a Notary Public in a.•td for the St;se cf Washington, , duly commissioned and sworn,personally appeared ,to me known to be the individual(s)who executed the within and foregoing instrument,and s.knowledged that signed the same as free and voluntary r[t and deed.fr,the was and purposes therein mentioned. • • • GIVEN UNDER my hand and official seal the day and year in this certificate above written. I t • NOTARY PUBLIC in and for the State of Washington. ceding at My Appointment Expires: ,.' I i • STATE OF WAS:INGT°\ 1 • i 5;. i d COU.TY OF- 1`6 t i t o r /� d ""Y` .Marc me.s Notary PubL•e.n ar4:or:Pt Su!e a[w rsLu+ktan.dory I1 On this 1ria-_day of�d./..W /�/�.19 +ti y ea! a ared a c BOTd �i / �j ins me k,oned aid s pe peens ty t>x ttzeCatt,e Vtoo Pros tdent J]'�a 1 ro me tnoen to be tt:e Pe:.rn(s1 ^rr n 4 R,get.Western, Inc. ,,� nat774nt� of R� 11 •hat esa•r'^1 rye wirh,n anal fnretntng scummiest. and acknowledged said tagrar..ent to be the free anti voluntary act and _ i II .__.•_.�,..qr sew far the uses and purposes therein mcnuonnl:ants on oath stated that ,secs of �tlffff.rr, sate e+orsorai� pis sy��_�lrgprt�Ryr>L a the used imminent on behalf of ..awow oaf .*sao .T:rp�.f. t'1 WITNESS A I save arras.+rrt n:•hand Inc offril seal the day and year first shale vtuten. saw 5: _ //ate-• NOTARY PCBLt m for the Sate of Wuts_0Con, .;A:h///llllltl'k My Appcintmcm(soon:_ 'rl ci 5,fii- jf,.7:: , .'•. :.. - +'... �I.7.'�' .ti%y,i:+t. t. •. a : _. ; ! t 2 ^ 01/C- -6 01 : 16PM PAGE 01 STEWART TITLE COMPANY OF WASHINGTON, INC. 1201 Third Avenue, Suite 3800 Seattle, Washington 98101 (206)622-1040 SUPPLEMENTAL TITLE REPORT TO: Triad Associates Your Ref. No. : Springbrook 11814 - 115th AVenue NE Owner: Fournier/Puget Western • Kirkland, Washington 98034 Attn: Ron Grina Our Order No. : 282914 Supplemental No. : 1 cc: Environmental Development P.O. Box 1574 Bellevue, Washington 98009 The following matters affect the property covered by this order: * A Full Update of the Short-Plat Certificate from December 6, 1995 through January 2, 1996 at 8:00 a.m. has disclosed the following: - There is nothing further of record * There has been no change in the title to the property covered by this order since December 6, 1995, EXCEPT the matters noted hereinabove. Dated as of January 5, 1996 at 8:00 a.m. STEWART TITLE GUARANTY COMPANY PACIFIC NORTHWEST TITLE COMPANY By: Marilyn Sanden Title Officer R‘ cove' deb/7314X �EVE OF Rv oN LNG Loog i '°4 STEWART TITLE COMPANY OF WASHINGTON, INC. 1201 Third Avenue, Suite 3800 Seattle, Washington 98101 Senior Title Officer, Marilyn Sanden Title Officer, Bob Curtis Unit No. 2 FAX No. (206) 343-8400- 343-1345 Triad Associates Title Order No. 282914 11814-115th Avenue Northeast CERTIFICATE FOR Kirkland, Washington 98034 FILING PROPOSED PLAT Attention: Ron Grina Your Ref. : SPRINGBROOK SHORT PLAT CERTIFICATE SCHEDULE A GENTLEMEN: In the matter of the plat submitted for your 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 according to said records the title to the following described land: As on Schedule A, page 2, attached. IS VESTED IN: PUGET WESTERN, INC. , a Washington corporation, as to Parcel A; and ROY E. FOURNIER and NORMA FOURNIER, husband and wife, as to , Parcel B; and SARAH AGNES MORELL, as her separate estate, as to Parcel C SUBJECT TO THE FOLLOWING EXCEPTIONS: As on Schedule B, attached hereto. CHARGE: $200 . 00 TAX: 16 .40 TOTAL CHARGE: $216 .40 RECORDS EXAMINED TO: December 6, 1995 at 8 : 00 a.m. STEWART TITLE COMPANY OF WASHINGTON, INC. Marilyn Sanden Senior Title Officer Unit No. 2 , 1 • Order No. 282914 SHORT PLAT CERTIFICATE SCHEDULE A Page 2 In the matter of the plat submitted for your 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 according to said records the title to the following described land: PARCEL A: The west half of the north 5 acres of the south 9 acres of the 1 southeast quarter of the northeast quarter of Section 31, Township 23 North, Range 5 .East, W.M. ; in King County, Washington; EXCEPT portion for county road. PARCEL B: The north 5 acres of that ,portion of the north 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 east of the ' Kent Renton Road No. 80. ( PARCEL C: 1The south 4 acres of the following described tract: That portion of the south half of the northeast quarter of Section ' 31 North, Range 23 North,—Range-5- East, W.M. , in King County, Washington, lying east of the Kent-Renton County Road; , EXCEPT that portion if any thereof in the southwest quarter of the northeast quarter. END' OF SCHEDULE A • • • STEWART TITLE GUARANTY COMPANY SHORT PLAT CERTIFICATE Schedule B Order No. 282914 GENERAL EXCEPTIONS: 1. Rights of claims of parties in possession not shown by the public records. 2 . Public or private easements, or claims of easements, not shown by ' the public record. 3 . Encroachments., overlaps, boundary line disputes, or other matters which would be disclosed by an accurate survey or inspection of the premises . 4 . Any lien, or right to a lien, for services, labor or material heretofore or hereafter furnished, imposed by law and not shown by the public records, or Liens under the Workmen's Compensation Act not shown by the public records . 5 . Any title or rights asserted by anyone including but not limited to , persons, corporations, governments or other entities, to• tide lands, or lands comprising the shores or bottoms of navigable rivers, lakes, bays, ocean or sound, or lands beyond the line of. the harbor lines as established or changed by the United States Government. 6 . (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water. 7 . Any service, installation, connection, maintenance, capacity, or construction charges for sewer, . water, electricity or garbage removal . 8 . General taxes not now payable or matters relating to special assessments and special levies, if any, preceding the same becoming a lien. 9 . Indian tribal codes or regulations, Indian treaty or aboriginal :rights, including, but not limited to, easements or equitable servitudes. B. 'SPECIAL EXCEPTIONS: As on Schedule B, attached. • Order No. 282914 SHORT PLAT CERTIFICATE SCHEDULE B Page 2 SPECIAL EXCEPTIONS: 1. EASEMENT. AND THE TERMS AND. CONDITIONS REFERENCED THEREIN, INCLUDING, BUT NOT LIMITED TO, THE FOLLOWING: GRANTEE: Puget Sound Power & Light Company, a f Washington corporation PURPOSE: Electric transmission and/or distribution systems AREA AFFECTED: The west ten (10) feet of the above described property, when measured at right angles to the west boundary thereof RECORDED: November 29, 1994 RECORDING NUMBER: 9411291155 AFFECTS: Parcel A 2 . The following matter(s) disclosed by survey recorded under Recording Number 9507119006 : Location ofcounty road, Talbot Road South (Springbrook Road, Kent-Renton Road #80) A copy of said survey is hereto attached. NOTE 1: GENERAL AND SPECIAL TAXES AND CHARGES: YEAR: 1995 TAX ACCOUNT NUMBER: 312305-9063-06 LEVY CODE: 2127 AFFECTS: Parcel A CURRENT ASSESSED VALUE: Land: $53, 100 . 00 Improvements: NONE GENERAL TAXES: . AMOUNT BILLED: $735 .71 AMOUNT PAID: $735. 71 . SPECIAL DISTRICT: AMOUNT BILLED: $1.25 AMOUNT PAID: $1.25 (continued) • Order No. 282914 SHORT PLAT CERTIFICATE SCHEDULE B Page 3 NOTE 2 : GENERAL AND SPECIAL TAXES AND CHARGES: YEAR: 1995 TAX ACCOUNT NUMBER: 312305-9064-05 LEVY CODE: 2127 AFFECTS: Parcel B CURRENT ASSESSED VALUE: Land: $ 90, 000 . 00 Improvements : $102, 000 . 00 GENERAL TAXES: AMOUNT BILLED: $2, 660 .20 AMOUNT PAID: $2, 660 .20 SPECIAL DISTRICT: AMOUNT BILLED: $1 .25 AMOUNT PAID: $1.25 NOTE 3 : GENERAL AND SPECIAL TAXES AND CHARGES: YEAR: 1995 TAX ACCOUNT NUMBER: 312305-9066-03 LEVY CODE: 2127 AFFECTS: Parcel C CURRENT ASSESSED VALUE: Land: $73, 700 . 00 Improvements : $85,400 . 00 GENERAL. TAXES: AMOUNT BILLED: $2, 204 .36 AMOUNT PAID: $2, 204 .36 SPECIAL DISTRICT: AMOUNT BILLED: $1 .25 AMOUNT PAID: $1.25 END OF SCHEDULE B Title to this property was examined by: Peter Johndrow Any inquiries should be directed to one of the title officers set forth in Schedule A. PJ/11/7314X ..,. . k , . . ,... .1 ..... _ __L_ .• - 4 -I 1'04" Fin 4 4 L. . jii . I li . 0,...0 _ ,,, Tee/Apies/ ,lvo .42kurnal aCcrp G..94 LOT 4 ,100 - 5 e , • . 0 14e, • - . 1 70 a; •' "0— els4.44' qati,r4 :11114-oi-is pi 20[•73 7 defrArrOal ae-:l GAM n 1 . .1 .:. , . § z i 4 .011 pee pl et .. • • • i! 4qtrArrv.../ 04,0. 6.42Z . g ,ImirU .4419-aemea V I 1 •48/ - ill - 1,40 II: 0 0 ii 400-Set klfr.unue ago. JOSS I 04 t ; \ 6046- tl • • , ; -0- o 0 I 111 .3 I * Z.4 tii 14 r. .fr B . y.t7 v a _ -__ • z ... . : 6 ,,s g 1.90 '! 1 11___MtIO • I ..989-av-/a a* 48a sat Ats•A.oie. cil 1 i - - • •"' . - . • b V- li % • --,. , P6' .• ---- 1 i . . 1 is -.4/89-00-09 IV 604,41 I 4 2 ' • tI d • ! 5004. g ' .,,,,, u;tilj ! A „6,. „,.4 0 • . „Go gi- 4 Pza-) cy i • 1. 4 .g.49-co..43 IV ••6:0711./1 \ cm es. 1 le '51,1 c . o ,?[ , : 9 v Z1 - ql I % ‘1 • - 3-62 1 Se 1 3e 1 . 1.r --=INIS's CMYle, wawa . r . .a.._ • - 1; . _ . . . - ! 13 --. . .. . Pe'. 6.660 I I ; .5. Lfte.ae el. 0:0 44.- ----s,.... ; - . - Ijs. - • , •-,i 1PV Ir ' . Le ''. I L • li 41 1 ts • , . • 4 : k • ! i - , ..) i 1 STEWART TITLE COMPANY OF WASHINGTON, INC. NORTH .4 Tradition Order No.. - of FacelletU:e" • IMPORTANT: This is not a Plat of Survey. It is furnished as a convenience to locate the land indicated hereon uith reference to streets and other land. No liability is assumed by reason of SOUTH .reliance hereon. ! • . • E. f/2 SECTION 31. T. 23 N. . R. 5 E. . N.M. • teM �� , ' • I"!1 �I««��it�rgi•• 1R .rD ••a t .n I • . , a ' . �. • . •W;{ I . 9*II t,u ' • u Y7 •.I:i 'rIf ft�,'..f••.f'�. .a• CK 1a1. • �'• IV,�� 0 100 ,')0 • Z �JI ia0t 1!!►i.ifl. i 1.•1 a1N.0 tar M.111R M••AC. :•.R k,l ■.r«f •u K r ..I ittf. . i • Rt tf.rt•t., • I (� I' PARCEL 'A' A "* I aI:•' RN i i.n'uliu"""' E• i SC i i?= E I..•MI ii • N. l •.ill{�. t. _ :i _ CQ �q+r •i'Nelkm. • •� Part,.1M• t.fl•N.H.N .• Rj• ¢� a ' • .' M PARCEL 'B' IIFf•. KItll•a• . nohow rwt.r•01.511 N..rN..:....•. bG OC ,.11Pi.. 7f.•r�----�- - I[a[f..11...41 �, - 1wn.Mn Int.. f' .NK fU' •f•N !_`Sl.L•.iL'41"!!•!u'wtc.3j.te• . _• a :AP •u, 1 1 N•« .•f It N•«1•[• •w.�,.l«f _ • aM fU•1.1 « I.t I•.Rt 1.0[. x :I ):I PARCEL.•C-1• «iu Iaslai{an!■. . PARCEL •C-2• I 1.4 c.. rct f.•N•/ LIT o.c..w 112037 11 r. p t , • • IY•IiN E. .i sArr...y. •r. y I• III of ,,fo,Ic.• :i . t t•qI} u•.1 ww.uaw. 9%rt., t 1.lilR N A.1 ACell. 1 N'« I't r•rw•• y i •N.� 1,1• .3 ' II• •• �� � r .:II .i .r...�' idi-irel rw.rren Ili*MR.Itrl•■. I •w�r.: � 3 .�.• .t.• N. ...••rw•rw• t•••••.•• .M rrt•....•.•.•n 1+ • w+1• •M 11YI,t.I �' .iwwl•II 1.. I, •M•1 .M •Mr...w..•: •r• s • E.:Fs 1.II:,tSr11r1::t1.;• ,'�Inr 'L•r::,.•»:I:r. 3- r::r'g.. .,=•w,J.. , . :r•_I•'::H? °'__......,. • Dan 11.1 WI see Mt sAlle/. 'C '' : " .uot ae.e levt■ arc u r[t1.1 "•"' '•' F- --I • . a ir.I•e1•eN ae. 1.i°F aa1.t �ir•r ••..a•..1•. -r.: ... ... . ■e n•1 a fal ec.1 I - laiii i,a'iii:ii'L uh...r s Il x M•.r L.. .n •M I ::._ :zw �a�. •';::�' ;: i:�:,:.::'�1- • .. ` ..tl[f Kac[ t II u!. I.ar H rw,�r'Irl•'y'n•111.}i::.'1.''..Ala.S. _ • • • wa C�J, y tie aap•1r1� �--1 'w'1Nt: 1 are,' •• , •! 1,1;1R�CM..=. fit, + _ • �"":�, :''�%: ,7 .i3.a.a.• •---•—•—:—•—•— —•—•-:D.4 ,1.1 4a1.Tlle "L'1•—•—•—•—••—•—•—•—...1 •., r.!14.. • ..... .0....L IF • 1 , N..HN•••economist, MCe.001•5 tp?INtatl 1111•■.•.•..Nr1 t BOUNDARY SURVEY rOR . t rr••.m1..• y.,..n. M N wen • rlbe In r•Ntt.N•..I•t N Ie...1...• "r errNtlN I..••/./M...1••1••••.•.•• s..N/N•,... 1.•...„..N •I,',......I•«•.M•I M ENVIRONMENTAL DEVELOPMENT CORP. I I A N S E:.N SURVEY I N G ...ell lie towns«,t..11t1►„I..so MIL..,,li M.,.,. „„•.. RENTON . WA S I I I NG 1'UN • i �.wA..j......... • DIN BY RGtt DATE ti/2o/!S JOB NO. lSOIS 1- t..... M•.1.N•. TEL . 2 3 —E3 t1�l U 1 ewes. •n•.of■ CIIISD BY RGII SCALE 1' . 100• SHEET I Or I. • 11 •I , 4s.�+r♦ ! "4:-.k.:-.,'. , rillP ' 'l.� + �7e7 .. _ i•r.N..,,'' J t t ;�/ EASEMENT .,' `'=i'"`re`'• Fer and in consideration of One Dollar(SI.00)and other valetabk consideration,the receipt of which is hereby acknowledged a.��.s'. .try - `. l � .r5:' :..ice"j PIM,'Et car ruui, Is c., A l t70RPGP1t2I0i( . • • • J .• .-.�:�� � • ("Grantor"herein),hereby conveys and warrants to PUGET SOUND POWER g.LIG1ifiT COMPANY, a Washington corporation("Grantee"herein),for the purposes hereinafter set forth,!perpetualeasementover,under.aiong,acrossandthrough -i-. • . y� the following described real property(the"Property"herein)in ' 6 Comity.Washington. : 4_ • The west half of the north 5 acres of the south 9 acres of the southeast quarter of the northeast quarter c.f Section 31, ._ Township 23 North, Range 5 East, W.M., in King County, Washington; ; EXCEPT portion for county road. ` l _tree ._ • .. • Except as may be otherwise set forth herein Grantee's rights shall be exercised upon that portion of she Property(the"Easement a i < Area"herein)described as follows: - -. _^ EXCISE 7Fe�( OT REa�iAEn j}3 ;: • ; v► kIng 0o.Rea G acinis 'iaien i `=j s N The Hest ten (10) feet of the above Be lted property,stem anean th red at right angles to e Vest boetstdary 4 gni thereof. i !'4 i CI I . • 4 . I. Purpose.Grar,:ee shall have the tight to construct,operate.maintain,repair,replace.improve,remove,enlarge and II use one or more electric transmission and/or distribution systems over and%or under the Easement Area.together with all -4• necessary or convenient appurtenances thereto,which may include but are not limited to the following: a.Overhead facilities.Poles and/or towers with crossarma,braces.guys and anchors:electric transmission and distribution lines;fiber optic cable,communication and signal lines:transformers. li '." - b.Underground facilities.Underground conduits,cables,vaults.manholes.switches and transformers:semi-buried or Ai • fiberswitches: optic cable,communication and signal lines. a Following the initial construction of all or a portion of its systems.Grantee may,from time to time,construct such additional facilities as it may require for its systems. • - 'r 2. Access.Grantee shall have the right of access to the Easement Area over and across the Property to enable Grantee to exercise its rights hereunder.Grantee shall repair or reasonably compensate Grantorlor any damage to the Property.including ` damage to roads,crops.driveways and faxes caused by the exercise of such right of access. 1131 3. Easement Arm Clearing and Mlaastenanee.Grantee shall base the right to cut,remove and dispose of any and all b_- •h eel.and.:her v pcation presently existing upon the Easement Area.Grantee shall also have the right to control.on a continuing basis and by.a'f'prudent and reasonable means,the establishment and growth of brush,trees and other vegetation 31 a� upon the Easement Area which could,in the opinion of Grantee,interfere with the exercise of Grantee's rights herein or create a , hazard to Grantee's svatems. - ;~ ; S. T:ee trees located on the • s Outside ratrment Area.Grantee shall have the right so cut,trim,remove and dispose of any vr'` + ' Property outside the Ew.e:acnt Area which ccu!d,in Grantee's sole judgement.interfere With ar create a hazard to Grantee's • :f nr._ I systems.Grantee tl a!!,prior to the exeret,e of such right,id•atify such trees and make a reasonable effort to give Grantor prier .:i= • notice that such trees will he cut,trimmed,removed or disposed of(except that Grantee shall have no obligation to identify such • { __ ties or give Grantor such prior noire when trees are cut,trimmed.re noved or otherwise disposed of in response to emergency i cnndi:iorsl.G•z".tor shall be entitled to no compenis.ion for trees cut.trimmed,removed or disposed of except for the actual market value of men-heatable timber(if any)cut and removed from the Property by Grantee. 5. Grantor's Use of Easement Area.Grantor reserves the right to use the Easement Area for any purpose not ine miss-rat with the rights herein ranted.provided.that Grantor shall not construct or maintain any building,structure or other object on the Fssement Area and Grantor shall do no blasting within 300 feet of Grantee's tystesm witboest Grastees prior written content ,C 6. indesttnit!•Grantee agrees to indemnify Grantor from and against liability incniIed bIGsarri4of4s a result o(C'nmte-_t ire efrair m indemnif Grantor negligence in the ew:rev.of the rights herein granted to Grantee,but nothing hetrirt,2h4l1 sAgtt `� - y of Grantor or t ref etfit t. r that;',rich of any such liability at:^.butabk to the negligencehi ME "• i .:x'7 ..r .51 . 1 7111.17 a 41 IT.P.Mr41111.41 . . . ..'a it [Xn sl'rw i,::X.:.i 1'1 /2attit'4vv�� i . . . . i:dwif t;X1"„Jr;' i4::::::n' e••••.i,.... Sgt ,. �, , .. .. w t _-sue .. -... -+.s - .- ��.... . . "•". j-..s- , ' �%�► � -: _. - -•i' AP Fr +f Apt . , , , • • 7. Abandonment.The rights herein granted shall cot:tinue until such time as Grantee ceases to use the Easement Areafor a period of five(5)niecessive years.in which event this casement shall terminate and all rights hereunder shall rev-at to Gr ntor. provided,that no aband mment shall be deemed to have occurred by reason of Grantee's failure to initially install its systems on j the Easement Area within any period of time from the date hereof. 8. Successors and Assigns.Grantee shall have the right to assign,apportion or otherwise transfer any or all of its rights. benefits,privileges and interests arising in and under this easement.Without limiting the generality of the foregoing.the rights and i . obligations of thepartiees shall inure to the benefit of and be binding upon their respective successors and assigns. • Dated:his _ L%--day of__&0/'/01.444" ,19 l GRANIDR Mier ttssiaat. 1:11C. /g. ,. couutire vice President . ` N :5 ' STATE OF WASHINGTON ) ss. giCOUNTY OF 1 - 14 vi On this day of .19 ...before me.a Notary Public in and for the State of Washington.duly commissioned and sworn,personally appeared .la ,to me known to be the rods•°:hags)who executed the within ecd foregoing signed the same as—----- free aril voluntary act instrument,and acknowledged that and deed.for the uses and purposes therein mentioned. • GIVEN UNDER my hand and official seal the day and year in this certificate above written. ti i • NOTARY PUBLIC in and for the State of Washington `; My Appointment Expires: , a • . I .... g -STATE OF WASHINGTON ) 1 SS. COUNTY OF ) '� On this day of 19 before me,a Notary Public in and for the SLte of WttshingtotL duly commissioned and sworn personally appearI to me known to be the individ+a!(sl who executed the within and foregoing instrument.and�knowkdaed that sited the same as free and voluntary rat • and deed.fr.the us s and purposes therein mentioned. - 1 . GIVEN UNDER my hand and official seal the day and year in this certificate above written. NOTARY PUBLIC in and for the State of Washington. residing at ' My Appointment Expires: _ i • ?I iI S'.\TEQc \Siff\GTnV 1 • •i cc• 1) i ii COUNTY OF___1 ° — ! . f On the 1:�-day of 442ce'ir//'g-dtrdfZ —.w-*Z.Were me.s tins�Public.n and:or the State of we:•iny�an.dory R e IloSII ' 11 commaswrril ad sworn.perseaaily ancated Executive 9123 Prsestdeet �� to me known to be the pc:.crYtl+Y++^ +L'+s`!.1 .+M nvrflora tat Y4 a. of il,grt tsrsteee, Inc. act and il •Res, rsa•r!^1 tS' within and Cnreeemg mttramem, and a:aaos!edged said instrument to be the free ants voluntary inn the uses and proposes therein mentioned;and on Aat1 6ata that at a . 1 freed a -e'•^_.wn..r.I.-w if l'', w _� ti�rt fi-*cute the said tmtrumen:on behalf of E114 tvn.+orat1 ��-.��cb�'.yy'area /�:4,S, first a++o.e vruun. iN WITNESS tA I h"e.��'.ws n"hand and offral+cal the day and year �� . / �` jay; � N' 'fcrthelo�W o^� ',s. NOTARY PCBL: State ' .t�a' NNN` r rdu,a al •/wtr./ _. 'hs hflKis'�sN �tyAppe:mmem Expires:_ 't/y�SB' ~: et.:"-' 'T�'tC-�'T;cr'^_'.� _ .--•r.:.•z~-t...�..��.... t1.. *******'********************************************************* City of, Renton WA Reprinted: 01/09/96 12 : 07 Receipt *******,********************************************************* Receipt Number: R9600136 Amount : 4 . 16 01/09/96 12 : 06 Payment Method: CASH Notation: POSTAGE Init : JB Project # : LUA96-004 Type : LUA Land Use Actions Total Fees : 1, 729 . 16 This Payment 4 . 16 Total ALL Pmts : 1, 729 . 16 Balance : . 00 **************************************************************** Account Code Description Amount 000 . 05 . 519 . 90 .42 . 1 Postage 4 . 16 IIP *******i********************************************************* City of! Renton WA Reprinted: 01/09/96 12 : 04 Receipt *******:********************************************************* Receipt Number: R9600135 Amount : 1, 725 . 00 01/09/96 12 : 03 Payment Method: CHECK Notation: EDC, 1137 Init : JB Project # : LUA96-004 Type : LUA Land Use Actions Total Fees : 1, 725 . 00 This Payment 1, 725 . 00 Total ALL Pmts : 1, 725 . 00 Balance: . 00 **************************************************************** Account Code Description Amount 000 .345 . 81 . 00 . 0007 Environmental Review 500 . 00 000 .345 . 81 . 00 . 0012 Lot Line Adjustment 225 . 00 000 .345 . 81 . 00 . 0017 Site Plan Approval 1, 000 . 00 1 1 , 1 SOW I • • ' II GURUDWARA SINGH SABHA OF WASHINGTON WETLAND DELINEATION AND MITIGATION REPORT I-, I I i i-- III I � ' Prepared for: I'I Gurudwara Singh Sabha of Washington 5212 Talbot Road South Renton, Washington 98055 Prepared by: Talasaea Consultants 15020 Bear Creek Rd. N. . FC \1E Woodinville, Washington 980 °{ 26 1996 DEV CITY OFIREN ON PLANNING April24, 1996 • • Table Of Contents Page 1.0 INTRODUCTION 1 2.0 GENERAL PROPERTY DESCRIPTION AND LAND USE 1 3.0 METHODOLOGY 1 3.1 Background Data Reviewed 2 3,2 Field Investigation 2 4.0 RESULTS 3 4.1 Analysis of Existing Information 3 4.2 Analysis of Field Conditions 3 ' 5.0 WETLAND FUNCTIONS AND VALUES 5 6.0 PROPOSED PROJECT 6 6.1 Description 6 6.2 Development Impacts on Wetlands 6 7.0 WETLAND MITIGATION/RESTORATION 6 7.1 Goals and Objectives 6 • 7.2 Construction Management 7 7.3 Monitoring Methodology 8 7.4 Success Criteria 8 7.5 Maintenance(M) and Contingency (C) 9 7.6 Performance Bond 9 7.7 As-Built Plan 9 List Of Tables Table 1. Wetland Functional Value Ratings 5 References List Of Figures Figure 1: Vicinity Map Figure 2: Location Map Figure 3: National Wetlands Inventory Map Figure 4: Soils Map Figure 5: Wetland Map Figure 6: Wetland Mitigation Map List of Drawings Drawing W1.0: Conceptual Wetland Mitigation/Restoration Plan • . J TALASAEA isr �� LETTER OF • CONSULTANTS • ��® �� 4 RANSMITTAL Resource Sr Environmental Planning yn 15020 Bear Creek Road Northeast•Woodinville,Washington 98072 Ilk / ,9A Bus:(206)861-7550•Fax:(206)861-7549 V' 104, • T $OFF Date: A?R%L • IT'' OF R . J TOo, `�3o1LbI c z©lsi2.J`., Subject: WA-- Tara?Le TA�,RcyT t--b S. • cj 00 MILL AVENUE- Souri - WETLAtTh Rtsfae_ATtor11HITtOATto RC-KiTowr (,JA 9 aoss— . Project Number: TAB 2-2,4 Attn: From: 14-1 At<,xw',NJ IJ Transmitting Herewith: The Following: For: Proposal Review & Comment Contract Approval No. of Copies: c Change Order Signature Sets Letter Your Use & Files Sheets Report Payment X. Prints or Drawings As Requested • Specifications Action Noted Below • Other Description of Materials: GOR MO% 5tWork SAttk-A O'F wffist4itAa oo WLTLAa1> AO7 IM.1Tt FE.Pcwr( A'PRtt- 2.y+• Remarks/Actions: Bo g€,FQ 'f-E W 5OSt t eke(A)fuLL OJL > 1T 6E, ?oSsS' LE To Su&nv" AT- otJC- SC?A- c .s, 1aw1 7 GP-Alma& ?i_ge,t-c it?('L'ci-- a' Foe_ Tic e.wv-• f<E ?c�caj c ( .E. A Cl4Oft( �'at.iST(i0c..Tt N .1- 6.1tTt-Pra1� R-ESTeetP.TitA v*A1z1 or-t) pt.cit SE CP l-t_ T b t Sc USS (2_4' ,-1 Ss-0 • Tf'��rr4►�S Sinc el ' Yours, • TA SAEA Consultants . Copy To: • • GURUDWARA SINGH SABHA OF WASHINGTON WETLAND DELINEATION AND MITIGATION REPORT April 24, 1996 1.0 INTRODUCTION This report is the result of a wetland inventory and delineation on an approximately 6.2-acre site located in the City of Renton, Washington (Figure 1). The site is proposed for construction of a new Sikh Temple. The purpose of this report is to: 1) describe the wetlands identified and delineated on the property, 2) identify wetland impacts from previous un-permitted activity on the site, as well as impacts from the proposed development, 3) describe measures which will be implemented to mitigate wetland impacts from the proposed develop, and 4) describe measures which will betaken to restore wetlands previously impacted during the un-permitted on-site activities. Information in this report will be utilized by the City of Renton, the Corps of Engineers, and any other concerned agencies to evaluate impacts to wetlands on the project site. 2.0 GENERAL PROPERTY DESCRIPTION AND LAND USE The site is located in the City of Renton in King County, Washington (Section 31, Township 23N, Range 5E, W.M.). It consists of the existing Gurudwara Singh Sabha facilities at 5212 Talbot Road, and adjoining open space areas area to the east (Figure 2). The site is bordered by a single family residential development to the north, undeveloped forested,land to the east, and a single family residence to the south. II. The majority of the property, with the exception of the far eastern section, has been cleared and graded in the past. Topographically, the property slopes down moderately toward Talbot Road. The site is situated at the base of the steep , west- facing forested side slope of the Kent Valley. A portion of the property extends up the forested slope. 3.0 METHODOLOGY The wetland analysis of the subject property involved a two-part effort. The first part consisted of a preliminary assessment of the site (and its immediate surroundings) using published information about local environmental conditions. This information included: 1) wetland and soli maps from resource agencies, 2) wetland map from the City of Renton, and 3) any relevant studies completed or on-going in the vicinity of the project site. The second part involved a field survey in which direct observations and measurements of soils, hydrology and vegetation were made to determine whether wetlands were present, the types and functional values of these wetlands, and the extent of the boundaries (see Field Investigation section below). 1 /..----c.\ c Z O a • w 3 O CA Q.40( Z cC Q �m CC ,O vp CA • 2 w = � ¢ •,�.y O, co K. go CI Z 5 Z �1 • oz Ce •♦••.•to. • Z •.•••♦•.•••♦••;.;♦• rE ^ 0 44&•.♦a••.' .A ♦••4,• Z m 4J J •`•%%ii!!�t ��li• `•���•O.• Y �p .tea • • Lt1 • .:fi? ♦ro::•:.::•:•:•••::fi.::..::..::.::.:::•:. .••••MO.. 9 6 0 0 • ,-, ♦•♦♦ •♦••.•• ♦♦♦♦♦..ri♦♦.. ..♦...•.•.•..♦.♦:N►�•♦A♦♦•••.'••-♦.•.♦♦• • 0 ..•••♦•♦••.♦. .•.!.!♦►.•.♦•''•.i..♦.•„.. ♦.�• •i♦i♦s•i•i�♦,•.•Qi♦�<.;:I: .•i i•i�i•i•♦i i 44,i•e� ..•... = — ••-......„.....•♦ .�� ♦.♦,.;.. . ••♦.•♦♦�•••♦ ♦.::. '•::.•.•.: :.:•.•.•••: •.••.♦ 4,1 ,♦ •.•♦♦♦, •. N-: •:N♦••♦•-♦♦♦.•♦♦♦♦.♦•••♦::::::•:::.:••••::::::. •�••.•.•.♦ L7 fx .�♦♦.�'.♦♦A ••0.♦♦.•.♦♦♦♦•♦• .. • •••♦• _44. • • • •• w• w x .• ♦ 44 w • .�•:y'� ilia, •�•... ••1 .6 (. EY • • J TH a h ;1 .o'oa `J SE 175TN x "y� a SW 39'TH ST CT S / ® 11 < �s�sr ` ROB 4. SE N 176T ST sr P. SW 415T ST .. W ewsw tNORTH 444,, = < $ 5 17 T 5.• 2, (r o_,coma O it ▪sE m> IvALItY �� ..... S PL ' '� - = IYDIcµ�L1 - ,h SE 179TH PL Y..�'<.. n 12 e o I cwlra I S 1A ��d =< - SE 180T .. .. :!" Fes`- BOTH PL 1&1TH ST It„E 19TH ST • I y1 St Q - (' !��' 1815T STx,Wi1�'$, LgST___ • et —Pro ectS�tw J — `n i / v i,,- ,=..,� x W SE PL 86TH ST SE186TH - I <Cr 1.. :::.:..::..... 51:1871n SI .. .;< 4 • - I if. 1 SE 187TH o .••1 a S 188TH Sr S_187TH ST i ` b ST .a SE d 6f I SE 195TH.T F$� 387 C7 yam. i=IN 1'--,,SE 188TH >5E 1e9TH sr - s[ se7x s[ i a SE d 19oTH1 s 9� Q1sE 19DTH ST -esn aS 190TH ST ,y O S sE a E 19DTH PL 'W I'll a+S"• x/ � 190T PL < <1'seE _ ^a-oC n. .S 192ND ST 142NDI�T I. 55 . f m SE " 192ND "- ST�. ra v) •>-/ .t,..1 � i le Ix iSW 194THST `7 '8'— SE 194L!R. s . . 1W pk s F a ag grHPL=sE 196T1 ST I \\19.TH ST 196TH ST S 198TH ST 49 Tern T 111 .CT y I S<198TH ST r ^ > yl •1 44 S r9eT ,Ir t 199TH ! = SE 19aTH ST SE cr �� 9 S 200TH ST ¢ y .S 6 `.2-00 y 2= SE— • 200TH ST 'S 129 . itiensw 9eoo 5El ale. ''+ • y y N y 5E;201ST - 1 ,1 S :202ND ST d•, a _ g ,• <,.. e_ a- •-J ST <<>- ` x ST • 1 S 2o3RD�� <' 203RD . z z PANTH • ' c > a PRD X 4 S1 o 0 H o O y y SE 203RD N� 6 .!SE 204TH� ST KE -V m ,a.,,ST 1.^ Q s 2017a 4 P'6 4W SE y� •W E 1 2D71H •"'7b' »`���SE 20 1 S 205iH< PL P4 1 y 4` aJ205TH >al�' r'1 PL 1 •E "' SE 205 ',ST g. a, zi N k M 0- ` Eo si TH/2 < 1----' PANTHER 1 '� a▪ te. :▪ { 57 °D `a / 3 SE 2)6TH PL LAKE LSE ? K'4111,s •S ac* e /1 j sin m :' E~207iH Si SE 207TH F CENTER 208TH 5r 5} 7T ��d '�4 SN < S 208TH 2oiry PL o, „ b 41 �1 vL S 209TH 1 \ ^T ' 1 o a 13E x977H !; ST . :� 1S_209TF V ^•••••r• .,IN SE f 1 208TH a 1 ST • I i• u11> 1 ST 1 ( - >1n E qn n a _ 1060U c 1 1 lal<_-L IaH < Kr af 6E o`u a -i S SE 2'9T1HH S 210TH ST S I-- 0 2OVTH it S c. • :6 SE 209TH 1 I 1�.1' 1 1 1 1 PL. 2 PL SE •'211TH ST!� c� • ©N SE 210TH IN PL g— 1�I 1 1 row), i`� F. d' o S 212TH $ �' SE 212TH ST . = 2' Inky SE 211111<<^PL ^N' y5213TX ST cP�4c' SE 1" 212TH ST r, SE 212TH _ :F C�' y SE SF"rail SE DI PL ,?. 2'2N' I ' S 22 S 213TH P z s 15'. '94 2 2_ - ,.2i3TX Ai T 213TH re ST ." 5 • 4-2 13TH 2 PL Y PL e�e 2 6 atµ557 '^s x V c= w c Y1 sE z1aTH sr sE 2� KENT ' € P` y o y �=5 z1aTx G1Mi N o a r . > > VI 6 PL W - o "2 S 216TH I ' ` -= . < SE 216TH o ST L S 8 ° sE z1sTx GREEN TR E ff`' ST "' .4" 10300 y x W \ SE 217TH < 21• • STD SE PARK ! _ S 218TH l67 ..;( i l ^ ` �� cc cc e p STD t�f' twn 11606 9'� € 'fie ST a' . .oa'+ / \ € ° 1� • ST s`•2,iEiiTX)>zlfrxsr_ ne SE 218TH 57 " .� iv: Source: The Thomas Guide, 1995 ,I, • • North I 1 . FIGURE 2: Location Map D�1°4 DRAWN _ CI: Gurudwara Sin h Sabha SCALE FICURE/DWCNO. TALASAEA g 1"=2000'• -- CONSULTANTS Renton,Washington DATE Resource&Environmental Planning /� 130 9Dem4S.acReidNOI1h 4 4-16-96 !r %anat.M.F:1(200$4. . e11.006)etas:o.F..pool l atas49 REVISED / 3.1 Background Data Reviewed Background information was reviewed prior to field investigations and included the following: • National Wetlands Inventory Map (Renton, Quad), U.S. Fish and Wildlife Service, 1988 • King County Soil Conservation Service, Soil Survey, 1973 • City.of Renton Critical Areas Inventory Map, 1991 • Terra Associates, Inc., Wetland Evaluation on South 2.5 acres, Sept. 1994 3.2 Field Investigation A preliminary wetland delineation was conducted on the northern portion of the site in May 1995. Following un-permitted clearing and grading activities during the summer of 1995, a stop work order was placed on the site by the City of Renton and the Corps of Engineers. Several site visits were then.conducted to assess impacts to wetlands from the un-permitted activity. A second delineation was conducted on the entire site on February 13, 1996. The routine on-site determination method was used to delineate the wetlands using the procedures outlined in both the Federal Manual for identifying and Delineating Jurisdictional Wetlands (1989) and the Corps of Engineers Wetland Delineation Manual(1987). Plant species were identified according to the taxonomy of Hitchcock and Cronquist (1973), and the wetland status of plant species was assigned according to the National List of Plant Species that Occur in wetlands, published by the U.S. Fish and Wildlife Service classification system (Reed; 1988, 1993). Wetland classes were determined on the basis of Cowardin's system of wetland classification. I ' Vegetation was considered hydrophytic if greater than 50% of the dominant plant species had a wetland indicator status of facultative or wetter(i.e., facultative, facultative wetland, or obligate wetland). Soil on the site was considered hydric if one or more of the following characteristics were present: • organic soils or soils with an organic surface layer, • matrix chroma just below the A-horizon (or 10 inches, whichever is less) of 1 or less in unmottled soils, or 2 or less if mottles were present, or • gleying immediately below the A-horizon. Indicators of wetland hydrology may include, but are not necessarily limited to: drainage patterns, drift lines, sediment deposition, watermarks, stream gauge data and predicted flood elevations, historic records, visual observation'of saturated soils, 1, and visual observation of inundation. An evaluation of the vegetation, soils and hydrology was made at various locations along the interface of wetland and upland. Wetland boundary points were then determined from this information. Wetland boundaries were marked with flagging and surveyed. 2 jl, ' • t! I" 0 4.0 RESULTS 4.1 Analysis of Existing Information National Wetland Inventory (NWI) maps developed by the US Fish and Wildlife } Service (USFWS) do not indicate that any wetlands are located on the project site (Figure 3). The City of Renton Critical Areas Inventory map also does not indicate that any wetlands occur on the site. Since these maps are only general inventories based largely on aerial photographs, and because wetland areas change over time, actual field investigation was necessary to ensure that any wetlands were identified. • The Natural Resources Conservation Service (NRCS; formerly the SCS) has mapped the majority of the site as Alderwood gravelly sandy loam, 6 to 15 percent slopes (AgC) (Figure 4). A small portion of the site, along its eastern edge, is mapped as Alderwood gravelly sandy loam, 15 to 30 percent slopes (AgD). The Alderwood series is made up of moderately well drained soils that are not classified as hydric by the NRCS, but hydric soils may be found within this series as mapped or un-mapped inclusions. 4.2 Analysis of Field Conditions Four wetland areas (Wetlands A, B, D, and X/Y) were identified and delineated on the project site (Figure 5). Each of these wetland areas is described below. Wetland A This wetland (approx. 29,500 sf on-site) is located at the base of the forested hillside in the eastern portion of the site. Hydrologically, this wetland is supported by groundwater seepage from the base of the steep slope. Much of this water is collected.in an excavated ditch along the toe of the slope in the southeastern portion of the site (Figure 5). Approximately 11,200 sf of this wetland was cleared and filled during the summer of 1995 (Figure 6). As part of the requirements of the City of Renton, the original wetland area will be restored. This proposed restoration is shown on the enclosed Drawing 1.0. Vegetation in the undisturbed portion of the wetland is forested and is dominated by red alder(Alnus rubra), western red cedar(Thuja plicate), vine maple (Acer circinatum), salmonberry (Rubus spectabilis), skunk cabbage (Lysichitum americanum), slough sedge (Carex obnupta), and lady fern (Athyrium filix-femina). Soil borings taken in the wetland generally revealed a black (10YR 2/1) silt that was often high in organic matter. At the time of the February 1996 field investigations, soils were generally saturated to the surface throughout the wetland. Wetland A is rated as a Category II wetland according to the City of Renton's Wetland Ordinance. Category II wetlands require a 50-foot buffer. Wetland B Wetland B (13,019 sf on-site) is associated with a small drainage which flows from east to west near the site's northern property boundary. Most of the vegetation 3 ; .30 .: :iitc.-1 .‘Ri . . . . li a 1u • : PEMA 1\ 1- S. I - P PC ��# 1'h - - Ir ,q It -_ • 1. - I L,. __ L -,, ;;PEML -- --_� • f / A • lit U ,\Y • L UBHz �� 17 \ 3° _ ' :1,� l ----- 1Ir -.•i -I ILFii I/ 1 •� .rll•• 1i 'IV/ IL • ' II PEML .�•x '•PSSCX' rei;„. . ., -- /777*11\-; 4t".A1 _ I ::i.. ':1 . •• . . ,,„..„. ..„. , 'VA • x PEML 6M� • ••�'; , • . .. . • •. I -U .- ate`- • 17 1 r ro ect Site •6. •. visa PEML PEMC " .... • /'` , V •PEWICx ��'ws.,. 1 e • I . q' . .•. • .. ••. . • • l '• f • c, I . .k a u .t • C .; • PFoC ® I/ PFOG - I 11 { t:.:. C: : 41 F.-- PP #AA—O .• 1 •e_� �'• isilikkiitti ,t I"1:45r a:. r.•.Ef.I C (• . ��I i . • •EIAC d " 1 1 iasa -- Ck .-A ,, , Emt f.",ft:M:4. le :PEMC. will... /Ail.3 . 4 f ‘f :.: .:' 75b413k1:PAB: _PEML J [1 «dE • . 2.AB• • - /Stir - • I: 4. .. 1 I :....;1... Ir. il....,Fi e- a 1 i so i"' is • • w/ �. I• �• ••�..:r• I• • -: I l — b'll • • • 1 si.?c}�I '1%f ',st`•1 • jr„ !( .„ °j.} II i t l :i Cwi�S:i %f% I l i l YUeH PEMA y� \ ' IA:::Cka i ERVIM '1 e er -:4'*':. . "' ' ' *ME— . ( 551,___ Source: United States Department of the Interior, ,I, Fish& Wildlife Service, Renton Quadrangle 1988 11. North • . DESIGN DRAWN -- FIGURE 3: National Wetlands Inventory Map AO' IIiii-II Gurudwara Singh Sabha SCALE FIGURE/DWGNO. r TALASAEA g 1"=2000' - CONSULTANTS Renton,Washington DATE Resource&Environmental Planning 15020 Der Crick Rood Method 4-16-96 wrrodrMl1g.Fa. m111°X REVISED pool aarasso•reR pool•aias,9 I • ,_ , ' • • . (e. ..\ • riLl. •'..'..... ..-•, 7.-76 612p3 AgC)- • : • ,-, -• 1 ? Py 1 . m :: :. .: .: ;••.,... .:•'.•I' : ' I''':.:1•4561.41A i' :::N\ Ur : :: ' - I . . oIAgC , " : • • . • %: 1 • .••.7- . .....:,. • ;+.1',.',•••:-.:%'': *, 2,•(,!E•I••.I.; •••.-11;• :. 1 1 .. ; Tu. ...... : A . f ,:::::;..,11.2.:-.....,.. . 1 r!..-..y* . AmC• .._.. 1 • A B';-''''4'. ;•:,- ilPI" '" . . ! '..:! . . -.• .• :_:ipu" Ina • : • \ - . g ... . ....„„. 0.„.,.: ,, . 4=A17 ..i AgD. ,1 .• m , AmB :,...; -..,,. .,,11...--;.., ..,..... ,, So • i • :.• . %'" •.•.••• :."... :.•III'•:• -.• .. ---I". .,',I. ig..,....-1:-. . • • " 32)-- I..- k.1..: • • • • • 1!. ..Ati._.. .,i_i.A...w! - -• ----- s. _,,gs.., ...-77•-•, Ill\ •,":: .• ..;7=,••-.1;',47717 . '-•- . . • '71— .t...,,,r• 1- I I . I WO 1 • . 1 . ..'.''.' ''i \ ',am. I': • '\- .`1'. . ., ; • : .' i• .11.:, • ---?\ 1-' . 9411 /..,...,.11:.: ,-.V., :'. / : . 1 • ,..,:. ..:::: . lig l.4':''—•_• . :‘. II,.•V .!:• i O'i. . AMIE I.,:....: . ••.:::'.• :•`•:'.••N"• .m.. — : MNM4Igagoom f.••••• •-• — AgC--:..Ur 1/..... I. • 1 , ,') 2''. " .-''..•4SA:n1= .._ i 1 I :•1 - -••\ - Py . III ir -.: ,,..;.."::::.: •.. , . II% :1:4-44'.. '' '....:'.:'' :'s ......-7irtmg:?„..--./,';:a•ri(f,.'•-i.',t1;:::•:;. , I Ng B 1 .. . ;:••.:,' . ,,-' r'' •• .,• ',. ' I .'- ' •,,,.,.., ,i • sr-' ),,;FW.,:,;,•,•!:',2...,,:.&•,!...",-.'74,:•:...,,,, .;:::,,,•I-. . ' •-'•-• •1 .:-•,,,f,::•.:•,n..44.-, •••,,,q. •:1••• • . •1 Wo ° roject ite i.7....:Ag„.•.'*'.:"::'4!1:),;•':;.:°7.-°• b::..:::::,. ...J • 1 Mr _ .. .:::::..::. •., ..;',••...:•,: .:......,..• t' ..V.:.., •`.. 1 : t)•...Mil ‘...• .'.I..1!. ,...........,. 41,.1.....A8 I ifir •• '':. - : wsr".6 I ':' • e : !: .. .t7 ... •• . ..1"-1,..•:,:•- .: . :,‘: -,'• Re "' . Per " •-",,v,.i:; via' "Iv •.1-':' • 1 Wo • ''., . -..,' • .".' s I...• • ssI, r k- "'-• '' ..,'''. • • .% .. ..... 1 " : •, '''. . , •, I • ='-'• .11 !!i• : •:•, !. Age?: Ur iii*:**.. (r. '• •'' n .•' • ' t , . :• • , ... ::',-.- -; 'mg •":•.1 ....1 .............. •. 1. si) ... . .. . . '••.% . I: ' • .... ....: ,..: 1:... ,„...:AgC - ill :••: 1:*"' • ...• 111:11 , tkk tailetl6;:..•; • . HD • • I • • •••11. abi ....: .• .1 - .:. 1. :"..HA.i,Es — ki, ..-.._ 2. • • ..f.8...,7,.-111 1 .: •...: . •,1,.. •.:145'57 .7:i... • •:.•,.•„:, ::....% :"'•'• :. ; Ng , r 1 :I • • •• .P.7....: .: .. ;... 1 • . .. .. , - ......, - • • • Iti 466.m. ••. - . .:•AgC•1 • ' • 1 . 1 imi - i= 0, ..( (0 • •• .. .° • * 1 • . ;2°) ,:•.; ,..____...• _ :. ••• ,.i: .. . I IFF ,.Noo.! -.; •1...• - ... .............. . 0 .- . ••• • • I AmC •• 1 I AkF AgC • ),,::::::::::-:-:•:.:•:-:,:,:•.or, ••••••••• . . ••• • I.7'... Ur • :;::::::::. • •• • ..• I• • ' .. Mill :• •• • ' :':•7-'-' • : ' a Drive-i, .t ; ;-. . • . . .. •n• '• .' . I:" : _, i ' Os . .• - C . • ..• `. "'• • •.1:H.. •'''i •" " I ''."6.' 7' • ' I ' ••1 \ -. . • AgB ... •••. ., , • .,..p.. ... or . Ai' • s Wo I ,:v ... • AgC ' : 1'; AgB ••I No it. 4 / AmC :• .. _A,‘,"•-• ;• el.• ::! : l•• . r • .. AmC li : . It AmC• - IR •• I •.=t • WO . • ill I •I. :• T. • j .:11.• ..• •• • .:11,-- ..„-. • .-. ...\ • • •. .. :. ;• • AgC ,• -fp i o . ;: . .....:.• . ... - .::••AgD ." I CD.>S7 • 1 , • , (112 11111.1.m : • . • . . • . AgC . i• iil .''' • 400 '••4 1 , ;111. Vi: • . I . 236 .•.i „ " ... •. .H 1 Fill r. .. .i •. . iiiIii' 0 • •' ill•:'s'''---113111U f: •‘lith.1.... I: 7 tit iiil Ur Am Seskihoil'•' ::.Ag'clo::;;:,.7. ;—•-i••• Li 7 • • •;„ • • • 1 c? •L%• •:.:':.-7,:,.. _••••••••.., AgC ••:-:r......"1' I '•: L.M749FAISF MEM .. '7,:•:it.',•'•:;. :::;...• ••. .. • . "• • i t".-4.'i '::•••1.:::1;,:'• 1.1.___ . •••• • •-6,-; .'" •.-AmC . I \ --77-7--=----,;--.---- . ::AgC• ,••••.,4;i... .•. • •• ........ I ..,....,, -/N.. •. • . P6 1 \ , .;•'f• .,,,, '''!I.': /N II .: ";.;.%.%•" 1-1:!..-!:.:':,:'";•I :., •-_. '''' Source: United States Department of Agriculture, ink 1 1 Soil conservation Service,King County 1973 ., 1- Soil Legend I . - • ,Iir AgC Alderwood gravelly sandy loam,6-15 %slopes North AgD Alderwood gravelly sandy loam, 15-30 Wslopes . . I ' DESIGN DRAWN I 1 -•••- •=.. FIGURE 4: Soils Map • AO • 1111111111i SCALE ' FIGURE/DWCNO. ihoimir TALAS AEA Gurudwara Singh Sabha • 1"=2000' --.- -a-- CONSULTANTS Renton, Washington . DATE L ' ' Resource&Environmental Planning . ' 4-16-96 4 ‘1 • 13020 Bar Out Road Natheat \ . 7 .1Z REVISED S4 1•171 .Fa.41:671.27549 } I , I J • . . ' , • jf • . i . co I RM= 1.64' GB SUMMIT P RIC l - Rim=144.61' IE \ J ( ( \ ( \ \ 1\ 1111111 ( ` \ 1 . '® J \ I WILLOl1\ \\ \ �I 1 ( t ` 8 \ \\\ N \ UPLANb AktEA\ \ \ \ \ I I ,, y "IT hLDCR o GI \ \ \ \I.;.;: - I 1E�I4223 , �.* .\ 4,1- 6,..' .. \ -gj. . — / --- 3 \ : 7* \+� ' y� _ \ X��\— \ \ \ \ !'\ )1,t 1 i,_,1 / k,c.6cce-3 5.4 a„,*--,bi-•=1-),,*. -I 1 I / / / 7 1 I ,;v / <t,;(7 • I 1 1 \ I I I 11 / / ,�; ' y cam—. .�•. ` 1 1 I \ \10" G I \ \ I 1 I \ / 0 �' \ 1 ^�\ I l 1 \ WET'LA ‘'''' g /=- \a= -= =-=� ,�___�. ./. I I \ ,lk Rq�\ I \ \ \ \ I 1 1 'Ij010110 ACRES sle®� / I / / //6:1 / / e ��3 1 / \ CLEARING LIMIT III \ Ws \ D " \ \ \ ( / / / O ,a I 1 R� \ 1 I ( � _� co-: iIII \ \ \ \ I I I I I l I I I ( ( I —z' `%' ' —/— — — — _ �� 17 ' ,,,,,, \ . I\ \ SHE, \ \ \ \ \ \ R ry I \ \I 1 1 ` iE d FT`' n ;.,. 0, •• • • 1 ¢� I I I4 \ \ \'° I I .� \ \ \ \ \ \ \ VI�'EILLAMD \—ylo 1 _ \ 1 I 11 ( I / 4 �RIETANp`A X. l` 1` I' 36B\SQ F lt�_ �nr ]n j[° Q Q I I I \ \ „ „ \ \ \ 0 01 ACRE�9 �4 ( I I 1 1 ` . `t2.1LAGBFS. - 'IC!\' .r 4 .11 A �= IE=159.@ I 11 I GB \ \ :BUILDING;$I�I I \ \ \ \ \ \ \ \ \ \ \ ) I Q; 4 `< ter- / I I \ 1 I , (` 1. I i0I 1 ( ( 1 1 / / I \ I I I i M - r - (112LDE•R yj�J . J/. . (- I;-� 1 1—� III RI�1=14 82' \ .,,,,,,,,,,,l,g� \ GB\ \ \ \ \ I I \ 1 o I �iOUND I \ I I. t l�j �� 7 / / /� f• CD 1 1 IE 1146.32' l 1 1 1 / 12'WIDE \ \ I 1 v l..' • '4 /`� /` • '\ �_ \ RIM 154.32\ \ 1 \ \ \ \ 1 I \ I l2'HIGH I \ I p • 10'�L•DER �' /• / r •�. A 0" IE =145:1W \ o \/ ylE W 51.84' \ \ \ I I \ \ \ ,.r . ` ( • / 1` /./ . �/ �. m hi88`�L6'4a'l ,�` \ \ \ \ 1 \ \ \ \ \ \ \ I I / \ I . . ` 15TCEPAq pl' �,-Z, . I' J 0.00' ) \ I '\ / \ \ 1 \ \ I ` I \ ' . ' 1 ` • 'y .G/D R• /` 8"G.2NG. 1 \ \ / \ \ -I. -. .1-,.LSE , X P.' -- 1— �� I —� \° ` \ °\ \ I \ \ \ \ \ \ \ \ \ ( , \\ \/� `'' \ I. ( / ') 1 ` .' i` . ' •\- . ' i/ 1 .( `ci\ i; I 1 I�( I ' ( \ \ I I —\ '�- it I I \ \ \ \ \ \_ \\� \ \ � ��_-.� - �l t-T,'.� . 7. '� - • .\ . 'IL '1• • 1 . 11 . }1 •I. '1--I A.�_ - DRAIN MH I 8"PVC I �- I 1 y{�{ 1 \ \ \ \ JJJ____ i ',` — /— r = - _>4 '\- .I. .I. 1 - 1 .II. i1 ( \ RIM=146.68' \ - / ( STADIG"'ED I 1 L I I IE=r7 IB \ / 1 1 ( ( / / / / DITCH ( r 1 1 / /�_ �{�\\\ "1 i • I ' v FULL OF WATER r I \ \ �lIII /� . I I ( I I III ( / "C ., ` E,): .I` f..1. II IIiI \ \ ,� I I I I O 1 I0 r L ,( 1 I - \ `i ( ( 1 I i o ° I 1 I I I I I 7 I-I,i, 1 IryI1 � 1 I I I II ( ry . a ` . _ g G[3 b I EXISTING- igy� \� 19 1 OMB II I 1 1 \ \ 1 I I 1 I I I 11 / / ( •/. 1.1 +1' / IE E=131A30(12"GMP) 0`D \ 1 a. 1 \ l \ \ \ \ \ I I ( 1 1 l \ 1 nQ ry BUILDING \ I RINN\=.11 99' I 1 1 , l I I r. I (• . ( ry IE W=136.54'(12"GMP) !t ( \ 1 1.pJG IE SYJ=1119'1 1 1 1 1 \ 1 1 \ 1 1 '`� GB(TYPE II) ,,,n 1 \ 1 \ \ \ \ \ \ \ \ \ \ I• V/ RIM=139.33' 0 1 I I \ \ \ 1 1 \ \ \ \ \ I I I ( / `J' / FULL OF NA TER \\ , I I ( / \ G� 1 1 \ \ 1 \ \ \ \ \ \ \ \ 1 h. / . i..l 441 ,,,,,,,,,,,,,,% RIM-I51.11' 1 \ \ \ 1 \ 1 \ \ \ \ \ \ {\}��:_,) \ l •I II `A 4 5Er^IER MH - L` L�_ ` \IE NE�149.25' I \ \ \ \ \ \ 1 \ \\ \ \ \\ \\2_.,\ \ \ \ \ \ ' 1 \ \ \ I II MOUSE RIM=139.40' m� =�' L 2'1-'vG IF W=149Q1\ 1 ' 1 \ \ 1 \ \ ` IE N S 5=128.11' �! C 8" VG \ \ II 1 \ \ \ 1 \ \ \ 47 v0 ��` .\ .\ 1 1 1 I 1 } 8"PER PLAN OS II 0 \\_ r \ \, \ \ I I \ \ \ \ 1 I I 1 \ } \ '\ '1= \ . \\ ' 1 II\` �, ` . ` ,' , 1 • DRAIN MH a _ \ ` \ \ \ \ \ \. . I `\. \ i . I 4 ` . ` .` RII-I=146.82' \ _ � � _ — ° I 1 I \ 1 \ \ 1 1 1 1 If�. . `\. t' '1, • . '\.. ` ` \ I ( /�( FULL 46 WATER I I ff-1 .n\ I . \ \ .1 -1 ' .1 :WE. T4�Ai, N IX1i .1` \ 1 / `. ' 1 II ( 7 J I \ \ \ 1 \ 1 . iii . . . . \\ I RMg148.52' III 1 \ \ 1 \ \ . `I. .I` \. ' ` q02sYRE3` ' ' k�\ I ( �•11 1 . I. . . '\I / \ \ II ) 11I 1 \ 1 0 •I11E E-142.94 \ \ \ { It+ + 1 I I/ II E W=142.51' I1IX /5 ` \+ N` xI --1-4<1 ' . `1. 'I. . IIII . . ' ! SITE BENCH MARK I ( - I I 1 \ \ \ \ 1 J`-- 1 ,h\ _1_ �. ,` * A* . - i b T I . I I (I �DItgf I \ {' f I RAIL ROAD SPIKE I / CC II I IE=}36�6' \ \ \ \ \ I I I /, ` �' .� .\ \' _1II 11` '\ \ \ I \ \ 1 \=rylr. '� `:1.-- :— \ 1lI I` .I -1 I I' . ` . ' . '. •I \ \ \ \ \ \ , 1 yir:nr7\0\ \ -` 1 {\ \ I I \ V -- `.1 . \. 'I• 1 I. i, . . \ \ `\ \\ \ 1 \ :I*\II \ \ \ \ I \ 1 i I \ I a I / Jryr,1 `I I I► - _ - - - . - •• •1 \ (�N N, \ \: '1`i•'`lio \ \ \ \ \ \ \ \ \ \ \ \ ( / I I III 1 • , • , - •• • .- , •I GRAM=( DRIVE / / / / / r r r-`7 r2 1 ( 1 I I I I 1 l / \ I I I I ( / / // / ( \ 1i. 2 AL ER I — — — l l / �l l �\i LEGEND WETLAND- MAP — ¢ SGALELJ!'_ 60'-=- I W W y y ` . W 1 EXISTING WETLANDS - - - 1 • P-- DE516N DRAWNPROPERTY LINE / �I Jy FIGURE 5: WETLAND MAP - - AO i:: 1 I ALASAEA GURUDWARA SINGH SABHA SCALE 1 I"=60' -; = CONSULTANTS RENTQN WASHINGTON DATE 0 30 60 120 I .� ! Resource & Environmental Planning ,eoao e..,o..a e..a xa.ie..n-a..aaux.x..e�en•.awn ...�.w, 4-16-q6 5 - 1, _ , REVISED d Li - - = K SUMMIT P RK ' - / / \ I WETL N DI B _-_-- \ 13010.30 A RES siCe= �13 � _ _ • __ ` WILLOIf\ 1 eo �o UPLAND A:tEA \ - - 11°ALDERca. — — — — — �- _ _ \ _ - O g4°WILLOW • �_ \ \..... --y~\ T_ — — \N 7-- - WETLAND A 147....... (".•••••• ‘•••\.". / �- '� I 28,600 SO FT(on-site) , ' = I 1 �/ . / ° •/ � �_ 1 0.87 ACRES 02e," i�� I �c BUFFER BOUNDARY I / // R co.. I B 1(PROJECT LIMITS) \ I • I I —r- CI \\ 1 SHED \ V1r TLAND D 1 \ / mil i r 368 SD FT .,._ •. \ N t 1 \ m I 1 �= + I \ BUILDING% \ \ ✓ I"ALDE�3^� I ` Ow I 1 \ ' \ \ \ \ I 10°FOLDER \ �, \\ m '1 ` / _ - 14/CEDAR *1.3'CEDAR P \ / IL LDEK .`�L ` \ ITCH TO BE GULVERTED a\ /\ �� I"• \ ROM THIS POINT WEST pp I , 1 i \ -- - — o I _ / L _ —� 1 I III rWTtb I II'� \�I 114/ 1c , , . • 1 1 ' I\ . I 1 EXISTING / ' \ 1 \ BUFFER 1BOUNDARY► 1, I I ' -' I ,,, \ \ \ (PROJECT LIIyfITS) 1 , 1I ' \ I / 1 \ \ \ I WELL 1 I \ \ I I \ `i--\ ❑HOUSE \ I ,l 1 1 I \ \ r::::::::':::::3:::::::::::::::::::;..::".::;::::: 0.28 AC ES I I i.. / \ .1 \ \ 17 \.,.,;!:::::::: ::_::: \ I \\ \ hi 1 _11 III \ I I — 1\ GRAV DRIVE — --iiilia. _ ..\„ _ _ \. IA c_ — — _� — — / I— — — — 1 / 24"ALDER 1 / - LEGEND - -WETLAND MITIGATION MAP _ SCALE: I" = 60' t:;:::§:i::>:>:N;::; . :::ioi IMPACTED WETLANDS 5,956 sf. I IIr r _ CREATED WETLAND 11,300 sf. (---- DESIGN DRAWN I - Oe:::/= FIGURE 6: WETLAND MITIGATION AO RESTORED WETLAND 11,290 sf, __ 1 ,I� I TALASAF,A AREA CALCULATIONS SCALE 0 30 60 120 I•• CONSULTANTS GURUDWARA SINGH SABHA 1��=60' e,,,,// WETLAND BUFFER Resource & Environmental Planning RENTON WASHINGTON DATE 6 — — PROPERTY LINE REVISED within this wetland and its southern buffer were cleared (but not filled) during the summer of 1995. At the time of the February 1996 field investigations, vegetation within the drainageway consisted largely of rush (Juncus sp.) and watercress (Rorippa nasturtium-aquaticum) The northwest corner of the wetland includes a single large (34" dbh) weeping willow (Salix babylonica), as well as a red alder tree, lady fern, Himalayan blackberry (Rubus discolor), and bittersweet_nightshade (Solanum dulcamara). The drainage channel in this portion of the wetland appears to have been relocated toward the south. The original channel is located immediately,south of the north property line, and is still visible. This channel relocation mayhave occurred duringconstruction of the housing project north of the subject site. Wetland B is rated as a Category Ill wetland according to the City of Renton's Wetland Ordinance. Category Ill wetlands require a 25-foot buffer. Wetland D Wetland D is a very small (356 sf), hydrologically isolated, shallow topographic depression. Vegetation in the wetland consists of a palustrine emergent patch of creeping buttercup (Ranunculus repens) and velvet grass (Holcus lanatus). The wetland is entirely surrounded by Himalayan blackberry which was mowed in the summer of 1995. Wetland D would be rated as a Category Ill wetland according to the City of Renton's Wetland Ordinance. However, this wetland would not be regulated by the City since it is an isolated wetland less than 5,000 sf. Wetland X/Y Wetland X/Y (12,412 sf) consists primarily of a palustrine emergent wetland interspersed with scrub/shrub vegetation. The wetland is located in the southeast portion of the site and appears to have been disturbed in the past. Wetland X/Y is ' separated from the larger Wetland A by a low berm. Hydrologically, Wetland X/Y is ' supported by groundwater seepage from the toe of the slope. Drainage from this wetland flows in a southwesterly direction before exiting the site at a small ditch paralleling the south property line along a gravel drive. Vegetation in the wetland includes Himalayan blackberry, soft rush (Juncus effusus), reed canarygrass (Phalaris arundinacea), sedges (Carex sp.), creeping buttercup, and red alder saplings. Soil borings taken in the wetland revealed variable hydric ' soils that had been disturbed in places. At the time of the February 1996 field investigations, soils were saturated to the surface. Wetland X/Y is rated as a Category Ill wetland according to the City of Renton's Wetland25-foot Ordinance. Category Ill wetlands require a 25 foot buffer. 4 5.0 WETLAND FUNCTIONS AND VALUES Wetlands in general provide many valuable ecological and social functions, including stormwater storage, water quality protection, groundwater recharge and discharge, and wildlife habitat. A wetland functional value assessment was conducted for each wetland on the project site (TABLE 1). TABLE 1. Wetland Functional Value Ratings FUNCTION: WATER QUALITY IMPROVEMENT Wetland Rating Comments A Moderate Moderate flow through wetland; high vegetation density; no proximity to pollutants • B Low/ Relatively rapid flow through wetland; moderate vegetation Moderate density in drainage channel; no proximity to pollutants D Low Limited by very small size; no proximity to pollutants X/Y Low/ Slow flow through wetland; moderate herbaceous vegetation Moderate density; no proximity to pollutants • FUNCTION: FLOOD/STORMWATER CONTROL Wetland Rating Comments A Moderate Located high in watershed; limited ability for stormwater storage B Low Small size; limited ability for stormwater storage D Low Very small size; isolated X/Y Low/ Relatively small size; moderate stormwater storage capability Moderate FUNCTION: GROUNDWATER EXCHANGE Wetland Rating Comments A Moderate/ Presence of seeps indicating groundwater discharge High • B Low/ Functions primarily as drainage pathway for water discharging Moderate from seeps associated with Wetland A D Low Limited by very small size X/Y Low/ Relatively small size; some limited groundwater recharge possible Moderate FUNCTION: NATURAL BIOLOGICAL SUPPORT(WILDLIFE HABITAT) Wetland Rating Comments A Moderate/ Relatively high plant species and structural diversity (forested); High permanent soil saturation associated with seeps; habitat features ' present B Low/ Relatively small size; moderate plant species and structural Moderate diversity (prior to disturbance); disturbed buffers D Low Very small size; low plant species and structural diversity X/Y Low Relatively small size; moderate plant species diversity; low structural diversity; disturbed condition • • FUNCTION: CULTURAL/RECREATIONAL VALUE • Wetland Rating Comments A Moderate Wetland of value primarily as a component of surrounding open space; little passive or active recreation opportunities B I Low/ Functions primarily as an open space buffer between the project Moderate , site and the residential development to the north D Low Very small size X/Y Low Little passive or active recreation opportunities; relatively low aesthetic value due to disturbed condition. 6.0 PROPOSED PROJECT 6.1 Description The proposed project consists of the construction of a new Sikh Temple facility with associated parking and landscaping areas (Drawing 1.0). 6.2 Development Impacts on Wetlands The proposed project requires the filling of 5,600 sf of Wetland X/Y, as well as the very small (356 sf) Wetland D. Only the impact to Wetland X/Y, however, would be regulated by the City of Renton, since Wetland D is less than 5,000 sf and is hydrologically isolated. In addition, approximately 11,200 sf of Wetland A was previously impacted by un- permitted clearing and grading activities during the summer of 1995. Clearing activity during the summer of 1995 also impacted a large portion of the buffer of Wetland B. Impacts to Wetlands A, B, and D were approved by the Corps of Engineers in an "after the fact" Nationwide Permit#26 (dated December 11, 1995). As long as total wetland impacts on the site are below 1 acre, no additional permits would be required from the Corps. Furthermore, all previous impacts to Wetlands A and B and their buffers will be restored during the mitigation process (see Section 7 below). 7.0 WETLAND MITIGATION/RESTORATION A conceptual mitigation/restoration plan is included with this report as Drawing 1. Mitigation for the 5,600 sf of wetland impact to Wetland X/Y will occur as approximately 11,300 sf(minimum 2:1 replacement-to-loss ratio) of wetland creation north of Wetland X/Y. This wetland creation area will be integrated into the restored wetland area and the existing wetlands to create a single wetland system. A 50-foot buffer will be provided to the created and restored wetland system. 7.1 Goals and Objectives Goal 1: Replace wetland acreage and functions lost to filling of approximately 5,600 sf of Category III emergent wetland. 6 Objectives: 1. Create approximately 11,300 square feet of emergent and scrub-shrub wetland (minimum 2:1 replacement-to-loss ratio). 2. Integrate the created wetland with the restored and existing wetlands on the site to create a single contiguous wetland system. 3. Provide wetland hydrology appropriate for each wetland vegetation cover type created. 4. Create a mitigation wetland area that has greater plant species and structural diversity than the wetland to be filled. 5. Incorporate habitat features (e.g. snags, down logs, and nesting and roosting boxes) into the created wetland and its buffer. Goal 2: ' Restore the approximately 11,200 square feet of previously filled forested wetland. Objectives: 1. Excavate the approximately 11,200 square feet of previously filled wetland area to its original grade (or slightly lower) to enhance natural drainage retention. 2. Plant the restored wetland area and its buffer with native plant species which are both conducive to the establishment of a forested community and beneficial to wildlife. 3. Incorporate habitat features (e.g. snags, down logs, and nesting and roosting boxes) into the restored wetland and its buffer. 4. Integrate the restored wetland with the created and existing wetlands on the site to create.a single contiguous wetland system. Goal 3: Restore/enhance the 25-foot buffer strip associated with the wetland/stream (Wetland B) along the north property line. Objectives: 1. Replant the buffer area with native plant species which are both conducive to the establishment of a forested community and beneficial to wildlife. 2. Incorporate habitat features (e.g. snags, down logs, and nesting and roosting boxes) into the restored buffer. 3. Provide a visual screen between the proposed development and the residential development located to the north of the site. 7.2 Construction Management Prior to commencement of any work by contractors in the mitigation or restoration area, the clearing and construction limits will be staked, grade staking will be completed, and fencing will be installed around all existing vegetation to be saved. A pre-construction meeting will be held at the construction site to review and discuss all aspects of the project with the selected contractor. Talasaea will supervise plan implementation during construction to ensure that objectives and specifications of the mitigation plan are met. Any necessary modifications to the design that occur as a result of unforeseen site conditions will be jointly approved by the City of Renton and Talasaea prior to their implementation. 7 • 7.3 Monitoring Methodology As required by the City of Renton, the monitoring program will be conducted for a period of five years, with reports submitted to the City according to the following schedule: • quarterly for the first year following construction • annually (at the end of the growing season) for the second through fifth years Permanent vegetation sampling points will be established at selected locations to incorporate all of the representative plant communities. The same monitoring points will be re-visited each year with a record kept of all plant species found. Vegetation will be recorded on the.,basis of relative percent cover of the dominant species within the vegetative strata. An approximately 10-foot-radius sampling plot will be used. All monitoring will be conducted by a qualified biologist from Talasaea Consultants. Photo-points will be established from which photographs will be taken throughout the monitoring period. These photographs will document general appearance and progress in plant community establishment in the mitigation and restoration areas. Review of the photos over time will provide a semi-quantitative representation of success of the planting plan. Monitoring and photo-point locations will be shown on the "as-built" plans, which will be submitted with the first monitoring report. Wildlife Birds, mammals, reptiles, amphibians and invertebrates which are readily observable (either by direct or indirect means) will be identified and recorded in the wetland and buffer areas. Direct observations include actual sightings, while indirect observations include tracks, scat, nests, song, or other indicative signs. The kinds and locations of the habitat with greatest use by each species will be noted, as will any breeding or nesting activities. 7.4 Success Criteria Success of plant establishment within the mitigation and restoration areas will be evaluated on the basis of both percent survival and percent cover. For woody planted species, success will be based on a survival rate of 90% for each monitoring event. Success for herbaceous species will be based on at least an 80% cover of desirable plant species by the end of the 5-year monitoring period. Exotic and invasive plant species will be maintained at levels below 20% total cover. These species include Scot's broom, Himalay an yan and evergreen blackberry, reed canarygrass, purple loosestrife, morning glory, Japanese knotweed, and creeping nightshade. Removal of these species will occur immediately following the monitoring event in which they surpass the 20% maximum coverage. Removal will occur by hand whenever possible. No chemical treatment will be employed without prior approval by the City. 8 7.5 Maintenance(M) and Contingency(C) Established performance standards for the project will be compared to the monitoring results in order to judge the success of the mitigation and restoration project. Contingency will include many of the items listed below and would be implemented if these performance standards are not met. Maintenance and remedial action on the site will be implemented immediately upon completion of the monitoring event (unless otherwise specifically indicated below). • replace dead plants with the same species or a substitute species that meets the goals and objectives of the plan (C) • re-plant areas after reason for failure has been identified (e.g., moisture regime, poor plant stock, disease, shade/sun conditions, wildlife damage, etc.) (C) • line wetland areas with impermeable material where hydrology is deemed to be insufficient to support the desired wetland plant community. Where appropriate, liners may be installed immediately upon completion of grading to increase probability of wetland success (C) ▪ irrigate with a temporary system for at least one full growingseason following 9 P rYY plant installation (M) • minor excavation, as needed, to correct alterations of surface drainage patterns (C) • remove/control weedy or exotic invasive plants (e.g., Scot's broom, reed canarygrass, Himalayan blackberry, purple loosestrife, etc.) by manual or chemical means approved by the City of Renton. Use of herbicides or pesticides within the mitigation area would only be implemented if other • measures failed or were considered unlikely to be successful, and would require prior agency approval (C & M) • clean-up trash and other debris on a bi-yearly basis (M) • clear or repair trash racks, culverts, etc. on a bi-yearly basis (M) • selectivelyprune woodyplants to meet the plan's goals and e. objectives ( 9•, thinning and removal of dead or diseased portions of trees/shrubs) (M) 7.6 Performance Bond A performance bond will be posted with the City by the property owner for 1.5 times the cost of replacement of plantings and the 5-year monitoring plan to assure the success of the mitigation and restoration plan. The bond may be released in partial amounts at the sole discretion of the City in proportion to work successfully completed over the 5-year monitoring period as the applicant demonstrates performance for implementing the conditions of the plan. ' 7.7 As-Built Plan Following completion of construction activities, a revised set of"as-built" plans for the wetland mitigation and restoration area will be provided to the City of Renton. The plans will identify and describe any City-approved changes in grading, planting or other constructed features in relation to the original approved plan. The plans will also show photo-point locations and vegetation sampling points. 9 Springbrook Condominium • Environmental Development Corp. Im g g P4,r-- 11 1 FA i A0 im I.m Dick ma, Mire Waco 1,,,,, ELDA. Unit c Mar.Bedroom • Unit C t141 1 k � * � T �I ion� ����- , �� — �, - C]11 �s II \11111�11111 1111N _ - lI Unit A w•'-- G..e c..1. Conga Loft Plan First Floor Plan REM MWd IDed` DInig IN Dkki N6 I. Pato :Erma,.Whom I Badman [ a' Unit C Unit C u la • ig EL . Unit C • "`°'i°°® • Unit C E Illlo - ,T �,. '�.y�Ilr� �.y� BVYlift =Lk.. rel7TCHIN'7'o ill ����1111 JLJ&m it...,NI �L 11i wi4aJL!!j!l. '1111('II i_ ---',. ',Iw wn w Oi. wk. J---,- ` ,� .I•■I m o=RI�I; a .1 ■- till , � Unit B Unit B .I Unit A �� 3 i I a+e II ups d+e q FBI a+. -- 1.1 Second Floor Plan Preliminary Building Plan Basement Plan A r Type ABC ,,,tibrandt Architects t/8'-Y January 4,1996 Y 11 r7' I r4',;;1*..�.i T?1?:;T.^,P:3 .^F' _ '. R1A gn. y;"_...,T rq • NE 1/4 & SE 1/4, SECTION 31, TWP. 23 N., ROE. 5 E., W.M. �,..,,.,, d o IIll IOC MOLL i /J' Pe .a.,IM D Aoaa 0,lK:.M�. r 9va Cr �0'LO.� lorama a.�.n! L��� /' 1 asm�.m 17411[WNW RAMIl Of 5 Lan KY,et k m e'n" •� °D"'ssn r+%'ro° :an ` / �I r,.Da.M 02N01 =Q= EMI I r .o,,.D TRIAD ASSOCIATES a.,D,'IIt M,�f/M�(MT VOID to awMYN A 119M1WAwK MO�Ar 1 NriIMDACRiO DNlIrVCVVM(MM MAY VIK AO MO COM.Of01.W)Y(bufop/M MMO CUOMv SYi1DM T®IrA00 AVM AN 3 AME 0,rIfASI ROCII V'MORN Dr. Of O. Pe D.YYd6A D]C]I SrrDM I y j Niles AAr.V D WI,MM.M Ara Caen,r9wMN`a Ar.NIA N. MAL TA..R"�D%IInie,SA' Io 9oUllDul saRum 1 `ram. , .0203 MC M'I-,OIIV wMU AG ell OV 1.0 MMAME t6VO V C�DAI lIAMNRi DR DY MC aG- Iu]06n1f100 1 / .A SCALE: I.=30' r,ou� //) (}� 7,1 j AO.Of Mr.oaC.w aroe®M.cc • kW t FV1K SOON / ,Mt.AVMDIO/O. Dt W9M'Nt.00000 IMMCS!xl-iV1C.TI 10 i u DWI 110f/WOW!MI DREW II Ol sMMesl OMR.V Mr.voe s!m.srw. V j�ll v r. , r... // • / r' Ir i ' I 'I /I /' , l� I • I I I II 1 I I I I l 3 I _ ( --1 - / I I I i ' I I I I I I 1 III I I I I I I j / , %� / __T.T-f N e.9t�'SA� 5,lyr/ _ ' _- I f 1_ I , II 1r II 1 IIrr/r l I L1...II ; „1 1,Ayr.rrI(://1 jl, f1 ` 1 I l I ll l l r l l l l 1ppp la / . I 1 I ' I I i I I I r I I I,I I I;I I1' /'�,}��' lk=� • eneatp / v / ' : ) I I r I r l I I I I 1 I 1 ,'./ ',�.}1II8$II I, i r , ! I i i1 it i rrlr 11 i i i i i; Ii 4 2 I e ' q / / or KO r/ I I /; { / / tires 1 I IIIIII, O 1 1 III, I I I 4 /�' I 1!�'�I / ( ft, III I 1 I : Q ,{'(/ /yy� r i , CC I • I I I I I :.;I area.I'I;1"I it 0 .r/�'//}/ toY / / / 11 I 'I I, I I I T 1"i-I I I o CO a.�erml$f7 /i I r ® i / I I j'I li I L�ok la/ 's I 4 �' , / i ii 1 , i 1 1 1 Iii O II / I:, II ' 11 III : ' i/� Y 1 it / I , I // Ii ' Iiliiill f :'1 C� II11 j •/ / ® I wa euwerunrs / l /%: l r r 11 I , I I 1 I I 'I,I !I I / • , / r 1 l I ;I l l l, l I%,.,I 'I Q s}}. / IT�pp I i I i �I,.� l l i : �I�lI�yyk' Iii N. Q. IA •/i�•'•jYi I r I , I r I „ i 1 I Ya ' I I ICO o /.� I I r,ra r rco 1,1 i ems(awelOOCI 1,.“'[:•,./CAz /i i i {p 11 ', ',, 11 'I'I�,r�I i , 11 li ,} ;i,'.i1' �.0; i, i i i I i i �: 111 i li!i 'I O -,—A„. ; _—_ -s / / i i ' '� I� I I I I I I g 1 1 I ; m o , ,,jy/ a —�d e. _-�ay—___ o= w.t__--o-•.T J__a',r-__ I° L I— I �"... 1 I� I I I III L I 2 ��/� �y--- /w _ • ti _ __ 1 rw M./.,,.r. - �' ` r r1, .,c. .r.._:. ".....T""^w) } I I�1Tj1 i i r r — — — —.— — o Ir�ay�ef, I I/,; III,I' • ;I I '� AN ', I , I I /I! weuEt 1Ii I I I I 1} ,,,,,,,,,-A: .' I > q , \ I -'t sns ( ///�i(1lll it 1 '1 li i I,II'I `��`I'I' ' ' �/ •,. j�E.n , I I I I 1 1 1 1 {i' I xo un uv®. V I'a,• .,.�I I / I ii I I I 11 1 r D'P•I,11'I1t I,IS II I' BY V ;} .' 1FW I ; wA55fro l .� 0' ; i nne ''\ '',I III I.I '`11'1'III'II I'S$! • 11' ')11 / I \ ' 1" 1 I} E / 1 . •m rr•lmar , i , \ I I ("t'T•1 My it /�./.� .00•,,I-4-..m s„e A''1::,. 1 I ,I I I \ I Ij1'It`1 !1 'II ( I' m l 1.. �A j 1g / r • I i - 11 • 11 i 11 II i 11 Ir'r I�,li'Ig19 aG/ '.q. 1IIl},j ale xrz / i I $I �I ' 1 14 1 n::�Lfy sy�gL w.n ; • i C-/ I I111' I I/+/I IIa I L // , ��..u. I „ . m • \/I i• I I II 11::I f@ III ', I �� r ' me I 1 111 I I I 1 t 1:1 illy'; 1 , �,.,. A',.f /.. — •as _ - - — I I I:}LIM Or NE I/A.SECMv JI-]J-S• 11} .}'.',.r .. ''e 1 _ I - I /(i1 I lmirr uwA vi I / ��-�i�� `� ®\ I ' I// I. II rl I I E b'SE I/I.SEC!!OV JI-IJ-1 n <D.r r 1 / y, le i/ • r IA I I I.1 Ir rI'fl. Amtuas+4 ra • d.Y/�•7�$ :7- qm.tie.mi'.,,,.A '>n\\��` l ; 1 W �r i i II i 'I I I 1j, j I I .r.c I qU% �""0 //may 1 r,,„,s_1 8 I,, i ,I I / l i I 'I i i Ili o® .PEG 11}'/ ,•_ • �,uq �/y cas9 ' �:v1 •® ; r r1 , I oA I_5-i6 1//,/11' r rsr} rT'I p r."q.�I J I I I / . ' '�I C'kdo�If?1Ak. sc.:. dA1i17 '//'1 I ,..J ® ;I'. ®s ® ®, j w � .l 11 • 1/ r r if i i 1 i i I I I' I • I Rev / • _ I rss Pao r / I l l 1 , I I I I I 11 1 , I ' I ; I ® .-e ® I .® �I I / i - i 11i ii�ilii i i I , ® ! P-91v �Y.'." I i i I l �' i i i i I i�: I i •�: �.y I I '6®„yn • I t ,'•/ �' I' l (`I I I I 1 i I I I I ? `'3. il'Y(,:;•/ _,I��j ; • •� I P. . . .. ' 1�� ' i , ' i , /�`f Y/L.1r 1ft , I 1 I I 1 I`I I _. '/}I I."� / ,� II ,n/ i! i• / • I , , ;h r'..Li.t I 'p�Fs.`.c"��` I �/ Y I I l v I I I / I I I§ I i i , ��.�. .>Io,m... lV/II,/, l-:_ I / ' /' ® 1 j 11 i I i I18 I ; I I ;p Ng II-I' Y'� -; --n.mo r. i I l,® I I '1� ' a i fa r _ 1 ,/ ` _-I --T-J -- y t,D's, �.:. - _ ®- i l / I I I j / r • '/ I I; I , b • I I1,. EMEIMI V/y/, Y . a :/I // av� \n [.,er i'H B9m'b•W 6b.IJ' .- --1— -;�_�m 'f I / / r If iF/�,'; / A D.,o-sr a I l/ , 1 95-202 e Id//AI'1 • 2 7 •i A• 1 . I ______. , 7 _,....,,,, 0 4 /f I4 1 _ n A AND«G :, RDaR. P , ,BB 3i v 'a�-e b Q AT o,a6a NB•rr'S.'W 65511• I— i6:_ @ w7 !���frEv I o� �J �— y TRIAD ASSOCIATES IL . ' ' OMPD ADD ,� �•r'� / ( 969J��l -_r�llllll I1a .8.43 wro�� _ Ia.( �� _ TaIJ91 �awA LaweAntanave r• J A LE O • — P L 1.14 I i �` ow II e y ��� "mg IIIIII�� g� r e F i i••• '`—� ' � � \,IINN� _.- � , rNCIMTY YIP N01 TO SCALE O. _ iI <a 1$1�� 1111100 �+r_� \ !s 111Megi I '- —II-T- , ___ii,,,,.‘,11„,,,. lilirit I ,, ,. _.. ,..A i r JQ CC ,,..,. 1 ,,,,... ..1 a. CCI CC 1 aQ rtas C. ''' r".. Ill''' . .\'. \\, IMO rtil., EC is 1 G4� Rs • ( Y//ii%I i'ü IS SCALE1'II 12. 0'^ �,,. 111.12111)1111E1 I� I '5 J I i it 1 t.: TI W.""" _ J 1 ....- m. % 4 g_ I f 1 �� lim ) f:. 1 1 '1 I / l ��.w� J �� I r AO , 1� 'o ----, I ' / 1 F�I o1W'A.tow cur.rw. i�� �. � .1ti % %i DP DATE UM. BY CD -`�- , FGsA �SA.,ryj- - -I- i - �— E ,='�� / i 1 li 1 I i lJii; 'j i 1 13 _ `f 0 E 1a1 ocacm MIN ME I // R / i DATE VV. I I 1 1 -- -- �c_ /7 /Tla/T raNrJ I I I NB9Yhl•JB"W 650.I3' ���' iiMIMEMMEI PROJECT DATA �ug"Lr" ; S ii ( oaeaLONGSf [KSPROOsO [ sCAPf t.Y xOSCAPEBUI AREA IN sunau6S s SF EB GARAGES 10 MN. Is. PRIFRONT MO.DARu OSCARE AREA IN ROAD SF AI E 10'MINSr .6 5 ucv IS SF (59X Al ste uro) �ATTACHED M' STATE OT BMW.HEIGHT MAx Js NOTES ,Anosc vTE.Rrscxi „ BUILDING DATA A REFER TO 8 NO.Rr AND TOPOGRAPHIC RKr COARSE(SIT 1)£ EASING BIT CORDNIONS BASEMENT IS FLOOR 250 05008 LOFT TOTALFLOSS AR DES En 0EOMfi MISUSES FENCES(LW SW TO BE REMOVED �SIN.REµAMI r ETTREr U.C05 e UNIT(aBC) 1596 Y .686 S' .1T9 Sf 9. SI' Z.9a1 Y E' uU 0 CERIITICATE 0.556 DUPLEX(EF) INLESSMONDDADDDATED O Y 131I S' IBIJ Sr O sr .JI.SF FREE STANDING e TRIPLEX XM) O 3613 SF 2768 SF 0 SF 2896 •,I 51 f F(xG6F) 16 Si 3411 Sr sr 0 SF 9916 PARSING SINGLE FRAIL,.ON APRONS 90 BUILDING FOOTPRI S SA Mp r ON APRONS B ....a. T(ABC) 10]BsF x S:19= g.819YCOMPACTS Warr C ' r6 5180 si HANDICAPPED 5 95-202 MnEx(DE!) ;7.I14 6F URAL.(NG.) 3949 SF x.UNITS 5 Sr96 REWIRES sn*NwDEa TOTAL SUE COVERAGE 116.0 se(24 S 91 Atte) rout.PARKING STALLS 188 161 • 1 Or 7 II.. • s P Springbrook Condominium Environmental Development Corp. my curt cnvasmv _� • ®E®= ®®' -- ',a. BB=!=■■=■■=p= BBII�1,1■=■■-■■eEB n� llil_I, .-- tl® - IIIII Ilialll�111 = B 'II III , �__ :ea:a:-i_ea:u::e:= 0 ❑ -a::e:eae:ea:a:a_=_ :■ _;e:u-r.:e:r1.:Ing:111"e:_€ =za::€. ❑ ,!,rs*.s: III10,II :i.:i=i.:ri.=UD 0LT rrri_i.r.I.I 11 _d.i■ia.=i..t.i._` HD I]III Garage Elevation , — 03.09701 -- auro41101 COWER -=... ...ll Addid&11 ............ ...'''.., ... .1,410. 1,-;--#1: . .-- __ • -__air __. _,,i..co.wic_.._...„. ._ _.„. =I=I�I�I I111111g-.=-= IIIIIIIIIIIIIIIIIIIIIn — ••— —■■=—I■■I =■■—:: —��-I- -1 �Q o: ^ IIIIIIIIIIIIIIIIIIIIIIIIIIIIIII ®—��_ �'—i :"D°° I_ �1. CEO ❑o IIC� _— _-.- —®--®--® Illllllllll ll.11lllllllllllll — II IIIIIIIIIIIIIIIIIi 'n III,— II—E —=�_-■■==m==mom l —IEl-I II =I,III �IIIIIIIIIII —0 _s,2,, I IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII —_ _ =_�==I-.l °"'° ®1. Im �o■OD IIIII1IIIMIMIE-� _I— al IliIlilllllllllll j llllllllllll�•,IIII • Side Elevation Rear Elevation Preliminary Elevations Building Type ABC - Va'-1' Jan.ry 4,1996 MIrandt Architects ,. Copyright January �12