No preview available
HomeMy WebLinkAboutLUA-17-000041_REPORT 01DEPARTMENT OF COM,v .. ..JNITY AND ECONOMIC DEVELOPMENT • FINAL PLANNED URBAN DEVELOPMENT REPORT & DE 1SI~.ff4E ', 1, REPORT DATE: Project Name: Owner/Applicant: Contact: File Number: Project Manager: Project Summary: Project Location: Site Area: Project Location Map March 13, 2017 Avana Ridge Avana Ridge, LLC., 9725 SE 36th St., Suite 105, Mer er I Justin Lagers, Avana Ridge, LLC, 9725 SE 36th St., Suite 105, Mercer Island, WA 98040 LUA17-000041, FPUD Jill Ding, Senior Planner The applicant is requesting a Final Planned Urban Development approval for the construction of a multi-family development containing 74 units in two 4-story structures. The vacant 3.78 acre site is located within the Residential Multi-Family (RM-F) zoning classification and Urban Design District B. The development would be comprised of two separate multi-family residential structures resulting in a density of 20.21 du/ac. The subject site is fronted by three public rights-of-way: SE 172nd Street, Benson Road South (108th Ave SE) and Benson Drive South (SR- 515). The applicant proposes one entrance off of SE 172nd St to the north of the site between the proposed buildings, and one entrance off of Benson Road South to the eastern side of the site, both meeting to form the primary drive-through access across the site. There is a Class 4 stream which bisects the site, running east/west. Pursuant to RMC 4-3-050 the applicant is proposing impacts to the stream buffer through the use of buffer averaging. Additionally, the site contains critical slopes and Coal Mine Hazards. The FPUD would be used to vary parking, design, open space, and retaining wall standards. The applicant has proposed to provide buffer enhancement as part of the proposed PUD public benefit, along with enhance open space, pedestrian amenities, and landscaping, A Preliminary Planned Urban Development was approved on the site under LUA15-000894 on May 24, 2016. 10619 SE 172"' Street, Renton WA, 98055 3.78 acres FPUD Report_ll-000041 NOTICE OF APPLICATION A Master Application has been filed and accepted with the Department of Community & Economic Development {CED) -Planning Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. DATE OF NOTICE OF APPLICATION: February 9, 2017 PROJECT NAME/NUMBER: Avana Ridge Apartments/ LU Al 7-000041, FPUD PROJECT DESCRIPTION: The applicant is requesting a Final Planned Urban Development approval for the construction of a multi-family development containing 74 units in two 4-story structure. The vacant 3.78 acre site ls located within the Residential Multi-Family {RM-F) zoning classification and Urban Design District B. The development would be comprised of two separate multi-family residential structures resulting in a density of 20.21 du/ac. The subject site is fronted by three public rights-of-way: SE 172nd Street, Benson Road South (108th Ave SE) and Benson Drive South (SR-515). The applicant proposes one entrance off of SE 172nd St to the north of the site between the proposed buildings, and one entrance off of Benson Road South to the eastern side of the site, both meeting to form the primary drive-through access across the site. There is a Class 4 stream which bisects the site, running east/west. Pursuant to RMC 4-3-050 the applicant is proposing impacts to the stream buffer through the use of buffer averaging. Additionally, the site contains critical slopes and Coal Mine HaLards. The FPUD would be used to vary parking, design, open space, and retaining wall standards. The applicant has proposed ta provide buffer enhancement as part of the proposed PUD public benefit. along with enhance open space, pedestrian amenities, and landscaping. A Preliminary Planned Urban Development was approved on the site under LUAlS-000894 on May 24, 2016. PROJECT LOCATION: 10619 SE 172"d St PERMITS/REVIEW REQUESTED: Final Planned Urban Development APPLICANT/PROJECT CONTACT PERSON: Justin Lagers/Avana Ridge LLC/9675 SE 36tn St, #105/Mercer Island, WA 98040/253-40 5-5 58 7 /ju stin@p n who Id i ngs. com Comments on the above application must be submitted in writing to Jill Ding, Senior Planner, Department of Community & Economic Development, 1055 South Grady Way, Renton, WA 98057, by 5:00 p.m. on Febraury 23, 2017. If you have questions about this proposal, or wish to be made a party of record and receive additional notification by mail, contact the Project Manager at (425) 430-6598. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION DATE OF APPLICATION: JANUARY 26, 2017 NOTICE OF COMPLETE APPLICATION: FEBRUARY 9, 2017 If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, CED, Planning Division, 1055 South Grady Way, Renton, WA 98057. File Name/ No.: Avana Ridge Apartments/ LUA17-000041, FPUD NAME:--------------------------------------- MAILING ADDRESS: ___________________ City/State/Zip:------------- TELEPHONE NO.: ------------------ Denis Law Mayor February 9, 2017 Community & Economic Development C. E. "Chip" Vincent, Administrator Justin Lagers Avana Ridge LLC 9675 SE 36th St, #105 Mercer Island, WA 98040 Subject: Notice of Complete Application Avana Ridge Apartments_17-000041, FPUD Dear Mr. Lagers: The Planning Division of the City of Renton has determined that the subject application is complete according to submittal requirements and, therefore, is accepted for review. You will be notified if any additional information is required to continue processing your application. Please contact me at (425) 430-6598 if you have any questions. Sincerely, Jill Ding Senior Planner cc: Avana Ridge LLC / Owner(s) Parties of Record 1055 South Grady Way, Renton, WA 98057, rentonwa.gov • DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT -----~Renton® Planning Division LAND USE PERMIT MASTER APPLICAfiON PROPERTY OWNER(S) PROJECT INFORMATION NAME: Avana Ridoe, LLC PROJECT OR DEVELOPMENT NAME: Avana Ridge PUD PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: ADDRESS: 9675 SE 36'" Street, Suite 105 10615 SE 172nd Street (generally) Renton, WA 98055 CITY: ZIP: Mercer Island, WA 98040 TELEPHONE NUMBER: 206-588-114 7 KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): 2923059009 APPLICANT (if other than owner) NAME: EXISTING LAND USE(S): Vacant Land PROPOSED LAND USE(S): Final PUD for Avana Ridge COMPANY (if applicable): 74 unit apartment project. EXISTING COMPREHENSIVE PLAN MAP DESlGNATION: ADDRESS: RHO -Residential High Density PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION CITY: ZIP: (if applicable) NA EXISTING ZONING: RM-F TELEPHONE NUMBER: CONT ACT PERSON PROPOSED ZONING (if applicable): NA NAME: SITE AREA (in square feet): 164,827 Justin Laqers SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE COMPANY (if applicable): DEDICATED: 1,237.10 Avana Ridoe, LLC SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: ADDRESS: 9675 SE 361" Street, Suite 105 PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET CITY: ZIP: ACRE (if applicable) 20.21 Mercer Island, WA 98040 TELEPHONE NUMBER AND EMAIL ADDRESS: NUMBER OF PROPOSED LOTS (if applicable) 253-405-5587 NUMBER OF NEW DWELLING UNITS (if applicable): Justin@americanclassichomes.com 74 1 C:\Users\Justin\Dropbox (ACH)\Avana Ridge\Final PUD Submittal ltems\Master Landuse Application.doc Rev: 08/2015 PROJECT INFORMATION (continued) ,-----'-------'--'-.::....:::L__ _________ ~ NUMBER OF EXISTING DWELLING UNITS (if applicable): NA PROJECT VALUE: $13,193,100.00 SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): 87,955 IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): NA 0 AQUIFIER PROTECTION AREA ONE SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL D AQUIFIER PROTECTION AREA TWO BUILDINGS (if applicable): NA D FLOOD HAZARD AREA __ sq.ft. SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): NA D GEOLOGIC HAZARD __ sq.ft. NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if D HABITAT CONSERVATION __ sq.ft. applicable): NA 0 SHORELINE STREAMS & LAKES 4016 sq. ft. NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): 3 D WETLANDS __ sq.ft. LEGAL DESCRIPTION OF PROPERTY /Attach leaal descriotion on seoarate sheet with the following information included) SITUATE IN THE SW QUARTER OF SECTION 29, TOWNSHIP 23N, RANGE 5E, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON AFFIDAVIT OF OWNERSHIP I, (Print Name/s) Joel Mezistrano, declare under penalty of perjury under the laws of the State of Washington that I am (please check one) D the current owner of the property involved in this application or 0 the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and the information herewith are in all respects true and correct to the best of my knowledge and belief. -/'7-/7 Date Signature of Owner/Representative Date STATE OF WASHINGTON ) ) ss COUNTY OF KING ) I certify that I know or have satisfactory evidence that_=='-'--'-'-'-'""==-'-'-==----signed this instrument and acknowledge it to be his/her/their free and voluntary act for the uses and pur se mentioned in the instrument. Dated ' Notary (Print): 2 C:\Users\Justin\Dropbox (ACH)\Avana Ridge\Final PUD Submittal ltems\Master Landuse Application.doc Rev: 08/2015 • • LAND USE PERMIT MASTER APPLICATION -EXHIBIT A-LEGAL DESCRIPTION LOT 1 TOGETHER WITH LOT 2 OF CITY OF RENTON LOT LINE ADJUSTMENT NO. LUA- 09-024-LLA, LND-30-0349, RECORDED DECEMBER 16, 2011 UNDER RECORDING NO. 20111216900001, IN KING COUNTY WASHINGTON. ASSESSORS TAX PARCEL NO. 292305-9009 ~ grouparchitect PUD Compliance Narrative January 26, 2017 City of Renton Department of Planning and Development Renton City Hall 1055 South Grady Way Renton, WA 98057 RE: Avana Ridge Apartments LUA15-000894 FPUD #6 -Confirmation of Compliance with all Conditions of Approval Jill Ding and Planning Staff; The intent of the following narrative is to outline compliance with the conditions for the Avaya Ridge Apartment project, per City of Renton's Hearing Examiner decision released on the 241h of May, 2016. Please see the items below which outline applicable sheets~ocations of proof of compliance with the conditions. 1. DETERMINATION OF NON-SIGNIFICANCE MITIGATED ERG ADDENDUM We have provided the following in response to this item: a. Updated Geotech report addressing Coal Mine: Provided as item #29 in Final PUD submittal. b. Installation of Speed Radar Signs: Engineering drawings are currently submitted to the City and are under review c. Provide walkway for school children along south side of 172nd Street to Benson: This is shown on the site plan and on the engineering drawings. 2. FORMAL LOT COMBINATION/BINDING SITE PLAN A formal recorded lot combination has been provided with this submittal. Reference number is 20161024000454. 3. DETAILED LANDSCAPING PLAN A detailed landscaping plan has been provided as Item #17 of this submittal. This item includes eight sheets, L01 through L04, and L 10 through L 13. 4. DETAILED LANDSCAPING PLAN DEPICTING TREE CALIPER The landscaping plans included as part of this submittal contain information related to tree caliper size. Please reference Sheets L 10 and L 11 for site layout, and Sheet L 12 which calls out minimum caliper size. Please note that all species called out are minimum two-inch caliper trees. 5. LANDSCAPING PLAN -MINIMUM THREE-FOOT LANDSCAPED SETBACK Please reference Sheets L 10 and L 11. These sheets depict the minimum three-foot landscaped setback from the sidewalk at the base of retaining walls abutting, or within public rights of way. 6. REVISED MITIGATION PLAN A revised mitigation plan has been submitted as part of this submittal. Please refer to item #24, Sheets 1 and 2. 1735 westlaWe avenue north -suite 200, seattle, washington 206.365.1230 www.grauparch.com Renton Pro1ect:LUA15-000894, PUD COMPLIANCE NARRATIVE 1126/2017 Page 2 of 4 7. REVISED MITIGATION PLAN -DUPLICATE COMMENT See #6 above. 8. NATIVE GROWTH PROTECTION EASEMENT A native growth protection easement has been included with this submittal. Please reference item #8, a seven page easement document for review and approval. 9. TREE RETENTION/INSPECTION MONITORING REPORTS The applicant agrees to provide tree retention/inspection and monitoring reports after initial clearing, final grading, and annually for two years. 10. INTERPRETIVE SIGNAGE A proposal for interpretive signage has been included as part of this submittal. Please reference item #6d, Interpretive Sign. The intent of the signage proposed is to highlight special areas of the site and outline features of the various design elements. 11. FENCING PLAN Fencing callouts can be found on Sheets L01 and L02 on the updated Final PUD Landscape Plans. Fencing can also be found on the Mitigation Plans, Sheet #1 of 2. Sheet #2 of 2 includes split rail fencing detail. 12. LIGHTING PLAN A site lighting plan has been provided as part of this submittal. Please reference Sheets E1 .00, E1 .01 and E0.02 for exterior lighting locations and information. It has been included as Item #61. Lighting specifications have also been provided with this submittal as item #6h. 13. ACCESS RESTRICTIONS All access restrictions at SE 172°' Street have been removed in order to provide full access along SE 172°' Street. All site plans and floor plans show this updated change. 14. COMMON FACILITIES All common facilities will be completed by the developer. 15. COMMON FACILITIES NOT DEDICATED TO THE CITY All common facilities not dedicated to the City will be permanently maintained by the PUD owner. 16. PUBLIC OUTREACH The applicant has created a public outreach with City of Renton to communicate project information. It has been included as Item #6e with this submittal. 17. PRIVATE OPEN SPACE (Condition #18) Per the PUD standards, (RMC 4-9-150.E.2), we have made modifications to private open space to remain in compliance with the requirements. Each residential unit now has usable private open space for the exclusive use of the unit's occupants. At ground-level units, there are patios that meet the intent of the code by being a minimum of 15' wide and 15' deep where possible, and stepped back to a minimum of 10' where landscaping (as required by RMC 4-4-070-F.1) is required to be a minimum of 10' deep. At upper level units (where the exterior door of the unit occurs above finish grade), decks have been provided. All decks are a minimum of 5' deep and 60SF. All decks are individually tagged with their dimensions and square footage. Please reference Sheet A1 .01. Each patio is delineated by a hatch pattern, and dimensions indicate the extents of the width of the open space. Please note that in most cases, we are providing more width to each unit's private open space where they occur at the ground level. Similar notes denoting extents and locations • Renton Project:LUA15-000894, PUD COMPLIANCE NARRATIVE 1/26/2017 Page 3 of 4 of decks can be found on the following sheets: A2.01-W, A2.02-W, and A2.03-W. Sheets A 1.00 and A1 .01 (Site Plan #13) also show these areas. The landscape sheets submitted as Item #17 of this submittal also delineate the landscaping called out at all areas between each unit's patios. 18. PRIVATE OPEN SPACE See response #17 above. 19, SECURITY DEVICE A security device has been provided to the City. Landscaping will be planted within one year of final date of approval and maintained for 2 years thereafter. 20. BUILDING ENTRIES Per the requirements of the PUD, all building entries are marked with canopies and architectural lighting, as well as special architectural detailing. All building entries feature weather protection no less than 4'-6" in depth, and are accented by wood panel soffiting to add warmth and reflect natural colors onto the building entries. Please reference Sheets 2.32-E and A2.03-W for floor plan extents of the entry canopy above at 172°' St entries. There are two primary building entries -both on SE 172"' Ave; there is one primary entrance for each building. On the south side of both buildings, secondary entries create points of entry for those entering the site from the surface parking lot. While these entries are intended to be secondary and for convenience, they are also accented with metal canopies and ornamental lighting. A lighting plan has also been provided which details lighting fixture specifications as well as photometric data demonstrating compliance with minimum illumination requirements. Condition #20 requires modified elevations to be submitted to evaluate for compliance. Please refer to Sheets A3.11-E and A3.21-W for SE 172°' St elevations. 21. ENTRANCES AND PEDESTRIAN CONNECTIONS FROM GROUND UNITS ALONG SE 172ND ST As a result of several meetings with the planning staff and the feedback received from the community, several changes have been made to SE 172°' Street in order to highlight the most prominent visible elevation of the project. The intent of these changes is to add texture/pedestrian-oriented elements and to relate more to the residential uses located along the north side of SE 172°' Street. There is required landscaping located along the entire length of SE 172°' as it fronts the project. Each ground-level unit facing SE 172°' street has its own private entry off the sidewalk. In most cases, care has been taken to tum stairs so that the private nature of those entrances is implied to pedestrians walking along 172°' Street. Overhead weather protection is located at each private unit entry, with signage denoting unit information. Decorative lighting is also provided at each unit entry. Care has been taken to give each unit individual detailing in the form of: private marked patio space, individual walkup entries, individual unit ornamental lighting, overhead canopies, and accented belly band trim at the base units to accentuate the ground level units. Each unit is served by a private sidewalk to distribute pedestrian access from the stairs to each individual patio. Please reference floor plan sheets A 1.00, A 1.01, A2.01-W, A2.02-W, A2.03-W and A2.31-E for compliance with this requirement. 22. REFUSE/RECYCLE REQUIREMENTS Per the requirements of the PUD, the refuse/recycle enclosure now contains a roof. Please refer to Sheet A0.10 for a key plan, plan with layouts of dumpsters, and elevations of the updated refuse/recycle enclosure. The architectural intent of the structure reflects the character and style of the residential buildings. 23. DIFFERENTIATION IN MATERIALS All site plans (Civil, Architectural, and Landscape) now show differentiation in materials across the site. Refer to Sheet A1 .00, A key in the bottom right hand corner delineates hatch patterns for the stream, buffer Renton Pro1ect:LUA15-000894, PUD COMPLIANCE NARRATIVE 1126/2017 Page4of4 areas, private open space at patios, wood chip path, street landscaping, site landscaping, concrete, decomposed granite paths, and asphalt. The intent of the different hatch patterns is to more clearly show the various materials proposed on site. 24. SITE FURNITURE SPECS Site furniture specs have been included as part of this submittal. Cutsheets can be found both on the landscape plans at Sheet L04, as well as item #6g as an individual package. 25. PRIVATE UNIT ENTRANCE DETAILING Ground-related units each have individual overhead weather protection, as seen on the elevations for the North side of both East and West buildings. These elevations also show lighting fixtures accenting each unit entry, and individual unit signage. Please reference Sheets A3.11-E and A3.21-W for elevations of both buildings along SE 172°' Street. Sheets A1 .00, A1 .01, A2.01-W, A2.02-W, A2.03-W, and A2.32-E all show connectivity of each ground-level unit to the sidewalk as well as contrasting ground materials at each unit's private open space. Each unit is either serviced by a shared stair, and individual stair, or direct sidewalk connections, depending on grade conditions at each unit. 26. MATERIAL BOARD A material board with samples of proposed materials has been provided to the City of Renton for review and comment with the 1 /17/17 permit resubmittal. Materials proposed include brick at the primary and secondary entries, metal canopies with wood-veneer soffit trim, fiber-cement board in three colors with reveals to break up the scale and massing of the building, and architectural concrete with reveals. Railings will match the metal detailing of the entry canopies. All materials proposed serve to accent the architectural features of the building and create human-scaled spans of materials, appealing to pedestrian and vehicular traffic along all sides of the development. 27. RECHANNEL SOUTHBOUND LANES FROM BENSON ROAD SOUTH TO SR-515 The left and right turn southbound lanes from Benson Road South to SR-515 will be rechanneled by the applicant to one left turn lane and one combined left turn/right turn lane. The applicant will also modify the light signal at Benson Rd South/SR 515 to accommodate this re-channelization. ADDITIONAL DESIGN INFORMATION The compliance with the PUD includes the proposal of a large open space at the southern area of the site. This area has been updated to include special paving, ornamental lighting, an overhead canopy structure for community use, and site furniture throughout the public space. Please refer to Sheet A0.11 for drawings of the proposed canopy structure. Please refer to the landscape plans for detailed landscaping proposed at this area. Please feel free to contact me with any additional questions. Thank you for your consideration of our project. Sincerely, ~ grouparchitect PUD Compliance Narrative January 26, 2017 City of Renton Department of Planning and Development Renton City Hall 1055 South Grady Way Renton, WA 98057 RE: Avana Ridge Apartments LUA15-000894 FPUD #18-Landscape Analysis, Lot Coverage, and Parking Analysis Jill Ding and Planning Staff; 2 G ZJ17 The intent of the following narrative is to outline compliance with the conditions for the Avaya Ridge Apartment project, per City of Renton's Hearing Examiner decision released on the 241" of May, 2016. Please see the items below which outline applicable sheets/locations of proof of compliance with the conditions. 1. TOTAL SQUARE FOOTAGE OF THE SITE 163,590 SF (After ROW dedication of 1,237 SF) 2. TOTAL SQUARE FOOTAGE OF IMPERVIOUS SURFACE AREA(S) Total impervious area= 69,560 SF (42.5%) 3. SQUARE FOOTAGE (BY FLOOR AND OVERALL TOTAL) OF EACH BUILDING AND/OR USE This information can also be found on the Site Plan, A 1.00. West Building: IIIE5T BUILDING SQ FOOT .-.GE BY LEVEL Occupancy Name Construction Type Building Name Leliei Type (IBC) '"' .ll.MENITY TYPE \0, \I\IEST lfllEST -LEVEL 1 .., 8BO SF LOUNGE MECHANICAL TYPE VA lflJEST UIEST -LE'u'EL 1 S-2 225 SF RESIDENTIAL TYPE VA !*JEST lflEST · LEVEL 1 R-2 3137 Sf STORAGE TYPE VA tfiJEST U.EST · LE\JEL 1 S 2 115 Sf 4367 SF MECHANIC/l.L TYPE VA WEST -LEVEL 2 8-2 12 SF RESl)ENTIAL T'fPE VA WEST . LEVEL 2 ., 8:590 SF 3602 SF ruECHANICAL TYPE VA IIUEST LEI/EL 3 S2 12 SF RESDENTIAL HPE VA lfllEST · LE\iEL 3 R-2 9124SF 9136 Sf MECHANICAL TYPE li/l. WEST -LE\l'El 4 6-2 12 SF RESIDENTIAL TYPE I/A WEST -LEVEL 4 R-2 91S2 SF 9164 SF TYPE l'A WEST S-2 12 SF TYPE 'tlfl. WEST R2 91:52 SF 9164 SF 4[J4S3 5 F 1735 westlake avenue north -suite 200. seattle. washington 206.365.1230 www.grouparch.com 4. East Building: Renton Project:LUA15-000894. PUD COMPLIANCE NARRATIVE 1/26/2017 Page 2 of 3 EAST BUILDING SQ FOOT/I.GE BY LEVEL OCCll?~ncy Name Construc'llon Type Budcimg Name le..,el Type (IBC) Area BIKES TYPE VA EAST EAST· LEVEL 1 S 2 450 SF LE.II.SING TYPE VA E.D.ST EAST· LEVEL 1 B 698 SF MECHANICAL TYPE VA EAST Ei1ST · LfVEL 1 s., 611 SF RESIDENTIAL TYPE VA EAST E,(I.ST · LEVEL 1 .. , 2068 SF STOR.I.GE TYPE VA EAST EP.ST · LEVEL 1 s.2 602 Sf 4428 sr MECHANIC.Ill TYPE VA E.~ST E,i1.ST. LEVEL 2 s., 13 Sf RESIDENTIAL TYPE 'liA E.t.ST EJl.ST · LEVEL 2 R2 10808 SF 10820 SF MECHANICAL TYPE \IA EAST E/l.ST · LEVEL 3 S 2 13 Sf RESIDENTIAL TYPE VA E.-.sr EAST -LEVEL 3 "·' 10738 SF 10751 SF lllECHANICAL TYPE 'HA E/1.ST EAST -LEVEL 4 s., 13 SF RESIDENTIAL TYPE IJA Ell.ST EAST. LEVEL 4 .. , 10738 SF 10751 SF MECHANICAL TYPE 'uA Ell.ST EAST · LEVEL 5 5 2 13 SF ~SIDENTIAL TYPE VA EAST EAST · LEVEL 5 R.2 10738 SF 10751 5 F 47502 5 F TOTAL SQUARE FOOTAGE OF THE FOOTPRINTS OF ALL BUILDINGS West Building: Max Footprint= 9,164 SF East Building: Max Footprint= 10,820 SF 5. PERCENTAGE OF LOT COVERED BY BUILDINGS OR STRUCTURES Total Building Cover= 19,984 SF (12.2%) 6. PARKING ANALYSIS INCLUDING THE TOTAL NUMBER OF PARKING SPACES REQUIRED Required Parking per RMC 4-4-080. 10 = 96 Stalls Proposed Parking -per deviation at PPUD = 94 Stalls (On-site only, does not include street parking) 7. NUMBER AND DIMENSIONS OF STANDARD, COMPACT, AND ADA ACCESSIBLE SPACES PROVIDED This information can also be found on Sheet A1 .00 (Architectural Site Plan). PARKING: lYPE . COUNT I SIZE ADA STALL -STANDARD . 2 I 9'-0" X 20'-0' ~-· ! : 9'-0" X 20'-0" ADA VAN STALL· STANDARD 2 .. COMPACT 20 '8'-6" X 16'-0" STANDARD 45 9' -0" X 20' -0" STANDARD -OVERHANG 25 9'-0" X 18'-0" ---· TOTAL PARKING PROVIDED: 94 94 (ON-SITE PARKING) Renton Pro1ect:LUA15-000894. PUD COMPLIANCE NARRATIVE 1126/2017 Page 3 of 3 8. SQUARE FOOTAGE OF PARKING LOT LANDSCAPING (PERIMETER AND INTERIOR) This information can also be found on A1.00 (Architectural Site Plan). PARKING LDT LANDSCAPING REQUIRED: 94 STALLS x 25 SF per stall= 2,350 SF PROVIDED: PERIMETER: INTERIOR: TOTAL PROVIDED: 808 SF +1 919 SF 2,727 SF Please feel free to contact me with any additional questions. Thank you for your consideration of our project. Sincerely, Laura Ovsak ao· 10 3/4" 4" 50. X J/16" W. _.i /, ,\: 2 G , ·sn.. TUBE 2 1/2" 50. X 1/4" w. STL TUBE - 11 5 3/4" -------j e--- T T RCCYO.EO Pl,<$ C SIA S { SHOl!< W/ 3" X 4") 3/8" X 5 1 /2" S.STL. HEX HO. CNl SCR. W/ WASHER & NYt()t LOCKNUT X X 1 STl. ANGLE 4" SO. X 3/16" W. ,_.... l 43• J 17"{3"X4") 18"{4"X4") 4" 2" 63 1/ ,· * 1a· 50 =1}-~ * o S-4 SUB FLOOR * 47" ( SEE NOTES ) 50 ' • .. 4• SQ. X J/16" W. STL TUB[ --I--'•·___, 31"(3"X4") 28"32"(4"X4") IXI S-1 EMBEOMENT ---,._L.il..L__S,:::Tlc_:. T~UB{=,_ _____ _,_ _ __, __ .L J/8" X 2" SS1l BIN 11 T . SKT HO Lf.£ SCR. 1" t-' W/ WASHER _ lS" SO *D S-2 SURFACE * ( SEE NOTES ) SLAT OPTIONS 0 "CEDAR" RECYCLED PLASTIC D "GREY" RECYCLED PLASTIC 0 "REDWOOD" RECYCLED PLASTIC 1Z1 'WALNUT" RECYCLED PLASTIC D OTHER ______ _ NOTES I.) ALL STL MEMBERS COATED W/ ZINC RICH EPOXY THEN FINISHED W/ POLYESTER POWDER COATING. 2.) 1 /2" X 3 3/ 4" EXPANSION ANCHOR BOLTS PROVIDED FOR OPTIONS S-2 ANO S-4. • UPCHARGE APPLIES TO SUPPORT OPTION, CONSULT YOUR LOCAL REPRESENTATIVE -·· --DuMor, inc. P 0. Box 142 Mifflintown, PA 17059-0142 SCALE , NONE om ORAWN · 1 /8/00 DRAWN BY · JSB DATE REV. : 12/15/11 REV BY , ESS TITLE : REV. H W/ 3 SEATS IZl 76-33PL ( 3" x 4" ) 0 76-43PL ( 4" x 4'' ) PEDESTAL TABLE DRAWING NUM8ER 76 SERIES PL -3 SHEET 1 OF 2 l t!Qil DETAIL 'A' 1.) DURING ASSEMBLY PROCEDURE: DO NOT COMPLETELY TIGHTEN HARDWARE. 2.) THE ACTUAi. PARTS WILL NOT BE NUMBERED: NUMBERS ONLY APPLY TO DRAWING. 3.) SEE SPEC. SHEET 1 FOR MOUNTING OPTION. illE....L USE 1 -PC. CTR. POST FOR SURFACE MOUNT. ( 3 ) 1 -PC. TABLE TOP FRAME ( 4 ) 4 -PCS. 1/2" X 1 1/2" SS. CGE. BOLT ( 7 ) 4 -PCS. 1/2" SS. NYLON LOCK NUT ( 13 ) 4 -PCS. 1 /2" SS. FLAT WASHER ( 14 ) ATTACH TABLE TOP FRAME ( 4 ) TO CTR. POST FOR SURFACE MOUNT, ( 3 ) USING HARDWARE ( 7, 13, & 14 ). TIGHTEN TO SNUG FIT. illE..l; USE 2 -PCS. SEAT SUPPORT ARM W/ 8" PLATE ( 1 ) 4 -PCS. 3/8" X 5 1/2" SS. HEX HD. CAP SCR. ( 9 ) 4 -PCS. 3/8" SS. NYLON LOCK NUT ( 12 ) 8 -PCS. 3/8" SS. FLAT WASHER ( 15 ) ATTACH SEAT SUPPORT ARM w; 8" PLATE ( 1 ) TO STEP 1 ASSEMBLY USING HARDWARE ( 9, 12, & 15 ). TIGHTEN TO SNUG FIT. STEP 3: USE 1 -PCS. SEAT SUPPORT ARM W/ 6 I /2" PLATE ( 2 ) 4 -PCS. 3/8" X 5. SS. HEX HO. CAP SCR. ( 8 ) 4 -PCS. 3/8" SS. NYLON LOCK NUT ( 12 ) 8 -PCS. 3/8" SS. FLAT WASHER ( 15 ) ATTACH SEAT SUPPORT ARM W/ 8" PLATE ( 2 ) TO STEP 1 ASSEMBLY USING HARDWARE ( 8, 12, & 15 ). TIGHTEN TO SNUG FIT. SCALE : 5 r DETAIL 'B' SIEU USE 13 -PCS. 3• X 4. X 47" PLASTIC TABLE SLAT ( 5 ) 9 -PCS. 3" X 4" X 43• PLASTIC SEAT SLAT ( 6 ) 44 -PCS. 3/8" X 2" SS. BIN. SKI. HO. LAG SCR. ( 10 ) 44 -PCS. 3/8" SS. FLAT WASHER ( 15 ) ATTACH 3" X 4• X 47" TABLE SLATS ( 5 ) ANO 3" X 4• X 43" SEAT SLATS ( 6 ) TO STEP 2 ASSEMBLY USING HARDWARE ( 10 & 15 ). TIGHTEN TO SNUG FIT. REPEAT UNTIL All SLATS ARE ATTACHED. STEP 5: UPON COMPLETION or TABLE ASSEMBLY SQUARE All COMPCNENTS THEN TIGHTEN All HARDWARE. Sill_&; MOUNT AND ANCHOR AS SPECIFIED. Slli...l USE 6 -PCS. 3/8" X 1 • S.STL. ROLL PIN ( 11 ) BE SURE SEAT IS LEVEL. FIELD DRILL CTR POST FOR SURFACE MOUNT ( 3 ) WITH 3/8" DRILL BIT AT SEAT SUPPORT ARMS ( 1 & 2 ) OPEN HOLE LOCATIONS. SEE DETAILS 'A' AND 'B'. DRIVE IN 3/8" X 1" ROLL PIN ( 11 ). J" X 4 X 4r PlASnc TOP SLAT 3• X 4" X .ff PLASTIC SEAT SLAT I 2" X I 1 2" SS CGE BCX.T 3 a· X s· ss HEX HO C>P SCR J 8" X 5 1 2" SS HEX HD CAP SCR 3 8" X 2' SS BTN SKT HO LAG SCR 3 8" X I" S.STL. ROLL PIN J 8" SS NYLON LOCKNUT 1 r SS NYLON LOCl(NUT I 2" SS Fl.AT WASHER 3 8" SS Fl.AT WASI-ER -·· NONE PEDESTAL TABLE ASSEMBLY --DuMor, inc. PO Box 142 Mifflintown, PA 17059-0142 DATE DRAWN : 1 /8/00 DRAWN BY : JS8 DATE REV · 12/15/11 REV. BY , ESS R[V_ H DRAWING NUMBER 76 SERIES PL-3 SHEET 2 Of 2 t-- t-- 2 1/2" SO. X 1/4" W. Sll. TUBC r-.-r, 80' so. -10 3/4" - 5 l/4' -j I- 47" so P\,IST~ SLATS W/l"X4') 3/8' X 5 1/2' l t--43• t-- J 1/2" X 1 1/2" 5.STL. CGE. OOtl W/ WASHER & NYLON LOCKNUT S.STL HEX HO. CAP SCR W/ WASHER & LOCl(NU~T ~~ t 47" so. 4" SO. X •. sn.. 3/8' THK. sn. PlATE 4" SQ. X 3/16" W. STL. TUBE 4' ,·t18"SO~~ * o S-4 SUB FLOOR* ( SEE NOTES) ...... •. . ... · . .• . 30' 36' . ' .• _4· .. dJ r--'-7' ..• "-+ 1/4" X 1 1/2' ;· . ·· • • . sn. 6"' ---1:--'-~___J 31'(3"X4") 32'(4'X4") ~ 18'SO _j S-1 EMBEDMENT 17'(3'X4') 18"(4"X4') *D S-2 SURFACE * ( SEE NOTES ) SLAT OPTIONS NOTES D "CEDAR" RECYCLED PLASTIC D "GREY" RECYCLED PLASTIC D "REDWOOD" RECYCLED PLASTIC 1Z1 "WALNUT" RECYCLED PLASTIC D OTHER ______ _ 1.) ALL STL. MEMBERS COATED W/ ZINC RICH EPOXY THEN FINISHED W/ POLYESTER POWDER COATING. 2) 1/2" X 3 3/4'' EXPANSION ANCHOR BOLTS PROVIDED FOR OPTIONS S-2 AND S-4. • UPCHARGE APPLIES TO SUPPORT OPTION, CONSULT YOUR LOCAL REPRESENTATIVE -·· --DuMor, inc. P.O. Box 142 Mifflintown, PA 17059-0142 SCALE : NONE OAT[ ORAWN , 3/22/94 DRAWN BY : AH OAT[ REV. , 12/16/11 REV. BY : ESS TITLE : REV. K W/ 4 SEATS ll(] 76-34PL ( 3· x 4'' ) 0 76-44PL ( 4" x 4" ) PEDESTAL TABLE DRAWING NUMBER 76 SERIES PL-4 SHEET , or 2 14 ', ~ fl(LO ORILL J/8" • THRU THESE HCN.E LOCATIONS fOR J/8" X 1" ROLL PINS !fill 2 g DETAIL 'A' I.) DURING ASSEMBLY PROCEDURE; DO NOT COMPLETELY TIGHTEN HARDWARE. 2.) THE ACTUAi. PARTS WILL NOT BE NUMBERO: NUMBERS ONLY APPLY TO DRAWING. 3.) SEE SPEC. SHEET 1 FOR MOUNTING OPTION. STEP 1: USE 1 -PC. CTR POST FOR SURFACE MOUNT, ( 3 ) 1 -PC. TABLE TOP FRAM[ ( 4 ) 4 -PCS. 1/2" X I 1/2" SS. CGE. BOLT ( 7 ) 4 -PCS. I /2" SS. NYLON LOCK NUT ( 12 ) 4 -PCS. I /2" SS. FLAT WASHER ( 13 ) ATTACH TABLE TOP FRAME ( 4 ) TO CTR. POST FOR SURFACE MOUNT, ( 3 ) USING HARDWARE ( 7, 12, & 13 ) TIGHTEN TO SNUG FIT. illU USE 2 -PCS. SEAT SUPPORT ARM W/ 8" PLATE ( I ) 4 -PCS. 3/8" X 5 1 /2" SS. HEX HO. CAP SCR. ( 8 ) 4 -PCS. 3/8" SS. NYLON LOCK NUT ( 11 ) 8 -PCS. 3/8" SS. FLAT WASHER ( 14 ) ATTACH SEAT SUPPORT ARM W/ 8" PLATE ( 1 ) TO STEP 1 ASSEMBLY USING HARDWARE ( 8, 11, & 14 ). TIGHTEN TO SNUG FIT. SI£Ll USE 2 -PCS. SEAT SUPPORT ARM W/ 6 1/2" PLATE ( 2 ) 4 -PCS. 3/8" X 5 1/2" SS. HEX HO. CAP SCR. ( 8 ) 4 -PCS. 3/8" SS. NYLON LOCK NUT ( 11 ) 8 -PCS. 3/8" SS. FLAT WASHER ( 14 ) ATTACH SEAT SUPPORT ARM W/ 8" PLATE ( 2 ) TO STEP 1 ASSEMBLY USING HARDWARE ( 8, 11, & 14 ). TIGHTEN TO SNUG FIT. -·· SCALE : 4 7 DETAIL 'B' '2 illE....i \_ USE 13 -PCS. 3" X 4" X 47" PLASTIC TABLE SLAT ( 5 ) 9 -PCS. 3" X 4" X 43" PLASTIC SEAT SLAT ( 6 ) 44 -PCS. 3/8" X 2" SS. BTN. SKT. HO. LAG SCR. ( 9 ) 44 -PCS. 3/8" SS. FLAT WASHER ( 14 ) ATTACH 3" X 4" X 47" TABLE SLATS ( 5 ) ANO 3" X 4• X 43" SEAT SLATS ( 6 ) TO STEP 2 ASSEMBLY USING HARDWARE ( 9 & 14 ). TIGHTEN TO SNUG FIT. REPEAT UNTIL All SLATS ARE ATTACHED. SKU UPON COMPLETION OF TABLE ASSEMBLY SQUARE All COMPONENTS THEN TIGHTEN ALL HARDWARE. illij MOUNT ANO ANCHOR AS SPECIFIED. SIELJ NONE USE 8 -PCS. 3/8" X 1" S.STL. ROLL PIN ( 10 ) BE SURE SEAT IS LEVEL. FIELD DRILL CTR POST FOR SURFACE MOUNT ( 3 ) WITH 3/8" DRILL BIT AT SEAT SUPPORT ARMS ( 1 & 2 ) OPEN HOLE LOCATIONS. SEE DETAILS 'A' ANO '8'. DRIVE IN 3/8" X 1· ROLL PIN ( 10 ). J" X 4" X 47" PLASTIC TOP SLAT J" X 4" X •r PLASTIC SEAT SI.AT 12"X 112"SSCGEOOLT J8"X512'SSHEXH00fSCR J B' X 2" SS BTN SKT HO LAG SCR J 8' X 1" S.Sll. ROU PIN J 8" SS NYLON LOCKNUT I 2" SS NYLON LOCKNUT 1 2" SS FLAT WASHER J 8" SS FLAT WASHER --DATE DRAWN : 3/24/94 PEDESTAL TABLE ASSEMBLY DuMor, inc. DRAWN BY : AH REV. DRAWING NUMBER PO Box 142 Mifflintown, PA 17059-0142 DATE REV. : 12/16/11 REV. BY : ESS K 76 SERIES PL-4 SHEET 2 OF 2 11/16" f """' <U I---24 J/16" ---1 J" X 4" ( NClil ) t PIICf"lED SLATS SU SLAT OPTl(Jti I/~" X 2" S1'L. !WI 15 15/16" J/8" X 2" S.STL 17 9/16" 81N. SKT._:(~ I ~ •l::___i ,,. __ ----1-lr , 0 S-3 GULL-WING ,.. ~·.d_I 0 S-2 SURF AC[ MT I-,, .. -1 LENGTH OPTIONS IXI S-1 EMBEDMENT 1X1 6' BENCH 0 8' BENCH NOTE , 1-----------11· (88-60PL-3#1) -----------1 ~-(8&-80PL-:llill) .. ~ r' 50. X 1/4" w. sn. n.e: _j .. ,,. j_ 2J 11t (88--60fl.-:wi) I u ,12· (aa-6Cl'l-.wr) I ,r 14• :U 1/2" (S1Hllf'l-3Nl) -i-lJ 1/2" (S8-80PL-.wl)---+-!4" """'1 POST ,,/ ,·t-,,.-t' . D S 4 SUB FLOOR SLAT OPTIONS I.) ALL STL MEMBERS COATED W/ ZINC RICH EPOXY TH[N FINISHED W/ POLYESTER POWDER COATING 0 "CEDAR" RECYCLED PLASTIC D "GREY" RECYCLED PLASTIC 0 "REDWOOD" RECYCLED PLASTIC 2.) 1/2" X 3 3/4" EXPANSION ANCHOR BOLTS PROVIDED FOR OPTIONS S-2, S-J, & S-4. -·· --DuMor inc. BENCH 1X1 "WALNUT" RECYCLED PLASTIC 0 OTHER --------------------- DATE DRAWN OJ/15/01 DRAWN BY COC DATE l!CV. : 10/19/12 88 SER PL-3AR D REV. BY ESS SHW T Of 2 !.) OUR'NC ASSEYElY PROCEDURE: DO NOT COIE'I.ETELY TIGHTEN I-IAAOWAR[ 2.) THE ~TUAI. PARTS WILL NOT 8( tfJll6EREO. tf.lMBERS ONlY APPLY TO ORAWNG. J) lPON CCIIPLETION OF .-.ssc:weu SOOARE ALL COllPON[NTS Tl-[N TIGHTEN ALL HAAOWAR£. 4.) t.lOlJNT 00 ANCHOf! /6 SPECIFIID. TOOi S REQ'p J/4" WREti!CH 1 / 4" ALLEN ~[NCH 1 ;r IMSO~ DRtt.L an DRU KITS PRO~DED "" "" "' ,a K-81.0632-40 -·· --DuMor inc. (, '- G) ATTACH SLATS TO SUPPORTS. THEN ATTACH ARMRESTS JO SLATS. ASSEMBLY INSTRUCTIONS !».TE REV. 10/19/12 REV. 8'I' : ESS "'' D '" '" PARTS LIST "'"" DESCRPIJJN 0-88-00-01/S-J 0-88-00-05 Cl'.WIOUR ST1W' W/ ARlll[ST 0-ll8-IXWl-01/SJ 0-88-6(Fl-22 J" t 4" i 71• INT"R SI.AT. 2 ARIIS, P!ASTC 0-83-&Fl.-23 Jl" [00[ SUT. 2 NIMS, flt>STC 7t" Tl!#P SU.I. 2 NIMS. PL.\SOC 1-13-016 J/6" ~ t SS BTN SKr l{I LAG SCR 1-:n-02, 88 SER PL-3AR SHEET "" 2 • INCLUDES: -ALUMINUM DOGIPOT PET SIGN, WITH MOUNTING HARDWARE -ALUMINUM DOGIPOT JUNIOR BAG DISPENSER (ITEM #1002-2), WITH MOUNTING HARDWARE -TWO KEYS FOR DISPENSER LOCKING FRONT ACCESS PANEL -TWO ROLLS OF DOGIPOT LITIER PICK UP BAGS (ITEM #1402J, INSTALLED IN DOGIPOT JUNIOR BAG DISPENSER -10 GALLON ALUMINUM TRASH RECEPTACLE (ITEM #1206A-LJ WITH ATIACHED HINGED LID AND TRASH LINER BAG RETAINER BANDS, WITH MOUNTING HARDWARE -ONE DOGIPOT LINER TRASH BAGS (ITEM #1404J -2" X 2" X 4'-8' GALVANIZED STEEL TELESCOPIC MOUNTING POST, WITH INSTALLATION HARDWARE (Al DOGIPOT PET SIGN (ITEM #1203 / 1204): -H: 18" XW: 11.5" -14 GAUGE REFLECTIVE ALUMINUM -WEIGHT: 1.35 LBS -FOREST GREEN ON WHITE (B) DOGIPOT JUNIOR BAG DISPENSER (ITEM #1002-21: -H: 15.5" X W: 9.4" XO: 3.25" -12 GAUGE POWDER COATED FOREST GREEN ALUMINUM -WEIGHT: 7 LBS -400 BAG CAPACITY -TWO DIAMOND BAG DISPENSER SLOTS -FRONT LOCKING ACCESS PANEL -CLEARLY POSTED INSTRUCTIONS (C) TRASH RECEPTACLE WITH LID (ITEM #1206A-LI: -H: 23" X 11. 5" DIAMETER -11 GAUGE POWDER COATED FOREST GREEN ALUMINUM -WEIGHT: 9 LBS. -10 GALLON CAPACITY WITH INTERIOR TRASH LINER BAG RETAINER BANDS -A TI ACHED ALUMINUM HINGED LID -ONE BOX 50 COUNT DOGIPOT LINER TRASH BAGS (ITEM #1404J (DI TELESCOPIC GALVANIZED STEEL MOUNTING POST (ITEM #1301-P): -2" X 2" X 8' -11 GAUGE GALVANIZED STEEL -WEIGHT: 15 LBS. HOLE: -D: 18" X W: 8" -FILL WITH 40 LBS. "READY TO USE: CEMENT NOTES: • DOGIPOT 2100 PRINCIPAL ROW, SUITE 405 ORLANDO, FL 32837 TOLL FREE: 1-800-364-7681 PHONE: (407) 888-4627 FAX: ( 407) 888-8526 www.dogipot.com (BJ---<> <> r J (C)---i. .......... (DJ--- .· • ELEVATION 1" 1. INSTALLATION TO BE COMPLETED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. 2. DO NOT SCALE DRAWING. 3. THIS DRAWING IS INTENDED FOR USE BY ARCHITECTS, ENGINEERS, CONTRACTORS, CONSULTANTS AND DESIGN PROFESSIONALS FOR PLANNING PURPOSES ONLY. THIS DRAWING MAY NOT BE USED FOR CONSTRUCTION. 4. ALL INFORMATION CONTAINED HEREIN WAS CURRENT AT THE TIME OF DEVELOPMENT BUT MUST BE REVIEWED AND APPROVED BY THE PRODUCT MANUFACTURER TO BE CONSIDERED ACCURATE. 5. CONTRACTOR'S NOTE: FOR PRODUCT AND COMPANY INFORMATION VISIT www.CADdetails.com/info AND ENTER REFERENCE NUMBER 2635-004. --- Avaya Ridge Planned Unit Development Architectural Design Working With Natural Topography The build ings on site have been designed to step with the natural grades of the existing topography . On a steep slope site, each bu ilding takes advantage of natural daylighting opportunities on the south facades. This allowed the project to min imi ze site disturbance and soil export during co nstr uction. Fitting Into the Neighborhood The dwelling units that face north on SE 172nd Street are designed to engage the pedestrian streetscape by featuring individual walk-up entries onto the sidewalk. These entries are highlighted with individual unit lighting and landscaped elements to encourage CPTED (crime prevention through environmental design) strategies and engage the streetscape. These elements also help the buildings better respond to the single-family homes located across the street. The patios located adjacent to these units offer individual private open space where each resident can enjoy an extension of their home in the outdoors. Stormwater Management Techniques Limited Filtration This property contains a stormwater management flow contro l BMP (best management practice) called "lim ited infil trat ion ,' which was installed to mitigate the stormwater quantity and quality impacts from impervious surfaces on th is property , such as roofs and paved areas . Limited infiltration is a method of soak ing ru noff from these impervious area into the ground. Dry wells located beneath parking areas are the infiltratio n devices used here to facilitate this process by putt ing runoff in direct contact with the so il and holding the runoff long enough to soak most of it into the ground. Full Dispersion This property contains a stormwater management flow control BMP (bes t management practice) called "full dispersion." Full dispersion is a strategy for minim iz ing the area disturbed by deve lo pment re lative to native vegetated areas together with the application of dispersion techniques that utilize the natural capacity of the native vegetated areas to mitigate the stormwater runoff quantity and qua lity impacts of the developed surfaces. The dispersion device used on this property is a graveled filled trench. Pervious Path Materials The materials used for much of the new path system are pervious, includi ng wood chips and crushed stone , allowing ra inwater to soak throu gh the path andn into the ground. This helps to reduce erosion and fac ilitates natural groundwater replenishment. SIGN FRAME o~:o· 90 .-.,, ~ ~o'l> ~ /I ~o 9:)~~ Jl-\1\ ') '~' ... \.J" Key CD Drywell (fl Gravel -filled trench @ Pedestrian Bridge @ Pedestri an path @ Grass Lawn @ Covered Pavilion (J) Pi cnic Table @ Stream ® Sidewalk Landscape Improvements Stream Buffer Enhancement The goal for the vegetated buffer on either side of the stream that crosses the site is to remove the noxious weeds that dominate the understory and establish a plant community of native trees and shrubs. The plantings are to be monitored and maintained for five years to help achieve this goal. Right-of-Way Improvements New wide sidewalks, planter strips with street trees , and street lighting have been added along SR 515 (Benson Drive ) and Benson Road. Usable Open Space The south corner of the property was partly cleared and developed as an open space amenity for residents that is also accessible to the neighborhood from SR 515 and benson Road . The space features a large grass lawn , covered pavilion , benches, picnic tables, lighted paths, and enhanced tree and understory plantings. Low Profile Bases: TRADITIONAL T Our most po pu lar sty le, l11 is base is anc ho red by two strong, cent ered pos ts. Thi s sty le is also availab le in an Arch Frame. ---------------------------------------------------------------------------------------------------------- Low Profile Ba ses: CANTILEVERED The prefe rred sty le for NPS in-erp retive exh ibits, this cl ass ic base fits un obt rusively in to the la ndscape while anoli ng the pa nel for easy viewin g. Low Profile Ba se s: SINGLE PEDESTAL Low -key and extreme ly stu rdy, sitting on one cente red post ei ther an gled or upr ight. Thi s base is idea l fo r sm all er size pane ls, typically up to 24 inches wide. 0 ---------------------------------------------------------------------------------------------------------- @ F ~h t~t ea~r f.\~i ab:e in Al u .. :inum ~ t ,h tMt ~;:~p J~J1l~bl" n Wect h~Tg Yeti Low Profil e Ba se s: DOUBLE PEDESTAL With a dou ble -pos t conf igur at ion , th is base can suppo rt large r panels than the Sing le Pe desta l whil e still mai nta ining the same minima l structu re . @ JAN 2 G Coming Soon... Avaya Ridge DEVELOPER and PROJECT CONTACT: ARCHITECT: Avaya 74 Apartments Homes, LLC GROUPARCHITECT Contact: Jim Roberts 1735 Westlake Ave N. jroberts@capitalvalleyinvestments.com Suite 200 Seattle, WA 981 09 Contact: Laura Ovsak SURVEY/ CIVIL ENGINEER STRUCTURAL ENGINEER: D.R. STRONG CONSULTING ENGINEERS FOSSATTI PAWLAK 620 7TH Avenue 1735 Westlake Ave N. Kirkland, WA 98033 Suite 205 Contact: Maher Joudi Seattle, WA 981 09 Contact: Yoshio Piediscalzi Contact: Pete Pawlak TRAFFIC: TRAFFEX 1410 NE 12th St. Suite 590 Kirkland, WA 98034 Contact: Larry Hobbs CITY CONTACT: JILL DING 425-430-7200 jding@rentonwa .gov Code Compliance 425-430-7373 • 7 4 New Apartment Units • 2 Contemporary Buildings • 1, 2, and 3 Bedroom Units • 7,000 sq. ft. of Indoor Residential Amenities • Large Community Park • Walking Trail and Dog Park Completion: Summer of 2018 Expect Traffic Delays During Construction LANDSCAPE ARCHITECT THE LA STUDIO, LLC 15200 52nd Ave S. Suite 210 S e attle, WA 98188 Contact: Chris Peterson GENERAL CONTRACTOR: TBD TBD TBD {la na Ridge : Fixture Z1 Type ~ i/:-1i / 1 I ! '. .;, B 1 . t ' .l ' . 'Sh own with Paracl1ne Re flector 'S hown with 45°Cu toff Grill Fixture A B Max. Watts Lbs •owK-2 w/ COG OWK-1 8" 36 "or 42 " 45 W 38 c@us 1------+---+-----+--------+---I umo OWK-2 8" 36"or 42 " 45 W 38 The OceanWalk · Round LED seri es of architectural bollard s combines contemporary styling with durable , vandal-r esistant construction and smooth, low-level, 360-degree symmetrical illu minati on wit h avai lable cutoff optics: and is an excellent choice for walkways. entrances, promenades . plazas. courtyards. dr iveways and landscaped areas. Le ns: Clear. high-impact-resistant acryli c. w ith silicone gasketing for a weather-tight seal . An internal light shield is availa ble . Housing : 8" diamet er extruded a luminum housing . H eavy-duty cast a luminum base plate conceal ed within shaft is designed for st andard anchor bolt mounti ng to a concrete base. 3 /8 " x 12" galvanized Anchor bolts . Optional Vandal-Resistant Base available for 8" model. OWK-1 8" Roung Paracline # of LEDs 350 4000K Finish : Dur able Q uali-Guard" textured thermoset polyester powder coat. Available in a selection of a rchitectural or custom colors. Fin ish is guaranteed for two (2 } years. Optics: Choic e of specular aluminum paracline reflector, Aluminum stack louver. or 4 5° cutoff grill provides Type V symmetrical light distribution. Lamp: H igh lu men output VisionBarrMLE D s are utilized, offering a minimum estimated life of 60,000 hours . Ballast: A high-performance LED dr iver operates a t 120 thru 277 volts. 50 to 60 Hz . w ith a 90% power factor: and is rated for -40 °C operation . 120-277 Anchor Bronze Ro und ·specify height Reflector 20 (3) 'Neutra l white ·universal Base (BZ) Fu sin g ·speci fy vo ltage Flat Top 36 " (PR) (20LC) (8R36) D 530 (5) (4K) voltage (UNV) 5500 K ·cool white OWK-2 d 700 Round 42 " (7) Dome Top Stack Louver (8R42) Reflector (55K) (SLR) D ~ 45 ° Cu toff Gri ll (COG) Q -t:::l (AB ) "OOOONI 11'!.lemat caS1 ·extn.1ded V,1,da1.Res ,S,1anl Base Single in-line fuse (SF120) (SF277) Black Double in-line fuse (BK) (DF208) (DF240 ) White Internal Light Sh ield (WH) (ILS) Forest Green Vandal-Resistant Base (FG) (VRB ) Grey (GY) Silver Metall ic (SL) Custom Color (CC) Base Template a· Round Bollard ~-·: -=-:::-;.: f 0 a· / . -~i· · ·. 3 Y,"'. /,' I ./-\ , ', /j , /4 11,." 4Yi\ , 1 I, V . I 11 I,, !~ -4 !/," '.,.:s:, ,1 \ -,, ~-<... .• '0 5y.;i. / / .::~u..Cir~ VMX LED The new VMX LED Series offers clean, functional styling that is defined by its sleek low profile design and rugged construction. It combines LED performance and advanced LED thermal management technology and provides outdoor lighting that is both energy efficient and aesthetically pleasing. The LED 's performance and the driver 's life are maximized by Avana Ridge: Fixture Z2 Dimensional Drawings b~--~ -------~ii--B ,~ -A The LED light assemblies come with 48 to 96 LEDs . Six optical distribution patterns are available. Choose between 4000 or 5000 Kelvin temperature of the LEDs. A durable polyester powder coat fini sh is guaranteed for five years; and is available in standard or custom colors. The VMX LED series is an exceptional choice for commercial enclosing them in two separate die cast aluminum housings. Easy tool-less access for mounting and maintenance. parking lots, office complexes, architectural projects, and other general lighting projects. VMX-1 Type II # of !..f;Q~ mA 4000K 120-277 Arm Mount Bronze PhQtOg!,lll ~ R!,lgl!l)li!~l!il (T2) 350 'Neutral white ·universal (AM) (BZ) "Specify voltage 6 48 (3) (41<) voltage (PCR120) (PCR208) (-48LC) (UNV) Wall Mount Black (PCR240) (PCR277) Type Ill 530 5000K 'Cast Wall Plale (BAWP ) (BK) Photo Recepta cle (PER) 480 to be ordered separately ·with shorting cap (T3) 'Cool white 64 (5) (5K) (5) (WM) ~ Smooth Black R2und PQI!! Pli!!!il Mii!'21Qr (64LC) Not available (SBK) For 3"0 Po le (RPP3) in 1 amp Type IV 700 For 4"0 Pole (RPP4) (T4) 80 (7) For 5"0 Pole (RPP5) (SOLC) 347 White Cast Wall Plate ~ (8) (WH) (BAWP) 1000* Not available Type IV-A (10) in 1 amp Smooth White 0-10v Dimming Driver 96 No Controls (T4A) (96LC) (SWH) (DIM) !mID Motion Sensor Graphite ·woni,5 wtth FSP-211 (WSC-8) TypeV (GP) s · f..-tounlll'ly Her1 (WSC-20 (TS) 9·20 Movn ling Height VMX ORILL DIAGRAM Gre) (WSC-40) (GY 2 1-40 Moon11no Height I Wireless Control Type V-W ' Consult Factory (TSW) l --Silver Metallic (WC) 1-----(SL) + U niversal P ole Mount Adaptor -f' Custom Color (UPMA) (CC) Rou nd Pole Plate Adaptors (R PP ) are to be ordered separately. Fr:;,_nl(Xi ·~:tcD-<.l ,·l1J1t1\citl()l1 ()(1 111titritrq ,...,.,l:.J ')' lfr,:.!.a..'la:011i.Sfruct<:11s ;)Ot:0. .. ".f:) W'Sllt r;ictM If 1:;,(l,j8$ 3-fr ·IOI f'J«ien><l ,,..,·tn 1,xt,vcs ;lic.k<:.t: ~. 1r1Q1.11\t111J (C()Ulrctncnt~ Ths dJctin16'1t oo·ta111s ~~~ do,nl,;ttx:)11 '-' Vi!iO\iJl"O Ltglit•"Y l C Any 11M-o l th~ 11~e ·11tatt01 ' rttct..ur~ 01~ \'lfllltlfl <1µpr1,val i)f V,S1J1 iar& UJlllirlSJ U C In k~n.J v:1H"I o ur TO'vi 1.0.IC) o l ·on111"11101.1S wnn-m;t,:l'Y\f~nt. VislOn .llft" (esetv e::. the l'!Qhl to c:tl.Jn(Je ar~ spectical tOnS con t~ h@f!;*l .,.,,!l·'l(,'U! P'l()f 11(lt e Housing · Cast aluminum LED housing with in te gral cooling fi ns for thermal m an agement. Mounting Arm/Driver Compartment ·Durable two-piec e die cast alu minum driver compartment utilizes a tool-less push button latch for ease of maintenance and sealed with a on e-piece sil ico ne gas ket. Thermal Management · Th e VMX series provides excellen t thermal management by mounti ng the LEDs to th e substan tial heat sink of the housing. Thi s enables the Luminaire to with st and higher ambien t temperatures an d driver currents without degrad ing LED li fe. · The L70 test determines the point 1n an LEDs life when 11 reaches 70 percent of its init ial outp ut. The VMX seri es LEDs have been determined lo last 100.000+ hours 1n 25° C environment s when driven at 350 mA. Optic a l System · The highest lumen output, Evo/C LEDs are utilized in the VMX series . IES d istribution Types II, Ill. IV,V-A. V and V-W are avail able. · CRI valu es are 70 for 4000K and 75 for 5000K. Quall-Guard Fin is h · The finish is a Oua li-Guard textured. chemically p retreated throu gh a multi p le-st age washer. electrostat1ca lly appli ed. th ermoset polyester powder coat finish , w ith a minimum of 3-5 millimeter thic k ness. Finis h is oven-baked at 400° F to promote maximum adherence and finish hardness. All fini shes are avai lab le in standard and custom colors . · Finish 1s gua rantee d for five (5) yea rs. # LED 's mA TYPE 1 B u G TYPE 2 B u G TYPE 3 B u G TYPE 4 VMX d.!J Electrical Assembly · The VMX LED seri es is su ppl ied with a choice of 350 . 530 . 700 or 1000 • mA high-performance LED drivers that acce p t 120v thru 480 v, 50 Hz to 60 Hz. input. Po wer fact or of 90%. Rated for -4 0°C operat ions . · 1 O kV surge p ro tector supplied as standard . · Term in al bl ock supplied as s ta nda rd . Warranty · Five (5) year Limi ted Warranty o n entire system. including finish . For full wa rranty in formation . please visit vis ionairelig ht in g.com. Options · Photocell & rec ept acle · Ph oto receptacle · Round po le plate ad apter · Cast Wall Plate · 0-1 Ov Dimming Driver · Motion Senso r · Wireless Control · Universal Pol e Mount Adap tor Listings · Powder Coa ted Tough. B u G TYPE 4A B u G TYPE 5 B u G TYPE SW B ,POWDER COATED , TOUGH u G WATIS 7.354 8.382 3 D 8.205 10.354 2 1 2 11 ,800 3 0 11,552 3 0 71 3 0 2 103 7,54 1 3 1 3 10,616 3 1 3 7.697 2 1 2 6.872 2 0 2 7.501 2 10,836 2 2 3 9.675 2 0 2 10.560 2 1 2 64 350 t-53-0-+---+-i-t-+--+-+-+-t---t-+-+-+---+~-+-+---+~-+-+--=-:..:_+..:.+:..+~-=:..:_-+--=--i-~~+-__;___;_-' 96 700 13,469 3 2 3 13,7 49 3 2 3 12,275 3 0 3 13,399 3 2 3 13.137 2 2 2 14,972 3 0 2 14,657 4 0 2 139 1000 16,84 1 3 2 3 17,191 3 2 3 15,347 3 0 3 16,753 3 2 3 16,425 2 2 2 18,720 4 0 2 18,326 4 0 2 217 350 11 .503 3 2 3 11 ,742 3 2 3 10,477 2 2 11.443 2 2 2 11,219 2 2 2 12,786 3 0 12,517 3 0 2 108 530 16.194 3 2 3 16.530 3 2 3 14.750 3 2 3 16.1 09 3 2 3 15.794 2 2 2 18.001 4 0 2 17,62 1 4 0 2 163 700 20,547 4 2 4 20 ,973 3 2 4 18.7 15 3 2 3 20,440 3 2 3 20.039 2 2 3 22,89 3 4 O 2 22,358 4 0 2 215 Vis it w ww.Visionairelighting .com for up -to-th e-min ut e c hart info rmat ion . in cluding types not listed here. • For 4000K m ult iply val ues by 0.90 19645 Rancho Way Rancho Dominguez. CA 90220 Tel· (310) 5 12 -6480 Fax. (310) 512-6486 www v1s1on a1re light1ng com Job: Avana Ridge: Fixture Z3 Type: Notes: Designer Spotlight Page I of 2 DSPS -5" The Philips Hadco Designer Spotlight is an outdoor luminalre utilizing HID, compact fluorescent, or incandescent lamps -designed to produce an assortment of lighting discributions. The soft contemporary die cast housing is available rn a variety of textured powdercoat finishes creating compatibility with most architecture and landscapes. The designer spotlight is suitable for mounting at grade on recessed box (provided). directly to building surfaces, or on sutface j-box (by others). PREFIX MOUNTING DISTRIBUTION WATTAGE VOLTAGE FINISH ··~ = OPTIONS I'-o_sP_s _ _,H'-__ _,H._ __ ~H._ __ ~H._ __ ~H'----'H'----' Emer rhe order code mto the oppropr1ote box above Note: Ph1!1ps Hodco reserves the right to refuse o configuro/Jon Not o/J combmat1ons ond configurotiam ore ;ol1d Refer w notes below for exclus1011s ond /im1tat1om For quest1011s or concerns. please consult the factory PREFIX MOUNTING ·-~----DSPS J }-Box Mo1mt. for mounting to wrfoce }-Box /by othl"rs) I u Universal Mount Includes ;halluw cast box. For mounting ro 5urface condwt on walls. canopiestrees, etc The universal mount also allow> (or mounlmg nush to ground and when box is installed m a poured concre!~ pod. ~-------w Woll Mount, for mountmg over a rece5sed box (by others) on a wall or canopy surface ST Stanchion Mount, for direct burial m concrete Lun,moire moy be mounted from 2"-12" above grade. ----~-- 5PM I Side Pole Mount --'"- SPS Side Pole Mount for use with Surface Condurr. DISTRIBUTION AND WATTAGE T9-WSP PAR30 PAR30-INC VOLTAGE 120 277 UNIV i(MHf 0•1.'y1 Distribution T9-WSP SOHPS PARlO J9MH' PARlO-INC PAR30L75 Wide Spol D1smbut1on -For use with Iwasaki T9 5 50w HP$ Lamp Lamp included with lumina1re. For use with PAR30 Metal Halide lamps. For use with PAR30 Incandescent bmps -75w maximum. FINISH Bronze Paine Bla(k Paint White Paint Available Wattages 39CMHE" 1ZOV only 39MH 120V available m NPF only 0SP5 70MH available in 17 7V onlv. 70MH' 4. CMHE -Ceramic MH with Electro111c Ba!last. Luminmre rnp,Pl1ed with Elec1ronrc MH ballast far U5e wich Ceramic MH Lamps ONLY. I( a :;peC1(ic ballast brond ,; reowred, contaa factory far (easib1/ity and a quotation_ Not all ballast brands are rnmparJb/e with this product CMHf. fea/lires l"lectromc ba//am rho! accept 120V rhrougn 177V. 50hz to 260/iz, 111put. Specify "UNIV" voltage (or 110V through 277V OPTIONS F Fusing Not ow11/able with mcandescenl BRP BLP WP NP BGP VP Natural Aluminum Paine Beige Paint CH Cutoff Hood Rep/ac:e~ s!Ondard doorlicn5 110/dcr Verde Green Paint OC Optional Color Pamr Specr{y RAL des1g-natmn ex: OC-RAL7024 SC Specral Color Paint Speufy. Mmt sllpply co,'or chip {l 2013 Kon1nklqke Ph1l1ps Elenron1cs NV All rights reserved. Spcc1f1cai:1ons are subject to change w,thout nonce PHILIPS HA www ph1l1ps.c.omilum1naires Page 2 of 2 SPECIFICATIONS HOUSING: Single piece aluminum housing is diecast in a semi-ellipsoidal form. One piece "O" ring gasket mates with lens assembly. LENS ASSEMBLY: Heat and impact resistant tempered clear convex glass lens is mechanically secured to diecast lens holder. Optional cutoff hood replaces standard lens assembly and provides additional shielding to lamp and lamp images. STEM/KNUCKLE ASSEMBLY: Rugged diecast aluminum stem and knuckle assembly provide 360° lateral and 90" vertical aiming capability and secure locking mechanism. OPTICAL SYSTEMS: Reflector systems for T9.S provide an assortment of distribucions. R and PAR lamp distributions are lamp dependent. All optical systems offer sharp cutoff to aperture brighcness at normal viewing angles. DIMENSIONS AND MOUNTING Desi 0 .1er Spotlight DSP5 -5" ELECTRICAL: HID luminaires that utilize magnetic ballasts. are high power factor except for 39W MH 120V which is NPF only. All HID ballasts are designed for reliable lamp starting to -20-0 F. Luminaires supplied with electronic metal halide ballasts will operate Ceramic Metal Halide lamps only. All lampholders are medium base, pulse-rated, glazed porcelain with nickel plated screw shells. FINISH: Each luminaire receives a fade and abrasion resistant electrostatically applied, thermally cured, (TGIC) polyester powder coat finish. LABELS: All luminaires bear UL or CUL (where applicable) Wet Location labels. WARRANTY: Philips Hadco luminaires feature a 5 year limited warranty. See Warranty Information on www.sitelighting.com for complete details and exclusions. Polycarbonate lenses carry a I year warranty only. DSPS Side Pole Mount Dimension A= 3 88" diameter/ 9.855cm Dimension B = 3" i 7.62cm Dimension C = 2" min,mum i 5.08cm I 0.11"' 15.705cm IO Is·· 25.781 cm • / '-"'I"--,--____ / e .~. 5.66" I 4.376crr Universal Mount Wall Mount PHILIPS ~-~---... c ~;J!llllli·~ "'' ~I ~ 0 (, 2013 Kon1nkh1ke Ph1l,ps Elcnron1cs N.\/ All rights reserved Spec1ficat1on5 are sub1ecl to change without notice www.ph1lips.com/lum1n:i1re~ 79115-140/0413 SPM A C --•- J-Box Mount Ph1l1ps llghi:,ng Company 200 Frankli11 Square D1·1ve Somerset. NJ 08873 Phone· 855-486-2216 SPS A QI· ( C - Stanchion Mount Philip, L1ghw1g Company 281 Hillmounr Rmd Markham ON. Canad~ L6C 253 Phone· 800-668-9008 vsc c@us LISTED Dimensional Drawings -" r,J • The VSC LED w::,.11 'nouPt Serres continues tr'e unique c:)r'terr1porary design t1at .s 1nsp1rc'.l oy the VLX arci1 light series. It c:ornb1nes LED performance ancJ ad,.-anced LED thermal rr1anagement technology and pro'J!des i1grting that 1s energy efficient and aesthe11cally pleasing n,ree cp:1cal dlstribut1cr~ pattern are available O'·Oose between 3000. 4000 or 5000 Kelv1r1 temperature for :he LEDs. A durable polyester prn,vder c:oat fin:sh 1s guaranteed for f:1Je years, and is ::Na1lab1e 1n s:andard or custom colors. The LED's periorTiar~ce and the driver's !ife are rnaximi1ed by cnc:,osing :herr 1r' two separate cast alum1nurr. rousings. The VSC Series 1s a'l exceptional choice for office cornp1exes, scrools, cornrnerc1al bJ1ld1ngs. and many arct11tectural projects Easy access for 1"1our:t1ng and mairtenance. The LED 1ght 8.ssemtlies cor1e with 16, 32, or 48 LEDs. -----r-----,-----T---T---~---~-----·~------------- Type II (T2) :]~) Type Ill (T3) ~ Type IV (T4) fl Type V (T5) Type V-W (T5W) (16LC) ·Not a~a11ab•P. 1n 7[)/JmA 32 (32LC) 48 (48LC) 530 (5) 700 (7) 1000· (10) •• OOOPiA not dva1tdble for 48LC 4000K 'f.it!utral 'Nh1te (4K) 5000K 'Cool while (SK) ·un,versal voltage (UNV) 480 (5) •1·.fot available ,n 1Amp .. L--------~-.L__ ______ .L_ _________ J_ -- ,,,.1·,·,,,, , ·; IT \Fl,-,. ,I,-,,,_,~ ,', , · •·:,;,,I • 11 k>-<-1,,, .. , .•.,ti "';r; Conduit Box (VCB) ")' Black (BK) White (WH) Graphite (GP) Grey (GY) i Silver Metallic . (SL) Custom Color (CC) ·1,1<: 1Tir··-I "'I' "n-,•t·, T•w, •,,;,,r•,e•,li>f.Cll,ii• ,•T<.<i• (PC120) (PC208) (PC240) (PC277) I I <· .,, ,<'•~ LG''L Emergency Battery Pack (EBPL) Motion Sensor (WSC-8) 8 Mo,mt,ng H~1ght (WSC-20) 9 20 Moun,.ng Height (WSC-40) 2•-40 Mount,og He,grl 0-10 \/olt D1rT-rnng Driver (DIM) Back Plate (BP) Up-Lig'll Or1w1tat·on (UP) , r: r, .. ,, ,,.,,,, Heatsink Mounting/Driver Compartment ·DJrable t·,,;o-p11;ce cast etlurr1w _1r, dr1vw u:r11pc1rl1T,er·t L,1 l1zes a qJiC.<; 1'1;,unt,sol screw n1rnmt.r1g ·o, ease of "T1an'.enc..1ce and sea1ed •n1tr J cne-p1ece ~asr;Bt Thermal Management ·The\/ Sconc8 series pruv1des excellP-r1l thf-lmk; rrccw-agement bv mm.nt1rg the LEDs tc tlie sutJslcml1al hP.al :-,;1rik of rt1e huL1s1ng This er ables the LJ1'111'.a1re t::i ~vithstarc higher ambient terni:;erGtures J11d drvcr currents w1trout degr:-1d1ng L::::D life · Tl~c UC tes: ,jetum1nes t11e point 111 W' LCDs life vvh1-on 1t mad1es 70 percH1t ol ils 1r:1t;r1I m,lp.f I he\/ Scrwce series LEDs ha'Je been determined to :ast 100.000 + eiovs 1n 25 · C cn·,11ronmorits ·•vllen dr:ve1 at 3SO mA .. Optical System · The highest ·urnen output LEDs are uti zed 1r tr,e V Sco'lce senes IES ,J1stnbu:1on T y'OCS :1. 1:1 and IV arc uv2.ilao1c Tl1c ,Jp'.1ca1 sys'.cn1 Qckl !fies us l[S f:JII u:tcff to n-,slncl hyh: lrespass glcirP. and 11gh1 poll1Jt1or1 · CHI ·,,a:-.Jes arc: 10 Quali-Guard Finish · fhc; l1nisr 1c, n () __ 1al1-G-.J&.rd te>::tured. cnerr11ciJlly pretreated t'lrcugl1 o 'llu t ;:i,c c,:age was:1e'. e!e:;trc:::;tal1(:a. iy :--ippl1r.d. 1t1err1H::-;el poly-ester pov,'(ier coci'. f1n1S'l, witt·, Ll rn1n1m.Jn oi 3-5 m1llirreter thickness. =1n,sn ,s ove1-baked at 480 = lo prurnote •11ax11r,_,m adherence Gnd fn1sh l1urdncss .A.II finishes G.re availG.ble 1:1 '.citandard ;-i.r1c1 ::uslu·11 culurs · -W,''.:i'"l ·s g,.1drcmteed for five 1,5:, "yems vsc Electrical Assembly fl:e \/-Sc0rice LEO series s s1...::,o,;ej w1t11 a ci'c1cp rit 35-:J. !::30 700 or 1000 n~A high pvior'l1ance _ED :1r1vers t'lat acceot 120v ('lru LCBOv ~c H; '.\l HJ l---1. nout Power fac'.or of 90'\, nc1tco fer -40 ·c:: CJpwcr1ons. · 1 C ..z\l surqe o:otector svpp11ed as st::111dam Warranty · F1vP. 15) year :..imited VVar'anty or entire S/Stem, wcll,rnrii;J 11.'11sh. f-m 11111 warranty irformat1on, please -.,1s1t ·v1s1or,a1re1qt1t1r1tJ cc.w1 Options · Guttcn T~'pe Photocel! · Emergency Battery' Pack · Motion Sensor · 0-1 D Volt D1m1T·1nq Or,ver · Ba:~k Plat~! · U;J-L ght One·i:at1:Jn listings fhP. V-Scor1c::! ,; ::UL l1stPC1. su1'.atJIR for WP.1 lou:1t·cr1s · IP65 RLliCd · OLC _1stec - POVI/DE~ (QA.TED TOUGH IP65 RATED c@us LISTED lig~t11ig facts Motion Sensor Up-Light I _ -, , ; ! ,I, --~~---t----t-f---:·-· f · ! I · , ,-.-:,, ; , , . , ----~--------r·-~--1 -~ · ·, , · ~ ,~ r-~-~-~--+---"i _ _,_ _ _,t_ ~~+~-i -,,-;;, ---t--~t~------_--_-_-_: ~-~-+-t-- ---E.:•J=~~=t--1~=i=: __ -="=~ --.-=-F~-----,-=~="~-,:~_,_-, +!-.---+:-_-_'-~------: · ; ---=E--~~-r ~±== ------r·---·-·-----·+-_.:...._:_;_ --+-----------+--·--1---j . f------, --··t----+---·----<-----r-+----- \----~---------+---------.-----·--·--+-----·. -·"1---L ----~-·----~ -------===~---= -------~ , -~l-~~1--t~=r-= "-c-____ -____ :~=~---~-~-----_-._--~~- Avana Ridge: Fixture ZS 8' 3' t:==>--set Screws (2) secure removable cap for access to lighting LED Flood Lighting -10/20 watt wide beam, 3000K -Down lights 8x8 column and surrounding area Pillar Lights (8x8") 11 foot tall Shown with Aspen design Decorative Steel Column 8" sq. -3/16" steel Pedestal Base Enclosure: 36 x 16" base -3/16" steel Attraction Lights, LLC Lyle Braund 970-316-0019 lyle@attractionlights.com 2x2" bands add design detail Set Screws (4) secure decorative column to pedestal base Uplighting 8x8 column from base option 1--,,--Access panel on one side Pedestal base mounts and levels on 12" concrete pier -House wire connections, transformer, etc. 12" Pier Looking down -3" center hole for conduit in and out ""' ,a, 12" Form Tube 'll!'J 03'""' ~----+-+--118" Hardboard Template 1" Electrical Conduit @ @ 7" 10" Avana Ridge: Fixture ZS Attraction Lights, LLC -"Pillar" Concrete 12" Pier Template Install -120 Volt Standard www.AttractionLights.com ? Call Lyle -970-316-0019 Lyle@atttractionlights.com Nut 5/8" dip galvanized Expanded View Large & small ~" washers -Extra hardware supplied for mounting base plate ,,---;=$$,==>ff==ffif='lf""=~~-,, Pillar Concrete Pier depth varies with local conditions 24" av. Soil 1" below top of concrete pier Hardboard template on concrete surface -Remove prior to installing base plate Nut secures template -Stays in concrete 1----ll--Anchor bolts -5/8x12" dip galvanized Electrical "L" -1" PVC for power supply -Tape ends w/ duct tape for installation <ICHLER. Avana Ridge Entry Lighting -East/West Dahlia Collection Dahlia Large LED Outdoor Wall Light in AZ 49558AZLED (Architectural Bronze) Write a review Product Description: This large LED outdoor wall light from the Dahlia collection features a sophisticated. crisp edge. The interior of its white. fish tank glass produces a clean light ADD TO PROJECT Technical Information Weight· Safety Rated HCWO· Base Backplate. Max Wattage/Range· Collection Width Height: Lamp Included Glass Description Extension Voltaqe Light Source Kelvin Temperatu1·e Number of Bulbs Max Watt: Delivered Lurneris Number of Lights/LEDs: Color Rendering Index: Expected Life Span Finish: ti Authent,c 1240LBS Wet 13.25" 15.75 X 5.75 60W Dahlia Collection 8.00" 25.25" Integrated White Glass 4 00" 120V LED 3000K 2 60W 875 2 90 40000 Hours Architectural Bronze 8126/2016 Comet~ Eclipse Lighting Inc. w ,. ECLIP~E'" , LIGHTING LED GJl1leo " Basic o S,gnatu,~ " Eln~ " FIJt 8Jrd a Sl,.11 a ADA o P<>t1<Lrn1 " GraYurn o Cu~tor,, A.-ch,t<,ct<Jrnl Wall FLJII Cutoff De,;orJt1ve VJrnlJI L near i~~trofi1 r(;ts 1n~t<;llat1Dns Search this S1te 1>4odel Name or Prudu~t Cede in ( Search Ui;erra'll('. Pass·,vorj login • Forqot LO\Jln Details ... E.ciii,:·se .. Lfiiht.iri'il .. i'n··c·: ... PH 18,l' 2,,,; ci333 -x s. i~il-'. ]4J '1,oc,h•, "· ,.,,p,"l1y1,t1·191r,~ Sign up for Email Update,; co .:t' .. ,,,. -, d.~ .,f,.• Email Markctir,q ., "I H 11/""t l lC,1111'\C, J'\C .J ) 1/('il/:' • l'l'fH,-llU1> t.'ir, ,_,f,,.,: ,; i~ ')r.t ~, Mo,Uium (MJ 0 ''AOA Cor,>~llil1·1·· large Ill l"I • •.•I' ADA Cor11pl1.;'lt·· X-1_ "9'' ;XI_ I 30 T.111 ,JUI :l1•t,,·,· <f I m ~111 I" r _., 1.,., Selected Option XLuge· XLI, )( urge L 'XL2, X-1.irqe"Jl )1 PI\R'.,HU -·,c.f-: PARMHI! LE:DI.! 11,, l.LDD ~ :"'""t AMC 'healrn Le,~ 'ieg,,s ~ :.,,.,,.,1 · X-5pr>rl Flt Ile,, 11·, Nil~,. ll. ~ '.:own( _Elite pat ~ .\~ 11,r.h G~lileo odt ~ Ar.A G.,1;1,.,, pJ' ~ l.'·1,Hs Your $Tyl,• 1,cll • T218dJl.lcS ~ T?rnMr ;,., • T ?188~1 ""' ~ T l1886t ,e~ .. 1219%tl~S http://www. eel i psel i ghti ngi nc. ccm /pages/J:('oducts/gaJ i I eai'el ite/com et. php [•[ Avana Ridge Individual Unit Entry; Lightin at 172nd Street -East'Wes1 Add1t1on.:,I 'J,~.~~/ Model Opt·o is e:ci ~ Sack \n G~lileo F.ht,• PrnrJuch 112 January 26th, 2017 Suu111ittal of Avana Ridge FPUD DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT SUBMITTAL REQUIREMENTS FINAL PLANNED URBAN. DEVELOPMENT Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 PURPOSE: The purpose of a final planned urban development review is to ensure consistency with the approved Preliminary Planned Urban Development. In addition final review is to verify compliance with any required conditions. COMPLETE APPLICATION REQUIRED: In order to accept your application, each of the numbered items must be submitted at the same time. If you have received a prior written waiver of a submittal item(s), please provide the waiver form in lieu of any submittal item not provided. All plans and attachments must be folded to a size not exceeding SY, by 11 inches. PLAT NAME: Please ensure that the final planned urban development name is consistent with the name used for the preliminary planned urban development application. APPLICATION SCREENING: Applicants are encouraged to bring in one copy of the application package for informal review by staff, prior to making the requested number of copies, colored drawings, or photo reductions. Please allow approximately 45 minutes for application screening. APPLICATION SUBMITTAL HOURS: Applications should be submitted to Planning Division staff at the 6th floor counter of Renton City Hall, 1055 South Grady Way, between 8:00 A.M. and 4:00 P.M. Monday through Friday. Please call your assigned project manager to schedule an appointment or call (425) 430- 7200 extension 4 to reach the Planning Division. Due to the screening time required, applications delivered by messenger cannot be accepted. All Plans and Attachments must be folded 8 Yz"by 11" APPLICATION MATERIALS: NA D 1. Public Works Approval: Please provide 2 copies of confirmation that required improvements have either been substantially installed or deferred. [Z] 2. Waiver Form: If you received a waiver form, please provide 5 copies of this form. 1 H :\CED\Data\Forms-T emplates\Self-Help Ha ndouts\P!ann ing\fpud.doc Rev: 02/2015 [Z] 3. Land Use Permit Master Application Form: Please provide the original plus 11 copies of the COMPLETED City of Renton Planning Division's Master Application form. Application must have notarized signatures of ALL current property owners listed on the Title Report. If the property owner is a corporation, the authorized representative must attach proof of signing authority on behalf of the corporation. The legal description of the property must be attached to the application form. [Z] 4. Fees: The application must be accompanied by the required application fee (see Fee Schedule). Checks should be made out to the City of Renton and cannot be accepted for over the total fee amount. [Z] 5. Density Worksheet: Please submit 5 copies of a completed density worksheet. [Z] 6. Confirmation of Compliance with all Conditions of Plat Approval: Please provide 5 copies of a statement detailing how all conditions of plat approval have been addressed. [Z] 7. Plat Certificate or Title Report: Please provide 4 copies of a current Plat Certificate or Title Report obtained from a title company documenting ownership and listing all encumbrances of the involved parcel(s). The Title Report should include all parcels being developed, but no parcels that are not part of the development. If the Plat Certificate or Title Report references any recorded documents (i.e. easements, dedications, covenants) 5 copies of the referenced recorded document(s) must also be provided. All easements referenced in the Plat Certificate must be located, identified by type and recording number, and dimensioned on the Site Plan. [Z] 8. Draft Legal Documents: Please provide 4 copies of any proposed street dedications, restrictive covenants, draft Homeowners Association, or any other legal documents pertaining to the development and use of the property. [Z] 9. Post Office Approval: Please provide 2 copies of the Post Office confirmation that they approved your mailbox location(s). Contact Bill Sansaver of the Post Office at (425) 255-6389 or 1-800-275-8777. [Z] 10. Neighborhood Detail Map: Please provide 5 copies of a map drawn at a scale of 1" = 100' or 1" = 200' (or other scale approved by the Planning Division) to be used to identify the site location on public notices and to review compatibility with surrounding land uses. The map shall identify the subject site with a much darker perimeter line than surrounding properties and include at least two cross streets in all directions showing the location of the subject site relative to property boundaries of surrounding parcels. The map shall also show: the property's lot lines, lot lines of surrounding properties, boundaries of the City of Renton (if applicable), north arrow (oriented to the top of the plan sheet), graphic scale used for the map, and City of Renton (not King County) street names for all streets shown. Please ensure all information fits on a single map sheet. Kroll Map Company (206-448-6277) produces maps that may serve this purpose or you may use the King County Assessor's maps as a base for the Neighborhood Detail Map. Additional information (i.e. current city street names) will need to be added by the applicant. 2 H :\CE D\Data \Forms-T em plates\Self-He Ip Ha ndouts\Pla nning\fpud.d oc Rev: 02/2015 NA D 11. Overall Plat Plan: If the scale of the project requires multiple plan sheets, please enclose 5 copies of the entire plat plan on a single sheet (include with plat plan below). NA D 12. Plat Plan: Please provide 5 copies of a fully-dimensioned plan prepared by a State of Washington registered professional land surveyor in accordance with RCW 18.43.020, drawn at a scale of 1" = 40' on an 18" x 24" plan sheet (or other size or scale approved by the Planning Division) and including the information required by the City of Renton Subdivision Regulations: • Name of the proposed plat and space for the future City file number • Names and addresses of the engineer, licensed land surveyor, and all property owners • Legal description of the property to be subdivided • Date, graphic scale, and north arrow oriented to the top of the paper/plan sheet • Vicinity map (a reduced version of the neighborhood detail map defined previously) • Overall plat layout with sheet key on a single page if the scale of the plat requires multiple plan sheets • Drawing of the subject property with all existing and proposed property lines dimensioned • Location of the subject site with respect to the nearest street intersections (including driveways and/or intersections opposite the subject property), alleys and other rights of way • Names, locations, types, widths and other dimensions of existing and proposed streets, alleys, easements, parks, open spaces and reservations. City code requires that private access easements be created via easement rather than creation of a separate tract • Location and dimensions of all easements referenced in the plat certificate with the recording number and type of easement (e.g. access, sewer, etc.) indicated • Location, distances in feet from existing and new lot lines, and dimensions of any existing structures, existing on-site trees, existing or proposed fencing or retaining walls, free-standing signs, and easements • Location of critical areas and any required buffer on or adjacent to the site identified by type (e.g. floodplain, Category 1 Wetland, Class 3 Stream) • Proposed square footage of each lot. If there are any pipestem lots with access easements or any lots with portions of the lot narrower than 80% of the minimum required lot width, then both the total square footage and the 'net' square footage shall be provided (per RMC 4-7-170F1) Certifications: • Certification by a licensed land surveyor that a survey has been made and that monuments and stakes will be set • Certification by the responsible health agencies that the methods of sewage disposal and water service are acceptable • Certification by the King County Finance Department that taxes have been paid in accordance with section 1, chapter No. 188, Laws of 1927 (RCW 58.08.030 and 3 H :\CED\Data\Forms-Templates\Self-He Ip Ha ndouts\Pla nning\fpud.doc Rev,02/2015 • 58.08.040) and that a deposit has been made with the King County Finance Department in sufficient amount to pay the taxes for the following year • Certification by the City Administrative Services Administrator that there are no delinquent special assessments and that all special assessments certified to the Administrative Services Administrator for collection on any property herein contained dedicated for streets, alleys or other public uses are paid in full • Certification of approval to be signed by the City Public Works Administrator • Certification of approval to be signed by the Mayor and attested by the City Clerk [Z] 13. Site Plan: Please provide 5 copies of a fully-dimensioned plan sheet drawn at a scale of 1"=20' (or other scale approved by the Planning Division). We prefer the site plan be drawn on one sheet of paper unless the size of the site requires several plan sheets to be used. If you are using more than a single plan sheet, please indicate connecting points on each sheet. The Site Plan should show the following: • Name of proposed project • Date, scale, and north arrow (oriented to the top of the page/plan sheet) • Drawing of the subject property with all property lines dimensioned and names of adjacent streets • General location and sizes of buildings and uses • Phasing of development • Major access points and access to public streets, vehicle and pedestrian circulation, public transit stops • Environmentally sensitive areas • Focal points within the project (e.g. public plazas, art work, gateways both into the site and into the City, if applicable) • Private and public open space and recreation areas • View Corridors • Public access to the water and/or shoreline areas A legend/analysis of the following information MUST be included on one of the site plan sheets: • Total square footage of the site • Square footage (by floor and overall total) for each individual building and /or use • Total estimated square footage of all building/structure footprints • Percentage estimate of lot coverage (building coverage) • Square footage estimate of all landscaping (total and parking lot) • Allowable and proposed building height • Building setbacks required by code (N,S,E,W) • Proposed building setbacks • Square footage of any on-site wetlands or slopes which are greater than 40% • Parking analysis, including estimated number, size, and type of stalls required, by use, and number of stalls provided, by use. Special site plan requirements for Multi-family projects within the Center Downtown (CD) or Residential Multi-family Urban (RMU) zones: • Site plans for these projects should also include the footprint of all proposed, abutting, and adjacent buildings showing the location of building entrances, 4 H :\CE D\Data\Forms-T em plates\Se If-Help Ha ndouts\Plan ni ng\fpud.doc Rev,02/2015 window openings, and landscape features to indicate compliance with RMC 4-3- 100. NA D 14. Calculations: Please provide 3 copies of complete field calculations and computations noted for the plat and details (if any) of all distances, angles, and calculations together with information on the error of closure. The error of closure on any traverse shall not exceed 1' in 10,000'. [Z] 15. Floor Plans: Please provide 5 copies of a plan showing general building layout, proposed uses of space, walls, exits and proposed locations of kitchens, baths, and floor drains, with sufficient detail for City staff to determine if an oil/water separator or grease interceptor is required and to determine the sizing of a side sewer. [Z] 16. Architectural Elevations: Please provide 5 copies, for each building and each building face (N,S,E,W), of a 24" x 36" fully-dimensioned architectural elevation plan drawn at a scale of 1/4" = 1' or 1/8" = 1' (or other size or scale approved by the Planning Division). The plans must clearly indicate the information required by the "Permits" section of the currently adopted Uniform Building Code and RCW 19.27 (State Building Code Act, Statewide amendments), including, but not limited to the following: • Identify building elevations by street name (when applicable) and orientation i.e. Burnett Ave. (west) elevation • Existing and proposed ground elevations • Existing average grade level underneath proposed structure • Height of existing and proposed structures showing finished roof top elevations based upon site elevations for proposed structures and any existing/abutting structures • Building materials and colors including roof, walls, any wireless communication facilities, and enclosures • Fence or retaining wall materials, colors, and architectural design • Architectural design of on-site lighting fixtures • Screening detail showing heights, elevations, and building materials of proposed screening and/or proposed landscaping for refuse/recycling areas • Cross section of roof showing location and height of roof-top equipment (include air conditioners, compressors, etc.) and proposed screening [Z] 17. Landscape Plan, Detailed: Please provide 5 copies of a Landscaping Plan (Detailed) meeting the requirements of RMC 4-8-120D. [Z] 18. Landscape Analysis, Lot Coverage, and Parking Analysis (For commercial/industrial properties only): Please provide 5 copies of a landscape and parking analysis including the following: • Total square footage of the site • Total square footage of existing and proposed impervious surface area(s) • Square footage (by floor and overall total) of each individual building and/or use • Total square footage of the footprints of all buildings 5 H :\CE D\Data \Forms-T em plates\Self-Help Handouts \Planning\fpud .doc Rev: 02/2015 • Percentage of lot covered by buildings or structures • Parking analysis including the total number of parking spaces required by City code • Number and dimensions of standard, compact, and ADA accessible spaces provided • Square footage of parking lot landscaping (perimeter and interior) [Z] 19. Tree Retention/ Land Clearing (Tree Inventory) Plan: Please provide 4 copies of a fully dimensioned plan drawn by a certified arborist or a licensed landscape architect if ANY trees or vegetation are to be removed or altered. The plan shall be based on finished grade, drawn at the same scale as the project site plan with the northern property line at the top of the paper, and clearly show the following: • All property boundaries and adjacent streets, location and dimensions of rights- of-way, utility lines, fire hydrants, street lighting, and easements; • Location of all areas proposed to be cleared; • Location, species, and sizes of trees on or immediately abutting the site. This requirement applies only to trees with a caliper of at least six inches (6"), or an alder or cottonwood tree with a caliper of at least eight inches (8"), when measured at fifty-four inches (54") above grade; • Clearly identify trees to be retained and to be removed; • Future building sites and drip lines of any trees which will overhang/ overlap a construction line. Where the drip line of a tree overlaps an area where construction activities will occur, this shall be indicated on the plan; • Show critical areas and buffers. [Z] 20. Arborist Report: Please provide 4 copies of an arborist report by a certified arborist or a licensed landscape architect that correlates with the Tree Retention/ Land Clearing Plan and addresses the following: • Identification scheme used for each tree (e.g. tree number); • Species and size of each tree (caliper measured at 54 inches above grade); • Reason(s) for any tree removal (e.g. poor health, high risk of failure due to structure, defects, unavoidable isolation (high blow down potential), unsuitability of species, etc.) and for which no reasonable alternative action is possible (pruning, cabling, etc.); • For trees proposed to be retained, a complete description of each tree's health, condition, and viability; • For trees proposed to be retained, a description of the method(s)used to determine the limits of disturbance (e.g., critical root zone, root plate diameter, or a case-by-case basis description for individual trees); • A description of the impact of necessary tree removal to the remaining trees, including those in a grove or on abutting properties; • The suggested location and species of supplemental trees to be used when required. The report shall include planting and maintenance specifications; • An analysis of retained trees according to Priority of Tree Retention Requirements specified in RMC 4-4-130H.1.b. 6 H :\CE D\Data \Forms-Tern plates\Se If-Help Hand outs\Pla n ni ng\fpud. doc Rev,02/2015 • [ZJ 21. Tree Retention Worksheet and Plan: Please provide 2 copies of a completed City of Renton tree retention worksheet and a Tree Retention Plan. [ZJ 22. Irrigation Sprinkler Plan: Please provide 3 copies of an Irrigation Plan meeting the requirements of 4-8-120D. NA D 23. Wetland Mitigation Plan: (Only for projects with wetlands). Please provide 3 copies of a Final Mitigation Plan meeting the requirements of RMC 4-8-120D. [ZJ 24. Stream and Lake Mitigation Plan: (Only for projects with streams/lakes). Please provide 3 copies of a plan meeting the requirements of RMC 4-8-120D. [ZJ 25. Standard Stream or Lake Study: Please provide 12 copies of a report containing the information specified in RMC Section 4-8-120D. In addition, if the project involves an unclassified stream, a supplemental stream or lake study is also required (5 copies). If any alteration to a water-body or buffer is proposed a supplemental stream or lake study (5 copies) and a mitigation plan (5 copies) are also required. See RMC 4-8-120D for plan content requirements. [ZJ 26. Habitat Data Report: If the project site contains or abuts a critical habitat per RMC 4-3- OSOBSb, please provide 5 copies of a report containing the information specified in Section 4-8-120D of the Renton Municipal Code. NA D 27. Biological Assessment/Critical Areas Study: provide 5 copies if the project is located in a designated floodplain. NA D 28. Flood Hazard Data: Please provide 5 copies of a scaled plan showing the nature, location, dimensions, and elevations of the area in question; existing or proposed structures, fill, storage of materials, and drainage facilities. Also indicate the following: • Elevation in relation to mean sea level of the lowest floor (including basement) of all structures • Elevation in relation to mean sea level to which any structure has been flood- proofed • Certification by a registered professional engineer or architect that the flood- proofing methods criteria in RMC 4-3-050 have been met • Description of the extent to which a watercourse will be altered or relocated as a result of proposed development [ZJ 29. Geotechnical Report: Please provide 5 copies of a study prepared and stamped by a State of Washington licensed professional engineer including soils and slope stability analysis, boring and test pit logs, and recommendations on slope setbacks, foundation design, retaining wall design, material selection, and all other pertinent elements. NA D 30. Certificate of Incorporation: Please provide 3 copies of a State of Washington, Secretary of State Certificate of Incorporation for the plat's Homeowner's Association. 7 H :\CED\Data \Forms-T em plates\Self-Help Ha ndouts\Pla nn ing\fpud.d oc Rev: 02/2015 NA D 31. Monument Cards: When a monument(s) is installed as part of the project, please provide 2 copies of a form obtained from the City Technical Services Division and filled out by a surveyor providing information regarding a single monument, including the Section, Township and Range, method of location, type of mark found or set, manner of re- establishment of the single monument (if applicable), description, and a drawing showing the location of a single monument and indicating a reference point to that monument. [Z] 32. Plan Reductions: Please provide one 8 Yz" x 11" legible reduction of each full size plan sheet (unless waived by your City of Renton Project Manager). The sheets that are always needed in reduced form are: landscape plans, conceptual utility plans, site plan or plat plan, neighborhood detail map, topography map, tree cutting/land clearing plan, critical areas plans, grading plan, and building elevations. These reductions are used to prepare public notice posters and to provide the public with information about the project. The quality of these reductions must be good enough so that a photocopy of the reduced plan sheet is also legible. The reduced plans are typically sent in PDF format to the print shop and then are printed on opaque white mylar-type paper (aka rhino cover) to ensure legibility. If your reduced plans are not legible once photocopied, you will need to increase the font size or try a different paper type. Illegible reductions cannot be accepted. Please also be sure the reduced Neighborhood Detail Map is legible and will display enough cross streets to easily identify the project location when cropped to fit in a 4" by 6" public notice space. Once the reductions have been made, please also make one 8 Yz" x 11" regular photocopy of each photographic reduction sheet. Some of the local Renton print shops that should be able to provide you with reductions of your plans are Alliance Printing (425) 793-5474, Apperson Print Resources (425) 251-1850, and PIP Printing (425) 226-9656. Nearby print shops are Digital Reprographics (425) 882-2600 in Bellevue, Litho Design (206) 574-3000 and Reprographics NW/Ford Graphics (206) 624-2040. All Plans and Attachments must be folded to 8Yz 11 by 1111 REVIEW PROCESS: Once the Final Planned Urban Development application is submitted to the Planning Division, the materials will be routed to those City departments having an interest in the application. Reviewers have approximately two weeks to return their comments to the Planning Division. All comments and any requests for revisions will be sent to the applicant. Once all comments have been addressed, the applicant re-submits the revised plans and/or documents for review. The time frame for Final Planned Urban Development processing is largely dependent upon application completeness and prompt turnaround time of revisions. As part of the review process, the Planning and Public Works Plan Review Divisions will ensure improvements have been installed and approved and that all conditions of the preliminary planned urban development approval have been met. DEFERRAL OF IMPROVEMENTS: The Final Planned Urban Development may not be recorded until all improvements have been completed and approved by the Planning Division or a letter of deferral has 8 H :\CED\Data \Forms-T em plates\Self-Help Handouts \Pian ni ng\fpud .doc Rev, 02/2015 been obtained. The applicant may request a letter of deferral from the Board of Public Works and post security for any improvements that have not been completed. If a developer wishes to defer certain on-site improvements for more than 90 days after obtaining Final Planned Urban Development approval, then a written application shall be made to the Board of Public Works. Should the Board of Public Works so rule, then full and complete engineering drawings shall be submitted as a condition to the granting of any deferral. Upon approval of such deferment, the applicant shall thereupon furnish security to the City in the amount equal to 150% of the estimated cost of the installation and required improvements. Time Limits: Such security shall list the exact work that shall be performed by the applicant and shall specify that all the deferred improvements shall be completed within the time specified by the Board of Public Works, and if no time is specified, then no later than one year. EXPIRATION: The applicant shall prepare and submit building permit applications which are accepted as substantially complete to the Department of Community and Economic Development within six (6) months of the effective date of approval. The developer shall complete the approved planned urban development or any phase thereof included in the approved final plan within two (2) years from the date of the decision to approve the final plan by the Community and Economic Development Administrator, unless a shorter time is designated. Failure to complete the planned urban development, or any phase thereof, within this time limit will require the submittal of a new preliminary and final plan application in order to continue construction of the planned urban development. Failure to submit a new application or to complete the planned urban development once construction has begun shall constitute abandonment of the planned urban development subject to subsection K of RMC 4-4-150. Expiration of any building permit issued for a planned urban development shall be governed by the provisions of the applicable Building Code. Construction of any portion of the planned urban development requires a current approved planned urban development and a current building permit. (Ord. 5519, 12-14-2009; Ord. 5676, 12-3-2012) REMAINING PRELIMINARY PHASES WITH COMPLETION OF ONE PHASE: Approval of a final plan for any phase of the approved preliminary plan shall constitute an extension for two (2) years of the remainder of the preliminary plan from the effective date of Hearing Examiner action on the preliminary plan. (Ord. 5153, 9-26-2005). 9 H :\CE D\Data\Forms-T em plates\Self-Help Handouts \Pia nning\fpud .doc Rev:02/2015 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT --------Renton E) WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 I www.rentonwa.gov LAND USE PERMIT SUBMITIAL REQUIREMENTS: WAIVED MODIFIED BY: BY: Arborist Report 4 Biological Assessment 4 ,.& Calculations 1 ':hl. ~ Colored Maps for Display 4 Construction Mitigation Description 2AND4 Deed of Right-of-Way Dedication 1 Density Worksheet 4 Drainage Control Plan 2 Drainage Report, Elevations, Architectural, AND, Environmental Checklist 4 Existing Covenants (Recorded Copy) 1AND4 Existing Easements (Recorded Copy) 1AN0, Flood Hazard Data 4 JR Floor Plans ,AND< Geotechnical Report,.No, Grading Elevations & Plan, Conceptual, Grading Elevations & Plan, Detailed, Habitat Data Report, Improvement Deferral 2 Irrigation Plan, COMMENTS: 1J (l1 Su...bcJ.,v,&._, 4 () PROJECT NAME: --'A:.ci..><ll..:cOvv\R.::..:...:::_,__~-'-h'-1_c~-Hif-e=--[.._...:.~p_c_c.:s.I)...._ ___ _ DATE: _ _;r_,_·-'-/a-'--'-1 -'Ii-________ _ 1 H :\CED\Data \Fa rms-T emplates\Se If ·Help Ha ndouts\Plan ning\ Waive rs ub m itta lreqs. docx Rev:08/2015 LAND USE PERMIT SUBMITIAL REQUIREMENTS: WAIVED MODIFIED COMMENTS: BY: BY: King County Assessor's Map Indicating Site 4 Landscape Plan, Conceptual, Landscape Plan, Detailed 4 Legal Description 4 Letter of Understanding of Geological Risk 4 Map of Existing Site Conditions, Master Application Form 4 Monument Cards (one per monument) 1 \0l N<:1 'fJ;..J rooJ.c, Neighborhood Detail Map 4 Overall Plat Plan 4 ~\I)_ " J o-1 ,S u._,\:,J_, v i cl'"---"/ Parking, Lot Coverage & Landscaping Analysis 4 u Plan Reductions (PMTs) 4 Post Office Approval 2 Plat Name Reservation 4 Plat Plan, \ 'bl-Nrl Sc, .. \::r:hvi cL ~· Preapplication Meeting Summary 4 'J Public Works Approval Letter, Rehabilitation Plan 4 Screening Detail 4 Shoreline Tracking Worksheet 4 Site Plan 2,No, Stream or Lake Study, Standard 4 Stream or Lake Study, Supplemental 4 Stream or Lake Mitigation Plan 4 Street Profiles 2 Title Report or Plat Certificate tANo, Topography Map 3 Traffic Study , Tree Cutting/Land Clearing Plan 4 Urban Design Regulations Analysis 4 Utilities Plan, Generalized 2 Wetlands Mitigation Plan, Final 4 _jb( Wetlands Mitigation Plan, Preliminary 4 2 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Waiversubmittalreqs.docx Rev:08/2015 LAND USE PERMIT SUBMITTAL REQUIREMENTS: Wetlands Report/Delineation 4 Wireless: Applicant Agreement Statement lANo 3 Inventory of Existing Sites iANo 3 Lease Agreement, Draft lAND3 Map of Existing Site Conditions ,ANo, Map of View Area 2AND3 Photosimulations 2AND3 This Requirement may be waived by: 1. Property Services 2 Development Engineering Plan Review 3 Building 4 Planning WAIVED MODIFIED BY: BY: 3 H :\CED\Data \Forms-Te mplates\Self-Help H andouts\P Ian ning\ Waive rsubm itta I reqs.docx COMMENTS: Rev:08/2015 • DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT -------Renton® DENSITY WORKSHEET Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 I www.rentonwa.gov 1. Gross area of property _l:...6:...4_,_,8::..:2::..:7..c.2=-4=---square feet 2. Deductions: Certain areas are excluded from density calculations. These include: Public Streets• Private access easements• Critical Areas*" 1,237.10 square feet ~---- square feet ----- 4,015.98 square feet ~---- Total excluded area: _5::.,,c:2=-53::..:·:.::08.=-_ __ square feet 3. Subtract line 2 (total excluded area} from line J for net area 159,574.16 square feet 4. Divide line 3 by 43,560 for net acreage 3.66 acres 5. Number of dwelling units or lots planned 74 units/lots 6. Divide line 5 by line 4 for net density 20.21 "dwelling units/acre *Alleys (publlc or private) do not have to be excluded. **Critical Areas are defined as "Areas determined by the Qty to be not suitable for development and which are subject to the aty's Critical Areas Regulations Including very high landslide areas, protected slopes, wetlands, ar fiaodways." Critical Areas buffers are not deducted/excluded. 1 C:\Users\J usti n\Desktop\Avana Ridge\denstty worksheet.doc Rev: 08/2015 • 'Re/um.Address: <;lty Cl_,irit'~ ()ffice City of Renton .• 1oss·~uth q'rady 1/:{ay R~nto~; WJ\91!057 ·· · Prole<t FIie #: LUAtS-000894 • JIIJlll 111 cnv OF IIINTGN nzsc 11.ee --Ill OF H4 .... A1~4~'-,!'JI iPl'Ol!;itv Tax Parcel Number(s): . 2923059009 & 2923059148 · Addiess gr .. /nte~ctlan: .:'"' ' , . 1061.}SE. 112"" St.& 17249~....;~ Rd. s. Grantor(s): 'Grantee(s): . on 1. Avana Ridge, LLC L Cit'( of Renton, Ii. MUhlcl rcor oration I (We), . Avana Ridge, LLC . h!l\'eb•i{:er?f¥th~ I am (;e ~l'e) the o.,,.rier(s) ofttie property described in Exhibit'/\'. o~ .. p\ig,O, sa\d 11roii~ftv b.eing)n cQlllm6n owm1tship,,do he~by petition the City of Renton to aliow_the s.epar.Jte parcels to i>e ci!°~biried into single leg;JI lo~(s) of record as described In Exhibit 'B' on page}, as:~pecitically alli,,e~ by the R~sed ,Code bt w.;shington, Section 58.17 .040 (6). The Map Exhibit on.page 4,ilepicts the original i!i1d thfherehy re~lsed parcels. .., · ' .),IQW.'THElll:FOR( in .. .consideration of the mutual benefits to accrue herefr,pm an·d by signing ', hereo11,.t~ pa~ies do for thi!,:nselves, their heirs and assigns, revise the boundiiry ur'ies of the · •parcels descrJbe.!f in tl)e·aforeinentioned Exhibit 'A' and establish and recognize the parcel legal d~scriptionji) in.the ilfortmerrtioned,Ex)libit 'B' as the new parcel legal description(s). IN WITNESS WflEREOF,s~ld Eir~ilt~r hasi:aused this Instrument to be executed this 13th day of Oi:tober i':zo 16 .,· . --·,. / ·: ---:" ~:.. ~I Mezistrano -Me1T1ber ·:.,,, .. · City of Renton Approval: :,· ' .•· ,:' ··. The petition of the property owner(s) to 'combine the·seµarate'properti~~-de..;ribed In the aforementioned Exhibit 'A' Into legal lots of.re'~6rd a~ d~scribed lefafor~rnentiiined Exhibit 'B'. This lat combination is binding upon recordatlon arid the r~sultirig pafcel(i) rriily orily b~.divided throught the The of Renton's formal subdivision proc~s. · --· . .-· _: ·· .·· ·· ~~-a= . (1~/lyt.f,,1~) City of Renton Department of Community and Economic Development Lot Consolidotion_l5088.doc:I l'1lge 1 of 4 .. ··: ~,:y ~~I must be within box '... . . Nolllr{,al must b.e wlthln.t,ox . . ,/ ·'. Lot axiao1idatioa_l5088.docl ,NDMDUAL FORM OF ACKNOWUDGMENT STATE OF WASHINGTON ) SS COUNTI OF KING ) I certify that I know or have satisfactory evidence that--------- ________________ signed this lnstrum•nt and ac11t1ow~d1ed ~ to be his/her/their free and voluntary act for the uses and purposes (TIE!'ntioned In the Instrument _:."'':f / -~-"'./ Not;c'rfP,;(Jblic in)u)(IJor the State of Washington No!arv (Print)_,,.,,_· .,./-+----------- ;My ~pointn\ent iixp1res:. ___________ _ '• Dat~: 1 · .. ,. R~NT/J. 11~/0ll'fOF ADINOWI.EIJGMENT STATE Of'WA¥!1NGTON / -·')'ss. / ···.,,, .. COU~OF ~ING / .... ) ·.. / / )certify tha!'i ~w of have iatlsfactiiry evldenc(that Joel Mezistrano -"'--i-~=fc---'--+-=--""__.:.-__.:.-..-~gned this Instrument, on oath stated t~ ~/sh~thef ~werti' au.tho~Jed to ~~ute the Instrument and acknowledied It~ the 0Member .i ,· ./ ~ , , of Avana Rid5e, l~C .,.,. · ·., . to be the~ and volunta,:y act of >iJch·., party/parties for_ttM, and purposes .. . e,l'i,i'the i,,striiment .. i i C ,, . . ... , Notary PubliG'ln an fOJ the ~te ~f W~shi~gtoni' Notary (1'1fnt) .i(,s:h,.,. ~ers .·.· My appointment expires: 9~ .. ~2,.,.1,i/ i Dated: /() -/"J -OJ CORl'ORA11' FOMM 01 ACKNOWIEOGMENT STATE OF WASHINGTON ) SS COUNTY OF KING ) On.this'~ day of 19~ before me personally appeared . • :f~ me kno.;;;to be of the corporation that executed the within Instrument and ' ackl)O'wi,,dge i~e sai.l.)nstrument to be the free and voluntary act and deed of said cotporeticil), ~r tt:it Lise and purposes therein mentioned, and each on oath stated tjlat ha/she Was ~zed ~.execute said Instrument and that the seal affixed Is the C~'l'Qfclte seal cif sa"ld/C0rporati6a,.. ··,.,,:· ,• .. . Notafy Public in and fodheStat~,ofwashington Notary (Print),__;;.:::....-;i_.:__..,......__....;;., ...... ____ _ My appoli)tme.nt expjres:, .. ~--"--,-----'c----- Dated: · ·· · i:. .. ..... ·. ) Pago2of 4 FOl!},113,(XJOlhtfui .f'~elM' . EXHIBIT 'A' Original Legal Description .. L,;it 1 .of City of Reiifoh Lot Line Adjustment No. LUA-09-024-LLA LND-30-0349, recorded DecernbeJ,' 16, 2011 under ~ecordJngNq. 20111216900001, in King County, Washington. •' •' :· . ' .. , . -~· .. ::-./ ;~6e! e: . . •.• ;. , ... ,, . , . i , ... Lot 2 of City of ReQton .Lot'Line Adjustmep.t J)lo,.LUA-09-024-LLA LND-30-0349, recorded December 16, 20 I fund~ Recor\tiniJlo. 2o'j (J lJ 6900001, in King County, Washington. ··. . . ,. ,.. ·., :, ·.···EXHIBIT.'Bf Re~i~d Legal I>c;s,;ription Lot I tog~er withLot 2 of City of Renton L~t·Ljpe.Adj~strnenlN~:-:LVA-09-024-L(A LND- 30-0349,irecorded December 16, 2011 under Recording.,No. 20Jl 121690000J, iri King County, Washington.,' ·.. ·. ·•·.. ·· .·• ... ·· ·· · · Page3of4 R: \10/ 510\/ J088\2\Documcnt.r\Lot Consolidationll.ot-Combo_Exhibil.s A-B _ 15088.doc • 'UNEi BEARING DISTANCE L1 ··,: N57"33' 42.E 71.12' L2 ..•. N1573·51"E 45.74' l3 . : N78"35' 40"E 197.57' . ' -· ,• ' .. , ... . . . . .:N ' /-" __ /<·'<:. 11U RE\nSED PARCEL C0Nfi\9'1"fTl9"l ~--· . _ ,L-st 112No·st: . _:_ ~/ .·· .. · .-: ..: .·· Ill ·.· ..... ,.·y / · ·· .· N88i>4'09"t' 5110.08' • • < .·.· . .. . "' ~ . .. ~ o · I ··,.. GRAPHlC SCALE 'T~:Ri~C~L !:! ~ N88'04'09"E h O 100' 200' 29i305-'-9009·· 253.60' 1 INCH = 200 n . . '°'··~~--' AREA. AnER COMBINATION .t,<' ~. · 1 !;,4,Bi7± SQ •• FT. (c ~ ~~ _ -(3.7639± ACRES) .<v. I , w, "1,il,il :.S-. ::'°*' ·.·.. . ·: • .... ·.·• .... · . . . . ·.· .o, ~%<:)·C:,· /;;4; q, o a,, ._) ~ ·.·.. .:· ..... ~'};st~ ··... .. :~~~!·:~ 14'~ V· .. · AVANARIDGE LOT COMB/NAT/ON MAP EXHIBIT ·· ... ([)RSI/ ~;-~2:.·· lll!ii~!!!!!!!!!!!!!!!!l!!!_!!!!!. ~7 ... ~~ ::·\ D.R. ~ "'"'· ""'¥11 cam,1.--.. ,,,PR{).£CT N~: ,...._. ..-.-~ ___,,.,,. ~T ,f..iCF 4 / atTJHA-.! ____ MII,_ IJ42617-,C&6U~ --- Avana Ridge Planned Unit Development 10616 SE 172nd Street, Renton, WA 98055 Avana Ridge , LLC SCALE: 1" = 200 '-0 " 0 !i\N 2 G 2011 Neighborhood Detail Map DAT E: 12-29-2015 . t,' •, • ' ' J; 1 :~ ,) c • OPERATING AGREEMENT OF AV ANA RIDGE, LLC AV ANA RIDGE, LLC OPERATING AGREEMENT THIS LIMITED LIABILITY COMPANY OPERATING AGREEMENT (the "Agreement") is made and entered into effective as of the 28th day of October 2015, by and among the parties listed on Schedule I attached hereto and by this reference made a part hereof, and any other person who executes this Agreement as and becomes a Member of the Company according to the terms hereof. ARTICLE 1. DEFINITIONS The following terms used in this Agreement shall have the following meanings (unless otherwise expressly provided herein): "Act" means the Washington Limited Liability Company Act (RCW Ch. 25.15). "Adjusted Capital Contribution." The Capital Contribution made by each Member to the Company as increased by Additional Capital Contributions or reduced from time to time by the return of capital and the aggregate distributions, if any, of Sale or Refinancing Proceeds made to such Member. "Bankruptcy" of any person means the filing by such person of a voluntary petition in bankruptcy, or the adjudication of such person as bankrupt or insolvent, or the filing by such person of any petition or answer seeking any reorganization, arrangement, composition, readjustment, liquidation, dissolution or similar relief for itself under the present or any future federal bankruptcy act or any other present or future federal or state statute or Jaw regarding bankruptcy, insolvency or other relief for debtors, or such person's seeking, consenting to or acquiescing in the appointment of any trustee, receiver, conservator or liquidator for itself or for its membership interest in the Company. "Capital Account" means the capital account determined and maintained for each Unit Holder pursuant to Section 7.3. "Capital Event." The sale, exchange or other disposition, including an involuntary conversion or condemnation of the Property, or a portion or item thereof or the refinancing of Company indebtedness. "Capital Contribution" means any contribution to the capital of the Company in cash or property by a Member whenever made. "Certificate of Formation" means the certificate of formation pursuant to which the Company was formed, as originally filed with the office of the Secretary of State on October 28, 2015, and as amended from time to time. "Code" means the Internal Revenue Code of 1986, as amended, or corresponding provisions of subsequent superseding federal revenue laws. AV ANA RIDGE, LLC OPERATING AGREEMENT-2 of28 • "Company'' means AV ANA RIDGE, LLC. "Company Minimum Gain" has the same meaning as the term "partnership minimum gain" in Regulation Sections l.704-2(b)(2) and 1.704-2(d). "Deficit Capital Account" means with respect to any Unit Holder, the deficit balance, if any, in such Unit Holder's Capital Account as of the end of the taxable year, after giving effect to the following adjustments: (i) credit to such Capital Account any amount that such Unit Holder is obligated to restore to the Company under Regulation Section l.704-l(b}(2)(ii)(c), as well as any addition thereto pursuant to the next to last sentences of Regulation Sections l .704-2(g)(l) and (i)(5); and (ii) debit to such Capital Account the items described in Regulation Sections l.704-I(b)(2)(ii)(d)(4), (5) and (6). This definition is intended to comply with the provts10ns of Regulation Sections 1.704-1 (b )(2)(ii)(d) and 1. 704-2, and will be interpreted consistently with those provisions. "Distributable Cash" means all cash funds received by the Company from Company operations for a fiscal period ( other than funds received as Capital Contributions or from a Capital Event), in excess of the amounts reasonably required for the repayment of or Reserves for Company borrowing, interest thereon, other liabilities, Company working capital and Reserves which the Manager reasonably deems to be required for the proper operation of the business of the Company, payment of all operating expenses and the repayment of current liabilities of the Company and in excess of any cash reserves which the Manager reasonably deems necessary for the operation of the business, including, but not limited to, Reserves for contingent or unforeseen liabilities or obligations of the Company. "Economic Interest" means a Unit Holder's share of Net Profits, Net Losses, and other tax items of the Company and distributions of the Company's assets pursuant to this Agreement and the Act, but shall not include any right to participate in the management or affairs of the Company, including, the right to vote on, consent to or otherwise participate in any decision of the Members. "Economic Interest Owner" means the owner of an Economic Interest who is not a Member. ''Entity'' means any general partnership, limited partnership, limited liability company, corporation, joint venture, trust, business trust, cooperative or association or any other organization that is not a natural person. "Majority Interest" means, at any time, more than fifty percent (50%) of the then outstanding Units held by Members. "Manager(s)" means Michael Gladstein, Robert Gladstein, and Joel Mezistrano, and any other Person who may become a substitute or additional Manager as provided in Article 5. AV ANA RIDGE, LLC OPERATINGAGREEMENT-3 of28 "Member" means each Person who executes a counterpart of this Agreement as a Member and each Person who may hereafter become a Member. To the extent a Manager has purchased a Membership Interest in the Company, it will have all the rights of a Member with respect to such Membership Interest, and the tenn "Member" as used herein shall include a Manager to the extent it has purchased a Membership Interest in the Company. If a Person is a Member immediately prior to the acquisition by such Person of an Economic Interest, such Person shall have all the rights of a Member with respect to such Economic Interest. "Membership Interest" means all of a Member's share in the Net Profits, Net Losses, and other tax items of the Company and distributions of the Company's assets pursuant to this Agreement and the Act and all of a Member's rights to participate in the management or affairs of the Company, including the right to vote on, consent to or otherwise participate in any decision of the Members. "Member Minimum Gain" has the same meaning as the tenn ''partner nonrecourse debt minimum gain" in Regulation Section l.704-2(i). "Member Nonrecourse Deductions" has the same meaning as the term ''partner nonrecourse debt minimum gain" in Regulation Section 1.704-2(i)(l) and (2). The amount of Member Nonrecourse Deductions for a Company fiscal year shall be detennined in accordance with Regulation Section !.704-2(i)(2). "Net Profits" and ''Net Losses" shall have the meaning ascribed to those terms in Section 8.5. ''Nonrecourse Liability'' has the meaning set forth in Regulation Section !.704-2(b)(3). "Percentage Interest" means with respect to any Unit Holder the percentage detennined based upon the ratio that the number of Units held by such Unit Holder bears to the total number of outstanding Units. "Person" means any individual or Entity, and the heirs, executors, administrators, legal representatives, successors, and assigns of such "Person" where the context so pennits. "Property'' means all of the Company's assets. "Regulations" includes proposed, temporary and final Treasury regulations promulgated under the Code and the corresponding sections of any regulations subsequently issued that amend or supersede such regulations. "Reserves" means, with respect to any fiscal period, funds set or amounts allocated during such period to reserves which shall be maintained in amounts deemed sufficient by the Manager for working capital and to pay taxes, insurance, debt service or other costs or expenses incident to the ownership or operation of the Company's business. "Sale or Refinancing Proceeds" means the net proceeds derived from a Capital Event less the expenses incurred in connection with such Capital Event and less the application of such proceeds to the reduction of existing indebtedness, the discharge or payment of any other AV ANA RIDGE, LLC OPERATING AGREEMENT-4 of 28 expenses or liabilities and the establislnnent of appropriate reserves, all as determined by the Manager in its sole discretion. "Unit Holder'' means a Person who is a Member or who holds an Economic Interest but is not a Member. "Units" means the Units issued to any Member under this Agreement as reflected in attached Schedule 1, as amended from time to time. ARTICLE 2. FORMATION OF COMPANY 2.1. Formation. The Company was formed on October 28, 2015, when the Company's Certificate of Formation was executed and filed with the office of the Secretary of State in accordance with and pursuant to the Act. 2.2. Name. The name of the Company is "AV ANA RIDGE, LLC." 2.3. Principal Place of Business. The principal place of business of the Company shall be 7603 SE 37th Place, Mercer Island, WA 98040. The Company may locate its places of business at any other place or places as the Manager may from time to time deem advisable. 2.4. Registered Office and Registered Agent. The Company's initial registered agent and the address of its initial registered agent and initial registered office in the State of Washington are as follows: Address Hoda Mezistrano 7603 SE 37th Place Mercer Island, WA 98040 The registered office and registered agent may be changed by the Manager from time to time by filing a statement of change with the Secretary of State. 2.5. Term. The term of the Company shall be perpetual, unless the Company is earlier dissolved in accordance with either Article 12 or the Act. ARTICLE 3. BUSINESS AND POWERS OF THE COMP ANY 3.1. Business of the Company. The business of the Company shall be: J.1.1. to engage in construction services as a prime contractor and as a speculative builder; 3.1.2. to acquire and develop that certain real property commonly known as 17300 Benson Road South, Renton, WA 98027 ("Property"); 3.1.3. to cause the construction of apartment units on the Property (the "Project"); 3.1.4. to obtain any and all permits necessary in connection with the Project; AV ANA RIDGE, LLC OPERATING AGREEMENT-5 of28 • 3.1.5. to obtain financing for the Project; 3.1.6. to market and lease the Project; and 3.1.7. to exercise all other powers necessary to or reasonably connected with the foregoing or Company's business which may be legally exercised by limited liability companies under the Act. 3.2. Powers of the Company. In furtherance of the Company's purposes, the Company shall have the power: 3.2.1. to enter into and perform contracts, leases and/or agreements of any kind necessary or incidental to the accomplishment of the Company's business purposes; 3.2.2. to acquire all real, personal and intangible property necessary or appropriate to the Company's business purposes; 3.2.3. to borrow money and to issue evidences of indebtedness, and to secure the same by mortgage, pledge, security interest or other lien against all or any portion of the Company's Property, and to prepay, refinance, modify, or extend any such indebtedness; 3.2.4. to collect all income and pay all expenses of the Company; 3.2.5. to sell, exchange or otherwise dispose of all or any portion of the Company's Property; 3.2.6. to assume, perform and discharge any obligations and liabilities assumed in connection with the acquisition, ownership, financing, leasing, management, improvement or disposition of the Company's Property; 3.2.7. to bring and defend actions at law or in equity; 3.2.8. to make prudent interim investments of the Company's excess funds; and 3.2.9. to engage in and carry on any other activities necessary or incidental to the accomplishment of the Company's purposes that may be engaged in by a Washington limited liability company. AVANARIDGE, LLC OPERATING AGREEMENT-6 of28 ARTICLE 4. NAl\IES AND ADDRESSES OF MEMBERS AND MANAGERS The names and addresses of the Members are as follows: Michael Gladstein 9675 SE 36th Street, Suite 105, Mercer Island, WA 98040 Robert Gladstein 9675 SE 36th Street, Suite 105, Mercer Island, WA 98040 Joel Mezistrano, Trustee of the Mezistrano Family Trust dtd 1/20/2006 9675 SE 36th Street, Suite 105, Mercer Island, WA 98040 The names and addresses of the Managers are as follows: Michael Gladstein 9675 SE 36th Street, Suite 105, Mercer Island, WA 98040 Robert Gladstein 9675 SE 36th Street, Suite 105, Mercer Island, WA 98040 Joel Mezistrano 9675 SE 36th Street, Suite 105, Mercer Island, WA 98040 ARTICLE 5. MANAGER; RIGHTS AND DUTIES 5.1. Managers 5.1.1. The overall management and control of the business and affairs of the Company shall be vested solely and exclusively in three Managers elected and/or removed by the unanimous vote of the Members from time to time. Michael Gladstein, Robert Gladstein, and Joel Mezistrano, shall be the initial Managers and shall serve until resignation or removal by the unanimous vote of the Members. Except for matters set forth in Section 5.2.7 below, the signature of any one Manager shall be sufficient to bind the Company. 5.1.2. The affirmative action of a vote of 2/3 of the Managers shall be the act of the Manager. 5.2. Authority. Except as otherwise specifically provided in this Agreement, the Manager is hereby vested with the sole and exclusive right and full authority to manage, conduct AV ANA RIDGE, LLC OPERA TING AGREEMENT -7 of 28 • and operate the business of the Company, and the Manager shall be entitled to make all decisions relating thereto or to any matter set forth herein. Specifically, but not by way of limitation, the Manager shall be authorized: 5.2.1. to enter into and execute any contracts, leases or agreements on behalf of the Company that the Manager deems necessary or appropriate to operate and manage the Company, and to carry on the business of the Company and achieve the Company's purposes; provided, however, that any contracts entered into with persons affiliated with any of the Members shall be upon terms comparable to those a\'ailable from unaffiliated third parties; 5.2.2. to engage, on behalf of the Company, such agents, accountants, attorneys, property managers, consultants and other persons necessary or appropriate to carry out the business of the Company, and, to pay from the funds of the Company such fees, expenses, salaries, wages and other compensation to such persons as the Manager shall detennine; 5.2.3. to pay, extend, modify, adjust, submit to arbitration, prosecute, defend or compromise, upon such tenns as the Manager may detennine, any obligation, suit, liability, cause of action or claim, including taxes, either in favor of or against the Company; 5.2.4. except to the extent prohibited by the Act, to take any actions and make any expenditures that the Manager deems necessary or appropriate in connection with (i) the operation of the business of the Company, (ii) the carrying out of the Manager's obligations and responsibilities under this Agreement, and (iii) the compliance with all obligations imposed upon the Company by agreements pertaining to the Company or its Property from time to time; 5.2.5. to make all tax elections on behalf of the Company; 5.2.6. to open, maintain, modify and close such bank accounts on behalf of the Company as the Manager deems appropriate; and 5.2.7. (i) to sell all or substantially all of the Company's Property to any third party, and/or (ii) to finance or refinance the Company's Property, and to borrow money and issue evidences of indebtedness on behalf of the Company, and as security therefor, (iii) to mortgage, pledge or otherwise encumber all or any portion of the Company's Property, (iv) to repay, refinance, modify, or extend any such indebtedness, (v) to acquire any other property, (vi) to obligate the Company as a surety, guarantor or indemnitor. Unless authorized to do so by this Agreement or by the Manager, no Member, employee or other agent of the Company shall have any power or authority to bind the Company in any way, to pledge its credit or to render it liable for any purpose. 5.3. Duties. The Manager shall use good faith, diligent efforts to oversee the management of the Company's business and other assets and to perform all of the Manager's obligations pursuant to this Agreement. In particular, and without limiting the generality of the foregoing, the Manager shall be responsible for the management of the Company's Property, for maintaining appropriate casualty and liability insurance policies covering the Company's AV ANA RIDGE, LLC OPERATING AGREEMENT-8 of 28 Property and business, and for keeping the Company's books and records and preparing the reports described in Article 10 below. 5.4. Compensation. Except as otherwise provided herein or agreed upon by the Members, the Manager shall not receive any compensation from the Company for its services. 5.5. Expenses; Reimbursement of Manager. The Company shall reimburse the Manager for all monies advanced and expenses incurred by the Manager which are directly connected to the management of the Company's business or affairs. The Company shall bear all operating expenses of the Company including, without limitation, the cost of any legal and accounting services performed on behalf of the Company by outside legal or accounting firms, and all due diligence, financing and other expenses relating to the Company's business or Property. 5.6. Vacancies. If a vacancy in a Manager's position arises as a result of a Manager's removal, Bankruptcy, resignation, disqualification or otherwise, the other Members may, by a unanimous vote within ninety (90) days after such vacancy arises, elect an additional or substitute Manager who shall succeed to all of the rights and obligations of the Manager under this Agreement. The failure of the other Members to fill a vacancy in a Manager's position within ninety (90) days after the occurrence of such vacancy shall result in the dissolution of the Company in accordance with Article 12. 5.7. Limitation on Liability; Indemnification. 5. 7 .1. The Manager shall not be liable, responsible or accountable in damages or otherwise to the Company or the Members for any act or omission by the Manager performed in good faith pursuant to the authority granted to the Manager by this Agreement or in accordance with its provisions, and in a manner reasonably believed by the Manager to be within the scope of the authority granted to the Manager and in the best interest of the Company; provided that such act or omission did not constitute fraud, misconduct, bad faith or gross negligence. The Company shall indemnify, defend and hold harmless the Manager, and each director, officer, partner, employee or agent thereof, if any, against any liability, loss, damage, cost or expense incurred by it on behalf of the Company or in furtherance of the Company's interests without relieving the Manager of liability for fraud, misconduct, bad faith or negligence. No Member shall have any personal liability with respect to the satisfaction of any required indemnification of the Manager. 5.7.2. Any indemnification required to be made by the Company shall be made promptly following the fixing of the liability, loss, damage, cost or expense incurred or suffered by a final judgment of any court, settlement, contract or otherwise. In addition, the Company may advance funds to the Manager claiming indemnification under this Section 5.7 for legal expenses and other costs incurred as a result of a legal action brought against such Manager only if (i) the legal action relates to the performance of duties or services by the Manager on behalf of the Company, (ii) the legal action is initiated by a party other than a Member, and (iii) such Manager undertakes to repay the advanced funds to the Company if it is determined that such Manager is not entitled to indemnification pursuant to the terms of this Agreement. A\' ANA RIDGE, LLC OPERATINGAGREEMENT-9 of28 5.8. Removal. A Manager may be removed at any time, with or without cause, by the unanimous vote of a the Members. The removal of a Manager who is also a Member shall not affect the Manager's rights as a Member and shall not constitute a withdrawal of a Member. Upon tennination, a Manager shall be paid all compensation due him through the date of termination pursuant to Section 5.5 above. 5.9. Right to Rely on the Manager. Any person dealing with the Company may rely (without duty of further inquiry) upon a certificate signed by any Manager as to the identity and authority of any Manager or other Person to act on behalf of the Company or any Member. ARTICLE 6. RIGHT AND OBLIGATIONS OF MEMBERS 6.1. Limitation of Liability. Each Member's liability shall be limited as set forth in this Agreement and the Act. 6.2. Liability for Company Obligations. Members shall not be personally liable for any debts, obligations or liabilities of the Company beyond their respective Capital Contributions and any obligation of the Members under Section 7.1 or 7.2 to make Capital Contributions, except as otherwise provided by Jaw or as otherwise agreed upon by the Members. 6.3. Inspection of Records. Upon reasonable request, each Member shall have the right to inspect and copy at such Member's expense, during ordinary business hours, the records required to be maintained by the Company pursuant to Section 10.5. 6.4. No Priority and Return of Capital. Except as expressly provided in Article 8 or 2, no Unit Holder shall have priority over any other Unit Holder, either as to the return of Capital Contributions or as to Net Profits, Net Losses or distributions; provided, that this Section 6.4 shall not apply to loans made by a Member to the Company. 6.5. Withdrawal of Member. Except as expressly permitted in this Agreement, no Member shall voluntarily resign or otherwise withdraw as a Member. Unless otherwise approved unanimously by the Members, a Member who resigns or withdraws shall be entitled to receive only those distributions to which such Person would have been entitled had such Person remained a Member (and only at such times as such distribution would have been made had such Person remained a Member). Except as otherwise expressly provided herein, a resigning or withdrawing Member shall become an Economic lnterest Owner. The remedy for breach of this Section 6.5 shall be monetary damages (and not specific performance), which may be offset against distributions by the Company to which such Person would otherwise be entitled. 6.6. Additional Members. The Members agree to admit additional Members, only upon the unanimous affirmative vote of the Members. Notwithstanding the foregoing, a Person shall not become an additional Member unless and until such Person becomes a party to this Agreement by signing this Agreement and executing such additional documents and instruments as the other Members may reasonably request as necessary or appropriate to confirm such person as a Member in the Company. 6.7. Meetings of Members. An annual meeting of the Members is not required. The Members may hold meetings, both regular and special, at any time. Regular meetings of the AVANA RIDGE, LLC OPERATING AGREEMENT-IO of 28 Members may be held without notice at such time and at such place as shaJJ from time to time be determined by the Manager. Special meetings of the Members may be called at any time by any Member. The Members or Manager may participate in meetings by means of telephone conference or similar communications equipment that allows all Persons participating in the meeting to hear each other, and such participation in a meeting shall constitute presence in person at the meeting. If all the participants are participating by telephone conference or similar communications equipment, the meeting shall be deemed to be held at the principal place of business of the Company. 6.8. Action by Written Consent. Any action required or permitted to be taken at any meeting of the Members may be taken without a meeting if the Members consent thereto in writing. Such consent shall have the same force and effect as a unanimous vote at a meeting. ARTICLE 7. CONTRIBUTIONS TO THE COMP ANY AND CAPITAL ACCOUNTS 7.1. Members Capital Contributions. Each Member shalJ contribute such amount as is set forth in attached Schedule 1 as such Member's share of the Members' initial Capital Contribution. 7 .2. Additional Capital Contributions. 7.2.1. Call for Additional Capital Contribution. The Manager may determine, from time to time, that Capital Contributions in addition to the Members' initial Capital Contributions are needed to enable the Company to conduct its business ("Additional Capital Contributions"). Upon making such a determination, the Manager shall give notice to all Members, in writing, at least thirty (30) days before the date on which such Additional Capital Contribution is due. The notice shall set forth the amount of the Additional Capital Contribution needed, the purpose for which it is needed and the date by which Members shall contribute his pro rata share in accordance with his Percentage Interest. Except as noted in Section 7 .2.2 below, no Member may voluntarily make any additional Capital Contribution. 7 .2.2. Failure to Make Additional Capital Contribution. If a Member fails to make any Additional Capital Contribution required under Section 7 .2.1 of this Agreement within thirty (30) days after it is required to be made (a "Defaulting Member"), the Manager shall, within fifteen (15) days after said failure, notify each other Member (a "Non-Defaulting Member") in writing, of the total amount of the Defaulting Members' Capital Contributions not made ("Additional Capital Shortfall"), and shall specify a number of days within which each Non-Defaulting Member may make an Additional Capital Contribution (on behalf of the Defaulting Member), which shall not be less than an amount equal to a Non-Defaulting Member's Percentage Interest multiplied by the Additional Capital Shortfall. If the total amount of Additional Capital Shortfall is not so contributed, the Manager may use any reasonable method to provide Non-Defaulting Members the opportunity to make Additional Capital Contributions, until the Additional Capital Shortfall is as fully contributed as possible. Following the Non-Defaulting Members' making of such Additional Capital Contributions to meet the Additional Capital Shortfall of the Defaulting Member, the Capital Accounts of the Members shall be adjusted accordingly and the Percentage Interest of the Defaulting Member shall be proportionately reduced and the Non-Defaulting Member or Members who have AV ANA RIDGE, LLC OPERATING AGREEMENT-11 of28 • contributed all or a portion of the Additional Capital Shortfall shall have his or their respective Percentage Interest increased proportionately. The Members recognize and acknowledge that a failure to make an Additional Capital Contribution will dilute such Member's Percentage Interest. 7 .3. Capital Accounts. 7.3.1. Establishment and Maintenance. A separate Capital Account will be maintained for each Unit Holder throughout the term of the Company in accordance with the rules of Regulation Section l.704-l(b)(2)(iv). Each Unit Holder's Capital Account will be increased by (1) the amount of money contributed by such Unit Holder to the Company; (2) the fair market value of property contributed by such Unit Holder to the Company (net of liabilities secured by such contributed property that the Company is considered to assume or take the property subject to under Code Section 752); (3) allocations to such Unit Holder of Net Profits; (4) any items in the nature of income and gain that are specially allocated to the Unit Holder pursuant to Sections 8.2 and 8.3; and (5) allocations to such Unit Holder of income and gain exempt from federal income tax. Each Unit Holder's Capital Account will be decreased by (I) the amount of money distributed to such Unit Holder by the Company; (2) the fair market value of property distributed to such Unit Holder by the Company (net of liabilities secured by such distributed property that such Unit Holder is considered to assume or take the property subject to Code Section 752); (3) allocations to such Unit Holder of expenditures described in Code Section 705(a)(2)(B); ( 4) any items in the nature of deduction and loss that are specially allocated to the Unit Holder pursuant to Sections 8.2 and 8.3; and (5) allocations to such Unit Holder of Net Losses. In the event of a permitted sale or exchange of a Membership Interest or an Economic Interest in the Company, the Capital Account of the transferor shall become the Capital Account of the transferee to the extent it relates to the transferred membership Interest or Economic Interest. 7.3.2. Compliance with Regulations. The manner in which Capital Accounts are to be maintained pursuant to this Section 7.3 is intended to comply with the requirements of Code Section 704(b) and the Regulations promulgated thereunder. If in the opinion of the Company's legal counsel or accountants the manner in which Capital Accounts are to be maintained pursuant to the preceding provisions of this Section 7 .3 should be modified in order to comply with Code Section 704(b) and the Regulations thereunder, then notwithstanding anything to the contrary contained in the preceding provisions of this Section 7.3 the method in which Capital Accounts are maintained shall be so modified; provided, however, that any change in the manner of maintaining Capital Accounts shall not materially alter the economic agreement between or among the Members. 7.4. Withdrawal or Reduction of Members' Contributions to Capital. A Member shall not receive out of the Company's Property any part of its Capital Contribution until all liabilities of the Company, except liabilities to Members on account of their Capital Contributions, have been paid or there remains Property of the Company sufficient to pay them. A Member, irrespective of the nature of its Capital Contribution, has only the right to demand and receive cash in return for its Capital Contribution. AYANA RIDGE, LLC OPERA TING AGREEMENT • 12 of 28 7.5. Guaranty of Company Indebtedness. The Members shall have no obligation to guaranty Company indebtedness unless they agree to do so. ARTICLE 8. ALLOCATIONS OF NET PROFITS AND LOSSES 8.1. Allocation of Net Profit and Loss· In General. 8.1.1. Net Profit. Net Profit for each fiscal year shall be allocated to the Members in proportion to their respective share of Distributable Cash, to the extent thereof, and thereafter according to their respective Percentage Interests. 8.1.2. Net Loss. Net Loss for each fiscal year shall be allocated to the Members in proportion to their positive capital accounts balances, to the extent thereof, and thereafter according to their respective Percentage Interests. 8.1.3. Limitation. The Net Loss allocated to each Member for any Company fiscal year pursuant to Section 8.1.2 shall not exceed the maximum amount of Net Loss that can be so allocated without causing such Member to have a Deficit Capital Account at the end of the fiscal year. All Net Losses in excess of the limitation set forth in this Section 8.1.3, shall be allocated to the other Members who do not have Deficit Capital Accounts in proportion to their respective Percentage Interests. 8.2. Special Allocations. The following special allocations shall be made for any fiscal year of the Company in the following order: 8.2.1. Minimum Gain Chargeback. If there is a net decrease in Company Minimum Gain during any Company fiscal year, each Unit Holder shall be specially allocated items of Company income and gain for such year (and, if necessary, subsequent years) in an amount equal to such Unit Holder's share of the net decrease in Company Minimum Gain, determined in accordance with Regulation Sections 1.704-2(£) and 1.704-2(g)(2). The items to be so allocated, and the manner in which those items are to be allocated among the Unit Holders, shall be determined in accordance with Regulation Sections 1.704-2(t) and 1.704-2(j)(2). This Section 8.2.l is intended to satisfy the minimum gain chargeback requirement in Regulation Section l .704-2(t) and shall be interpreted and applied accordingly. 8.2.2. Member Minimum Gain Chargeback. If there is a net decrease in Member Minimum Gain during any Company fiscal year, each Unit Holder who has a share of that Member Minimum Gain, determined in accordance with Regulation Section l.704-2(i)(5), shall be specially allocated items of Company income and gain for such year ( and, if necessary, subsequent years) in an amount equal to such Unit Holder's share of the net decrease in Member Minimum Gain, determined in accordance with Regulation Sections 1.704-2(i)(4) and l.704- 2(i)(5). The items to be so allocated, and the manner in which those items are to be allocated among the Unit Holders, shall be determined in accordance with Regulation Sections 1. 704- 2(h)( 4) and 1.7042(j)(2). This Section 8.2.2 is intended to satisfy the minimum gain chargeback requirement in Regulation Section l.704-2(i)(4) and shall be interpreted and applied accordingly. 8.2.3. Qualified h1come Offset. In the event that any Unit Holder unexpectedly receives any adjustments, allocations, or distributions described in Regulation Sections 1. 704- AVANA RIDGE, LLC OPERATING AGREEMENT-13 of28 l(b)(2)(ii)(d)(4), (5) or (6), items of Company income and gain shall be specially allocated to such Unit Holder in an amount and in a manner sufficient to eliminate as quickly as possible, to the extent required by Regulation Section 1.704 2(l)(b)(2)(ii)(d), the Deficit Capital A count of the Unit Holder (which Deficit Capital Account shall be detennined as if all other allocations provided for in this have been tentatively made as if this Section 8.2.3 were not in this Agreement). 8.2.4. Nonrecourse Deductions. Nonrecourse Deductions shall be allocated among the Unit Holders in accordance with their respective Percentage Interests. 8.2.5. Member Nonrecourse Deductions. Any Member Nonrecourse Deductions shall be specially allocated among the Unit Holders in accordance with Regulation Section l.704-2(i). 8.3. Corrective Allocations. 8.3.1. Allocations to Achieve Economic Agreement. The allocations set forth in the last sentence of Section 8. 1 .3 and in Section 8.2 are intended to comply with certain regulatory requirements under Code Section 704(b). The Members intend that, to the extent possible, all allocations made pursuant to such Sections will, over the term of the Company, be offset either with other allocations pursuant to Section 8.2 or with special allocations of other items of Company income, gain, loss, or deduction pursuant to this Section 8.3.1. Accordingly, the Manager is hereby authorized and directed to make offsetting allocations of Company income, gain, loss or deduction under this Section 8.3.l in whatever manner the Manager detennine is appropriate so that, after such offsetting special allocations are made, the Capital Accounts of the Unit Holders are, to the extent possible, equal to the Capital Accounts each would have if the provisions of Section 8.2 were not contained in this Agreement and all income, gain, loss and deduction of the Company were instead allocated pursuant to Section 8.1. 8.3.2. Waiver of Application of Minimum Gain Chargeback. The Manager shall request from the Commissioner of the Internal Revenue Service a waiver, pursuant to Regulation Section 1.704-2(£)(4), of the minimum gain chargeback requirements of Regulation Section l.704-2(f) if the application of such minimum gain chargeback requirement would cause a permanent distortion of the economic arrangement of the Members, as reflected in Section 8.1. 8.4. Other Allocation Rules. 8.4.1. General. Except as otherwise provided in this Agreement, all items of Company income, gain, Joss, deduction, and any other allocations not otherwise provided for shall be divided among the Unit Holders in the same proportions as they share Net Profits or Net Losses, as the case may be, for the year. 8.4.2. Allocation of Recapture Items. In making any allocation among the Unit Holders of income or gain from the sale or other disposition of a Company asset, the ordinary income portion, if any, of such income and gain resulting from the recapture of cost recovery or other deductions shall be allocated among those Unit Holders who were previously allocated (or whose predecessors-in-interest were previously allocated) the cost recovery deductions or other AV ANA RIDGE, LLC OPERATINGAGREEMENT-14 of28 • • deductions resulting in the recapture items, in proportion to the amount of such cost recovery deductions or other deductions previously allocated to them. 8.4.3. Allocation of Excess Nonrecourse Liabilities. Solely for purposes of determining a Unit Holder's proportionate share of the "excess nonrecourse liabilities" of the Company within the meaning of Regulation Section 1.752-3(a)(3), the Unit Holders' interests in the Company's profits shall be determined in accordance with Section 8.1 .I of this Agreement. 8.4.4. Allocations in Connection with Varying Interests. If, during a Company fiscal year, there is (i) a permitted transfer of a Membership Interest or Economic Interest under this Agreement, or (ii) the admission of a Member or additional Members, Net Profit, Net Loss, each item thereof, and all other tax items of the Company for such period shall be divided and allocated among the Unit Holders by taking into account their varying interests during such fiscal year in accordance with Code Section 706( d) and using any conventions permitted by law and selected by the Manager. 8.5. Determination of Net Profit or Loss. 8.5.1. Computation of Net Profit or Loss. The Net Profit or Net Loss of the Company, for each fiscal year or other period, shall be an amount equal to the Company's taxable income or loss for such period, determined in accordance with Code Section 703(a) (and, for this purpose, all items of income, gain loss or deduction required to be stated separately pursuant to Code Section 703(a)(l), including income and gain exempt from federal income tax, shall be included in taxable income or loss). 8.5.2. Adjustments to Net Profit or Loss. For purposes of computing taxable income or loss on the disposition of an item of Company Property or for purposes of determining the cost recovery, depreciation, or amortization deduction with respect to any property, the Company shall use such property's book value determined in accordance with Regulation Section 1.704-l(b). Consequently, each property's book value shall be equal to its adjusted basis for federal income tax purposes, except as follows: 8.5.2.1. The initial book value of any property contributed by a Member to the Company shall be the gross fair market value of such property at the time of contribution; 8.5.2.2. 1n the sole discretion of the Manager, the book value of all Company properties may be adjusted to equal their respective gross fair market values, as determined by the Manager as of the following times: (1) in connection with the acquisition of an interest in the Company by a new or existing Member for more than a de minimis capital contribution, (2) in connection with the liquidation of the Company as defined in Regulation Section 1. 704-(l)(b )(2)(ii)(g), or (3) in connection with a more than de minimis distribution to a retiring or a continuing Unit Holder as consideration for all or a portion of his or its interest in the Company. In the event of a revaluation of any Company assets hereunder, the Capital Accounts of the Unit Holders shall be adjusted, including continuing adjustments for depreciation, to the extent provided in Regulation Section 1. 704-(1 )(b )(2)(iv)(f); AV ANA RIDGE, llC OPERA TING AGREEMENT -15 of 28 • • 8.5.2.3. If the book value of an item of Company property has been detennined pursuant to this Section 8.5.2, such book value shall thereafter be used, and shall thereafter be adjusted by depreciation or amortization, if any, taken into account with respect to such property, for purposes of computing taxable income or loss. 8.5.3. Items Specially Allocated. Notwithstanding any other provision of this Section 8.5 any items that are specially allocated pursuant to Sections 8.2 or 8.3 shall not be taken into account in computing Net Profit or Net Loss. 8.6. Mandatory Tax Allocations Under Code Section 704(c). 8.6.1. In accordance with Code Section 704(c) and Regulation Section 1.704-3, income, gain, Joss and deduction with respect to any property contributed to the capital of the Company shall, solely for tax purposes, be allocated among the Unit Holders so as to take account of any variation between the adjusted basis of such property to the Company for federal income tax purposes and its initial book value computed in accordance with Section 8.5.2.1. Prior to the contribution of any property to the Company that has a fair market value that differs from its adjusted tax basis in the hands of the contributing Member on the date of contribution, the contributing Member and the Manager (or, if the contributing Member is the Manager, a Majority Interest of the non-contributing Members) shall agree upon the allocation method to be applied with respect to that property under Regulation Section I. 704-3. 8.6.2. If the book value of any Company property is adjusted pursuant to Section 8.5.2.2, subsequent allocations of income, gain, loss and deduction with respect to such property shall take account of any variation between the adjusted basis of such property for federal income tax purposes and its book value in the same manner as under Code Section 704(c). The choice of allocation methods under Regulation Section I. 704-3 with respect to such revalued property shall be made by the Manager. 8.6.3. Allocations pursuant to this Section 8.6 are solely for purposes of federal, state, and local taxes and shall not affect, or in any way be taken into account in computing, any Unit Holder's Capital Account or share of Net Profit, Net Loss, or other items as computed for book purposes, or distributions pursuant to any provision of this Agreement. ARTICLE 9. DISTRIBUTIONS 9.1. Distributions of Distributable Cash. The Company will distribute Distributable Cash in a fiscal year as it becomes available to the Members as follows: 9.1.1. Pro rata in accordance with each Member's Capital Account in an amount up to each Member's Capital Account; and then 9.1.2. The balance, if any, shall be distributed to the Members pro rata in accordance with their Percentage Interests in the Company. 9.2. Distributions of Sale or Refinancing Proceeds from a Capital Event. Upon the occurrence of a non-terminating Capital Event, such as a refinancing of the debt secured by the Property, the net proceeds shall be distributed to the Members as follows: AV ANA RIDGE, LLC OPERATING AGREEMENT-16 of28 • • 9.2.1. Pro rata in accordance with each Member's Capital Account in an amount up to each Member's Capital Account; and then 9.2.2. The balance, if any, shall be distributed to the Members pro rata in accordance with their Percentage Interests in the Company. 9.3. Distribution of Proceeds from a Terminating Capital Event. Upon the dissolution of the Company, the proceeds of liquidation, including any proceeds from a Capital Event and any other funds or assets of the Company, shall be distributed in the same order of priority as set forth in Section 9.2. 9.4. Distributions in Kind. Non-cash assets, if any, shall be distributed in a manner that reflects how cash proceeds from the sale of such assets for fair market value would have been distributed (after any unrealized gain or loss attributable to such non-cash assets has been allocated among the Unit Holders in accordance with Article 8). 9.5. Withholding; Amounts Withheld Treated as Distributions. The Manager is authorized to withhold from distributions, or with respect to allocations or payments, to Unit Holders and to pay over to the appropriate federal, state or local governmental authority any amounts required to be withheld pursuant to the Code or provisions of applicable state or local law. All amounts withheld pursuant to the preceding sentence in connection with any payment, distribution or allocation to any Unit Holder shall be treated as amounts distributed to such Unit Holder pursuant to this Article 9 for all purposes of this Agreement. 9.6. Limitation on Distributions. No distribution shall be declared and paid unless, after the distribution is made, the assets of the Company are in excess of all liabilities of the Company, except liabilities to Members on account of their contributions. ARTICLE 10. ACCOUNTING, BOOKS, AND RECORDS 10.1. Accounting Principles. The Company's books and records shall be kept, and its income tax returns prepared, under such permissible method of accounting, consistently applied, as the Manager determines is in the best interest of the Company and its Members. 10.2. Interest on and Return of Capital Contributions. No Member shall be entitled to interest on its Capital Contribution or to return of its Capital Contribution, except as otherwise specifically provided for herein. 10.3. Loans to Company. Nothing in this Agreement shall prevent any Member from making secured or unsecured loans to the Company. 10.4. Accounting Period. The Company's accounting period shall be the calendar year. 10.5. Records, Audits and Reports. At the expense of the Company, the Manager shall maintain records and accounts of all operations and expenditures of the Company. At a minimum the Company shall keep at its principal place of business the following records: AYANA RIDGE, LLC OPERATINGAGREEMENT-17 of28 10.S.1. A current list and past list, setting forth the full name and last known mailing address of each Member, Economic Interest Owner and Manager; 10.S.2. A copy of the Certificate of Formation and all amendments thereto; 10.5.3. Copies of this Agreement and all amendments hereto; 10.S.4. Copies of the Company's federal, state, and local tax returns and reports, if any, for the three most recent years; 10.S.S. Minutes of every meeting of the Members and any written consents obtained from Members for actions taken by Members without a meeting; and 10.5.6. Copies of the Company's financial statements for the three most recent years. 10.6. Tax Matters Partner. 10.6.1. Designation. Joel Mezistrano shall be the "tax matters partner" of the Company for purposes of Code Section 6221 ~-and corresponding provisions of any state or local tax law. 10.6.2. Expenses of Tax Matters Partner; Indemnification. The Company shall indemnify and reimburse the tax matters partner for all reasonable expenses, including legal and accounting fees, claims, liabilities, losses and damages incurred in connection with any administrative or judicial proceeding with respect to the tax liability of the Unit Holders attributable to the Company. The payment of all such expenses shall be made before any distributions are made to Unit Holders (and such expenses shall be taken into consideration for purposes of determining Distributable Cash) or any discretionary Reserves are set aside by the Manager. Neither the tax matters partner nor any Member shall have any obligation to provide funds for such purpose. The provisions for exculpation and indemnification of the Manager set forth in Section 5.7 of this Agreement shall be fully applicable to a Member acting as tax matters partner for the Company. 10.6.3. Returns and Other Elections. 10.6.3.1. The Manager shall cause the preparation and timely filing of all tax and information returns required to be filed by the Company pursuant to the Code and all other tax and information returns deemed necessary and required in each jurisdiction in which the Company does business. Copies of such returns, or pertinent information therefrom, shall be furnished to the Unit Holders within a reasonable time after the end of the Company's fiscal year. 10.6.4. Except as otherwise expressly provided to the contrary in this Agreement, all elections permitted to be made by the Company under federal or state laws shall be made by the Manager in their, his or its sole discretion. AYANA RIDGE, LLC OPERATING AGREEMENT-IS of28 ARTICLE 11. TRANSFERABILITY General -Voluntary Transfers. Unless the Members unanimously agree, neither a Member nor an Economic Interest Owner shall have the right to (a) sell, assign, transfer, exchange, pledge, hypothecate, encumber, or otherwise transfer for consideration, (colJectively, "sell" or "sale"), and (b) gift, bequeath or otherwise transfer for no consideration whether or not by operation of law, except in the case of bankruptcy ( collectively "gift") all or any part of its Membership Interest or Economic Interest. Each Member and Economic Interest Owner hereby acknowledges the reasonableness of the restrictions on sale and gift of Membership Interests and Economic Interests imposed by this Agreement in view of the Company's purposes and the relationship of the Members and Economic Interest Owners. Accordingly, the restrictions on sale and gift contained herein shall be specifically enforceable. Any such purported sale or gift will not be recognized by the Company, and will be deemed null and void. In no event will the purported transferee in a sale or gift transaction have any Economic Interest, nor any right to participate in the management of the business and affairs of the Company or to become a Member. 11.2 Involuntary Transfers. 11.2.1 Death of a Member. Upon the death of a Member or Joel Mezistrano (the "Deceased-Member"), the personal representative of the Deceased-Member's estate (or any person entitled to receive the Deceased-Member's Membership Interest upon his or her death) shall be obligated to sell, and the Company shall be obligated to purchase, the Membership Interest of the Deceased Member for a purchase price determined pursuant to Section 11.3 to be paid as provided in Section 11.4. If no personal representative is appointed and qualified within sixty (60) days following the death of the Deceased-Member, such persons as are entitled to receive the Deceased-Member's Membership Interest as a result of his death shall be deemed to have made an offer to selJ his Membership Interest to the Company for a purchase price determined pursuant to Section 11.3 to be paid as provided in Section 11.4. 11.2.2 Disability of a Member. If a Member or Joel Mezistrano becomes totally "Disabled" (defined as provided in any disability insurance policy covering such Member through the Company, or, if there is no such policy, as the inability to be gainfully employed without serious discomfort or pain and without material injury to health or danger to life, referred to as either Disabled or a "Disability'') (a "Disabled Member"), and such total Disability continues beyond one (!) year from the date of such Disability, the Company shall purchase, and the Disabled Member shall sell to the Company, the Membership Interest of the Disabled Member, for a purchase price determined pursuant to Section 11.3 to be paid as provided in Section 11.4. 11.2.3 Bankruptcy or Insolvency. In the event any of the Membership Interest of a Member shall be levied upon, sequestered, administered by a receiver, trustee in bankruptcy, or debtor in possession in bankruptcy, or sold or proposed to be sold in foreclosure or execution or under any power of sale contained in a note, loan AVANA RIDGE, LLC OPERATING AGREEMENT· 19 of 28 agreement, deed of trust or similar document, or by operation of law, the Member whose Membership Interest is thereby affected shall give the Company written notice of such occurrence and the Company shall have the option, exercisable for a period of sixty (60) days after receipt of such notice, to purchase all or a part of such Membership Interest at the purchase price determined pursuant to Section 11.3 to be paid as provided in Section 11.4, by giving notice of such right to the person then having legal title to such Membership Interest. In the event that the Company fails to exercise its option hereunder, the other Member(s) shall have the same right for a period of thirty (30) days after the Company declines or fails to exercise its option hereunder. 11.2.4 Dissolution of Marriage. In the event of any separation agreement, or in the event of dissolution of the marriage (each a "Marriage Termination Event") of any Member or Joel Mezistrano (the "Member Spouse"), his or her spouse (the "Non-Member Spouse") hereby agrees to release, convey and/or transfer whatever separate property interest or community property interest such Non-Member Spouse may have in the Membership Interest of the Company to the Member- Spouse upon such Marriage Termination Event, and as part of any property settlement pursuant to such Marriage Termination Event, the Non-Member Spouse shall be compensated for such interest held by the Member-Spouse. In the event the Member Spouse and the Non-Member Spouse cannot agree as to the value of such interest of the Non-Member Spouse, the value of any Membership Interest in which such Non-Member Spouse has an interest shall be determined in accordance with Section 11.3 and payment shall be made by the Member Spouse (not the Company) as provided in Section 11.4 or as otherwise decreed by a court of competent jurisdiction. Each spouse of a Member shall execute the Spousal Consent set forth in Exhibit A attached hereto and incorporated herein. 11.3 Determination of Purchase Price. The Purchase Price of the Membership Interest sold pursuant to Article 11 of this Agreement shall be the sum the Company pays to a selling Member for his Capital Interest and the sum the Company pays to a selling Member for his Profits Interest in the Company. 11.3.1.1 For purposes of Section 11.2.1 through Section 11.2.4, that portion of the Purchase Price attributable to a Member's "Capital Interest" is an amount equal to his Capital Account measured at the end of the first calendar quarter following the event which gave rise to such sale, with allocations of gain and loss made at the end of such quarter to reflect profit and loss year to date. 11.3.1.2 For purposes of Section 11.2.1 through Section 11.2.4, that portion of the Purchase Price attributable to a Member's "Profits Interest" is an amount equal to profits allocated and distributed to such selling Member pursuant to this Agreement following an event which gives rise to a sale under Article 11. Upon the Company's execution of a Subordinated Note for Capital Interest in payment for a selling Member's Capital Interest, his Membership Interest shall convert to a Profits Interest. A selling Member, when selling his Membership Interest pursuant to this Article 11, is deemed to have withdrawn AVANARIDGE,LLC OPERA TING AGREEMENT -20 of 28 from the Company and his Membership Interest shall tenninate in all respects on the day when the Company delivers the executed Subordinated Note for Profits Interest. 11.4 Payment and Terms. The Purchase Price shall be paid as provided in this Section ll.4. 11.4.1 Subordinated Note for Capital Interest. At the end of the first calendar quarter following the event that gave rise to a sale under this Article 11, the Company shall execute in favor of the selling Member a subordinated promissory note in an amount equal to the Selling Member's Capital Interest with standard commercial terms (the "Subordinated Note for Capital Interest"). Interest shall accrue at the most recently published short term AFR rate, and shall be payable when Principal Payments are due. The maturity date of the Subordinated Note for Capital Interest shall be the closing date of the sale of the last portion or piece of Company Property that was owned, or under contract to be acquired, as of the date giving rise to such sale. The payee under the Subordinated Note for Capital Interest shall execute a subordination agreement upon the request of any lender to the Company or any affiliate of the Company. Notwithstanding anything to the contrary herein, in the event the Managers determine, at anytime prior to winding down and dissolving the Company, capital is required to retire debts of the Company, then the amount due under Subordinated Note for Capital Interest shall be reduced by an amount equal to the selling Member's pro rata portion of all such capital so required. The Members understand and acknowledge this limitation is required to facilitate the proper wind down of the Company under the Act. 11.4.2 Subordinated Note for Profits Interest. Contemporaneous with the execution of the Subordinated Note for Capital Interest, the Company shall also execute in favor of the selling Member a subordinated promissory note in an amount equal to the Selling Member's Profits Interest with standard commercial terms (the "Subordinated Note for Profits Interest"). Interest shall accrue at the most recently published short term AFR rate, with a balloon payment of principal and accrued interest due and payable when all Company Property is sold, all debts are paid, and the Company has been wound down. The "Principal Payment," or the amount of the selling Member's Profits Interest, is equal to the selling Member's distributable share of Net Profits in the Company as determined in accordance with this Agreement, which Principal Payment will not be known until the Company is wound down. If there are no profits to distribute, then the principal and interest due under the Subordinated Note for Profits Interest is zero. The payee under the Subordinated Note for Profits Interest shall execute a subordination agreement upon the request of any lender to the Company or an affiliate of the Company. AV ANA RIDGE, lLC OPERATING AGREEMENT-21 of28 • • ARTICLE 12. DISSOLUTION AND TERMINATION 12.1. Dissolution. The Company shall be dissolved upon the occurrence of any of the following events: 12.1.1. upon the Termination Date; 12.1.2. by the written agreement of all Members; 12.1.3. a Person ceases to be a Member upon the occurrence of any of the events specified in Section 25.15.130 of the Act, unless the business of the Company is continued with the consent of all of the remaining Members within ninety (90) days following the occurrence of such event; or 12.1.4. upon the simultaneous death of Members resulting in only one remaining Member. 12.2. Allocation of Net Profit and Loss in Liquidation. The allocation of Net Profit, Net Loss and other items of the Company following the date of dissolution, including but not limited to gain or loss upon sale of all or substantially all of the Company's assets, shall be determined in accordance with the prmisions of Articles 8 and 2 and shall be credited or charged to the Capital Accounts of the Unit Holders in the same manner as Net Profit, Net Loss, and other items of the Company would have been credited or charged if there were no dissolution and liquidation. 12.3. Winding Up, Liquidation and Distribution of Assets. Upon dissolution, the Manager shall immediately proceed to wind up the affairs of the Company, unless the business of the Company is continued as provided in Section 12.3.3 and Section 12.1. The Manager shall sell or otherwise liquidate all of the Company's assets as promptly as practicable ( except to the extent the Manager may determine to distribute any assets to the Unit Holders in kind) and shall apply the proceeds of such sale and the remaining Company assets in the following order of priority: 12.3.1. Payment of creditors, including Manager and Members who are creditors, to the extent otherwise permitted by law, in satisfaction ofliabilities of the Company, other than liabilities for distributions to Members; 12.3.2. To establish any reserves that the Manager deems reasonably necessary for contingent or unforeseen obligations of the Company and, at the expiration of such period as the Manager shall deem advisable, the balance then remaining in the manner provided in Section 12.3.3 below; 12.3.3. By the end of the taxable year in which the liquidation occurs (or, if liquidation occurs within ninety (90) days prior to the end of the taxable year, within ninety (90) days after the date of such liquidation), to the Unit Holders in proportion to the positive balances of their respective Capital Accounts, as determined after taking into account all Capital Account adjustments for the taxable year during which the liquidation occurs (other than those made pursuant to this Section 12.3.3). AYANA RIDGE, LLC OPERA TING AGREEMENT -22 of 28 12.4. No Obligation to Restore Negative Capital Account Balance on Liquidation. Notwithstanding anything to the contrary in this Agreement, upon a liquidation within the meaning of Regulation Section 1. 704-1 (b )(2)(ii)(g), if any Unit Holder has a negative Capital Account balance ( after giving effect to all contributions, distributions, allocations and other Capital Account adjustments for all taxable years, including the year during which such liquidation occurs), such Unit Holder shall have no obligation to make any Capital Contribution to the Company, and the negative balance of such Unit Holder's Capital Account shall not be considered a debt owed by such Unit Holder to the Company or to any other Person for any purpose whatsoever. 12.S. Dissolution. The Manager shall comply with any applicable requirements of applicable law pertaining to the winding up of the affairs of the Company and the final distribution of its assets. Upon completion of the winding up, liquidation and distribution of the assets, the Company shall be deemed dissolved. 12.6. Certificate of Dissolution. After dissolution pursuant to RCW 25.15.270, the Manager shall file a certificate of dissolution pursuant to RCW 25.15.273. After the filing of the certificate of dissolution, the Company shall wind up business pursuant to RCW 25.15.295, dispose of any known claims pursuant to RCW 25.15.298 and distribute assets pursuant to RCW 25.15.300. 12.7. Return of Contribution Nonrecourse to Other Members. Except as provided by law or as expressly provided in this Agreement, upon dissolution each Unit Holder shall look solely to the assets of the Company for the return of its Capital Contribution. If the Property remaining after the payment or discharge of liabilities of the Company is insufficient to return the contributions of Members, no Unit Holder shall have recourse against any other Unit Holder. ARTICLE 13. INDEPENDENT ACTIVITIES OF MANAGER AND MEMBERS Any Manager, Member or Economic Interest Owner may engage in or possess an interest in other business ventures of every nature and description, independently or with others, including but not limited to, the ownership, financing, management, employment by, lending to or otherwise participating in businesses which are similar to the business of the Company, and neither the Company, the Manager or any Unit Holders shall have any right by virtue of this Agreement in and to such independent ventures or to the income or profits therefrom. ARTICLE 14. MISCELLANEOUS PROVISIONS 14.1. Notices. Any notice, demand, or communication required or permitted under this Agreement shall be deemed to have been duly given if delivered personally to the party to whom directed or, if mailed by registered or certified mail, postage and charges prepaid, addressed (a) if to a Member, to the Member's address specified on attached Schedule 1, (b) if to the Company, to the address specified in Section 2.3, and (c) if to the Manager, to the address specified in Section 2.3. Except as otherwise provided herein, any such notice shall be deemed to be given when personally delivered or, if mailed, three (3) business days after the date of mailing. A Member, the Company or the Manager may change its address for the purposes of notices AYANA RJDGE, LLC OPERA TING AGREEMENT -23 of 28 hereunder by giving notice to the others specifying such changed address in the manner specified in this Section 14.1. 14.2. Governing Law. This Agreement shall be construed and interpreted according to the internal laws of the State of Washington. 14.3. Amendments. This Agreement may not be amended except by the unanimous written agreement of all of the Members. 14.4. Construction. Whenever the singular number is used in this Agreement and when required by the context, the same shall include the plural and vice versa, and the masculine gender shall include the feminine and neuter genders and vice versa. 14.5. Headings. The heading in this Agreement are inserted for convenience only and shall not affect the interpretations of this Agreement. 14.6. Waivers. The failure of any Person to seek redress for violation of or to insist upon the strict performance of any co\'enant or condition of this Agreement shall not prevent a subsequent act, which would have originally constituted a violation, from having the effect of an original violation. 14.7. Rights and Remedies Cumulative. The rights and remedies provided by this Agreement are cumulative and the use of any one right or remedy shall not preclude or waive the right to use any or all other remedies. Said rights and remedies are given in addition to any other rights may have by law, statute, ordinance or otherwise. 14.8. Severability. If any provision of this Agreement or the application thereof to any Person or circumstance shall be invalid, illegal or unenforceable to any extent, the remainder of this Agreement and the application thereof shall not be affected and shall be enforceable to the fullest extent permitted by law. 14.9. Heirs, Successors and Assigns. Each of the covenants, terms, provisions and agreements herein contained shall be binding upon and inure to the benefit of the parties hereto and, to the extent permitted by this Agreement, their respective heirs, legal representatives, successors and assigns. 14.10. Creditors. None of the provisions of this Agreement shall be for the benefit of or enforceable by any creditors of the Company. 14.11. Counterparts. This Agreement may be executed in counterparts, each of which shall be deemed an original and all of which shall constitute one and the same instrument. 14.12. Investment Representations. 14.12.1. The Units have not been registered under the Securities Act of 1933, the Securities Act of Washington or any other state securities laws (collectively, the "Securities Acts") because the Company is issuing the Units in reliance upon the exemptions AV ANA RIDGE, lLC OPERATING AGREEMENT-24 of 28 • from the registration requirements of the Securities Acts, and the Company is relying upon the fact that the Units are to be held by each Unit Holder for investment. 14.12.2. Accordingly, each Unit Holder hereby confirms the Units have been acquired for such Unit Holder's own account, for investment and not with a view to the resale or distribution thereof and may not be offered or sold to anyone unless there is an effective registration or other qualification relating thereto under all applicable Securities Acts or unless such Unit Holder delivers to the Company an opinion of counsel, satisfactory to the Company, that such registration or other qualification is not required. The Unit Holders understand that the Company is under no obligation to register the Units or to assist any Unit Holder in complying with any exemption from registration under the Securities Acts. AV ANA RIDGE, LLC OPERA TING AGREEMENT -25 of 28 • Executed by the undersigned Members effective as of the date first above written. AYANA RIDGE, LLC OPERATING AGREEMENT-26 of 28 MEMBERS: Michael Gladstein ~~ Robert Gladstein Joel Mezistrano ~o, Trustee of the Mezistrano Family Trust dated January 20, 2006 AFTER RECORDING, RETURN TO: Avana Ridge, LLC 9675 SE 36'h Street, Suite 105 Mercer Island, WA 98040 DEDICATION OF PUBLIC PEDESTRIAN ACCESS EASEMENT ON PRIVATELY OWNED PROPERTY Grantor: Avana Ridge, LLC, a Washington limited liability company Grantee: Public A PORTION OF LOTS 1 AND 2 OF CITY OF RENTON LOT LINE ADJUSTMENT Abbreviated legal NO. LUA-09-024-LLA, LND-30-0349, RECORDED DECEMBER 16, 2011 Description: UNDER RECORDING NO. 20111216900001, IN KING COUNTY, WASHINGTON. Tax Parcel Numbers: 292305-9009 Reference Numbers of N/A Related Documents: • • DEDICATION OF PUBLIC PEDESTRIAN ACCESS EASEMENT ON PRIVATELY OWNED PROPERTY AYANA RIDGE, LLC, a Washington limited liability company "Grantor'', being the sole owner of the real property hereinafter described, for adequate consideration, receipt and sufficiency of which are hereby acknowledged, and intending to be legally bound, does hereby make in perpetuity for the use of the general public, in a manner consistent herewith, the following public pedestrian easement dedication: 1. AREA TO BE DEDICATED The area hereby dedicated is described in Exhibit A attached hereto and made part hereof as though fully set forth herein. 2. PURPOSE OF DEDICATION The real property herein described is dedicated to the general public in order to allow pedestrian access and entry on the dedicated area by the general public and all members thereof for the peaceful enjoyment of the dedicated area. Grantor reserves all rights and uses in and to the public access area which are not repugnant to the uses herein granted. 3. LIMITATION ON DEDICATION The rights of the general public and all members thereof, granted herein, are subject to the following limitations: (a) Access to the dedicated area by land vehicle is specifically excluded from the dedication. Access by land vehicle shall be upon specific invitation of the Grantor only. (b) The entire dedicated area shall be open to the public from 8:00 am through dusk daily. The hours of operation shall be included on the "public access" signs. (c) All or any portion of the dedicated area may be temporarily closed to the public from time to time for the purposes of repairs and maintenance. (d) Pursuant to RCW 4.24.210, neither the Grantor, nor the City of Renton, nor the State of Washington, or the officers, agents, employees of said City or State shall be responsible or held liable for injury or damage occurring to the members of the general public availing themselves of the dedicated area, unless the injury or damage results from an immediate, direct and negligent act of the party sought to be held, and in no event shall the Granter, City of Renton or the State of Washington be responsible for any act or omission of a third party, or be responsible for the failure to provide security or supervision for members of the general public for acts of omission of other members of the general public. (e) The Granter shall have the sole and separate responsibility of maintaining any portion of the dedicated area to which the general public shall have access and shall defend and save harmless the City of Renton and the State of Washington, including their officers, agents and employees from any claims real or imaginary asserted by any person for injury or damages resulting from improper maintenance of said dedicated area. The standard of maintenance shall be equal to the standards of maintenance practiced by the City of Renton in regards to its parks. (f) Grantor shall install and maintain, at such locations within or adjoining the dedicated property as may be designated by the City of Renton, "public access" signs. 4. AUTHORITY OF GRANTOR Grantor warrants to the City of Renton that Grantor's ownership interest in the real property described herein includes the full powerto enter into agreement and/or covenants which will run with the land and bond all owners of said property, their heirs, successors and assigns. 5. DEFINITIONS As used herein: (a) The word, "Grantor," shall include the heirs, successors and assigns thereof, (b) The words, "land vehicle," shall include motor vehicles, bicycles, skateboards and other vehicles designed to operate upon land whether self-propelled or not; providing that "land vehicle" shall not include a wheelchair or similar device whether or not self-propelled when used by a handicap person. DATEDthis _____ day of ____ ~ 2017 AVANA RIDGE, LLC a Washington limited liability company By: Its: Manager STATE OF WASHINGTON COUNTY OF KING )ss. On this __ day of , 2017, before me, the undersigned, a Notary Public in and for the State of Washington, personally appeared , Manager of Avana Ridge, LLC, a Washington limited liability company, the limited liability company that executed the within and foregoing document, and acknowledged the said instrument to be the free and voluntary act and deed of said company, for the uses and purposes therein mentioned, and on oath stated that he is authorized to execute the said instrument on behalf of said company. WITNESS MY HAND AND OFFICIAL SEAL hereto affixed the day and year first above written. NOTARY PUBLIC in and for the State of Washington, residing at _______ _ (Print Name) My Commission Expires: _______ _ D.R. STRONG CONSUL TING ENGINEERS KIRKLAND WA 98033 LEGAL DESCRIPTION: PUBLIC PEDISTRAIN EASEMENT DRS Project No. 15088 1/11/17 That portion of Lot I and Lot 2, City of Renton Lot Line Adjustment No. LUA-09-024- LLA LND-30-0349, recorded under Recording Number 20111216900001, records of King County, Washington described as follows; Commencing at the northwest corner of said Lot 1, said corner being on the northeasterly right of way margin of State Route 515 also known as Carr Road; thence S52°30'54"E, along the southwesterly boundary of said Lots 1 and 2 and said northerly margin, 524.63 feet to THE POINT OF BEGINNING of the herein described tract; thence continuing along said boundary and margin the following two courses and distances, thence S52°30'54"E 121.17 feet; thence S85°59'09"E 61.01 feet to the easterly line of said Lot 2 and the westerly right of way margin of Benson Road S; thence N39°01'12"E along said easterly line and westerly margin, 114.62 feet; thence N67°51'29"W 6.73 feet; thence N85°00'29"W 49.24 feet; thence N52°30'54"W 122.80 feet; thence S39°01'12"W 55.91 feet; to a non-radial intersection with a 21.10 foot radius curve to the right the center of which bears S57°12'39"W; thence southwesterly, along said curve through a central angle of 96°53'20" a distance of 35.68 feet to a point of compound curviture with a 104.11 foot radius curve to the right; thence southwesterly, along said curve through a central angle of 07°29'08" a distance of 13.60 feet to a point of reverse curviture with a 34.00 foot radius curve to the left; thence westerly, along said curve through a central angle of 20°57'24" a distance of 12.44 feet to a point of tangency; thence S50°37'43 "W 12.06 feet to THE POINT OF BEGINNING. Contains 19,795± square feet,(0.4544± acres) R: \2015\0\15088\llDocuments\Legals\Public Ped Access-Esmt-15088,doc • I ii,i ! ' . ~w. . _J~iL '----·--~~ . .-- -------. SE 172ND STREET ~NW. CORNER LOT 1 AVANA RIDGE PUD s..,.,, ·6'_?, @~ ~; ~'1-s._,~0 • PUBLIC PEDESTRAIN A · 7,S' S. EASEMENT HEREBY "-. . fC' "'is, GRANTED ,... "-. ~ ~. ~ NORTH · ~-ii" 57i2'39"W(R~ ';,' GRAPHIC SCALE ~ 0-fa_;"" .,-~ 0 50' 100' 150' · "" L 4 e,~ )t "-. , x~c'l. 1 INCH = 100 FT "-. ""POB_/ ~ ~ LINE BEARING DISTANCE L3 s39·01·12·w 55.91' L4 S50"37'43"W 12.06' CURVE RADIUS DELTA ANGLE Aw• LENG•H C1 21.10 96"53 20 35.68' C2 104.11' 7°29'08" 13.60" C3 34.00 20'57'24" 12.44' z 0 I- <( ~ z 1-z 0 0 0:: 0 LL. N w (!) <( a.. w w (/) COPYRIGHT@ 2017, D.R. S1RONG CONSULTING ENGINEERS INC. AVANARIDGE PUBLIC PEDESTRAIN EASEMENT EXHIBIT PRO.ECT SUR\/EYOR: SIS DRAFTED BY; &IS D.R. S1RONG IXWl!K-'iiaii••• -~-113'.'TTHAVEME~~- 0.QLl:IT..DD l'42!Ul21.:t:423 -- AEU) BOOK: 6!lO OA TE; 1/ff/17 PRO..CCT NO.: l:JDal SHEET 1 Of" 2 0 SE 172ND S1REET ---- z 0 1-,- <( ::J z 1-,-z 0 (.) ct: 0 LL. w (!) <( 0... AYANA RIDGE PUD PUBLIC PEDESTRAIN . EASEMENT HEREBY GRANTED , w .:;,,, s<. ) / I l:J:J / /~-9:S: ·1 <?o>o~-Zi,, / ~ / / ',..._ L2 <f' L~ (p<t/· 0 NOR.TH GRAPHIC SCALE ro"' . .._n, ~1$''? t,· " 1 INCH= 100 FT. ' ,C / ,,,~;~ .. ' "'/ / / 50' 1 00' 1 50' AVANARIDGE PUBLIC PEDESTRAIN EASEMENT EXHIBIT LINE L1 L2 L3 B• •RING DIST AN Cl: N67"51'29"W 6.73' N85'00 29"W 49.24' S39'0112"W 55.91 COP'l'RIGHT@ 2017, D.R. STRONG CONSULTING ENGINEERS INC. IDRSI D.R. S1RONG QIIKWSd&Lti _,.,__ G(ln,(Jl,\EM.l;"~WA.- OG&.l&lT...., f'"2U27.-- PRO..ECT SURVEYOR: SIS ORAFmJ BY: $.IS FJEU) BOOK: 6lIO {)A TE: f/ff/f7 PRfJ.ECT NO.: 1ll1JIIII SHEET 2 OF 2 When recorded return to: City Clerk City of Renton 1055 South Grady Way Renton, WA 98057-3232 NATIVE GROWTH PROTECTION EASEMENT J. ') .'~ ·~ \) . Property Parcel/ Tax Account Number: 292305-9009 Reference Number(s) of Documents assigned or released: N/A Project File#: LUAlS-000894, ECF, PPUD Street Intersection or Project Name: Avana Ridge Grantor(s): Grantee(s): 1. Avana Ridge, LLC 1. City of Renton, a Washington municipal corporation LEGAL DESCRIPTION: (Abbreviated or full legal must go here. Additional legal on page(s) 4 & 5/ Exhibit "A".) A PORTION OF LOTS 1 AND 2 OF CITY OF RENTON LOT LINE ADJUSTMENT NO. LUA-09-024-LLA, LND- 30-0349, RECORDED DECEMBER 16, 2011 UNDER RECORDING NO. 20111216900001, IN KING COUNTY, WASHINGTON. The Grantor(s) Avana Ridge, LLC, a Washington limited liability company ("Grantor"), for and in consideration of satisfying condition of approval number 8 of the Hearing Examiner's Decision dated May 24 1h, 2016 of LUA-15-000894 and to avail Grantor of the benefits of such land use application do by these presents, grants, bargains, sells, conveys and warrants unto the Grantee, City of Renton, a Washington municipal corporation ("Grantee"), its successors, assigns and permitees, a Native Growth Protection Easement (NPGE), over, under, through, across and upon the parcel of land herein described on Exhibit "A" and depicted on the Map Exhibit. The NPGE identifies the stream and buffer area. The creation of the NGPE conveys to the public a beneficial interest in the land within the easement area. This interest shall be for the purpose of preserving native vegetation for the control of surface water and erosion, maintenance of slope stability, visual and aural buffering, and protection of plant and animal habitat. The NGPE imposes upon all present and future owners and occupiers of the easement area enforceable on behalf of the public by the City of Renton, to leave undisturbed all trees and 1 other vegetation within the easement area. The vegetation within the NGPE may not be cut, pruned, covered by fill, removed or damaged without express written permission from the City of Renton. The right of entry granted herein shall apply to the agents, representatives and employees of the owners or subsequent owners of the underlying property. Said Native Growth Protection Easement (NGPE) contains a soft-path trail for the benefit of the public. Maintenance of said trail to keep it clear of vegetation or obstructions shall be an allowed exception to the restrictions noted above solely for the purpose of preserving the accessibility of the trail. IN WITNESS WHEREOF, said Granter has caused this instrument to be executed this __ day of , 2017. GRANTOR: Avana Ridge, LLC a Washington limited liability company By: ___________ _ Its: Manager 2 Notary Seal must be within box Notary Seal must be within box Notary Seal must be within box INDIVIDUAL FORM OF ACKNOWLEDGMENT STATE OF WASHINGTON ) 55 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: REPRESENTATIVE FORM OF ACKNOWLEDGMENT STATE OF WASHINGTON ) 55 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: CORPORA TE FORM OF ACKNOWLEDGMENT STATE OF WASHINGTON ) 55 COUNTY OF KING ) On this ___ day of _____ ~ 19 __ , 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: 3 • D.R. STRONG CONSULTING ENGINEERS KIRKLAND WA 98033 • DRS Project No. 15088 1/11/17 LEGAL DESCRIPTION: NATIVE GROWTH PROTECTION EASEMENT That portion of Lot I and Lot 2, City of Renton Lot Line Adjustment No. LUA-09-024- LLA LND-30-0349, recorded under Recording Number 20111216900001, records of King County, Washington described as follows; Commencing at the northwest comer of said Lot 1, said comer being on the northeasterly right of way margin of State Route 515 also known as Carr Road; thence S52°30'54"E, along the southwesterly boundary of said Lots 1 and 2 and said northerly margin, 270.76 feet to THE POINT OF BEGINNING of the herein described tract; thence N38°44'01"E 7.80 feet; thence N88°04'09"E 53.12 feet to a non-radial intersection with a 15.00 foot radius curve to the left, the center of which bears N72°36'11 "E; thence southeasterly, along said curve through a central angle of 74°32'02" a distance of 19.51 feet to a point of tangency; thence N88°04'09"E 26.71 feet to a point of tangency with a 15.00 foot radius curve to the left; thence northeasterly, along said curve through a central angle of 74°32'02" a distance of 19.51 feet; thence N88°04'09"E 42.14 feet; thence N73°37'54"E 18.05 feet; thence N88°04'09"E 38.73 feet; thence N69°16'12"E 48.87 feet; thence S71 °45'49"E 31.42 feet; thence S66°24'28"E 44.64 feet; thence S62°20'24"E 38.85 feet; to a to a non-radial intersection with a 29.00 foot radius curve to the left the center of which bears N16°33'29"E; thence easterly, along said curve through a central angle of 18°29'20" a distance of 9.36 feet to a point of tangency; thence N88°04'09"E 8.76 feet; thence S82°!0'24"E 38.80 feet to a point of tangency with a 69.00 foot radius curve to the left; thence easterly, along said curve through a central angle of 09°45'27" a distance of 11.75 feet to a point of tangency; thence N88°04'09"E 5 .55 feet; thence S59°00'4 7"E I 0.92 feet; thence S64°59'12"E 24.51 feet; thence S65°49'30"E 41.73 feet to the easterly line of said Lot 2 and the westerly right of way margin of Benson Road S.; thence S39°01'12"W, along said easterly line and westerly margin, 119.59 feet; thence N67°51'29"W 6.73 feet; thence N85°00'29"W 49.24 feet; thence N52°30'54"W 122.80 feet; thence S39°01'12"W 55.91 feet to a non-radial intersection with a 21.10 foot radius curve to the right the center of which bears S57°12'39"W; thence southwesterly, along said curve through a central angle of 96°53'20" a distance of 35.68 feet to a point of compound curvature with a 104.11 foot radius curve to the right; thence southwesterly, along said curve through a central angle of 07°29'08" a distance of 13 .60 feet; to a point of reverse curvature with a 34.00 foot radius • • curve to the left; thence westerly, along said curve through a central angle of 20°57'24" a distance of 12.44 feet to a point of tangency; thence S50°37'43"W 12.06 feet to the westerly line of said Lot 2 and the northeasterly right of way margin of said State Route 515 also known as Carr Road; thence N52°30'54"W, along said westerly line and westerly margin, 253.87 feet to THE POlNT OF BEGlNNlNG. Contains 49,935± square feet,(1.1463± acres) K 120 J 5\0\15088\2\Documents1LegalsWGP E-Esmt-15088. doc j~ I j; L&J U) :::, oz ~~ •"< L .. - SE 172ND STREET z ' 0 ~ i ~ ' N72'36'11"E(R)\ ~ ~ ~ L1 ~>--rL4~~-\.J_J,_l~ ~ @" ~ ' ~B_J -1ts..?• c,~~e,'l, e lllrrrrrr."' ,S; J'o, ----N.G.P .E. HEREBY N · :,,S' S. • ___.--GRANTED TO THE " . re, -,; 11, ..?s.J CITY OF RENTON .,.__ W "' "I'~ . o' >· ,o., ,, • • (.!) NOR.TH · ,fl~' 5712'39"W(R~ v/ ~ GRAPHIC SCALE ~ 0-10 ""-... ·{.,, ~ 0 50' 100' 150' . , ""' 1 u W cu (f) 1 INCH= 100 FT. L20 LINE BEARING DISTANCE L1 N38'44'01"E 7.so· L2 N88"04'09"E 53.12· L3 N88"04'09"E 26.71" L4 N88"04'09"E 42.14" L5 N7Y37 54 E 18.05 L6 N88"04 09 E 38.73' L7 N6916'12~E 48.BT LB S71"45'49"E 31,42· L19 539·01 ·1 rw 55.91. L20 S50"37 43"W 12.06' CURVE RADl 11 S D"'TA ANGLE ARC LENGTH C1 15.00 74·32 02~ 19.51' C2 15.00 74·32 02· 19.51. C5 21.10' 96'53 20· 35.68 C6 104.11' 7'29 os· 13.60 C7 34.00 20'57 24 12.44' COPYRIGHT@ 2017, D.R. SlRONG CONSULTING ENGINEERS !NC. AVANARIDGE NATIVE GROWTH PROTECTION EASEMENT EXHIBIT (DRS] D.R. STRaolG,..·iiiiim --D• -""""" -ltl071HA-.EME~.IM- 043U2'7.m,3 F4!l(f,)127.Ma - PROJECT SURVEYOR: SIS ORAF1FD BY: SIS REli) BOOK: tJ1JD DA 'Tc: t/U/17 PROJECT NO.: ~ SHEET f OF 2 0 • @ NORTH GRAPHIC SCALE 50' 1 00' 150' 1 INCH= 100 FT. z 0 F <( ::J z F z 0 0 ---· ·---SE 172ND STREET N16"33'29"E(R) ~ .--LB \ AYANA RIDGE PUD LL ' ........_ L9 \ '-...._ L, / rL11 /i:L13 ...._o: I L12 /~L14 w (!) <( a.. )+--1:f-Z!: IS C3_/ C4 '>-Lis I _/' / .~ N.G.P.E. HEREBY /' / GRANTED TO THE W ..)-j ,,,.:,.CITY OF RENTON ">°' A, w { , J'o, q,· .,<v C/l • "°<-:;:,~h-,, ,;,C-I ,R / / ';: L18 ;; ~ :;A#/ LINE BEARING DISTANCE LB 571•45·49··E 31.42 L9 S66"24 28 .. E 44.64' L10 S62"20 24 .. E 38.85 L11 N88"04 09 E 8.76 L12 S82i0'24"E 38.80' L13 N88"04'09-E 5.55 L14 S59"00 4TE 10.92 L15 S64"59 1TE 24.51 L16 S65"49 30 .. E 41.73 L17 N67"51 29 W 6.73 L18 N85"00 29 W 49.24 L19 S39"01 12 W 55.91 I I CURVE RADIUS DELIA AN,.,, AHC LENGTH C3 29.00' 18"29'20 .. 9.36' C4 69.00' 9"452T 11.75' COPYRIGHT@ 2017, D.R. smoNG CONSULTING ENGINEERS INC. AVANARIDGE NATIVE GROWTH PROTECTION EASEMENT EXHIBIT IDRSI D.R. S'1RONG Q:MI& ...... ---GOTTHAIIM.E ~ lt'A- PRO..£CT SURVEYOR: SI$ ORAFTW BY: S,S F/Cl.O BOOK: II/JO DA TE:.· 1/'lf/'17 PRo.E:CT N8,: 160ll8 SHEET 2 OF 2 OatUB.M.'J FG6.811.:M:l3 - Return Address: City Clerk's Office City of Renton I 055 South Grady Way Renton, WA 98055 • DEED OF DEDICATION Project File #:LUAIS-000894 Property Tax Parcel Number: 2923059009 Street Intersection: SR 518 & SE. l 72~ St. Reference Number(s) of Documents assigned or released: AdditionaJ reference numbers are on page __ . Grantor(s): Grantee(s): Avana Ridge, LLC City of Renton, a Municipal Corporation LEGAL DESCRIPTION: (Abbreviated or fall legal must go here. Additional legal on page ) A portion of Lot I City of Renton Lot Line Adjustment No. LUA-09-024-LLA LND-30-0349, recorded December 16, 2011 under Recording No. 20111216900001, in King County, Washington, See Attached Exhibit A The Gran.tor, for and in consideration of mutual benefits conveys, quit claims, dedicates and donates to the Grantee(s) as named above, the above described real estate situated in the County of King, State of Washington. IN WITNESS WHEREOF, I have hereunto set my hand and seal the day and year as written below. Approved and Accepted Bv: Grantor(s): Avana Ridge, LLC Grantee(s): City of Renton Mayor City Clerk INDinDUAL FORM OF STATE OF WASHINGTON ) ss ACKNOWLEDGMENT COUNTY OF KING ) I certify that I know or have satisfactory evidence that Notary Seal must be within box 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: Pagel • • IN WITNESS WHEREOF, I have hereunto set my hand the day and year as written below. Notary Seal must be within box Notary Seal must be within box Notary Seal must be within box INDIVIDUAL FORM OF ACKNOWLEDGMENT STATE OF WASHINGTON ) SS COUNfY 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 putposes mentioned in the instrument Notary Public in and for the State of Washington Notary (Print) _____________ _ My appointment expires: ____________ _ Dated: REPRESENTATIVE FORM OF ACKNOWLEDGMENT STATE OF WASHINGTON ) SS COUNfY 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 STATE OF WASHINGTON ) SS COUNTY OF KING ) On this ___ day of _____ ~· 19 __ , 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 seaJ of said corporation. Notary Public in and for the State of Washington Notary (Print) _____________ _ My appointment expires: _____________ _ Dated: Exhibit A Legal Description Project: WO# PID GRANTOR: Street: RJGHT OF WAY DEDICATION That portion of Lot 1, City of Renton Lot Line Adjustment No. LUA-09-024-LLA LND-30-0349, recorded December 16, 2011 under Recording No. 20111216900001, in King County, Washington described as follows; BEGINNING at the northeast comer of said lot; thence SOI 0 43'35"W, along the east line thereof, 3.01 feet to the south line of the north 3.00 feet of said lot; thence S88°04'09"W, along said south line, 374.60 feet to a point of tangency with a 533.00 foot radius curve to the right; thence westerly, along said curve, through a central angle of06°04'55", a distance of56.58 feet to the north line of said lot; thence N88°04'09"E, along said north line, 431.26 feet to THE POINT OF BEGINNING. Contains 1,237± square feet, (0.0284±acres) Page 3 • • • MAP EXHIBIT Ill I !!;! I I ADDITIONAL RIGHT OF WAY < ·::_--._Ji L HEREBY DEDICATED TO THE CITY OF RENTON .- SE. 172ND ST. - N88"04'09"E 431.26' Cl --S88"04'09"W -374.60' I LOT 1 CITY OF RENTON "'· POB, NE. CORNER OF LOT 1 LLA NO. LUA-09-024-LLA, LND-30-0349, REC. NO. 20111216900001 TAX PARCEL NO. 292305-9009 @ LINE BEARING DISTANCE L1 S01'43'35 W 3.01 CURVE RADIUS DELTA ANGLE ARC LENGTH C1 533.00 06"04 55 56.58 AVANARIDGE RIGHT OF WAY DEDICATION MAP EXHIBIT NOR.TH GRAPHIC SCALE 0 1 00' 200' 300' 1 INCH = 300 FT. COPYRIGHT@ 2017, D.R. S1RONG CONSULTING ENGINEERS INC. -~-dlTTHA"91lE Jcel1AMl; IM- 0<1:21la:!T..-, l'<CMa7~ - PROJECT SURVEYOR: s.JS DRAFTED BY: SIS Fl£l..[) BOOK: MO DA TE· t/ff/17 PRo.£CT NO.: 16011J. SHEET .f. OF 4 AFTER RECORDING, RETURN TO: AVANA RIDGE, LLC 9675 SE 36'h Street, Suite 105 Mercer Island, WA 98040 Grantor: Grantee: Abbreviated Legal Description: Tax Parcel Numbers: Reference Numbers of Related Documents: DECLARATION OF COVENANT Avana Ridge, LLC, a Washington limited liability company Public LOTS 1 TOGETHER WITH LOT 2 OF CITY OF RENTON LOT LINE ADJUSTMENT NO. LUA-09-024-LLA, LND-30-0349, RECORDED DECEMBER 16, 2011 UNDER RECORDING NO. 20111216900001, IN KING COUNTY, WASHINGTON. 292305-9009 N/A PLANNED URBAN DEVELOPMENT COVENANTS These covenants are recorded in the real property records of King County, Washington, in partial compliance with the requirements of the Conditions of Approval of the application of Avana Ridge, LLC, a Washington limited liability company, ("Granter"), for approval by the City of Renton, a Municipal Corporation ("Grantee") of a Planned Urban Development ("PUD") under City of Renton file number LUAlS-000894. These covenants are recorded in compliance with Renton Municipal Code ("RMC") 4-9-lSOG.6 and the Final Decision of the City of Renton Hearing Examiner dated May 24'h, 2016. NOW, THEREFORE, for adequate consideration, receipt and sufficiency of which is hereby acknowledged, and intending to be legally bound, Granter covenants and agrees to the conditions and agreements set forth below: 1. Legal Description of PUD Real Property. The real property (the "Property") that is the subject of the Planned Unit Development approved under City of Renton file number LUAlS-000894, and upon which the Planned Unit Development will be built, is legally described in Exhibit A attached hereto. 2. Description of Planned Unit Development Uses, Densities and Phases. The PUD consists of 74 dwelling units in 2 buildings with associated recreation / open space areas, constructed in one phase. 3. Specifications of the PUD and Modifications from Renton Municipal Code Requirements. Please see Table A in Exhibit B attached hereto. 4. Covenant Regarding PUD of Current 2one Compliance. The lots or structures affected by the code modifications described on Table A shall meet the standard created with the approval of the PUD or current zone in affect at the time of subsequent land use, building or construction permits. 5. Formation of Property Owner's Association Prior to Sale. The Property is currently solely owned by Avana Ridge, LLC, a Washington limited liability company. Prior to any subsequent sale of the Property, or any portion thereof, a legally incorporated property owner's association must be formed for the owners of the Property. • 6. Covenants Run With the Land. The covenants contained in this Planned Urban Development Covenants shall be covenants running with the land, and shall be binding on the successors, heirs, and assigns ofthe party(ies) hereto. IN WITNESS WHEREOF, Declarant has executed this Covenant as of the date set forth above. Avana Ridge, LLC By: ____________ _ Name: _________ _ Its: Manager STATE OF WASHINGTON COUNTY OF KING ) )ss. ) On , 2017, before me personally appeared ____________ .,tome known to be the Manager of Avana Ridge, LLC, the limited liability company that executed the within and foregoing instrument, and acknowledged said instrument to be the free and voluntary act and deed of said company, for the uses and purposes therein mentioned, and on oath stated that he/she was authorized to execute said instrument on behalf of said company. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year first above written. Signature: _______________ _ Name (Print):. _____________ _ NOTARY PUBLIC in and for the State of Washington, residing at _________ _ My appointment expires:. _________ _ EXHIBIT A LEGAL DESCRIPTION OF PUD PROPERTY LOTS 1 TOGETHER WITH LOT 2 OF CITY OF RENTON LOT LINE ADJUSTMENT NO. LUA-09-024-LLA, LND- 30-0349, RECORDED DECEMBER 16, 2011 UNDER RECORDING NO. 20111216900001, IN KING COUNTY, WASHINGTON. EXHIBIT B TABLE A. REQ.UESTED MODIFICATIONS FROM RENTON MUNICIPAL CODE (RMC} RMC Code Citation Reguired Standard ~er RMC Reguested Modification RMC 4-2-llOA Roof pitches are required to To provide a roof pitch of Development Standards for be equal to or greater than 2:12 for the East and West Commercial Zoning 4:12 and may project an buildings. Designations -Roof Pitch. additional six (6) vertical feet from the maximum wall plate height. RMC 4-2-llOA A maximum building height To provide a building height Development Standards for of three (3) stories with a of up to forty-six (46) feet Commercial Zoning wall plate height ofthirty and five (5) inches as Designations -Roof Pitch. (30) feet is permitted. measured from the average grade plane to the tallest point of the shed roof elements for the East and West buildings. Per Hearing Examiners Decision an additional 1.5 feet in height may be added to the height of the West building for a total height of forty-eight (48) feet. RMC 4-4-080 F Based on the proposed use, a To provide a total of 94 Parking, Loading, and minimum and maximum of parking spaces within surface Driveway Regulations 96 parking spaces would be parking areas. allowed in order to meet code. RMC 4-4-090 There shall be at least one To provide a single Refuse and Recyclables deposit area/ collection point refuse/recycle storage Standards for every thirty (30) dwelling location centrally located, units. between both buildings at the center of the site. RMC 4-4-040 Retaining Wall Height RMC 4-6-060F Street Standards RMC 4-3-100 Urban Design Standards Heights are limited to 48 inches for retaining walls located within front yard/ side yard along-a-street setbacks, and 72 inches for walls elsewhere on site. Various: See discussion in Table C: PUD Criteria - Circulation Various: See discussion in Table E: Design District 'B' Standards EXHIBIT B TABLE B. Building Total Footprint Total Area (SF) EAST 10,820 47,502 WEST 9,164 40,453 A section of the keystone- type wall located near the monument sign at the Benson Road / Benson Drive intersection is proposed in height of 5.5 feet. Various: See discussion under FOF XX: PUD Criteria - Circulation. Various: See discussion under FOF XX: Design District 'B' Standards. Bldg. Height Total Units 46' 511 40 47' 61 ' 34 • D.R.STRONG CONSULTING ENGINEERS KIRKLAND WA 98033 EXHIBIT A LEGAL DESCRIPTION: AV ANA RlDGE PUD DRS Project No. 15088 1/12/17 Lot 1 together with Lot 2 of City of Renton Lot Line Adjustment No. LUA-09-024-LLA LND-30-0349, recorded December 16, 2011 under Recording No. 20111216900001, in King County, Washington. R:\2015\0\15088\2\Documentv\Legals\PUD Exhibit A-15088.doc • ,-----:-:=~:-::::::;:--;;;;-;;;:;:----::1:0 "' NB8'04'09"E 560.08' ;.. .''> ~~ ~;... ~i CURVE RADIUS DELTA ANGLE ARC LENGTH c, 400.00' 11 "34'56" 80.86' AVANA RIDGE PUD SITE EXHIBIT @ NOR.TH GRAPHIC SCALE 0 100' 200' 300' 1 INCH = 300 FT. COPYRIGHT@ 2017, Q.R. STRONG CONSULTING ENGINEERS INC. D.R. S1RONG --11iiiii••• ----OJTTHAVEME. ~ W,UtO;!;!I 0"21lm1'.3Dll3 F42JI.IJN.MZJ - PRo..ECT SI.JR'.£'fOR: &IS DRAFTED BY: SIS flELO BOOK: 6l!IO OA TE: 1/'lt/11 PRO.ECT NO.: J«w8 SHEET 1 OF 1 ~"---- ~-1ixi1-... IINN•--'Olt.,.'\fDl..,. ........ 91'.11 I I I 1 11-1111 1 1,11111, !In 11P111 otiiiilll Ii . . . . . . ,1! I ' '' I ". i I I, .I i • I \ - j I , I ' ' ' -··~"~-~-----·" I ,, .,~ II I I' i I I 111 I I I / I ::: ,h I I I I I I j ) 8 -<( T 1 I I t i I I i ii • ® Greenforest Incorporated TO: Justin Lagers Avana Ridge, LLC 9675 SE 36th St., Suite 105 Mercer Island, WA 98040 REFERENCE: Arborist Report; Avana Ridge PPUD, SITE ADDRESS: Parcel Nos. 292305-9148, -9009; Renton WA DATE: December 6, 2016 PREPARED BY: Favero Greenforest, ISA Certified Arborist # PN -0143A ISA Tree Risk Assessment Qualified ASCA Registered Consulting Arborist • #379 CONTENTS Introduction Tree Inspection Methods Tree Health, Condition and Viability Limits of Disturbance Impact of Necessary Tree Removal Supplemental Trees Analysis of Retained Trees Limitations and Use of Report Attachments: 1. Assumptions and Limiting Conditions 2. Certification of Performance 3. Significant Tree Inventory 4. Limits of Disturbance for Retained Trees 5. Tree Retention Plan 6. Landscape Plan 4547 South Lucile Street, Seattle, WA 98118 Tel. 206-723-0656 Justin Lagers, Avana Ridge, LLC RE: Arborist Report; Avana Ridge PPUD, Parcel Nos. 292305-9148, -9009; Renton WA December 6, 2016 Page 2 of 39 INTRODUCTION You contacted me and contracted my services as a consulting arborist. My assignment is to inspect and assess the condition of surveyed trees at the above referenced site. I received a topographic survey of the site from DR Strong Consulting Engineers, showing the locations of the surveyed trees. I visited the site on 10/15/15 and inspected the trees, which are the subject of this report. (This report is amended from my 2015 version to include limits of disturbance for retained trees.) Neither parcel is developed. The site has a SW aspect with a stream delineated through the center of the site, east to west. Both parcels are covered in native vegetation, predominately deciduous tree species with moderate to dense lower understory. TREE INSPECTION METHODS I visually inspected each tree from the ground. I performed a Level 1 risk assessment.' This is the standard assessment for populations of trees near specified targets, conducted in order to identify obvious defects or specified conditions such as a pre-development inventory. This is a limited visual assessment focuses on identifying trees with imminent and/or probable likelihood of failure, and/or other visible conditions that will affect tree retention. I recorded tree species and size (DBH). I estimated the average dripline of each tree. I rated the condition of each tree, both health and structure. A tree's structure is distinct from its health. This inspection identifies what is visible with both. High-risk trees can appear healthy in that they can have a dense, green canopy. This may occur when there is sufficient sapwood or adventitious roots present to maintain tree health, but inadequate strength for structural support. On the other hand, trees in poor health may or may not be structurally stable. For example, tree decline due to root disease is likely to cause the tree to be structurally unstable, while decline due to drought or insect attack may not. One way that tree health and structure are linked is that healthy trees are more capable of compensating for structural defects. A healthy tree can develop adaptive growth that adds strength to parts weakened by decay, cracks, and wounds. 1 Companion publication to the ANSI A300 Part 9: Tree Shrub and Other woody Plant Management -Standard Practices, Tree Risk Assessment. 2011. ISA. Greenforest @ Registered Consulting Arborist Justin Lagers, Avana Ridge, LLC RE: Arborist Report; Avana Ridge PPUD, Parcel Nos. 292305-9148, -9009; Renton WA December 6, 2016 Page 3 of 39 This report identifies unhealthy trees based on existing health conditions and tree structure, and specifies which trees are most suitable for preservation.2 Bigleaf maples on this site have a wide age and size range. The largest and oldest maple trees are generally in the poorest condition. A handful of bitter cherry are scattered throughout the site, and all are viable. Black cottonwoods dominate the site in numbers, and there are far younger cottonwoods than older. The oldest and larger trees are in better condition overall. Many of cottonwoods as edge trees lean excessively away from the stand. Nearly all the smaller cottonwoods are very slender. Although they are healthy and have no visible defects, their trunks are too tall for their girth, and they cannot be retained as stand-alone trees or even in small groups without an increased risk of failure. A few Oregon white ash, madrone, alder and willow are scattered among the cottonwoods. And only 12 conifers grow on the site; hemlock, fir and cedar, and all are relatively small, young trees. The table below summarizes the total trees by species, and by Dangerous or Viable. Species Douglas-fir 6 Black cottonwood 284 Bigleaf maple 109 Scouler's willow 6 Western red-cedar 4 Bitter cherry 11 Red alder 5 Oregon white ash 1 Western hemlock 2 Pacific madrone 1 Dangerous Trees 97 Viable Trees 332 'Companion publication to the ANSI A300 Part 5: Tree Shrub and Other woody Plant Maintenance -Standard Practices, Managing Trees During Construction. 2008. ISA. Greenforest @ Registered Consulting Arborist • Justin Lagers, Avana Ridge, LLC RE: Arborist Report; Avana Ridge PPUD, Parcel Nos. 292305-9148, -9009; Renton WA December 6, 2016 Page 4 of 39 The attached inventory summarizes my inspection results and provides the following information for each tree: Tree number as shown on the attached survey. DBH Stem diameter in inches measured 4.5 feet from the ground. Tree Species Common name. Dripline Average branch extension from the trunk as radius in feet. Tree Class Tree, Significant: A tree with a caliper of at least six inches (6"), or an alder or cottonwood tree with a caliper of at least eight inches (8"). Tree, Landmark: A tree with a caliper of thirty inches (30") or greater. Health and Structure rating '1' indicates no visible health-related problems or structural defects, '2' indicates minor visible problems or defects that may require attention if the tree is retained, and '3' indicates significant visible problems or defects. Trees rated a 1 or 2 are considered viable. Trees rated a 3 are considered dangerous (see below). Visible defects Obvious structural defects or diseases visible at time of inspection. Asymmetric canopy-the tree has an asymmetric canopy from space and light competition from adjacent trees. Branch dieback -Mature branches in canopy are dying/dead; overall low tree vigor, Bow in trunk-a trunk lean characterized by the top of the tree leaning over. (Common with edge trees) Crack -separation of wood fibers and predisposed to failure. Dead -tree is dead. Deadwood -Large and/or multiple dead branches throughout canopy. Decay-process of wood degradation by microorganisms resulting in weak and defective structure. Diseased -foliage and trunk/stems are diseased. Dogleg in trunk-trunk with a bow or defective bend (90') in trunk often half way of further up the trunk. Foliar disease -Foliage is diseased with manageable fungus. Ivy -Dense ivy prevents a thorough inspection, and other defects may be present. Lean -Angle of the trunk from vertical. Multiple (double) leaders -the tree has multiple stem attachments, which may lead to tree failure and require maintenance or monitoring over time. Previous failure -Tree trunk previously broken and defective. Suppressed -tree crowded by larger adjacent trees; with defective structure and/or low vigor. Retain tree only as a grove tree, not stand-alone. Greenforest @ Registered Consulting Arborist Justin Lagers, Avana Ridge, LLC RE: Arborist Report; Avana Ridge PPUD, Parcel Nos. 292305-9148, -9009; Renton WA December 6, 2016 Page 5 of 39 Dangerous or Viable? Tree, Dangerous: Any tree that has been certified via this report as dead, terminally diseased, damaged, or otherwise dangerous to persons or property; and for healthy trees, a determination whether the tree is viable for retention. Tree Location indicates if tree is in critical area, ROW, or developable area. Proposed Action identifies if tree is to be removed or retained. LIMITS OF DISTURBANCE Limits of Disturbance {LOD) are calculated for all the retained significant trees. They are listed in an attached table as radii in feet from the trunk for the side of the tree to be impacted by construction. They are determined using rootplate 3 and trunk diameter,4·5 and ISA Best Management Practices.6 These are the minimum distances from the trees for any soil disturbance, and represent the area to be protected during construction. These LOD are malleable and may be adjusted by the project arborist during the construction process. TREE IDENTIFICATION SCHEME During my fieldwork, I numbered the trees sequentially on a topographic survey as I inspected them, and then annotated a clean sheet using Adobe Acrobat text tool. These numbers were provided to D. R. Strong Consulting Engineers who transferred them to the attached Tree Retention Plan. These numbers corresponded with those in this report. IMPACT OF NECESSARY TREE REMOVAL Tree removal will occur primarily along the north portion of the site, which is also the leeward side. Tree clearing on the windward side is limited to a dozen trees at the south corner of the parcel. Edge trees bordering SR 515 and Benson Road will remain as a contiguous stand of trees, and under normal weather conditions, will not be at an increased risk of failure from the proposed site clearing. SUPPLEMENTAL TREES Species and location of supplemental trees are identified in a landscape plan prepared by Group Architect. The species selected are appropriate for this region generally, and for this site 3 Coder, Kim D. 2005. Tree Biomechanics Series. University of Georgia School of Forest Resources. 4 Smiley, E. Thomas, Ph. D. Assessing the Failure Potential of Tree Roots, Shade Tree Technical Report. Bartlett Tree Research Laboratories. 5 Fite, Kelby and E. Thomas Smiley. 2009. Managing Trees During construction; Port Two. Arborist News. ISA. 6 Companion publication to the ANSI A300 Series, Part S: Managing Trees During Construction. 2008. ISA. Greenforest @ Registered Consulting Arborist Justin Lagers, Avana Ridge, LLC RE: Arborist Report; Avana Ridge PPUD, Parcel Nos. 292305-9148, -9009; Renton WA December 6, 2016 Page 6 of 39 specifically. The landscape will be automatically irrigated; planting specifications are located on the landscape plan. ANALYSIS OF RETAINED TREES RMC 4-4-130H.1.b provides the following as Priority One trees for retention: RMC 4-4-130H.1.b Comment Priority i. Landmark trees; One of 5 Landmark trees is One proposed for retention. ii. Significant trees that form a Except for some minor clearing continuous canopy; at the south corner of the project, these retained trees are preserved as a group, with most trees comprising a contiguous canopy. iii Significant trees on slopes All retained trees stand within greater than twenty percent critical areas/buffers for steep {20%); slope and stream. iv Significant trees adjacent to critical areas and their associated buffers; and v. Significant trees over sixty feet Most trees on this site are very (60') in height or greater than young, and have not have not eighteen inches (18") caliper. achieved a height of 60 feet yet. Twenty retained trees have a DBH of 18" or greater, and approximately half are at the GO-foot height. LIMITATIONS AND USE OF THIS REPORT This tree report establishes, via the most practical means available, the existing conditions of the trees on the subject property. Ratings for health and structure, as well as any recommendations are valid only through the development and construction process. This report is based solely on what is readily visible and observable, without any invasive means. There are several conditions that can affect a tree's condition that may be pre-existing and unable to be ascertained with a visual-only analysis. No attempt was made to determine the presence of hidden or concealed conditions which may contribute to the risk or failure Greenforest @ Registered Consulting Arborist Justin Lagers, Avana Ridge, LLC RE: Arborist Report; Avana Ridge PPUD, Parcel Nos. 292305-9148, -9009; Renton WA December 6, 2016 Page 7 of 39 potential of trees on the site. These conditions include root and stem (trunk) rot, internal cracks, structural defects or construction damage to roots, which may be hidden beneath the soil. Additionally, construction and post-construction circumstances can cause a relatively rapid deterioration of a tree's condition. Attachments: 1. Assumptions and Limiting Conditions 2. Certification of Performance 3. Significant Tree Inventory 4. Limits of Disturbance for Retained Trees 5. Tree Retention Plan 6. Landscape Plan Green forest @ Registered Consulting Arborist Justin Lagers, Avana Ridge, LLC RE: Arborist Report; Avana Ridge PPUD, Parcel Nos. 292305-9148, -9009; Renton WA December 6, 2016 Page 8 of 39 Attachment No. 1 -Assumptions & Limiting Conditions 1) A field examination of the site was made 10/15/15. My observations and conclusions are as of that date. 2) Care has been taken to obtain all information from reliable sources. All data has been verified insofar as possible; however, the consultant/arborist can neither guarantee nor be responsible for the accuracy of information provided by others. 3) I am not a qualified surveyor, and although considerable effort was made to match the trees on the site with those shown on the survey, I cannot guarantee the accuracy. 4) Unless stated other wise: 1) information contained in this report covers only those trees that were examined and reflects the condition of those trees at the time of inspection; and 2) the inspection is limited to visual examination of the subject trees from the subject property, without dissection, excavation, probing, or coring. There is no warranty or guarantee, expressed or implied that problems or deficiencies of the subject tree may not arise in the future. 5) All trees possess the risk of failure. Trees can fail at any time, with or without obvious defects, and with or without applied stress. A complete evaluation of the potential for the subject trees to fail requires excavation and examination of the base of the tree. Permission of the adjoining property owner must be obtained before this work can be undertaken and a risk assessment completed. 6) Construction activities can significantly affect the condition of retained trees. All retained trees should be inspected after construction is completed, and then inspected regularly as part of routine maintenance. 7) The consultant/appraiser shall not be required to give testimony or to attend court by reason of this report unless subsequent contractual arrangements are made. 8) Loss or alteration of any part of this report invalidates the entire report. 9) Unless required by law otherwise, possession of this report or a copy thereof does not imply right of publication or use for any purpose by any other than the person to whom it is addressed, without the prior expressed written or verbal consent of the consultant/appraiser. 10) This report and any values/opinions expressed herein represent the opinion of the consultant/appraiser, and the consultant's/appraiser's fee is in no way contingent upon the reporting of a specified value, a stipulated result, the occurrence of a subsequent event, nor upon any finding to be reported. 11) Ownership and use of consultant's documents, work product and deliverables shall pass to the Client only when ALL fees have been paid. Greenforest @ Registered Consulting Arborist Justin Lagers, Avana Ridge, LLC RE: Arborist Report; Avana Ridge PPUD, Parcel Nos. 292305-9148, -9009; Renton WA December 6, 2016 Page 9 of 39 Attachment No. 2 -Certification of Performance I, Favero Greenforest, certify that: • I have personally inspected the trees and the property referred to in this report and have stated my findings accurately. • I have no current or prospective interest in the vegetation or the property that is the subject of this report and have no personal interest or bias with respect to the parties involved. • The analysis, opinion, and conclusions stated herein are my own and are based on current scientific procedures and facts. • My analysis, opinion, and conclusions were developed and this report has been prepared according to commonly accepted arboricultural practices. • No one provided significant professional assistance to me, except as indicated within the report. • My compensation is not contingent upon the reporting of a predetermined conclusion that favors the cause of the client of any other party nor upon the results of the assessment, the attainment of stipulated results, or the occurrence of any subsequent events. I further certify that I am a member in good standing of International Society of Arboriculture (ISA), and the ISA PNW Chapter, I am an ISA Certified Arborist (#PN-0143A) and am Tree Risk Assessment Qualified, and am a Registered Consulting Arborist" (#379) with American Society of Consulting Arborists. I have worked as an independent consulting arborist since 1989. Signed: b'i,-r- By Favero Greenforp~ero Date: December6,Yri,eenforest Digitally signed by Favero Greenforest ON: cn=Favero Greenforest, o, ou, email=greenforestinc@mindspring.com, c=US Date: 2016.12.06 14:31 :11 -08'00' Green forest @ Registered Consulting Arborist Justin Lagers, Avana Ridge, LLC RE: Arborist Report; Avana Ridge PPUD, Parcel Nos. 292305-9148, -9009; Renton WA December 6, 2016 Page 10 of 39 Attachment No. 3 -Significant Tree Inventory . <':Z ·.·--i ' :;I ;:c "!C C ···O i ,-, ID i .... 'tr·--ID .., '':• '.'-' ID . i!. C/, ·s· --...., .st A' .-:-':.\ ' . ID . : iii . ,',. . C: . ii-~-., < ·.·~ ·,. ·,--. -. . ·, • · .. · . ··. DBH : Species , .. Visible .Defects 1 8 Douglas-fir 10 Sig. 1 2 Suppressed 2 22 Douglas-fir 16 Sig. 1 1 3 12 Black cottonwood 16 Sig. 1 1 4 14 Bigleaf maple 16 Sig. 1 2 Asymmetric canopy 5 14 Bigleaf maple 16 Sig. 1 1 6 9 Black cottonwood 8 Sig. 1 1 7 6 Bigleaf maple 6 Sig. 1 2 Suppressed 8 9 Bigleaf maple 8 Sig. 3 2 Decline, previous failure 9 12 Bigleaf maple 8 Sig. 3 2 Decline, previous failure 10 36 Black cottonwood 18 Land. 1 1 11 18 Bigleaf maple 14 Sig. 3 2 Decline, previous failure 12 12 Scouler's willow 12 Sig. 2 1 Diseased 13 10 Black cottonwood 14 Sig. 1 2 Asymmetric canopy 14 24 Black cottonwood 16 Sig. 1 1 15 10 Scouler's willow 12 Sig. 2 1 Diseased 16 7 Scouler's willow 8 Sig. 1 1 17 28 Black cottonwood 0 Sig. 3 3 Dead, trunk failure 18 12 Black cottonwood 14 Sig. 1 1 5? :; 6" :;t :l> -0 n ...., :, "' n ID ~ . .g a, ID ~ ~ e. 0 0 a o 0 :, :G :, C: .., . Q. Ill Viable Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Dangerous Devel. Area Remove Dangerous Devel. Area Remove Viable Devel. Area Remove Dangerous Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Dangerous Devel. Area Remove Viable Devel. Area Remove Justin Lagers, Avana Ridge, LLC RE: Arborist Report; Avana Ridge PPUD, Parcel Nos. 292305-9148, -9009; Renton WA December 6, 2016 Page 11 of 39 2 -I C, -I :I: ~ 0 , , , ,. , . m ~: ,. "' C ,. ;::; " ::, n ::r ... ,. iii' C iil "' "' DBH Species Visible Defects 20 35 Black cottonwood 20 Land. 1 1 21 35 Black cottonwood 0 Land. 3 3 Dead 22 10,14 Bigleaf maple 10 Sig. 3 3 Trunk decay 23 7 Bigleaf maple 8 Sig. 2 3 Crack in trunk 24 8 Douglas-fir 6 Sig. 1 3 Lean, dogleg in trunk 25 8 Bigleaf maple 0 Sig. 3 3 Dead 26 8 Black cottonwood 12 Sig. 1 1 27 12 Black cottonwood 14 Sig. 1 1 28 10 Black cottonwood 8 Sig. 1 3 Trunk failure 29 8 Black cottonwood 12 Sig. 1 1 30 36 Black cottonwood 18 Land. 1 1 31 14 Black cottonwood 12 Sig. 1 1 32 8 Black cottonwood 10 Sig. 1 1 33 8 Black cottonwood 10 Sig. 1 1 34 10 Black cottonwood 12 Sig. 1 1 35 8 Black cottonwood 12 Sig. 1 1 36 8 Bigleaf maple 0 Sig. 3 3 Dead 37 16 Bigleaf maple 18 Sig. 1 1 38 12 Bigleaf maple 16 Sig. 1 1 39 14 Bigleaf maple 16 Sig. 1 1 40 12 Bigleaf maple 6 Sig. 2 3 Trunk failure Greenforest @ Registered Consulting Arborist C, < r--I l> .,, "' -· g ;a ~ a ::, "' "" !2: Q) ,. -· "O ... 0 0 ,. ,. o· ::, "' a o ::, ,. C , c.. "' Viable Devel. Area Remove Dangerous Devel. Area Remove • Dangerous Devel. Area Remove Dangerous Devel. Area Remove Dangerous Devel. Area Remove Dangerous Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Dangerous Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Viable ROW Remove Viable ROW Remove Viable ROW Remove Viable ROW Remove Dangerous Devel. Area Remove Viable Devel. Area Remove Viable ROW Remove Viable ROW Remove Dangerous ROW Remove Justin Lagers, Avana Ridge, LLC RE: Arborist Report; Avana Ridge PPUD, Parcel Nos. 292305-9148, -9009; Renton WA December 6, 2016 Page 12 of 39 z -i Cl -i ::c "' 0 ii! :::!. ... "' ... "' ... . "' "2. "' ., C: ;::;: n s· n =r ... "' iii" C: ... "' "' V> DBH Species Visible Defects 41 6 Bigleaf maple 10 Sig. 1 2 Trunk decay 42 8 Black cottonwood 0 Sig. 3 3 Dead 43 18 Bigleaf maple 8 Sig. 2 3 Trunk failure 44 8 Black cottonwood 14 Sig. 1 1 45 8 Black cottonwood 14 Sig. 1 1 46 10 Black cottonwood 14 Sig. 1 1 47 12 Black cottonwood 14 Sig. 1 1 48 10,16 Black cottonwood 16 Sig. 1 2 Double leader 49 8 Black cottonwood 10 Sig. 1 1 50 12,24 Bigleaf maple 0 Sig. 3 3 Dead 51 10 Black cottonwood 12 Sig. 1 1 52 10 Black cottonwood 12 Sig. 1 1 53 10 Black cottonwood 12 Sig. 1 1 54 16 Black cottonwood 14 Sig. 2 3 Trunk decay 55 12,16 Bigleaf maple 10 Sig. 3 3 Trunk decline 56 8,10,12,12, 14,18 Bigleaf ma pie 25 Sig. 3 2 Decline, trunk decay 57 18 Bigleaf maple 16 Sig. 3 1 Decline 58 8 Black cottonwood 10 Sig. 1 1 59 12 Black cottonwood 16 Sig. 1 2 Double leader 60 8,10 Bigleaf maple 14 Sig. 1 2 Double leader Greenforest @ Registered Consulting Arborist o< 0~ )> .,, QI -· n .., ::, QI n n, ... 0 OQ 5!: QI "' -· "C ... 0 0 "' "' i5" ::, "' ... 0 g ... ::, "' 0. V> Viable Devel. Area Remove Dangerous Devel. Area Remove Dangerous Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Dangerous Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Dangerous Devel. Area Remove Dangerous Devel. Area Remove Dangerous Devel. Area Remove Dangerous Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Justin Lagers, Avana Ridge, LLC RE: Arborist Report; Avana Ridge PPUD, Parcel Nos. 292305-9148, -9009; Renton WA December 6, 2016 Page 13 of 39 z -1 0 -1 ::c VI 0 ~ ::!. ~ ti) ... ti) ~ . i "2. ti) "' C: ;::; r, s· n :::," ... ti) iii" C: ;;J "' "' DBH Species Visible Defects 61 6 Bigleaf maple 10 Sig. 1 1 62 6,6 Bigleaf maple 12 Sig. 1 2 Double leader 63 18 Bigleaf maple 12 Sig. 2 3 Trunk decay 64 14 Bigleaf maple 10 Sig. 1 3 Trunk decay, crack 6S 12 Bigleaf maple 14 Sig. 1 3 Lean, crack in trunk 66 18 Bigleaf maple 18 Sig. 1 1 67 22 Bigleaf maple 18 Sig. 2 3 Decline, trunk decay 68 16 Western red-cedar 14 Sig. 2 3 Top dieback 69 20 Bigleaf maple 14 Sig. 3 1 Decline 70 16 Bigleaf maple 14 Sig. 3 1 Decline 71 10 Bigleaf maple 14 Sig. 1 1 72 14 Bigleaf maple 16 Sig. 1 3 Trunk decay 73 10 Bigleaf maple 14 Sig. 1 1 74 6,6, Bigleaf maple 10 Sig. 1 3 Trunk decay 75 12 Black cottonwood 16 Sig. 1 1 76 8 Black cottonwood 12 Sig. 1 2 Asymmetric canopy 77 10 Black cottonwood 14 Sig. 1 1 78 8 Black cottonwood 12 Sig. 1 2 Asymmetric canopy 79 8 Black cottonwood 12 Sig. 1 1 80 8 Black cottonwood 12 Sig. 1 1 81 8 Black cottonwood 12 Sig. 1 1 Greenforest @ Registered Consulting Arborist o< r--1 > .,, "' -· ~ nJ r, ~ :::, "' ... 0 OQ 5!: "' "' -· i::, ... 0 0 ti) ti) o· :::, "' ~ 0 g ~ :::, ti) Cl. "' Viable Devel. Area Remove Viable Devel. Area Remove • Dangerous Devel. Area Remove Dangerous Devel. Area Remove Dangerous Devel. Area Remove Viable Devel. Area Remove Dangerous Devel. Area Remove Dangerous Devel. Area Remove Dangerous Devel. Area Remove Dangerous Devel. Area Remove Viable Devel. Area Remove Dangerous Devel. Area Remove Viable Devel. Area Remove Dangerous Devel. Area Remove Viable ROW Remove • Viable ROW Remove Viable ROW Remove Viable ROW Remove Viable ROW Remove Viable ROW Remove Viable ROW Remove Justin Lagers, Avana Ridge, LLC RE: Arborist Report; Avana Ridge PPUD, Parcel Nos. 292305-9148, -9009; Renton WA December 6, 2016 Page 14 of 39 z -i 0 -i ::c: V> 0 ~ ~ ~ n, ... n, ~ . :& -a· n, Q) C: ;::;:-~ ::, ,., :::r n, iii C: ~ "' n, "' DBH Species Visible Defects 82 12 Black cottonwood 14 Sig. 1 2 Asymmetric canopy 83 10 Black cottonwood 12 Sig. 1 2 Asymmetric canopy 84 10 Black cottonwood 14 Sig. 1 2 Asymmetric canopy 85 14 Bigleaf maple 16 Sig. 1 3 Trunk decay 86 14 Bigleaf maple 16 Sig. 1 3 Trunk decay 87 20 Bigleaf maple 16 Sig. 1 2 Asymmetric canopy 88 16,16,20 Bigleaf maple 25 Sig. 2 3 Trunk decay 89 8 Bigleaf maple 14 Sig. 1 1 90 14 Black cottonwood 16 Sig. 1 1 91 10 Black cottonwood 14 Sig. 1 1 92 10 Black cottonwood 12 Sig. 1 1 93 12 Black cottonwood 14 Sig. 1 1 94 12 Black cottonwood 14 Sig. 1 1 95 16 Black cottonwood 18 Sig. 1 1 96 12 Black cottonwood 14 Sig. 1 1 97 10 Black cottonwood 12 Sig. 1 1 98 16 Black cottonwood 18 Sig. 1 1 99 8 Black cottonwood 12 Sig. 1 1 100 9 Bigleaf maple 14 Sig. 1 1 101 14 Black cottonwood 16 Sig. 1 1 102 14 Black cottonwood 16 Sig. 1 1 Greenforest @ Registered Consulting Arborist o< r--i )> .,, QI -· 0 ~ n ~ ::, QI n n, ... 0 "" 5!: QI n, -· ,:, ... 0 0 n, n, o· ::, "' ~ 0 g ~ ::, n, a. "' Viable ROW Remove Viable ROW Remove Viable ROW Remove Dangerous ROW Remove Dangerous ROW Remove Viable ROW Remove Dangerous ROW Remove Viable ROW Remove Viable Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Justin Lagers, Avana Ridge, LLC RE: Arborist Report; Avana Ridge PPUD, Parcel Nos. 292305-9148, -9009; Renton WA December 6, 2016 Page 15 of 39 z -I 0 , . "' "' 103 104 105 106 107 108 109 110 111 112 113 114 115 116 117 118 119 120 121 122 123 DBH Se_ecies 8 Black cottonwood 16 Black cottonwood 8 Bigleaf maple 14 Black cottonwood 8 Black cottonwood 12 Black cottonwood 8 Bigleaf maple 38 Bigleaf maple 22 Black cottonwood 8 Black cottonwood 16 Black cottonwood 10 Black cottonwood 16 Bigleaf maple 16 I Bigleaf maple 12 I Douglas-fir 14 I Black cottonwood 7 I Black cottonwood 9 I Black cottonwood 10 I Black cottonwood 10 I Black cottonwood 5 (14-24) I Bigleaf maple Greenforest C , ..;· 5· "' 12 18 ~ "' n iii "' "' Sig. Sig. 14 I Sig. 16 I Sig. 10 I Sig. 10 I Sig. 14 I Sig. 18 I Land. 16 I Sig. 6 I Sig. 14 I Sig. 8 I Si~. 14 I Sig. 14 Sig. 14 Sig. 16 Sig. 10 Sig. 12 Sig. 10 Sig. 12 Sig. 25 Sig. :c V, "' .. O> , ;::; ~ ::T .. C ~ 1 I 1 1 I 1 Visible Defects 1 I 2 I Asymmetric canopy 1 I 1 1 I 1 1 I 1 1 I 1 2 I 3 I Trunk decay, decline 1 I 1 3 I 1 I Diseased 1 I 1 1 I 3 I Suppressed 1 I 3 I Previous failure 1 I 3 I Previous failure 1 I 2 I Dogleg in trunk 1 I 1 1 I 1 1 I 1 1 I 2 I Suppressed 1 I 3 I Trunk failure 2 I 3 I Decline, trunk decay @ Registered Consulting Arborist c< O> -· :::, O> OQ C" "' -, "' 0 0 C , "' Viable Viable r--I 0 , n "' ~ "' o· :::, Devel. Area Devel. Area Viable I Devel. Area Viable I Devel. Area Viable I Devel. Area Viable I Devel. Area Viable I Devel. Area Dangerous I Devel. Area Viable I Devel. Area Dangerous I Devel. Area Viable I Devel. Area Dangerous I Devel. Area Dangerous I Devel. Area Dangerous I Devel. Area Viable I Devel. Area Viable I Devel. Area Viable I Devel. Area Viable I Devel. Area Viable I Devel. Area Dangerous I Devel. Area Dangerous I Devel. Area > .., n , g . .g :, ~ 0. Remove Remove Remove Remove Remove Remove Remove Remove Remove Remove Remove Remove Remove Remove Remove Remove Remove Remove Remove Remove Remove Justin Lagers, Avana Ridge, LLC RE: Arborist Report; Avana Ridge PPUD, Parcel Nos. 292305-9148, -9009; Renton WA December 6, 2016 Page 16 of 39 z -t 0 -t ::c V, 0 , , , ti) r+ ti) , . m "§: ti) QI C ;::;-n s· r, :::r r+ ti) iii C ;a "' V, DBH Species Visible Defects 124 9 Black cottonwood 10 Sig. 1 1 125 16 Black cottonwood 16 Sig. 1 1 126 8 Black cottonwood 10 Sig. 1 1 127 20 Black cottonwood 16 Sig. 1 1 128 12 Black cottonwood 10 Sig. 1 1 129 20 Black cottonwood 16 Sig. 1 1 130 8 Bigleaf maple 14 Sig. 1 1 131 14 Black cottonwood 12 Sig. 1 1 132 14 Black cottonwood 12 Sig. 1 1 133 7 Bigleaf maple 10 Sig. 1 1 134 7 Bigleaf maple 10 Sig. 1 1 135 7 Bigleaf maple 10 Sig. 1 1 136 6 Western red-cedar 8 Sig. 1 1 137 7 Bigleaf maple 10 Sig. 1 1 138 6 Bitter cherry 8 Sig. 2 2 Suppressed 139 6 Bigleaf maple 12 Sig. 1 1 140 12 Black cottonwood 14 Sig. 1 1 141 8 Black cottonwood 8 Sig. 1 1 142 10 Black cottonwood 12 Sig. 1 1 143 8 Black cottonwood 10 Sig. 1 1 144 8 Black cottonwood 8 Sig. 1 3 Lean Green forest @ Registered Consulting Arborist o< 6" ~ )> .,, QI -· n , :::, "' n "' r+ 0 OQ !:!: QI ti) -·" r+ 0 0 ti) ti) 15· :::, "' , 0 g , :::, ti) a. "' Viable Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Viable Critical Area Retain Viable Critical Area Retain Viable Critical Area Retain Viable Critical Area Retain Viable Critical Area Retain Viable Critical Area Retain Viable Critical Area Retain Viable Critical Area Retain Viable Critical Area Retain Viable Critical Area Retain Viable Critical Area Retain Viable Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Dangerous Devel. Area Remove Justin Lagers, Avana Ridge, LLC RE: Arborist Report; Avana Ridge PPUD, Parcel Nos. 292305-9148, -9009; Renton WA December 6, 2016 Page 17 of 39 2 -I C -I ::c "' 0 ~ ::!. ~ ~ ... ~ ~ . ~ '!2. ~ ... C: ;::; n s· n ~ ... ~ i» C: ~ "' ~ "' DBH Species Visible Defects 145 12,14 Black cottonwood 16 Sig. 1 2 Double leader 146 14 Black cottonwood 12 Sig. 1 1 147 10 Black cottonwood 10 Sig. 1 1 148 10 Black cottonwood 12 Sig. 1 1 149 10 Black cottonwood 12 Sig. 1 1 150 10 Black cottonwood 12 Sig. 1 1 151 10 Red alder 14 Sig. 1 2 Asymmetric canopy 152 14 Red alder 16 Sig. 1 3 Trunk failure 153 8 Bitter cherry 8 Sig. 1 1 154 8 Bitter cherry 8 Sig. 1 1 155 8 Bigleaf maple 12 Sig. 1 1 156 8 Bigleaf maple 12 Sig. 1 1 157 8 Bigleaf maple 12 Sig. 1 1 158 8 Bigleaf maple 12 Sig. 1 1 159 12 Bigleaf maple 14 Sig. 1 2 Asymmetric canopy 160 28,28 Bigleaf maple 25 Sig. 1 2 Multiple leader 161 24 Red alder 0 Sig. 3 3 Dead 162 12 Black cottonwood 12 Sig. 1 1 163 18 Black cottonwood 16 Sig. 1 1 164 14 Black cottonwood 16 Sig. 1 1 165 8 Bitter cherry 12 Sig. 1 1 Greenforest @ Registered Consulting Arborist c< 0 :::;t )> "'D ... -· n ~ ::, ... n ~ ... 0 OQ S!:: ... ~ -· ,::, ... 0 0 ~ ~ o· ::, "' ~ 0 g ~ ::, ~ C. "' Viable Devel. Area Remove Viable Devel. Area Remove • Viable Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Dangerous Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Dangerous Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Justin Lagers, Avana Ridge, LLC RE: Arborist Report; Avana Ridge PPUD, Parcel Nos. 292305-9148, -9009; Renton WA December 6, 2016 Page 18 of 39 z~ c:, ~ :I: "' 0 ;;i :::!. , n, ... n, , . n, '2. n, Q) C: ;::;, i:l, :i' (') ':I' n, ii, C: , V, n, V, DBH Species Visible Defects 166 16 Black cottonwood 18 Sig. 1 3 Lean 167 18 Black cottonwood 16 Sig. 1 3 Trunk decay 168 8 Red alder 12 Sig. 1 1 169 20 Black cottonwood 18 Sig. 1 1 170 8 Black cottonwood 10 Sig. 1 2 Dogleg in trunk 171 10 Douglas-fir 6 Sig. 1 1 172 8 Red alder 14 Sig. 1 2 Previous failure 173 18 Black cottonwood 16 Sig. 1 1 174 16 Black cottonwood 16 Sig. 1 1 175 26 Bigleaf maple 16 Sig. 1 3 Trunk decay 176 16 Black cottonwood 14 Sig. 1 1 177 16 Black cottonwood 14 Sig. 1 1 178 8 Bigleaf maple 14 Sig. 1 1 179 8 Bigleaf maple 14 Sig. 1 1 180 8 Scouler's willow 8 Sig. 3 1 Diseased, dieback 181 28,28 Bigleaf maple 16 Sig. 2 3 Decay, decline 182 14 Bigleaf maple 12 Sig. 3 2 Decline, trunk decay 183 16 Black cottonwood 14 Sig. 1 1 184 20 Black cottonwood 16 Sig. 1 1 185 16 Black cottonwood 12 Sig. 1 2 Asymmetric canopy 186 10 Black cottonwood 8 Sig. 1 1 Green forest @ Registered Consulting Arborist c:, < 0~ )> .,, Q) -· .., , ::, Q) .., n, ... 0 '"' a Q) n, -· 't:J ... 0 0 n, n, o· ::, V, , 0 g , ::, n, Q. V, Dangerous Devel. Area Remove Dangerous Devel. Area Remove • Viable ROW Remove Viable ROW Remove Viable ROW Remove Viable Devel. Area Remove Viable ROW Remove Viable Devel. Area Remove Viable Devel. Area Remove Dangerous Devel. Area Remove Viable Devel. Area Retain Viable Devel. Area Retain Viable Devel. Area Retain Viable Devel. Area Retain Dangerous ROW Remove Dangerous Critical Area Retain Dangerous Critical Area Retain Viable Critical Area Retain Viable Critical Area Retain Viable Critical Area Retain Viable Critical Area Retain Justin Lagers, Avana Ridge, LLC RE: Arborist Report; Avana Ridge PPUD, Parcel Nos. 292305-9148, -9009; Renton WA December 6, 2016 Page 19 of 39 z -l C -l :I: la 0 ~ :::!. ~ 111 "' ~ . i '2. ... C: "' ;:. n s· Q :::,-..... "' C ... ; "' Ill DBH Species Visible Defects 187 16 Black cottonwood 14 Sig. 1 1 188 10 Black cottonwood 10 Sig. 1 1 189 12 Black cottonwood 10 Sig. 1 1 190 14 Black cottonwood 16 Sig. 1 1 191 12 Black cottonwood 14 Sig. 1 1 192 12 Black cottonwood 10 Sig. 1 1 193 10 Black cottonwood 12 Sig. 1 1 194 8 Black cottonwood 10 Sig. 1 1 195 7 Bigleaf maple 10 Sig. 1 1 196 8 Bigleaf maple 10 Sig. 1 1 197 8,8 Bigleaf maple 12 Sig. 1 2 Asymmetric canopy 198 8 Black cottonwood 10 Sig. 1 1 199 8 Bitter cherry 8 Sig. 1 1 200 8 Black cottonwood 10 Sig. 1 1 201 14 Black cottonwood 12 Sig. 1 1 202 10 Black cottonwood 6 Sig. 1 3 Trunk decay 203 8 Black cottonwood 8 Sig. 1 1 204 14 Black cottonwood 12 Sig. 1 1 205 14 Black cottonwood 12 Sig. 1 1 206 6 Bigleaf maple 12 Sig. 1 1 207 8 Bigleaf maple 12 Sig. 1 1 Greenforest @ Registered Consulting Arborist o< r--l )> .., "' -· 0 ~ n ~ :::, "' n n, ... 0 OQ !:!: ... "' -· "ti ... 0 0 "' "' s· :::, Ill O 0 :::, "' C: ~ Q. Ill Viable Critical Area Retain Viable ROW Remove Viable Critical Area Retain Viable ROW Remove Viable Devel. Area Retain Viable Critical Area Retain Viable Devel. Area Retain Viable Devel. Area Retain Viable Devel. Area Retain Viable Devel. Area Retain Viable Devel. Area Retain Viable ROW Remove Viable ROW Remove Viable ROW Remove Viable Devel. Area Remove Dangerous Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Retain Viable Devel. Area Retain Viable Devel. Area Retain Viable Devel. Area Retain Justin lagers, Avana Ridge, LLC RE: Arborist Report; Avana Ridge PPUD, Parcel Nos. 292305-9148, -9009; Renton WA December 6, 2016 Page 20 of 39 z -I C, -I ::i:: V, 0 , ::::!. , "' ... "' , . ~ '!2. "' ., C: ;::;: s:l. 5· .... ::r "' iii" C: , "' "' "' DBH Species Visible Defects 208 18 Black cottonwood 14 Sig. 1 1 209 10 Black cottonwood 12 Sig. 1 1 210 8 Black cottonwood 10 Sig. 1 1 211 10, 12,16,20 Bigleaf maple 25 Sig. 2 3 Decay, decline 212 12 Black cottonwood 14 Sig. 1 1 213 12 Black cottonwood 12 Sig. 1 1 214 16 Black cottonwood 16 Sig. 1 1 215 8 Black cottonwood 10 Sig. 1 3 Suppressed 216 14 Black cottonwood 14 Sig. 1 1 217 14 Black cottonwood 14 Sig. 1 1 218 14 Black cottonwood 14 Sig. 1 1 219 8 Black cottonwood 10 Sig. 1 1 220 7 Oregon white ash 12 Sig. 1 1 221 10 Black cottonwood 12 Sig. 1 1 222 10 Black cottonwood 12 Sig. 1 1 223 10 Black cottonwood 12 Sig. 1 1 224 10 Black cottonwood 12 Sig. 1 1 225 8 Black cottonwood 10 Sig. 1 1 226 8 Black cottonwood 10 Sig. 1 1 227 10 Black cottonwood 12 Sig. 1 1 228 14 Black cottonwood 12 Sig. 1 1 Greenforest @ Registered Consulting Arborist o< ,.... -I )> .,, "' -· 0 , r, , ::s "' r, "' ... 0 OQ 2: ., "' -· 'C ... 0 0 "' "' o· ::s "' , 0 g , ::s "' Q. "' Viable Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Dangerous Devel. Area Remove Viable Devel. Area Retain Viable Devel. Area Retain Viable Devel. Area Retain Dangerous Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Retain Viable Devel. Area Remove Viable Devel. Area Retain Viable Devel. Area Retain Viable Devel. Area Retain Viable Devel. Area Remove Viable Devel. Area Remove Viable ROW Remove Viable ROW Remove Viable Devel. Area Retain Viable Devel. Area Retain Justin Lagers, Avana Ridge, LLC RE: Arborist Report; Avana Ridge PPUD, Parcel Nos. 292305-9148, -9009; Renton WA December 6, 2016 Page 21 of 39 z -i C, -i ::c VI. 0 , :::!. , ,. .... ,. , . :g '2. ,. ., C ;::. n s· () ~ ... ,. ... C , V, ,. V, DBH Species Visible Defects 229 8 Scouler's willow 10 Sig. 2 3 Suppressed 230 8,8, Black cottonwood 14 Sig. 1 2 Double leader 231 10,10 Black cottonwood 14 Sig. 3 2 Suppressed, double leader 232 8 Bigleaf maple 16 Sig. 1 2 Asymmetric canopy 233 22 Bigleaf maple 18 Sig. 1 3 Trunk decay 234 12 Black cottonwood 10 Sig. 1 1 235 10 Black cottonwood 8 Sig. 1 3 Suppressed 236 12 Black cottonwood 14 Sig. 1 1 237 12 Black cottonwood 14 Sig. 1 1 238 8 Western hemlock 10 Sig. 1 1 239 10 Douglas-fir 8 Sig. 1 1 240 10 Black cottonwood 12 Sig. 1 1 241 12 Black cottonwood 14 Sig. 3 2 Diseased 242 10 Black cottonwood 14 Sig. 1 2 Suppressed 243 12 Black cottonwood 14 Sig. 1 1 244 12 Black cottonwood 14 Sig. 1 1 245 12 Black cottonwood 14 Sig. 1 1 246 12 Black cottonwood 14 Sig. 1 1 247 12 Black cottonwood 14 Sig. 1 1 248 8,8,8 Black cottonwood 12 Sig. 1 3 Suppressed Greenforest @ Registered Consulting Arborist C, < I"'" -i )> .,, ., -· 0 , n , ::, ., n 11> ... 0 "" !2: ., ,. -· "'C ... 0 0 ,. ,. o· ::, V, , 0 g , ::, ,. C. V, Dangerous Devel. Area Remove Viable ROW Remove Dangerous Devel. Area Remove Viable Devel. Area Remove Dangerous Devel. Area Remove Viable Devel. Area Remove Dangerous Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Retain Viable Devel. Area Remove Dangerous Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Retain Viable Devel. Area Retain Viable Devel. Area Retain Viable Devel. Area Retain Viable ROW Remove Dangerous ROW Remove Justin Lagers, Avana Ridge, LLC RE: Arborist Report; Avana Ridge PPUD, Parcel Nos. 292305-9148, -9009; Renton WA December 6, 2016 Page 22 of 39 z -I Cl -I :i:: ~ 0 -, -, -, .. .. -, . ~ ~: .. c· .. ;::;-n' :::, n :,-... .. or C iil V> V> DBH Species Visible Defects 249 14 Black cottonwood 16 Sig. 2 3 Cracks in trunk, dieback 250 20 Black cottonwood 16 Sig. 1 1 251 8 Black cottonwood 14 Sig. 1 2 Suppressed 252 8 Bigleaf maple 14 Sig. 1 1 253 14 Black cottonwood 16 Sig. 1 1 254 10 Black cottonwood 12 Sig. 1 1 255 10 Black cottonwood 14 Sig. 1 1 256 10 Black cottonwood 14 Sig. 1 1 257 14 Black cottonwood 14 Sig. 1 1 258 8 Black cottonwood 10 Sig. 1 1 259 16 Black cottonwood 16 Sig. 1 1 260 16 Black cottonwood 14 Sig. 1 1 261 14 Black cottonwood 3 Sig. 3 3 Trunk failure 262 10 Bigleaf maple 16 Sig. 1 1 263 14 Black cottonwood 10 Sig. 1 1 264 14 Black cottonwood 10 Sig. 1 1 265 8 Black cottonwood 10 Sig. 1 1 266 10 Black cottonwood 10 Sig. 1 1 267 8 Western hemlock 10 Sig. 1 1 268 12 Black cottonwood 10 Sig. 1 1 269 14 Black cottonwood 12 Sig. 1 1 Greenforest @ Registered Consulting Arborist Cl < r--I )> ..,, .. -· 0 -, n -, :::, .. n n, ... 0 °" g:: .... -· ,:, ... 0 0 .. .. o· :::, V> a o :::, .. C -, a. V> Dangerous Critical Area Retain Viable Critical Area Retain Viable Critical Area Retain Viable Critical Area Retain Viable Critical Area Retain Viable Critical Area Retain Viable Critical Area Retain Viable Critical Area Retain Viable Critical Area Retain Viable Critical Area Retain Viable Critical Area Retain Viable Devel. Area Retain Dangerous Devel. Area Remove Viable Devel. Area Retain Viable Devel. Area Retain Viable Devel. Area Retain Viable Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Retain Viable Devel. Area Remove Viable Devel. Area Retain Justin Lagers, Avana Ridge, LLC RE: Arborist Report; Avana Ridge PPUD, Parcel Nos. 292305-9148, -9009; Renton WA December 6, 2016 Page 23 of 39 z -i C -i ::c VI· 0 ~ ~ nl n, ... ~ ~ . ~ n, ., C: s· ;::;:-n n J .... n, iii c:· ~ "' n, "' DBH Species Visible Defects 270 8 Black cottonwood 12 Sig. 1 1 271 10 Black cottonwood 12 Sig. 1 1 272 10 Black cottonwood 10 Sig. 1 1 273 16 Western red-cedar 12 Sig. 1 1 274 26 Bigleaf maple 20 Sig. 1 1 275 8 Black cottonwood 12 Sig. 1 3 Suppressed 276 26,26 Bigleaf maple 25 Sig. 1 3 Trunk decline 277 28 Bigleaf maple 20 Sig. 1 1 278 24 Bigleaf maple 20 Sig. 1 2 Asymmetric canopy 279 8 Black cottonwood 10 Sig. 1 2 Suppressed 280 10 Black cottonwood 12 Sig. 1 1 281 12 Black cottonwood 14 Sig. 1 1 282 8 Black cottonwood 6 Sig. 2 3 Nearly dead 283 14 Black cottonwood 12 Sig. 1 1 284 14 Black cottonwood 12 Sig. 1 1 285 14 Black cottonwood 14 Sig. 1 1 286 8,8 Black cottonwood 16 Sig. 1 2 Double leader 287 22 Black cottonwood 16 Sig. 1 1 288 22 Black cottonwood 16 Sig. 1 1 289 10 Black cottonwood 14 Sig. 1 1 290 12 Black cottonwood 14 Sig. 1 1 Greenforest @ Registered Consulting Arborist c< 0~ )> .,, ., -· n ~ ::, ., n n, ... 0 (IQ !:!: OJ n, -· 't> ... 0 0 n, n, i5' ::, "' ~ 0 g ~ ::, n, Q. "' Viable Devel. Area Retain Viable Devel. Area Retain Viable Critical Area Retain Viable Critical Area Retain Viable Critical Area Retain Dangerous Devel. Area Remove Dangerous Devel. Area Remove Viable Critical Area Retain Viable Critical Area Retain Viable Critical Area Retain Viable Devel. Area Remove Viable Devel. Area Remove Dangerous Devel. Area Remove Viable Critical Area Retain Viable Critical Area Retain Viable Critical Area Retain Viable Critical Area Retain Viable Critical Area Retain Viable Critical Area Retain Viable Critical Area Retain Viable Critical Area Retain Justin Lagers, Avana Ridge, LLC RE: Arborist Report; Avana Ridge PPUD, Parcel Nos. 292305-9148, -9009; Renton WA December 6, 2016 Page 24 of 39 z -I Cl -I :c: VI 0 ... ::!. ... '" -'" ..... . ~ '2.. '" 0) C ;:;-n 5· n =t' -'" OJ C .... "' "' '"' DBH Species Visible Defects 291 8 Black cottonwood 12 Sig. 1 1 292 6 Pacific madrone 8 Sig. 1 2 Dogleg in trunk 293 9 Black cottonwood 12 Sig. 1 2 Double leader 294 14 Black cottonwood 12 Sig. 1 3 Trunk failure 295 6 Bigleaf maple 10 Sig. 1 2 Suppressed 296 8 Bigleaf maple 10 Sig. 1 2 Suppressed 297 8 Bigleaf maple 14 Sig. 2 3 Decline, trunk decay 298 10 Bigleaf maple 14 Sig. 1 2 Asymmetric canopy 299 14 Bigleaf maple 0 Sig. 3 3 Dead 300 22 Black cottonwood 16 Sig. 1 1 301 8 Black cottonwood 12 Sig. 1 1 302 8 Black cottonwood 12 Sig. 1 1 303 10 Black cottonwood 6 Sig. 1 3 Trunk decay 304 20 Black cottonwood 16 Sig. 1 1 305 12 Black cottonwood 10 Sig. 1 1 306 8 Scouler's willow 0 Sig. 3 3 Dead 307 10 Black cottonwood 10 Sig. 1 1 308 12 Black cottonwood 12 Sig. 1 1 309 8 Bitter cherry 8 Sig. 1 1 310 18 Black cottonwood 0 Sig. 3 3 Dead 311 8 Black cottonwood 8 Sig. 1 1 Greenforest @ Registered Consulting Arborist c< r--I > .,, 0) -· 0 ... n .., ::, 0) n '" -0 "" !2: Ill '" -· "C -0 0 '" '" 15· ::, "' ... 0 g ... ::, '" a. "' Viable Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Dangerous Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Dangerous Devel. Area Remove Viable Devel. Area Remove Dangerous Devel. Area Remove Viable Critical Area Retain Viable Critical Area Retain Viable Critical Area Retain Dangerous Critical Area Retain Viable Critical Area Retain Viable Devel. Area Remove Dangerous Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Retain Viable Critical Area Retain Dangerous Critical Area Retain Viable Critical Area Retain Justin Lagers, Avana Ridge, LLC RE: Arborist Report; Avana Ridge PPUD, Parcel Nos. 292305-9148, -9009; Renton WA December 6, 2016 Page 25 of 39 z -I C -I ::c V, 0 ~ :::!. ~ t'I> .... t'I> ~ . ~ "51.. t'I> ., C: ;::;-n. 5· r, ::,-.... t'I> iii' C: ;;; "' "' DBH Species Visible Defects 312 10 Black cottonwood 10 Sig. 1 2 Dogleg in trunk 313 24 Black cottonwood 18 Sig. 1 1 314 12 Black cottonwood 10 Sig. 1 2 Asymmetric canopy 315 18 Black cottonwood 16 Sig. 1 1 316 18 Black cottonwood 16 Sig. 1 1 317 12 Black cottonwood 12 Sig. 1 1 318 8 Black cottonwood 6 Sig. 3 1 Diseased 319 10,18,24 Bigleaf maple 20 Sig. 1 1 320 8 Black cottonwood 0 Sig. 3 3 Dead 321 14 Black cottonwood 14 Sig. 1 1 322 36 Black cottonwood 25 Land. 1 1 323 8 Bitter cherry 12 Sig. 1 1 324 14 Black cottonwood 0 Sig. 3 3 Dead 325 16 Black cottonwood 12 Sig. 1 1 326 18,26 Bigleaf maple 18 Sig. 1 2 Double leader 327 16 Black cottonwood 18 Sig. 1 1 328 8 Black cottonwood 8 Sig. 1 2 Suppressed 329 16 Black cottonwood 14 Sig. 1 1 330 8 Black cottonwood 3 Sig. 3 2 Decline 331 14 Black cottonwood 16 Sig. 1 1 332 12 Black cottonwood 6 Sig. 3 2 Decay, decline Greenforest @ Registered Consulting Arborist c< 0 :::;' > "O ., -· " ~ ::, ., " t'I> .... 0 CIQ g: ., t'I> -· "C ... 0 0 t'I> t'I> o· ::, "' ~ 0 g ~ ::, t'I> C. "' Viable Critical Area Retain Viable Critical Area Retain Viable Critical Area Retain Viable Critical Area Retain Viable Critical Area Retain Viable Critical Area Retain Dangerous Critical Area Retain Viable Devel. Area Remove Dangerous Devel. Area Remove Viable Devel. Area Remove Viable Critical Area Retain Viable Critical Area Retain Dangerous Critical Area Retain Viable Critical Area Retain Viable Critical Area Retain Viable Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Dangerous Devel. Area Remove Viable Devel. Area Remove Dangerous Devel. Area Remove Justin Lagers, Avana Ridge, LLC RE: Arborist Report; Avana Ridge PPUD, Parcel Nos. 292305-9148, -9009; Renton WA December 6, 2016 Page 26 of 39 z -I C -I :i: V, 0 ;;l ::J. ... ID ... ID ... • ID .., ID .. C ;:. ~ ::, n =s- iii" Ca ID ... "' "' ID DBH Species Visible Defects 333 12 Black cottonwood 10 Sig. 1 1 334 8 Black cottonwood 0 Sig. 3 3 Dead 335 7 Bigleaf maple 14 Sig. 1 1 336 12 Black cottonwood 10 Sig. 1 1 337 14 Black cottonwood 12 Sig. 1 1 338 14 Black cottonwood 12 Sig. 1 1 339 8 Black cottonwood 10 Sig. 1 1 340 14 Black cottonwood 14 Sig. 1 1 341 8 Black cottonwood 0 Sig. 3 3 Dead 342 10 Black cottonwood 12 Sig. 1 1 343 26 Bigleaf maple 20 Sig. 1 2 Deadwood 344 12 Black cottonwood 10 Sig. 1 1 345 16 Black cottonwood 14 Sig. 1 1 346 8 Black cottonwood 6 Sig. 1 2 Suppressed 347 8 Black cottonwood 0 Sig. 3 3 Fallen over 348 14 Black cottonwood 12 Sig. 1 1 349 12 Black cottonwood 14 Sig. 1 1. 350 12 Black cottonwood 10 Sig. 1 1 351 12 Black cottonwood 10 Sig. 1 1 352 10 Black cottonwood 12 Sig. 1 1 353 12 Black cottonwood 14 Sig. 1 1 Greenforest @ Registered Consulting Arborist c< ,.... -I )> -0 .. -· 0 ... n -. ::, .. n ID ... 0 OQ 5!: OJ ID -·.., .... 0 0 ID ID o· ::, "' ... 0 g ... ::, ID Q. "' Viable Devel. Area Remove Dangerous Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Dangerous Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Dangerous Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Justin Lagers, Avana Ridge, LLC RE: Arborist Report; Avana Ridge PPUD, Parcel Nos. 292305-9148, -9009; Renton WA December 6, 2016 Page 27 of 39 z -I C, -I ::c V, 0 ... ... ... 111 ... 111 ... . ~ -a· .. C: 111 ;:; n s· r, ~ ... 111 iii" C: iil "' "' DBH Species Visible Defects 354 12 Black cottonwood 14 Sig. 1 1. 355 12 Black cottonwood 14 Sig. 1 1 356 12 Black cottonwood 14 Sig. 1 1 357 12 Black cottonwood 14 Sig. 1 1 358 12 Black cottonwood 14 Sig. 1 1 359 12 Black cottonwood 14 Sig. 1 1 360 12 Black cottonwood 14 Sig. 1 1 361 10 Bitter cherry 0 Sig. 3 3 Dead 362 12 Black cottonwood 14 Sig. 1 1 363 12 Black cottonwood 14 Sig. 1 1 364 8,18 Bigleaf maple 16 Sig. 1 2 Deadwood 365 4x8 Bigleaf maple 18 Sig. 1 2 Multiple leader 366 7 Bigleaf maple 12 Sig. 1 1 367 8 Bigleaf maple 14 Sig. 1 1 368 8,8,8 Bigleaf maple 16 Sig. 1 3 Decay, decline 369 10 Black cottonwood 14 Sig. 1 1 370 10,12 Bigleaf maple 12 Sig. 2 3 Decay, decline 371 8 Bitter cherry 12 Sig. 1 1: 372 8,10,12 Bigleaf maple 12 Sig. 2 3 Decay 373 14 Black cottonwood 16 Sig. 1 1 374 20 Bigleaf maple 10 Sig. 2 3 Decay, decline Greenforest @ Registered Consulting Arborist C, < ..... -I > -0 0) -· 0 ... n -. ::, 0) n 111 ... 0 OQ S!: Q> 111 -·.,, ... 0 0 111 111 s· ::, "' a o ::, 111 C: ... a. V, Viable Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Dangerous Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Viable Devel. Area Remove Dangerous Devel. Area Remove Viable Devel. Area Remove Dangerous Critical Area Retain Viable Critical Area Retain Dangerous Critical Area Retain Viable Devel. Area Remove Dangerous Critical Area Retain Justin lagers, Avana Ridge, LLC RE: Arborist Report; Avana Ridge PPUD, Parcel Nos. 292305-9148, -9009; Renton WA December 6, 2016 Page 28 of 39 z -i 0 -i :c V, 0 , ::::!. , n, ... n, , . m "!2. n, Ol C: ;::;:' ~ 5· (") ~ n, iii C: , "' n, "' DBH Species • Visible Defects 375 20 Bigleaf maple 10 Sig. 2 3 Decay, decline 376 8,12 Bigleaf maple 14 Sig. 1 1 377 16 Bigleaf maple 16 Sig. 1 1 378 16,16 Bigleaf maple 14 Sig. 2 3 Decay, decline 379 14 Bigleaf maple 12 Sig. 1 1 380 8 Black cottonwood 12 Sig. 1 1 381 8 Black cottonwood 12 Sig. 1 1 382 16 Black cottonwood 14 Sig. 1 1 383 16 Bigleaf maple 16 Sig. 1 1 384 12 Black cottonwood 14 Sig. 1 1 385 8 Black cottonwood 10 Sig. 1 1 386 8 Black cottonwood 10 Sig. 1 1 387 12 Black cottonwood 10 Sig. 1 1 388 10 Black cottonwood 12 Sig. 1 1 389 10 Black cottonwood 12 Sig. 3 1 Dieback, decline 390 10 Black cottonwood 12 Sig. 3 1 Dieback, decline 391 10 Black cottonwood 12 Sig. 1 1 392 10 Black cottonwood 12 Sig. 1 1 393 14 Black cottonwood 16 Sig. 3 2 Dieback, decline 394 12 Black cottonwood 16 Sig. 1 1 395 14 Black cottonwood 16 Sig. 1 1 Greenforest @ Registered Consulting Arborist o< ,--i > "C '" -· g ri; n , ::, '" ... 0 OQ !:!: Ol n, -· "O ... 0 0 n, n, ci' ::, "' , 0 g , ::, n, Q. "' Dangerous Critical Area Retain Viable Critical Area Retain Viable Critical Area Retain Dangerous Critical Area Retain Viable Critical Area Retain Viable Critical Area Retain Viable Critical Area Retain Viable Critical Area Retain Viable Critical Area Retain Viable Devel. Area Retain Viable Devel. Area Retain Viable Devel. Area Retain Viable Devel. Area Retain Viable Critical Area Retain Dangerous Devel. Area Remove Dangerous Critical Area Retain Viable Critical Area Retain Viable Devel. Area Remove Dangerous Devel. Area Remove Viable Critical Area Retain Viable Critical Area Retain Justin Lagers, Avana Ridge, LLC RE: Arborist Report; Avana Ridge PPUD, Parcel Nos. 292305-9148, -9009; Renton WA December 6, 2016 Page 29 of 39 z -l 0 -l :I: "' 0 ~ ~ iil "' ... ~ . ~ ;s· "' ., C ;::. n s· Q :3" ... "' C ., ~ "' "' "' DBH Species Visible Defects 396 14 Black cottonwood 16 Sig. 1 1 397 14 Black cottonwood 16 Sig. 1 1 398 14 Black cottonwood 16 Sig. 3 2 Dieback, decline 399 14 Black cottonwood 16 Sig. 1 1 400 10 Black cottonwood 10 Sig. 1 1 401 10 Black cottonwood 10 Sig. 1 1 402 10 Black cottonwood 10 Sig. 1 1 403 10 Black cottonwood 12 Sig. 1 1 404 10 Bitter cherry 8 Sig. 1 1 40S 12 Black cottonwood 14 Sig. 1 1 406 12 Black cottonwood 14 Sig. 1 1 407 10 Black cottonwood 12 Sig. 1 1 408 10 Black cottonwood 12 Sig. 1 1 409 10 Black cottonwood 12 Sig. 1 1 410 16 Black cottonwood 14 Sig. 1 1 411 16 Black cottonwood 14 Sig. 1 1 412 14,14,14 Bigleaf maple 16 Sig. 1 2 Multiple leader 413 6,8,8,10 Bigleaf maple 14 Sig. 2 3 Multiple leader, decay, decline 414 10 Bigleaf maple 10 Sig. 3 2 Decay, decline 415 21 Black cottonwood 14 Sig. 2 3 Decline Greenforest @ Registered Consulting Arborist o< 0 :::;t )> "" ., -· ~ a ::, ., n "' "" 5!: ., "' -· "O ... 0 0 "' "' o· ::, "' ~ 0 g ~ ::, "' Q. "' Viable Critical Area Retain Viable Critical Area Retain Dangerous Critical Area Retain Viable Critical Area Retain Viable Critical Area Retain Viable Critical Area Retain Viable Critical Area Retain Viable Critical Area Retain Viable Critical Area Retain Viable Critical Area Retain Viable Critical Area Retain Viable Critical Area Retain Viable Critical Area Retain Viable Critical Area Retain Viable Critical Area Retain Viable Critical Area Retain Viable Critical Area Retain Dangerous Critical Area Retain Dangerous Critical Area Retain Dangerous Critical Area Retain Justin Lagers, Avana Ridge, LLC RE: Arborist Report; Avana Ridge PPUD, Parcel Nos. 292305-9148, -9009; Renton WA December 6, 2016 Page 30 of 39 z -i 0 -i ::c "' 0 .... ::::!. nl "' .... .... . ~ '!2.. "' Q) C ;:. n s· n :3' .... "' iii" C .... V> "' V> DBH Species Visible Defects 416 8 Black cottonwood 10 Sig. 1 3 Lean 417 10 Black cottonwood 10 Sig. 1 3 Lean 418 8,10,12,12 Bigleaf maple 14 Sig. 2 3 Multiple leader, decay, decline 419 10,10 Big leaf maple 12 Sig. 2 3 Multiple leader, decay, decline 420 8 Bigleaf maple 12 Sig. 1 1 421 6,6 Bigleaf maple 10 Sig. 1 2 Multiple leader 422 10 Black cottonwood 10 Sig. 1 2 Bow in trunk 423 14 Black cottonwood 12 Sig. 1 1 424 10 Black cottonwood 14 Sig. 1 1 425 8 Western red-cedar 8 Sig. 1 1 426 10 Bigleaf maple 12 Sig. 2 3 Decline 427 14 Black cottonwood 16 Sig. 2 3 Decay 428 7 Black cottonwood 10 Sig. 1 3 Lean 429 7 Bitter cherry 8 Sig. 1 1 Greenforest @ Registered Consulting Arborist o< .... -i ;I> .., Q) -· g nJ n ..., ::, Q) .... 0 OQ ~ Q) "' -· -0 .... 0 0 "' "' o· ::, "' .... 0 g .... :, "' a. V> Dangerous Critical Area Retain Dangerous Critical Area Retain • Dangerous Critical Area Retain Dangerous Critical Area Retain Viable Devel. Area Retain Viable Critical Area Retain Viable Devel. Area Remove Viable Devel. Area Remove Viable Critical Area Retain Viable Critical Area Retain Dangerous Critical Area Retain Dangerous Critical Area Retain Dangerous Critical Area Retain • Viable Critical Area Retain Justin Lagers, Avana Ridge, LLC RE: Arborist Report; Avana Ridge PPUD, Parcel Nos. 292305-9148, -9009; Renton WA December 6, 2016 Page 31 of 39 Attachment No. 3 -Limits of Disturbance {as radius in feet) for Retained Trees No. DBH Species DL Class Visible Defects 129 20 Black cottonwood 16 Sig. 130 8 Bigleaf maple 14 Sig. 131 14 Black cottonwood 12 Sig. 132 14 Black cottonwood 12 Sig. 133 7 Bigleaf maple 10 Sig. 134 7 Bigleaf maple 10 Sig. 135 7 Bigleaf maple 10 Sig. 136 6 Western red-cedar 8 Sig. 137 7 Bigleaf maple 10 Sig. 138 6 Bitter cherry 8 Sig. Suppressed 139 6 Bigleaf maple 12 Sig. 176 16 Black cottonwood 14 Sig. 177 16 Black cottonwood 14 Sig. 178 8 Bigleaf maple 14 Sig. 179 8 Bigleaf maple 14 Sig. 181 28,28 Bigleaf maple 16 Sig. Decay, decline 182 14 Bigleaf ma pie 12 Sig. Decline, trunk decay 183 16 Black cottonwood 14 Sig. 184 20 Black cottonwood 16 Sig. 185 16 Black cottonwood 12 Sig. Asymmetric canopy 186 10 Black cottonwood 8 Sig. 187 16 Black cottonwood 14 Sig. Greenforest @ Registered Consulting Arborist Viable or Dangerous LOD Viable 10' Viable 5' Viable 7' • Viable 7' Viable 5' Viable 5' Viable 5' Viable 5' Viable 5' Viable 5' Viable 5' Viable 8' Viable 8' Viable 5' Viable 5' Dangerous 20' • Dangerous 7' Viable 8' Viable 10' Viable 8' Viable 5' Viable 8' Justin lagers, Avana Ridge, LLC RE: Arborist Report; Avana Ridge PPUD, Parcel Nos. 292305-9148, -9009; Renton WA December 6, 2016 Page 32 of 39 No. DBH Species DL Class Visible Defects 189 12 Black cottonwood 10 Sig. 191 12 Black cottonwood 14 Sig. 192 12 Black cottonwood 10 Sig. 193 10 Black cottonwood 12 Sig. 194 8 Black cottonwood 10 Sig. 195 7 Bigleaf maple 10 Sig. 196 8 Bigleaf maple 10 Sig. 197 8,8 Bigleaf maple 12 Sig. Asymmetric canopy 204 14 Black cottonwood 12 Sig. 205 14 Black cottonwood 12 Sig. 206 6 Bigleaf maple 12 Sig. 207 8 Bigleaf maple 12 Sig. 212 12 Black cottonwood 14 Sig. 213 12 Black cottonwood 12 Sig. 214 16 Black cottonwood 16 Sig. 218 14 Black cottonwood 14 Sig. 220 7 Oregon white ash 12 Sig. 221 10 Black cottonwood 12 Sig. 222 10 Black cottonwood 12 Sig. 227 10 Black cottonwood 12 Sig. 228 14 Black cottonwood 12 Sig. 239 10 Douglas-fir 8 Sig. 243 12 Black cottonwood 14 Sig. 244 12 Black cottonwood 14 Sig. Greenforest @ Registered Consulting Arborist Viable or Dangerous LOD Viable 6' Viable 6' Viable 6' Viable 5' Viable S' Viable S' Viable 5' Viable 6.5' Viable 7' Viable 7' Viable 5' Viable 5' Viable 6' Viable 6' Viable 8' Viable 7' Viable 5' Viable 5' Viable 5' Viable 5' Viable 7' Viable 5' Viable 6' Viable 6' Justin Lagers, Avana Ridge, LLC RE: Arborist Report; Avana Ridge PPUD, Parcel Nos. 292305-9148, -9009; Renton WA December 6, 2016 Page 33 of 39 No. DBH Species DL Class Visible Defects 245 12 Black cottonwood 14 Sig. 246 12 Black cottonwood 14 Sig. 249 14 Black cottonwood 16 Sig. Cracks in trunk, dieback 250 20 Black cottonwood 16 Sig. 251 8 Black cottonwood 14 Sig. Suppressed 252 8 Bigleaf maple 14 Sig. 253 14 Black cottonwood 16 Sig. 254 10 Black cottonwood 12 Sig. 255 10 Black cottonwood 14 Sig. 256 10 Black cottonwood 14 Sig. 257 14 Black cottonwood 14 Sig. 258 8 Black cottonwood 10 Sig. 259 16 Black cottonwood 16 Sig. 260 16 Black cottonwood 14 Sig. 262 10 Bigleaf maple 16 Sig. 263 14 Black cottonwood 10 Sig. 264 14 Black cottonwood 10 Sig. 267 8 Western hemlock 10 Sig. 269 14 Black cottonwood 12 Sig. 270 8 Black cottonwood 12 Sig. 271 10 Black cottonwood 12 Sig. 272 10 Black cottonwood 10 Sig. 273 16 Western red-cedar 12 Sig. 274 26 Bigleaf maple 20 Sig. Greenforest @ Registered Consulting Arborist Viable or Dangerous LOD Viable 6' Viable 6' Dangerous 7' Viable 10' Viable 5' Viable 5' Viable 7' Viable 5' Viable 5' Viable 5' Viable 7' Viable 5' Viable 8' Viable 8' Viable 5' Viable 7' Viable 7' Viable 4' Viable 7' Viable 5' Viable 5' Viable 5' Viable 8' Viable 13' Justin Lagers, Avana Ridge, LLC RE: Arborist Report; Avana Ridge PPUD, Parcel Nos. 292305-9148, -9009; Renton WA December 6, 2016 Page 34 of 39 No. DBH Species DL Class Visible Defects 277 28 Bigleaf maple 20 Sig. 278 24 Bigleaf maple 20 Sig. Asymmetric canopy 279 8 Black cottonwood 10 Sig. Suppressed 283 14 Black cottonwood 12 Sig. 284 14 Black cottonwood 12 Sig. 285 14 Black cottonwood 14 Sig. 286 8,8 Black cottonwood 16 Sig. Double leader 287 22 Black cottonwood 16 Sig. 288 22 Black cottonwood 16 Sig. 289 10 Black cottonwood 14 Sig. 290 12 Black cottonwood 14 Sig. 300 22 Black cottonwood 16 Sig. 301 8 Black cottonwood 12 Sig. 302 8 Black cottonwood 12 Sig. 303 10 Black cottonwood 6 Sig. Trunk decay 304 20 Black cottonwood 16 Sig. 308 12 Black cottonwood 12 Sig. 309 8 Bitter cherry 8 Sig. 310 18 Black cottonwood 0 Sig. Dead 311 8 Black cottonwood 8 Sig. 312 10 Black cottonwood 10 Sig. Dogleg in trunk 313 24 Black cottonwood 18 Sig. 314 12 Black cottonwood 10 Sig. Asymmetric canopy 315 18 Black cottonwood 16 Sig. Greenforest @ Registered Consuliing Arborist Viable or Dangerous LOD Viable 14' Viable 12' Viable 5' Viable 7' Viable 7' Viable 7' Viable 6.5' Viable 11' Viable 11' Viable S' Viable 6' Viable 11' Viable S' Viable 5' Dangerous S' Viable 10' Viable 6' Viable 5' Dangerous Viable 5' Viable 5' Viable 12' Viable 6' Viable 9' Justin Lagers, Avana Ridge, LLC RE: Arborist Report; Avana Ridge PPUD, Parcel Nos. 292305-9148, -9009; Renton WA December 6, 2016 Page 35 of 39 No. DBH Species DL Class Visible Defects 316 18 Black cottonwood 16 Sig. 317 12 Black cottonwood 12 Sig. 318 8 Black cottonwood 6 Sig. Diseased 322 36 Black cottonwood 25 Land. 323 8 Bitter cherry 12 Sig. 324 14 Black cottonwood 0 Sig. Dead 325 16 Black cottonwood 12 Sig. 326 18,26 Bigleaf maple 18 Sig. Double leader 370 10,12 Bigleaf maple 12 Sig. Decay, decline 371 8 Bitter cherry 12 Sig. 372 8,10,12 Bigleaf maple 12 Sig. Decay 374 20 Bigleaf maple 10 Sig. Decay, decline 375 20 Bigleaf maple 10 Sig. Decay, decline 376 8,12 Bigleaf maple 14 Sig. 377 16 Bigleaf maple 16 Sig. 378 16,16 Bigleaf maple 14 Sig. Decay, decline 379 14 Bigleaf maple 12 Sig. 380 8 Black cottonwood 12 Sig. 381 8 Black cottonwood 12 Sig. 382 16 Black cottonwood 14 Sig. 383 16 Bigleaf maple 16 Sig. 384 12 Black cottonwood 14 Sig. 385 8 Black cottonwood 10 Sig. 386 8 Black cottonwood 10 Sig. Greenforest @ Registered Consulting Arborist Viable or Dangerous LOD Viable 9' Viable 6' Dangerous 4' Viable 18' Viable 5' Dangerous Viable 8' Viable 16' Dangerous 7' Viable 5' Dangerous 8.5' Dangerous 10' Dangerous 10' Viable 7' Viable 8' Dangerous 11.'5 Viable 7' Viable S' Viable 5' Viable 8' Viable 8' Viable 6' Viable 5' Viable 5' Justin Lagers, Avana Ridge, LLC RE: Arborist Report; Avana Ridge PPUD, Parcel Nos. 292305-9148, -9009; Renton WA December 6, 2016 Page 36 of 39 No. DBH Species DL Class Visible Defects 387 12 Black cottonwood 10 Sig. 388 10 Black cottonwood 12 Sig. 390 10 Black cottonwood 12 Sig. Dieback, decline 391 10 Black cottonwood 12 Sig. 394 12 Black cottonwood 16 Sig. 395 14 Black cottonwood 16 Sig. 396 14 Black cottonwood 16 Sig. 397 14 Black cottonwood 16 Sig. 398 14 Black cottonwood 16 Sig. Dieback, decline 399 14 Black cottonwood 16 Sig. 400 10 Black cottonwood 10 Sig. 401 10 Black cottonwood 10 Sig. 402 10 Black cottonwood 10 Sig. 403 10 Black cottonwood 12 Sig. 404 10 Bitter cherry 8 Sig. 405 12 Black cottonwood 14 Sig. 406 12 Black cottonwood 14 Sig. 407 10 Black cottonwood 12 Sig. 408 10 Black cottonwood 12 Sig. 409 10 Black cottonwood 12 Sig. 410 16 Black cottonwood 14 Sig. 411 16 Black cottonwood 14 Sig. 412 14,14,14 Bigleaf maple 16 Sig. Multiple leader 413 6,8,8,10 Bigleaf maple 14 Sig. Multiple leader, decay, decline Greenforest @ Registered Consulting Arborist Viable or Dangerous LOD Viable 6' Viable 5' Dangerous S' Viable 5' Viable 6' Viable 7' Viable 7' Viable 7' Dangerous 7' Viable 7' Viable S' Viable 5' Viable S' Viable S' Viable 5' Viable 6' Viable 6' Viable 5' Viable 5' Viable 5' Viable 8' Viable 8' Viable 12' Dangerous 8' Justin Lagers, Avana Ridge, LLC RE: Arborist Report; Avana Ridge PPUD, Parcel Nos. 292305-9148, -9009; Renton WA December 6, 2016 Page 37 of 39 No. DBH Species DL Class Visible Defects 414 10 Bigleaf maple 10 Sig. Decay, decline 415 21 Black cottonwood 14 Sig. Decline 416 8 Black cottonwood 10 Sig. Lean 417 10 Black cottonwood 10 Sig. Lean 418 8,10,12,12 Bigleaf maple 14 Sig. Multiple leader, decay, decline 419 10,10 Bigleaf maple 12 Sig. Multiple leader, decay, decline 420 8 Bigleaf maple 12 Sig. 421 6,6 Bigleaf maple 10 Sig. Multiple leader 424 10 Black cottonwood 14 Sig. 425 8 Western red-cedar 8 Sig. 426 10 Bigleaf maple 12 Sig. Decline 427 14 Black cottonwood 16 Sig. Decay 428 7 Black cottonwood 10 Sig. Lean 429 7 Bitter cherry 8 Sig. Greenforest @ Registered Consulting Arborist Viable or Dangerous LOD Dangerous 5' Dangerous 10.5' Dangerous 5' Dangerous 5' Dangerous 10.5' Dangerous 7' Viable 5' Viable 6' Viable 5' Viable 5' Dangerous 5' Dangerous 7' Dangerous 5' Viable 5' ~ • ' ' ~ ~ ~ ' ~ ~ ~ k r ' 0 • 6 I ' ~ ' ?. t ! I ~ sj- 0) CX) 0 0 0 I lO <( :::J ...J w w i <..? e 0 ~ a:: [ <( z <( > <( TOWNSHIP 23 N, RANGE 5 E. W.M. sw t/4 sEcnoAVANA RID . ,,,,. - Ju~.t '" ,,, • .,, '""' :;:•": :,,,. ""°· '"'°' '°' 'i IJ! _J _ ,-. . l~ ----. GE I I 00,'1?000282 • "" "'°' I I I =m,e,oo I I ~ ·-·-" ' I ~;--"' '""'""w, .. I ."' l . ·---"' __ _... "" --''' ' ·--., ,, '•••"""~o S ,,.,,.,,"''"" "' I I I L --"'""'.""'." . --.-. §.· ~-'"'... ·--_r5_,.= ~ M M;,chm'"' J ~ ~ • . . '!. , ___ · -J "" '------.._ -1 •.:.. \cc~ "'-. ">-::--"~-·-.,~,'i;,-'""--,·--__ ,' ~ -, -, •• A -• . ----~ ' ,. ~v ~'"'" OOSJ'OOOll!I ·-----• --~ 0-t ' , ---~ ----... ~ • ''.-X,, "' ---'--, ' ··-' ' ' ' "·=·•h·f --' • ' L__. _ .. ,, ' '' > ,-_,,,.,_'=" .< -•·r:~-d I c ;.,~~ . ·,. ?:~---~---.,:>,~ ;l<it, r1~;:,t;~).f-;-:{-~ ooX ><' ,;J~. . . , -Ill ~ ~ -x~. ,c-, 55. EMT • -' ______ ..........__ • ~7000]85 ---j --· ~-•o, " 'l --- -~ --.)j , 192~059115 I "" 'l:(. ~'""~. · u CJ'J l'fU ' ,c, X•~ '.;' ,, " . x * x °'""'"',P-» x 1t ' , ' ' •· '*" "" "' . "" .. · ,.·.·~x ......... ,, . .ii"""·" " "':.L, ~ ""'°'·»· ... : ' .... ,. r· /, ~-~· 'lx '*'''"1< '-<J 1t~-=~'·ITT~d~;;:i ,; ~~-<L-~-F-~-~' c« T,~·- w; < O ,~ ' " ,«' '" :c; ,,ii)(_ . , -'"'=-;~::/ 4 ,, .. .,. .. · • • • ... , • , ,x~,.. . · ,, ... ·, "" l "7·, ~ ,z>< ·«U~-• :(; iy.. ...X " :i~ ~7"'',<,,l! ,-. ~~ C 17 X• 2"' , · · CZ·: r " ~ ·, ' ·" • ,.r x-.,, ,c~~. ~, '"~:~.i,:':"'~ ;\'"' '-' . ~ *---~ "' ,,. ---,. ---~~ \ l -~-"'"-~:~ ';;,,<, ,,~ " C." H ' .,, ' ' '''"'=T, .•. '" '-~,.,.--~-J ""=:' ~ \ i/?j.1" ,,1; ,;,,,;_,~,#J '/ ,. ;, ~,-, .. , \"""r'~J' ';'\•~,!-:/;~~JJ ~i)i,<~/ "• -.,.,,a / " .. '', .... ·--' ,,,, ,, ' ,. " ~ ,,., ' 0 ,, ' y --_ '· "'v""-,",•, ' . ' .. , ,/ .. ec, "' ' , " ,,, • " .. ~ ~ '---.. '---.. ~ ~ ~ TESC LEGEND (X)NS1T/UCrl0N lfl,//TS .t HIGH lAS/8/Ufr ---r:wsmucncw FTNCf PLASlfl; c ~ -i:t·· )8)'. 0 TREES ,0 fl< f/[1,/01/£0 {)Rlf't/11£ OF R[ fAJN[O Tr,ff (WITl/fN DHHOPABI.[ AR[A) /--, (--" 1 K 1 1 O 1 {)RIPtl/,/£ OF ~fAJNfO n:I[[ \ i"" I \ . I (lflrHIN cRmCA!. AR[A/BU1Tn<) ' / ' / * 0 DEAD. l)(5<A'iCO OR DANfXR/)(JS '1/fB (P[R Al/80f/1ST P[P0R1} TREE RETENnON CALCULA nONS TOTAL mITS· OC,.D, OIS[ASCO OR DANGEROUS r.lffS T1?U:S IN RIGHT-OF-WAY TREES IN PR/VA ff ACC£5S [ASFW/:Nl'i./rRAC,S rRU;S IN O<l"IICAI Af'/{"A5 ANO 8/lff[RS NU Tl'!:{S 711£[$ ro fl[ RUAIN[f!. RFOUll?fD r.lffS IP 0C RUAW£0 PROPOS£0 NO fl[YLACEU£.NI ll[OIJIR[O 1fl__ c.l 2 '#oltt'9 O.ya !lilfor• You Olg 811 ua..~~c;...,. <D.MTJO.Oft.WA> "' " " , "' '" (JTT X 0.2) -47 ., ~ '---.. ~ ~ ~ ~ , ,.,,,-,, Y\a · <: ,' , •, 1," Aa.,. · ,, , , " •;,,, '!, , • , , ' n,,.,, ' ,., '' . , '' , ' ""' "· , ' ' ''•" ' ., " ' ,, .. , ·~ ,,,,..,",' \ " , ' ,,. ' 7· ", '"",,,,,,,, ",,, "",,,,,,.,,,,.,,,' ' \ J ' ,--', '" ',;,,,> ,')k~l'"I ,_,,,I I," '1' ,,,,w ;,Y .:Cl I w' ~ :::-,., ' ''.,,.,,~'\\! y' ,, ',,,,,, '~.~-';< '~-c-,.,,, -,, ,,,,.,,\ ,' ,,,., ... , " ,, .. ' ' ' ' ·-·, ' "' ' ,, ," -' ~ "'tfJ~ }.{: ::t-}::,~ ~\ ~J,J ';~,. ',, £''(,,"+ '-, .;,,( .. ,j).S;' ,;;, " ' ,,, ' ",,, ,,· <, ' . ';'.: ' '-"' " ··~', • " '· -.>1~''.J:,~,-,~~i·~\'_~j''!i;J ,;;,°'i:f ":-.,, ~~~ )J;::::->:;,_-l,~1'~1-f,'' / ~ ~ '---.. '---.. , •,, J"', -~'"'n ,,\: _ H~';;;.Y, 'hir _...,/1-, 1 .,, '"-"' ,, ,"'----/' '"t, ,,, ~ ' ' ~~ '.' --<', " • ~-"'' \ • i ,,,,y,,...~~"~y-/ ,~, >,:;, " . ---,.;-_,,~"' ,,/ ~,:,.~ ,, ' ii ' ,~-, ' , ,,, " "' ,,.,,,,., ,, " -·.' . ' ~---y"' ~J~~/ , : ,,.-. X:" ' -~,; ~· \ -' "' ~~ ' ""'"" ~... ,,, J>M•,,,,_.' x, .. ~ ...X o • '--. •ii%, fi>, , , :,;;''~, ~ "' ~ '"~, .go '--. " , ~~~ '" //°' '---.. ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ '---.. ·"·1;,. ··t:'/'-,)1,~ . y·· . .,, . I, i y ~ ~ '---.. ' ... ' "··~ "-. '---.. -·.., / / / / / / / / D.R.STRONG ENGINEERS [[ [))ij$])~~-;: R[VlSIDN BY DATE APPR ., ., .. -.. -,"':-:',:t,,,., ® AS NOltD -,o,;-., ~ CITY OF RENTON Plonnmg/Bu,ld;ng/Put,l;c Works Dept -" i .,.. ,o / / / / \ @ NORTH GRAPHIC SCALE 20 ~o Bo !INCH=40FT R_ECOMMENDED FOR APPOVA~ BY ______ _ BY BY BY AYANA RIDGE PUD TRl:E RETENTION PLAN Date __ _ Date: __ Date: __ _ Date. __ _ 10.27.115 10615SE172ND~NTON~ U1600l000( ---B1 B1 ....-,I 1-,-1-,-1 ~INI DRS PROJECT NO. 15088 IAI-ININ • lllOJ ipJednoJ6·1MV11 I ocz i ·soc ·goz 60186 eM ·aiueas ·ooz aims ·iumu anuaAe a)jepsa,.,, S£l r : ;1· .\Ji, . j,. I ;,·I ' ,,j, I ,,;1 I ii I' '!1 ! \ r I.!. 0 ' / 4 ' I I, : i s g ' ' i "; ; I:: I-. w z1-t2 w ozw(/)o C> C ::, :I!!: ~ g: C ~ca..~; °' WO- c( ~Z...Jwz- z zw u,o ~~~ ~<(>~~ ...JW<Dw c( D.. C :? a:: "c( ...I ,C 11111111 ,C ; / / ; ' ' ~ i I ! hi s r r ! ir • .J ~ z I c( ...I a. w C a. I c( 'I"'" u 0 .... u, ~ C ~ z :s ' [ C 0 0 ~ ' 2 2 s (: > ; e ' 0 ' ' f " ' • ! I 60186 eM a111eas JednoJ6 N'l/'.M I ocn soc·9ol UK>:> lP , ·ooz aiins '4lJOU anuaAe a)le!JSaM SCH I I' Ill':>~ I I I '. I ~,!-i----:- 1 I I I I I I I I I I I h Ii I I I I I I I I I I I li ' ,( ? !-\ .. _, ? / ., .' ' 't) I u.i 8 ii: <( z <( (.) i ><( ...I ' ...I I ; I ' I I I ; I I z i :s a. """" w I a. """" <( ...J (.) a "' C z ' :s [ 0 < ~ '7 ~ ·- ~ e <: / I I I ; I • ' wo:rtpJednoJ6.wMI I 0£:u·g9c-goz 60186 eM ·ameas ·ooz a11ns 'LWOU anua11e S)leBSaM SCl r 0 D ·. i ! r L!. C C ·, ' ~ ' ' • • Ii !i 8t'.; 8:-J --~ --~ uz uz '.?"2 '.?:t 01;11111111110 § :, :, 0 u ' ' ·, ' ' ' > < < < < ' I ! I 3 < ~ ~ ~ ~ ! s 8 ~ ~ ~ ~ ~ < l i ' ' ' ' ' l i ~ <= 0uu uu ~ocio oo ,,_ . .,, . .,,-,., -.,,-..., ~00101 00 ~i!:i!:li!: gg ::,:::,::,::,:::,:::, zuuuuuu 8 ::.'::.'::.' '.?'.?::' r I ' . ' Iii ! ' • ' i Ip ... ~ <i; w b z ~ w z w (!) • N --I ~ 1 ! '------------------------------_J' • ~t)~I ip.iednoJ6 MNoN\ I ocz I SOC 90l wo:r ·aiueas ·ooz aiins 'IIIJOU anuMe a~e~saM 9£L I 60186 !Wo ~~ i ' i1 • I ~ ii ~ 0 ~~ > • ~ ! • ' ~ il i • c D w , ' DD S8 ' " =~ 'i !~ i " ~~ ~ ' "' w © © 0Q + ,,;" ©~ © j ~ "" i ~i~ 0 " D ~ z z .::2.81/1 ' a ;j 0 -·-" s ~ "-i';: ! g_ l Nffi , 26:"'-I ,5, , ~~ " ~"· > 0 I ~z "'~ 2 ~ > ~ a_g'f'o ~':. il :5<.na:: ,!; 0 ! ~ ~. ~ [ • ~::; ~ ;j ~6 ~ zo z "'::J;!:~ o, ~ 5• ~~ ~ "" ~ ~~8~ ~~ i z 8 ~ >0 :?~ Ow ~ ·• 0 ~1i02 zo ' ~ 5 > ze D~ i. .. Do o, •c w~ OD (!) z f'.= z :5 "-a:: w > 0 () 0 ~ z :::, ' 0 a:: l (!) ' a (!) z f'.= z <( ..J "-en ~ :::, ' a:: ! :,: Cl) a (!) z f'.= ~ "- ! I ~ I ~ ~ ; ~ • ! u.i • cw, • w~~t;;~ w i I C> i Q. T"" Q I c( rn f ...J ; 8=-~~~ 0 ii: <.> ...J ~ -QQ..N<( Id :g cl ~ a::wo~~ c( : <Cz...J~:Z z s r r ! i ~ z I-• I ~Z~.,-,i? c( <.> ~ • 1 :5 ~ ! -> ...J d i ' ! 1~>5w~t5 ~ <( ...J '1 <Cl>.C-o:: ..J <( .... w 0 en a:: ~ :::, () i ~ ·, :,: () ..J :::, ::; f) ' ! .j ' I 1, ' ;~ ~ i ' L__ _____ _ ' ; " I I i Print Form Save form DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Renton® TREE RETENTION WORKSHEET Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 I www.rentonwa.gov 1. Total number of trees over 6" diameter1, or alder or cottonwood trees at least 8" in diameter on project site JA.N 2 6 429 trees ------- 2. Deductions: Certain trees are excluded from the retention calculation: Trees that are dangerous 2 67 trees ==----Trees in proposed public streets 3 7 trees Trees in proposed private access easements/tracts trees Trees in critical areas 3 and buffers 114 trees Total number of excluded trees: 218 trees =-------- 3. Subtract line 2 from line l: ...2 ... 1 ... 1,....... ___ trees 4. Next, to determine the number of trees that must be retalned 4 , multiply line 3 by: 0.3 In zones RC, R-1, R-4, R-6 or R-8 0.2 in all other residential zones 0.1 in all commercial and industrial zones 5. List the number of 6" in diameter, or alder or cottonwood trees over 8" in diameter that you are proposing5 to retaln4 : 6. Subtract line 5 from line 4 for trees to be replaced: (if llne 6 ls zero or less, stop here. No replacement trees are required) 7. Multiply line 6 by 12" for number of required replacement Inches: 42 trees 42 trees 0 trees 0 inches 8. Proposed size of trees to meet additional planting requirement: (Minimum 2• caliper trees required) inches per tree 9. Divide line 7 by line 8 for number of replacement trees•: (If remainder Is .5 or greater, round up to the next whole number) 1 Measured at 4.5' above grade. trees 2 A tree r:ertified, In a written report, as dead, terminally diseased, damaged, or otherwise dangerous to persons or property by a llcensed landscape architect, or certified arborist, and approved by the City. 3 Crltical areas, such as wetlands, streams, floodplains and protected slopes1 are defined In RMC 4-3-050. 4 Count only those trees to be retained outside of critical areas and buffers. 5 The City may require modification of the tree retention plan to ensure retention of the maximum number of trees per RMC 4-4-130H7a. 6 When the required number of protected trees c.annot be retained, replacement trees, with at Jeast a two-Inch c2•} caliper or cHI evergreen at least six feet 16') tall, shall be planted. See RMC 4-4-130.H.l.e.(II) for prohibited types of replacement trees. I H :\CED\Data\Form5· T emplates\Self-Help Handout5\Phmn lng\Tree Retention Worksheet.docx 08/2015 • Minimum Tree Density A minimum tree density shall be maintained on each residentially zoned lot (exempting single-family dwellings in R-10 and R-14). The tree density may consist of existing trees, replacement trees, or a combination. Detached single-family development': Two (2) significant trees 8 for every five thousand (5,000) sq. ft. of lot area. For example, a lot with 9,600 square feet and o detached single-family house is required to hove four (4) significant trees or their equivalent in caliper inches (one or more trees with a combined diameter of 24n). This is determined with the following formula: Multi-family development (attached dwellings): Four (4) significant trees 8 for every five thousand (5,000) sq. ft. of lot area. Example Tree Density Table· Lot Lot size 1 5,000 2 10,000 3 15,000 Total Gross Area Minus ROW Dedications Minus Critical Stream Area Net Lot Area Net Area/ 5,000 sq.ft Multifamily Multiplier Minimum Tree Density Req. Total Tree Density on site Min significant New Trees trees required 2 2 @ 2" caliper 4 0 6 2 @ 2" caliper 164,827.24 sq.ft 1,674.47 sq.ft. 4,015.98 sq.ft. 159,136.79 sq.ft. 31.83 4 per 5,000 sq.ft. 127 Trees 156 Trees Retained Trees Compliant 0 Yes 1 tree (24 caliper Yes inches) 1 Maple-15 Yes caliper inches 1 Fir -9 caliper inches. 7 Lots developed with detached dwemngs In the R-10 and R-14 zoned are exempt from maintaining a minimum number of slgnfftcant trees onslte, however they a re not exempt from the annual tree removal llmlts. 1 Or the gross equivalent of caUper inches provided by one (1) or more trees. 2 H:\CED\Data\Forms-Template5\Self-Help HandouU\Plannlng\Tree Reterrtlon Work.sheet.docx 08/2015 No. DBH Species DL Status Lo cation Proposed 1 8 Douglas-fir 10 Viable Devel Area Remove 2 22 Douglas-fir 16 Viab le Devel Area Remove 3 12 Black cottonwood 16 Viable Devel Area Remove 4 14 Bigleaf maple 16 Viab le Devel Area Remove 5 14 Bigleaf maple 16 Viabl e Devel Area Remove 6 9 Black cottonwood 8 Viable Devel Area Remove 7 6 Bigleaf maple 6 Viable Devel Area Remove 8 9 Bigleaf maple 8 Devel Area Remove 9 12 Bigleaf maple vel rea Remove 10 36 Black cottonwood 18 Devel Area Remove 11 18 Bigleaf maple 14 Devel Area Remove 12 12 Scou ler's willow 12 Viable Devel Area Remove 13 10 Black cottonwood 14 Viable D v I rea Remove 14 24 Black cottonwood 16 Viable Devel Area Remove 15 10 Scouler's willow 12 Viable Devel Area Remove 16 7 Scouler's willow Vi ble Devel Area Remove 17 28 Black cottonwood Devel Area Remove 18 12 Black cottonwood 14 Devel Area Remove 19 10 Bigleaf maple 12 I e e ave 20 35 Black cottonwood 20 Devel Area Remove 21 35 Black cottonwood 0 Devel Area Remove 22 10,14 Bigleaf mapl e 10 Remove 23 7 Bigleaf maple 8 Remove 24 8 Douglas-fir 6 Remove 25 8 Bigleaf maple 0 Devel Area Remove 26 8 Black cottonwood 12 Devel Area Remove 27 12 Black cottonwood 14 Devel Area Remove 28 10 Black cottonwood 8 Devel Area Remove 29 8 Black cottonwood 12 V iable Devel Area Remove 30 36 Black cottonwood 18 V iab le Devel Area Remove 31 14 Black cottonwood 12 Viable Devel Area Remove 32 8 Black cottonwood 10 Viab le ROW Remove 33 8 Black cottonwood 10 Viable ROW Remove 34 10 Black cottonwood 12 Viable ROW Remove 35 8 Black cottonwood 12 Viable ROW Remove 36 8 Bigleaf maple 0 Devel Area Remove 37 16 Bigleaf maple 18 Remove 38 12 Bigleaf maple 16 w Remove 39 14 Bigleaf maple 16 w Remove 40 12 Bigleaf maple 6 Remove 41 6 Bigleaf maple 10 Remove 42 8 Black cottonwood 0 Devel Area Remove 43 18 Bigleaf maple 8 Devel Area Remove 44 8 Black cottonwood 14 Viable Devel Area Remove 45 8 Black cottonwood 14 Viable Devel Area Remove 46 10 Black cottonwood 14 Viab l e Deve l Area Remove 47 12 Black cottonwood 14 Viable Devel Area Remove 48 10,16 Black cottonwood 16 V iable Devel Area Remove 49 8 Black cottonwood 10 Viable Devel Area Remove 50 12 ,24 Bigleaf maple 0 Devel Area Remove 51 10 Black cottonwood 12 Devel Area Remove 52 10 Black cottonwood 12 Devel Area Remove 53 10 Black cottonwood 12 Devel Area Remove 54 16 Black cottonwood 14 Devel Area Remove 55 12,1 6 Bigleaf maple 10 Devel Area Remove 56 10,12,12 ,14, Bigleaf maple 25 Devel Area Remove 57 18 Bigleaf maple 16 Devel Area Remove 58 8 Black cottonwood 10 Viable Devel Area Remove 59 12 Black cottonwood 16 V iable Devel Area Remove 60 8,10 Bigleaf maple 14 Viable Devel Area Remove 61 6 Bigleaf maple 10 V iab le Devel Area Remove 62 6,6 Bigleaf maple 12 V iable Devel Area Remove 63 18 Bigleaf maple 12 el ea Remove 64 14 Bigleaf maple 10 Devel Are Remove 65 12 Bigleaf maple 14 Devel Area Remove 66 18 Bigleaf maple 18 Devel Area Remove 67 22 Bigleaf maple 18 e Area Remove 68 16 Western re d -ce dar 14 Devel Area Remove 69 20 Bigleaf maple 14 Devel Area Remove 70 16 Bigleaf maple 14 Qevelfi,rea Remove 71 10 Bigleaf mapl e 14 Devel Area Remove 72 14 Bigleaf maple 16 Devel Area Remove 73 10 Bigleaf maple 14 Devel Area Remove 74 6,6, Bigleaf maple 10 vel Area Remove 75 12 Black cottonwood 16 Viable ROW Remove 76 8 Black cottonwood 12 Viable ROW Remove 77 10 Black cottonwood 14 V iable ROW Remove 78 8 Black cottonwood 12 Viable ROW Remove 79 8 Black cottonwood 12 Viab le ROW Remove 80 8 Black cottonwood 12 Viab le ROW Remove 81 8 Black cottonwood 12 Viab le ROW Remove 82 12 Black cottonwood 14 Viab le ROW Re m ove 83 10 Black cottonwood 12 Viab le ROW Remove 84 10 Black cottonwood 14 Viab l e Remove 85 14 Bigleaf maple 16 Re move 86 14 Bigleaf mapl e 16 Remove 87 20 Bigleaf mapl e 16 Remove 88 16,16,20 Bigleaf mapl e 25 Remove 89 8 Bigl ea f maple 14 Viable ROW Remove 90 14 Black cottonwood 16 Viab le Devel Area Remov e 91 10 Black cottonwood 14 Viable Devel Area Remov e 92 10 Black cottonwood 12 Viable Devel Area Remove 93 12 Black cottonwood 14 Viable Devel Area Remove 94 12 Black cottonwood 14 Viable Devel Area Remove 95 16 Bl ac k cottonwood 18 Via bl e De v el Area Remove 96 12 Black cottonwood 14 Viable Devel Area Remove 97 10 Black cottonwood 12 Viable Devel Area Remove 98 16 Black cottonwood 18 Viabl e Devel Area Remove 99 8 Bl ac k cottonwood 12 V iable De ve l Area Remove 100 9 Bi g leaf maple 14 V iable Devel Area Remove 101 14 Black cottonwood 16 Via bl e Devel Area Remove 102 14 Black cottonwood 16 Viable De vel Area Remove 103 8 Black cottonwood 12 Viable Devel Area Remove 104 16 Bla ck cottonwood 18 Viab le Devel Area Remove 105 8 Bigl eaf maple 14 Viab le Devel Area Remove 106 14 Bl ack cotto nwood 16 Viab le Devel Area Remove 107 8 Black cottonwood 10 Viable Devel Area Remove 108 12 Black cottonwood 10 V iab le De vel Area Re m ove 109 8 Bigleaf maple 14 V iabl e Devel Area Remove 110 38 Bigl ea f map le 18 Devel Area Remove 1 11 22 Black cottonwood 16 V iabl e Dev el Area Remove 11 2 8 Black cottonwood 6 ev IAr Remove 1 13 16 Black cottonwood 14 V iab le Devel Area Remove 114 10 Black cottonwood 8 Devel Area Remove 115 16 Bigleaf maple 14 De ve l Area Remove 116 16 Bigleaf maple Devel Area Remove 117 12 Douglas-fir 14 V iable De ve l Area Remove 118 14 Black cottonwood 16 Viab le De v.el Ar~a Remove 119 7 Black cotton wood 10 Viab le Devel Area Remove 120 9 Bl ack cottonwood 12 Viab le Devel Area Remove 121 10 Bl ack cottonwood 10 Vi able Devel Area Remove 122 10 Bla ck cottonwood 12 De vel Area Rem ove 123 5 (14-24) Bigleaf m aple 5 Devel Area Remove 124 9 Black cottonwood 10 Viab le Devel Area Remove 125 16 Black cottonwood 16 Viable Devel Area Remove 126 8 Black cottonwood 10 V iab le Devel Area Remove 12 7 20 Black cottonwood 16 V iab le Devel Area Remove 128 12 Black cottonwood 10 Via ble Deve l Area Remove 129 20 Bl ack cottonwood 16 Via bl e Critical Area Retain 130 8 Bigl ea f maple 14 V iabl e Critical Area Retain 131 14 Bl ack cottonwood 12 V iab le Critica l Area Retain 13 2 1 4 Black cottonwood 12 V iable Criti ca l Area Retai n 133 7 Bigleaf maple 10 V iab le Critical Area Retain 134 7 Bi gleaf maple 10 Viabl e Cr itica l Area Ret ain 135 7 Bigle af maple 10 Viab le Criti ca l Area Retain 136 6 Western red -ce dar 8 Vi ab le Critical Area Retain 137 7 Bigleaf m aple 10 Vi ab le Critical A r ea Retain 138 6 Bitter cherry 8 Viable Critical Area Retain 139 6 Bi gleaf maple 12 Viable Cr itical Area Retain 140 12 Black cottonwood 14 Viab le Devel Area Remove 141 8 Black cottonwood 8 Viab l e Devel Area Remove 142 10 Bl ac k cotto nwood 12 V iab le Devel Area Remove 143 8 Black cottonwood 10 ... Devel Area Remove 144 8 Black cottonwood 8 Devel Area Remove 145 12,14 Black cottonwood 16 Viable Devel Area Remove 146 14 Black cottonwood 12 Viable Devel Area Remove 147 10 Black cottonwood 10 Viable Devel Area Remove 148 10 Black cottonwood 12 Viable Devel Area Remove 149 10 Black cottonwood 12 Viable Devel Area Remove 150 10 Black cottonwood 12 Viable Devel Area Remove 151 10 Red alder 14 Viable Devel Area Remove 152 14 Red alder 16 Devel Area Remove 153 8 Bitter cherry 8 Viable Devel Area Remove 154 8 Bitter cherry 8 Viable Devel Area Remove 155 8 Bigleaf maple 12 Viable Devel Area Remove 156 8 Bigleaf maple 12 Viable Devel Area Remove 157 8 Bigleaf maple 12 Viable e Remove 158 8 Bigleaf maple 12 Viable Devel Area Remove 159 12 Bigleaf maple 14 Viab le Devel Area Remove 160 28,28 Bigleaf maple 25 Viable Devel Area Remove 161 24 Red alder 0 Devel Area Remove 162 12 Black cottonwood 12 Viable Devel Area Remove 163 18 Black cottonwood 16 Viable Devel Area Remove 164 14 Black cottonwood 16 Viab le Devel Area Remove 165 8 Bitter cherry 12 Via I Devel Area Remove 166 16 Black cottonwood 18 Devel Area . Remove 167 18 Black cottonwood 16 Devel Area Remove 168 8 Red alder 12 Viable ROW Remove 169 20 Black cottonwood 18 Viable ROW Remove 170 8 Black cottonwood 10 Viable ROW Remove 171 10 Douglas-fir 6 V iable Devel Area Remove 172 8 Red alder 14 Viable ROW Remove 173 18 Black cottonwood 16 V iable Devel Area Remove 174 16 Black cottonwood 16 Viab le Devel Area Remove 175 26 Bigleaf maple 16 Devel ea Remove 176 16 Black cottonwood 14 Viable Deve 177 16 Black cottonwood 14 Viable Devel Area 178 8 Bigleaf maple 14 Viable Devel Area 179 8 Bigleaf maple 14 Viable [ ev I Area 180 8 Scouler's willow 8 ROW Remove 181 28,28 Bigleaf maple 16 Critical Area Retain 182 14 Bigleaf maple 12 Critical Area Retain 183 16 Black cottonwood 14 Viable Critical Area Retain 184 20 Black cottonwood 16 Viable Critical Area Retain 185 16 Black cottonwood 12 Viable Critical Area Retain 186 10 Black cottonwood 8 Viable Critical Area Retain 187 16 Black cottonwood 14 Viable Critical Area Retain 188 10 Black cottonwood 10 Viable ROW Remove 189 12 Black cottonwood 10 Viable Critical Area Retain 190 14 Black cottonwood 16 Viab le ROW Remove 191 12 Black cottonwood 14 Viab le Deve l Area 192 12 Black cottonwood 10 V iable Critical Area 193 10 Black cottonwood 12 V iable Devel Area 194 8 Black cottonwood 10 Viab le Devel Area 195 7 Bigleaf maple 10 Viab le Devel Area 196 8 Bigleaf maple 10 Viab le ve e 197 8,8 Bigleaf maple 12 Viab le Devel Area 198 8 Black cottonwood 10 Viab le ROW Remove 199 8 Bitter cherry 8 Via b le Remove 200 8 Black cottonwood 10 Viab le ROW Remove 201 14 Black cottonwood 12 V iable De ve l Area Remove 202 10 Black cottonwood 6 Dev el Area Remove 203 8 Bl ack cottonwood 8 V iab le Devel Area Remove 204 14 Black cottonwood 12 V iabl e ev I Area 205 14 Bl ack cottonwood 12 V iable D v I Are 206 6 Bigleaf mapl e 12 Viable Devel Area 207 8 Bigleaf maple 12 V iable Devel Area 208 18 Black cottonwood 14 Viab le Deve l Area Remove 209 10 Black cottonwood 12 V iab le De ve l Area Remove 210 8 Black cottonwood 10 Viable De ve l Area Remove 211 10,12,16,20 Bigleaf maple 25 Devel A rea Remove 212 12 Black cottonwood 14 De ve l A re a 213 12 Black cottonwood 12 Devel A rea 214 16 Black cottonwood 16 Devel A r ea 215 8 Black cottonwood 10 Devel Area -216 14 Black cottonwood 14 Viab le Devel Area -217 14 Black cottonwood 14 Viab le Dee r -218 14 Black cottonwood 14 Viab le Devel Area 219 8 Black cottonwood 10 Viab le Devel Area -220 7 Oregon wh ite as h 12 Viable Devel Area 221 10 Black cottonwood 12 Viable Devel Area 222 10 Bla ck cottonwood 12 V iab le Devel 223 10 Bl ac k cottonwood 12 V iable Devel Area Remove 224 10 Bla ck cottonwood 12 Viable Devel Area Remove 225 8 Bla ck cottonwood 10 Viab le ROW Remove 226 8 Bl ack cottonwood 10 Vi ab le ROW Remove 227 10 Black cottonwood 12 Viab le Devel Area 228 14 Black cottonwood 12 Viab le Devel Area 229 8 Scouler's w illow 1 Devel Area Remov e 230 8,8, Black cottonwood 14 ROW Remove 231 10,10 Black cottonwood 14 Devel Area Remove 232 8 Bigleaf maple 16 Devel Area Remove 233 22 Bigl ea f maple 18 Devel Area Remove 23 4 12 Black cottonwood 10 Devel Area Remove 235 10 Blac k cottonwood 8 e I Area Remove 236 12 Black cottonwood 14 Viab le Devel Area Remove 237 12 Black cottonwood 14 Viab le Devel Area Remove 238 8 Western he mlock 10 Viab l e Devel Area Remov e 239 10 Douglas-fir 8 Devel Area 240 10 Black cottonwood 12 Devel Area 241 12 Black cottonwood 14 Devel Area 242 10 Black cottonwood 14 V iabl e Devel Area 243 12 Black cottonwood 14 V iable Devel Area 244 12 Black cottonwood 14 Viab le Devel Area 245 12 Black cottonwood 14 Viable 246 12 Black cottonwood 14 Viable 247 12 Black cottonwood 14 248 8,8,8 Black cottonwood 12 Remove 249 14 Black cottonwood 16 Critical Area Retain 250 20 Black cottonwood 16 Viable Critical Area Retain 251 8 Black cottonwood 14 Viable Critical Area Retain 252 8 Bigleaf maple 14 Viable Critical Area Retain 253 14 Black cottonwood 16 Viable Critical Area Retain 254 10 Black cottonwood 12 Viable Critical Area Retain 255 10 Black cottonwood 14 Viab le Critical Area Retain 256 10 Black cottonwood 14 Viab le Critical Area Retain 257 14 Black cottonwood 14 Viable Critical Area Retain 258 8 Black cottonwood 10 Viable Critical Area Retain 259 16 Black cottonwood 16 Viab le Critical Area Retain 260 16 Black cottonwood 14 V iable Devel Area 261 14 Black cottonwood 3 Devel Area 262 10 Bigleaf maple 16 Viab le el ea . 263 14 Black cottonwood 10 Viabl e Devel A 264 14 Black cottonwood 10 Viable Devel Area 265 8 Black cottonwood 10 Viable De vel Area 266 10 Black cottonwood 10 Viable Devel Area 267 8 Western hemlock 10 Viable Devel Area 268 12 Black cottonwood 10 Viab le Devel Area 269 14 Black cottonwood 12 Viable Dev I r 270 8 Black cottonwood 12 V iable Devel Area 271 10 Black cottonwood 12 V iabl e Devel Area 272 10 Black cottonwood 10 V iable Critical Area Retain 273 16 Western red -c edar 12 Viab le Critical Area Retain 274 26 Bigleaf maple 20 Viab le Critical Area Retain 275 8 Black cottonwood 12 Devel Area Remove 276 26,26 Bigleaf maple 25 Devel a 277 28 Bigleaf maple 20 Viable Critical Area Retain 278 24 Bigl ea f maple 20 V iable Critical Area Retain 279 8 Black cottonwood 10 Viab le Critical Area Retain 280 10 Black cottonwood 12 Viable Devel Area Remove 281 12 Black cottonwood 14 Viable Devel Area Remove 282 8 Black cottonwood 6 Devel Area Remove 283 14 Black cottonwood 12 Viable Critical Area Retain 284 14 Black cottonwood 12 Viab le Critical Area Retain 285 14 Black cottonwood 14 Viable Critical Area Retain 286 8,8 Black cottonwood 16 Viable Critical Area Retain 287 22 Black cottonwood 16 Viable Critical Area Retain 288 22 Black cottonwood 16 Viable Critical Area Retain 289 10 Black cottonwood 14 Viabl e Critical Area Retain 290 12 Black cottonwood 14 Viable Critical Area Retain 291 8 Black cottonwood 1 Viable Devel Area Remove 292 6 Pacific madrone 8 Viab l e Devel Area Remove 293 9 Black cottonwood 12 Viable Devel Area Remove 294 14 Black cottonwood 12 ~ Devel Area Remove 295 6 Bigleaf maple 1 el e Remove 296 8 Big ea maple 1 me el a Remove 297 8 Bigleaf maple 14 Devel Area Remove 298 10 Bigleaf maple 14 Devel Area Remove 299 14 Bigl eaf maple 0 e Devel Area Remove 300 22 Black co on 0 d 1 Viab le Critical Area Retain 301 8 Black cottonwood 12 Viable Critical Area Retain 302 8 Black cottonwood 12 Viable Critical Area Retain 303 10 Black cottonwood 6 ~ Critical Area Retain 304 20 Black cottonwood 16 Critical Area Retain 305 12 Black cottonwood 10 .... Devel Area Remove 306 8 Scouler 's willow 0 Devel Area Remove 307 10 Black cottonwood 10 Viab le Devel Area Remove 308 12 Black cottonwood 12 Viable Devel Area 309 8 Bitter cherry 8 Viable Critical Area Retain 310 18 Black cottonwood 0 Critical Area Retain 311 8 Black cottonwood 8 Viable Critical Area Retain 312 10 Bl ack cottonwood 10 Viable Critical Area Retain 313 24 Black cottonwood 18 Viable Cri ic I Area Retain 314 12 Bl ack cottonwood 10 Viabl e Cri ical Area Retain 315 18 Black cottonwood 16 Viable Critical Area Retain 316 18 Black cottonwood 16 Viab le Critical Area Retain 317 12 Black cottonwood 12 Viable Critical Area Retain 318 8 Black cottonwood 6 Critical Area Retain 319 10,18,24 Bigleaf maple 20 V iable Devel Area Remove 320 8 Black cottonwood 0 Devel Area Remove 32 1 14 Black cottonwood 14 V iabl e Devel Area Remove 322 36 Black cottonwood 25 Viable Critical Area Retain 323 8 Bitter cherry 12 Viable Critical Area Retain 324 14 Black cottonwood 0 Critical Area Retain 325 16 Black cottonwood 12 Viable Critical Area Retain 326 18 ,26 Bigleaf maple 18 Viable Critical Area Retain 327 16 Black cottonwood 18 Viable De vel Area Remove 328 8 Black cottonwood 8 Viable Devel Area Remove 329 16 Black cottonwood 14 Viabl e Devel Area Remove 330 8 Black cottonwood 3 Devel Area Remove 331 14 Black cottonwood 16 Viable Devel Area Remove 332 12 Black cottonwood 6 Devel Area Remove 333 12 Black cottonwood 10 V iabl e Devel Area Remove 334 8 Black cottonwood 0 Devel Area Remove 335 7 Bigleaf maple 14 Viable Devel Area Remove 336 12 Black cottonwood 10 Viable Devel Area Remove 337 14 Black cottonwood 12 Viable Devel Area Remove 338 14 Black cottonwood 12 Viable Devel Area Remove 339 8 Black cottonwood 10 Viable Devel Area Remove 340 14 Black cottonwood 14 Viable Devel Area Remove 341 8 Black cottonwood 0 Devel Area Remove 342 10 Black cottonwood 12 Viable Devel Area Remove 343 26 Bigleaf maple 20 Viable Devel Area Remove 344 12 Black cottonwood 10 Viable Devel Area Remove 345 16 Black cottonwood 14 Viable Devel Area Remove 346 8 Black cottonwood 6 V iable Devel Area Remove 347 8 Black cottonwood 0 Devel Area Remove 348 14 Black cottonwood 12 V iable Devel Area Remove 349 12 Black cottonwood 14 Viable Devel Area Remove 350 12 Black cottonwood 10 Viable Devel Area Remove 351 12 Black cottonwood 10 V iable Devel Area Remove 352 10 Black cottonwood 12 Viable Devel Area Remove 353 12 Black cottonwood 14 Viable Devel Area Remove 354 12 Black cottonwood 14 Viable Devel Area Remove 355 12 Black cottonwood 14 Viable Devel Area Remove 356 12 Black cottonwood 14 Viable Devel Area Remove 357 12 Bl ack cottonwood 14 Viable Devel Area Remove 358 12 Black cottonwood 14 Viable Devel Area . Remove 359 12 Black cottonwood 14 V le Devel Area Remove 360 12 Black cottonwood 14 Viable Devel Area Remove 361 10 Bitter cherry 0 Devel Area Remove 362 12 Black cottonwood 14 Viable Devel Area Remove 363 12 Black cottonwood 14 Viable Devel Area Remove 364 8 ,18 Bigleaf maple 16 Viable Devel Area Remove 365 4x8 Bigleaf maple 18 Viable Devel Area Remove 366 7 Bigleaf maple 12 Viable Devel Area Remove 367 8 Bigleaf maple 14 Viable Devel Area Remove 368 8,8,8 Bigl eaf maple 16 Devel Area Remove 369 10 Black cottonwood 14 Viable Devel Area Remove 370 10,12 Bigleaf maple 12 Critical Area Retain 371 8 Bitter cherry 12 Viab le Critical Area Retain 372 8,10,12 Big leaf maple 12 Critical Area Retain 373 14 Black cottonwood 16 V iabl e Devel Area Remove 374 20 Bigleaf maple 10 Critical Area Retain 375 20 Bigleaf maple 10 Critical Area Retain 376 8,12 Bigleaf maple 14 Viable Critical Area Retain 377 16 Bigleaf maple 16 ..111111 Critical Area Reta in 378 16 ,16 Bigleaf maple 14 Critical Area Retain 379 14 Bigleaf mapl e 12 Viable Critical Area Retain 380 8 Black cottonwood 12 Viab le Critical Area Retain 381 8 Black cottonwood 12 Viable Critical Area Retain 382 16 Black cottonwood 14 Viable Critical Area Retain 383 16 Bigleaf maple 16 Viable Critical Area 384 12 Black cottonwood 14 Viable Devel Area 385 8 Black cottonwood 10 Viable Devel Area 386 8 Black cottonwood 10 Viable Devel Area 387 12 Black cottonwood 10 Viable Devel Area 388 10 Black cottonwood 12 Viable Critical Area Retain 389 10 Black cottonwood 12 Devel Area Remove 390 10 Black cottonwood 12 Critical Area Retain 39 1 10 Black cottonwood 12 Critical Area Retain 392 10 Black cottonwood 12 Devel Area Remove 393 14 Black cottonwood 16 Devel Area Remove 394 12 Black cottonwood 16 Via ble Critical Area Retain 395 14 Black cottonwood 16 V le Critical Area Retain 396 14 Black cottonwood 16 Viable Critical Area Retain 397 14 Black cottonwood 16 Viable Critical Area Retain 398 14 Black cottonwood 16 Critical Area Retain 399 14 Black cottonwood 16 Viable Critical Area Retain 400 10 Blac k cottonwood 10 Viable Critical Area Reta in 401 10 Black cottonwood 10 Viable Critical Area Retain 402 10 Bl ack cottonwood 10 Viable Critical Area Retain 403 10 Bl ack cottonwood 12 Viab le Critical Area Retain 404 10 Bitter cherry 8 V iable Critical Area Retain 405 12 Black cottonwood 14 V iab le Critical Area Retain 406 12 Black cottonwood 14 V iable Critical Area Retain 407 10 Bl ack cottonwood 12 Viable Critical Area Retain 408 10 Bl ack cottonwood 12 V iable Critical Area Retain 409 10 Black cottonwood 12 Viable Critical Area Retain 410 16 Black cottonwood 14 Viable Critical Area Retain 411 16 Black cottonwood 14 Viable Critical Area Retain 412 14,14,14 Bigleaf maple 16 Viable Critical Area Retain 413 6,8 ,8,10 Bigl eaf maple 14 Critical Area Retain 414 10 Bigleaf maple 10 Critical Area Retain 415 21 Black cottonwood 14 Critical Area Retain 416 8 Black cottonwood 10 Critical Area Retain 417 10 Black cottonwood 10 Critical Area Retain 418 8,10,12,12 Bigleaf maple 14 Critical Area Retain 419 10,10 Bigleaf maple 12 Critical Area Retain 420 8 Bigleaf maple 12 Viab le Devel Area 421 6,6 Bigleaf maple 10 Viable Critical Area Retain 422 10 Black cottonwood 10 Viable De vel Area Remove 423 14 Black cottonwood 12 Viable Devel Area Remove 424 10 Black cottonwood 14 Viable Critical Area Retain 425 8 Western red-cedar 8 V iable Critical Area Retain 426 10 Bigleaf maple 12 Critical Area Retain 427 14 Black cottonwood 16 Critical Area Retain 428 7 Black cottonwood 10 C i ical Area Retain 429 7 Bitter cherry 8 Critical Area Retain • 429 Trees Total Total Lot Area 164,827.24 minus 114 Trees in Critical Area Minus ROW Dedications 1,674.47 24 Dangerous Minus Critical Stream Area 4,015.98 minus 37 Trees in ROW Net Lot Area 159,136.79 6 Dangerous Lot Area/5000 sq. ft 31.83 278 Trees in Development Area Multifamily Multiplier 4 per 5,000 minus 67 Dangerous Minimum Tree Denisty Required 127 Total 211 X 20% retention requirement Retained Critical Area 114 Total 42 Trees Required Retention Retained Development Area 42 Total Tree Denisty 156 Sewall Wetland Consulting, Inc. November 7, 2016 Justin Lagers A vana Ridge, LLC 9675 SE 36th Street, Suite 105 Mercer Island, WA 98040 Klllox800 Fall Gty, WA S0024 RE: Mitigation Plan Response -Avana Ridge City of Renton, Washington swc Job #15-159 Dear Justin, Phone: 2£.859-0515 . This report is in reference to the City ofRenton's conditions of approval regarding the mitigation plan; Submit a revised mitigation plan which addresses the criteria found in RMC-4-3- 050.H.2 demonstrating the reduced buffer will not negatively impact the stream function. Response: RMC-4-3-050.H.2 requirements include: a. Avoid any disturbances to the critical area or buffer; This is not possible due to the configuration of the site, minor buffer averaging is proposed to compensate. b. Minimize any critical area or buffer impa<:ts; The proposed buffer averaging will reduce portions of the buffer that are sloping away rrom the stream and are heavily covered with invasive Himalayan blackberry. Reducing the buffer in this area will not impact functions as most of the reduced buffer area slopes away from the stream thus minimizing function in this area. c. Compensate for any critical area or buffer impacts; Avana/#15-159 Sewall Wetland Consulting, Inc. lV'ovemher 7, 2016 Pagel The total area of the averaged buffer is slightly larger than the standard 50' buffer as required by Code. The area added is 9,527sf and the area reduced is 9, 1 l 5sf for a net gain of 4 I 2sf d. Restore any critical area or buffer temporarily impacted or lost; No temporary impacts arc anticipated. However, if any occur during the construction phase these areas will be restored and depicted in an as-built mitigation plan. e. Create new critical areas and buffers.for those lost; and As previously stated, 9,527sf of buffer will be added to compensate for the 9,11 Ssf of lost buffer. f Enhance an existing degraded buffer to compensate for lost functions and values in addition to restoring or creating a critical area. As depicted on the Avana Ridge PUD -Buffer Averaging and Enhancement Plan, the reduced portions of the buffer are proposed to be enhanced through removal of exotic blackberry and under planting the existing deciduous forest with native evergreen trees and several tall shrubs. In addition degraded portions of the buffer will be enhanced as well. Submit a revised mitigation pion which addresses the criteria found in RMC-4-3-050.H.2 demonstrating the bridged crossing will not negatively impact the stream function. Response: The revised plan depicts the bridge crossing of the seasonal, non-fish bearing stream. Currently there is an informal trail crossing of the creek utilized by people passing through the site. This leads to vegetation trampling and sediment disturbance as people pass through the stream. The bridge will take people out of passing through the channel itself and isolate pedestrians from the vegetated area along the stream channel. The bridge will be set high enough to pass the largest flows and will not impact any of the functions of the channel. In addition, the area of the buffer impact from the trail and bridge crossing has been compensated for through the buffer averaging proposed above. Avana/#15-159 Selvall 1Yetland Consulting, Inc. Nm'ember 7, 2016 Page 3 If you have any questions in regards to this report or need additional information, please feel free to contact me at (253) 859-0515 or at esewallQ,:.sewallwc,com, Sincerely, Sewall Wetland Consulting, Inc. Ed Sewall Senior Wetlands Ecologist PWS #212 0~01*, '!M 'pue1s1 "'""l'J -i;;,;;,J!S Yl9f 3S Sl96 Jll '"!Pill euell\f UO~UHjSSM 'UOIU9H and a8p1~ eue11.v Nllld NOl!'o'91!111\1 'o'31:l'o' l'o'JllllD Ill j I ·'~'°'""""°"" ""'~'""j(KJ\' ,;; I'! 0 z ~ ~ z ~ .. l ' I ! ' C 8 li ' II ' "' 8 i! i ;:~ ! h ,, .< I ve ~i is §i !! 111 • '" •" l ii ,• ii ~~ l \§ , ii~ ,, ! ,, ;; ~Ii ~~ ~~ ~~ - u e e e e ~ E u > ~ ~ "lCCiCWN cw ~C"'-~-=~~ f--'.--1 m f------! ~H ~ ; - "' • 0. ~ ::e ~ i D ecember 22, 2015 Justin Lagers Av a n a Ridge, LLC 9675 SE 36Lh Street, Suite 105 Mercer Island , WA Sewall Wetland Consulting, Inc. ID Box800 Phone: 25.3-859-0515 Fall Gty, WA ~4 RE: Wetland a nd Supplemental Stream Study -Avana Ridge PUD City of Renton, Washington SWC Job # 15-159 Dear Justin , This report describes our observatio ns of jurisdictional wetlands, streams a nd buffers on or within 100' of th e proposed Avana Ridge PUD proj ect in th e City of Renton, Washington (the "site"). PNW Avana/#15-159 Sewall Wetland Consulting. Inc. December 22, 2015 Page 2 The site consists of an irregular shaped group of 2 parcels with a total area of 3.78 acres located within the SW V. of Section 29, Township 23 North, Range 5 East of the W.M. The site is undeveloped third growth forest. The site is proposed to be developed with an apartment complex with associated infrastructure. METHODOLOGY Ed Sewall of Sewall Wetland Consulting, Inc. inspected the site on August 4 and September 8, 2015. The site was reviewed using methodology described in the Washington State Wetlands Identification Manual (WADOE, March 1997). This is the methodology currently recognized by the City of Kirkland and the State of Washington for wetland determinations and delineations. The site was also inspected using the methodology described in the Corps of Engineers Wetlands Delineation Manual (Environmental Laboratory, 1987), and the Western Mountains, Valleys and Coast region Supplement (Version 2.0) dated June 24, 2010, as required by the US Army Corps of Engineers. Soil colors were identified using the 1990 Edited and Revised Edition of the Munsell Soil Color Charts (Kollmorgen Instruments Corp. 1990). OBSERVATIONS Existing Site Documentation. Prior to visiting the site, a review of several natural resource inventory maps was conducted. Resources reviewed included the Streams Study conducted by 2008 The Watershed Company, as well as a site visit with WDFW area habitat biologist Larry Fisher on September 8, 2015. King County iMap website According to the King County iMap website (see Vicinity map page 1 of this report), there are no wetlands or streams on the site. PNW A vana/#15 -159 Sewa ll Wetland Cons ulting, In c. National Wetlands Inventory (NWI) D ecember 22 , 20 15 Page 3 The NWI map d e picts no wetlands or streams on or near the site. Above: NWI map of the area of the site Soil Survey According to the NRCS Soil Mapper website, the west and east sides of the s ite are mapped as Alderwood gravelly loam (Map units AgC) with slopes from 8-15%. Alderwood soils were formed in glacial till and are not c onsidered "hydric" soils according to the publication Hydric Soils of th e United States (USDA NTCHS Pub No.1491, 1991). PNW Av ana/#15-15 9 Se wall Wetland Consultin g , In c . Above : NRCS Soil mapping of the site December 22 , 20 15 Page 4 Wetland and Stream Study 2008 -The Watershed Company The January 25 , 2008 Wetland and Stream Study (see attached) for the Cug ini prope rty (the site ) was prepared and reviewed by the City at that time . The r e sults of the study was tha t there was one drainage feature (Dra inage/Stream A) which met stre am criteria, and one (Dra inage B) whic h did not as it was a stormwater discharge. Stre am A was found to be a n inte rmitte nt non-fish b e aring water. No wetlands w e r e found on th e site during this study . This study was reviewed a nd approved b y the C ity at that time. . e PNW Avana/11 15 -15 9 Sewal l Wetland Consulting. Inc. • ·t··· December 22, 20 15 Page 5 . . .::,.: ...... :..-:~-. ~~1 -r,;--, -,.~. -·-:::..· ,0.. ~ .......... ~ib~:}E;~~g:Jlidii,.:.~--~~--~----~ ~~ CPIH --· --- Above: 2008 delineation of one stream on the site by The Watershed Company Field observations Uplands The site i s comprised of a west facing hillside with a linear depression through t h e center of the s ite. Storm drainage from 108th Avenue SE as well as a plat to the east drain through storm drainage pipes in the road and discharge on the east s ide of the site . This storm drainage runs through the s ite and then enters another storm drainage system on Benson Road. The site is a mix of 20-30 year old big leaf maple, cottonwood , hazelnut and sword fern. The under story h as significant Himalayan blackberry cove rage. Several transient camps were found on the west side of the site w ith associated trash and vegetation trampling. Soil pits excavated throughout the s ite were found to be a gravelly lo am soils with colors ranging from lOYR 3/3-lOYR %. All were found to be dry. Wetlands PNW Avana/#15-159 Sewall Wetland Consulting, Inc. December 22, 20 I 5 Page 6 As was found in the 2008 Watershed Company study, no wetlands were found on or near the site. Streams A drainage referred to as "Stream A" was delineated through the center of the site with blue flags labeled Nl-N13 and Sl-S13 marking the north and south ordinary high water marks. This drainage matches the "stream A" found in the 2008 Watershed Company report. The stream was dry during our site visits. The drainage is a swale like feature that carries storm water from several storm water sources to the east. There is no observed natural water source feeding this drainage. A site visit was conducted on September 8, 2015 with Larry Fisher, Area Habitat Biologist for WDFW for this area. The purpose of the site visit was to determine if WDFW would consider this a stream. Larry reviewed the drainage and concluded that it was not jurisdictional water or a "water of the state" from WDFW perspective (see attached email). As a result no HPA would be required if any impacts were proposed. The drainage on-site is considered a stream from the City of Renton perspective based upon past regulation of this feature as a stream. As defined in RMC 4.50.G7.a, this stream best meets the criteria of a Type Ns water due to its intermittent flow and lack of fish use. Per Renton Code section 4.50.G.2, Type Ns streams have a 50' buffer measured from the OHWM as well as a 15' BSBL measured from the edge of the buffer to any structure. Proposed Project The proposed project is the construction of an apartment complex with associated infrastructure. Due to the configuration of the Type Ns stream through the site, buffer averaging as is allowed by Code is proposed to fit the project on the site. Portions of the northhern 50' standard buffer area proposed to be reduced to 25' as allowed by Code. PNW Avana/#15-159 Sewall Wetland Consulting, Inc. December 22. 2015 Page 7 In addition, a small trail crossing through the buffer and across the stream is proposed. The total area of reduced buffer is 8,835sL To compensate, 8,835sf of buffer will be added to portions of the buffer to the east as well the north. In addition, the reduced buffer will be enhanced through removal of exotic blackberry as well as under planting native conifers. Under RMC 4.50.H.2.b, the criteria for buffer averaging are as follows; b. Criteria for Approval of Averaged Stream Buffer: Buffer width averaging may be allowed only where the applicant demonstrates all of the following: i. There are existing physical improvements in or near the water body and associated riparian area; and There are existing roads within the buffer on both the east and west sides of the stream. ii. Buffer width averaging will result in no net loss of stream/ lake/ riparian ecological Junction; and The proposed buffer averaging will reduce portions of the buffer that are sloping away from the stream and are heavily covered with invasive Himalayan blackberry. Reducing the buffer in this area will not impact functions as most of the reduced buffer area slopes away from the stream thus minimizing function in this area. iii. The total area contained within the buffer after averaging is no less than that contained within the required standard buffer width prior to averaging; and The total area of the averaged buffer is slightly larger than the standard 50' buffer as required by Code. The area added is 9,527sf and the area reduced is 8,895sf for a net gain of 412sf iv. The proposed buffer standard is based on consideration of the best available science as described in WAC 365-195-905; and The proposed averaging and enhancement has been prepared utilizing the standards of best available science. PNW Avana/#15-159 Sewall Wetland Consulting, Inc. December 22, 2015 Page 8 v. Where the buffer width is reduced by averaging pursuant to this subsection, buffer enhancement shall be required. As depicted on the Avana Ridge PUD -Buffer Averaging and Enhancement Plan, the reduced portions of the buffer are proposed to be enhanced through removal of exotic blackberry and under planting the existing deciduous forest with native evergreen trees and several tall shrubs. Under RMC 4.50.C.4, trails are allowed in the stream buffer as long as mitigation of impact is provided. Under RMC 4.50.J.2 Alterations Within Streams and Lakes or Associated Buffers. a. Criteria for Administrative Approval of Transportation Crossings in Stream/ Lake or Buffer Areas: Construction of vehicular or non-vehicular transportation crossings may be permitted in accordance with an approved stream/ lake study subject to the following criteria: i. The proposed route is determined to have the least impact on the environment, while meeting City Comprehensive Plan Transportation Element requirements and standards in RMC 4-6-060; and The proposed bridged trail crossing is located within a narrow portion of the stream and in an area where no impacts to any of the structure of the stream will be impacted. ii. The crossing minimizes interruption of downstream movement of wood and gravel; and The proposed narrow bridge crossing will be above the flow path of water as well as any debris or sediments that may move in this drainage. iii. Transportation facilities in buffer areas shall not run parallel to the water body; and There are no transportation facilities proposed that are parallel to the water body. PNW Avana/#15-159 Sewall Wetland Consulting, Inc. December 22, 2015 Page9 iv. Crossings occur as near to perpendicular with the water body as possible; and The proposed crossing is perpendicular to the water body. v. Crossings are designed according to the Washington Department of Fish and Wildlife Fish Water Crossing Design Guidelines, 2013, and the National Marine Fisheries Service Guidelines for Salmonid Passage at Stream Crossings, 2000, as may be updated, or equivalent manuals as determined by the Administrator; and The crossing will be designed to meet this manual's requirements. vi. Seasonal work windows are determined and made a condition of approval; and The crossing will be constructed in the summer when there is no flow in the channel. Since WDFW does not regulate this drainage there are no work windows required under an HPA as none is required. vii. Mitigation criteria of subsection L of this Section are met. The mitigation requirements are being met in the Avana -Buffer Averaging and Enhancement Plan. If you have any questions in regards to this report or need additional information, please feel free to contact me at (253) 859-0515 or at esewall(cvsewallwc.com . Sincerely, Sewall Wetland Consulting, Inc. Ed Sewall Senior Wetlands Ecologist PWS #212 Attached: Site Map WDFW email The Watershed Company Study -Cugini 2008 REFERENCES PNW Avana/#15-159 Sewall Wetland Consulting, Inc. December 22, 2015 Page 10 Cowardin, L., V. Carter, F. Golet, and E. LaRoe. 1979. Classification of Wetlands and Deepwater Habitats of the United States. U.S. Fish and Wildlife Service, FWS/OBS-79-31, Washington, D. C. Environmental Laboratory. 1987. Corps of Engineers Wetlands Delineation Manual, Technical Report Y-87-1. U.S. Army Corps of Engineers Waterways Experiment Station, Vicksburg, Mississippi. Muller-Dombois, D. and H. Ellenberg. 1974. Aims and Methods of Vegetation Ecology. John Wiley & Sons, Inc. New York, New York. Munsell Color. 1988. Munsell Soil Color Charts. Kollmorgen Instruments Corp., Baltimore, Maryland. National Technical Committee for Hydric Soils. 1991. Hydric Soils of the United States. USDA Misc. Pub!. No. 1491. Reed, P., Jr. 1988. National List of Plant Species that Occur in Wetlands: Northwest (Region 9). 1988. U. S. Fish and Wildlife Service, Inland Freshwater Ecology Section, St. Petersburg, Florida. Reed, P.B. Jr. 1993. 1993 Supplement to the list of plant species that occur in wetlands: Northwest (Region 9). USFWS supplement to Biol. Rpt. 88(26.9) May 1988. USDA NRCS & National Technical Committee for Hydric Soils, September 1995. Field Indicators of Hydric Soils in the United States -Version 2.1 January 2S, 2008 CPH Consultantl Attn: Jamie Schroeder 733 -t' A venue, Suite I 00 K.irldand, WA 98033 tCJfNCI I DEIIGN Re: Cugini Property wetland and m:ern dellneatlon study· TWC Ref# 080109 Dear Jamie, . Mike Poster, Ecologist. and Oreg Johnston, Se1_1ior Fisheries Biologist, made_ a visit to the Cngini property on January 11, 2008 to investigate onsite draiongea, determine if they reached the tllrcsbold of regulated slRalllll accarding to City of Renlon Code, and, if so, dclermiDc. their cla.ssification(s). · We also~ the.property for jurisdictional wetlands. The Cuginl property is located northward of the intersection of BCD80D Drive (SR SIS) and 108th Way SE and bu been reocn!ly annexed in!o the City of Renton from King County (Figure 1 -site plan). This letter summarizes the findings of this siudy and details appl,icable fcdctal, &tllte, and local wetland and stream regulations. The following att•cbrnl'll!S me included: · • Field Delineation Sketcb. • Welland Detennination Datalloima • Figure 1 • CPH Site Plan with Watershed Company mm:ups • August 10, 2000 letter from Stephen C. Conroy, Ph.D. of King County DDES, R.cfercnce AOOP0228 . . . Methods The subject property waa evaluated for wetlands using tDCthodology from the Wtuhington Stat/! Wl!llanda ldl!ntificotion and Delin«Jtlon Manual (Manual) (Washington ~~ent of Ecology [Ecology] 1997). Soil, vegetation, and hydrologic data were sampled at several localions on the property to document our determination. W c recorded data at five locations on-site. The ordinary high water mark (OHWM) of a stream identified on the subject property was determined based on the definition provided by the Washington State Department of F'JSb. and W'Lldlifc and WAC 220-110-020(57). ArC8J meeting this definition were determined to be the OHWM edge. The OHWM is located by c"'.arnioing the bed and bank physical characteristics and vegetation to ascertlli.n an approximation of the water elevation for mean annual floods. 750 llx1Uo·-Sa1Rh I Kl,liland, WI\ HOJ3 , 4:2Ull.S242; /425.127.8136 I w,,IWShadco.com Schroeder, J, January 25, 2008 Page2of5 One stream was flagged on sile. The OHWM of Drainage "A" was field-flagged beginning at Benson Drive (SR 515) md extending to the north property line along 108th Way SB. Flag& were numbeft:d. OHW IL through OHW 53L along the left bank facing downstteam (the south or east side), and OHW IR lhrough OHW 43R along the right bank facing downstream (the nonh or west lide), Toe stream was classified using guidelines in section 4-3-0SO(L) of the Renton Municiplc Code (RMC). We used on-site and off-site field observations to clasaify the subject lll'talll Findings The subject property is located east of Panther Creek: in the Duwamilbt'Gmen Waaer ~ Inventory Area (WRIA) #9. 'lbe site slopes generally from ill high point at the nmtheast comer to its boundary with Benson Dri,ve South in the west Black cottonwood (Pop11l11S trlclwcarpa, FAC), bigleaf maple (Acu macrophyllum, FACU) and red aldet (Alnll.r rrwra, FAC) dollliaate the forested .canopy of the subject rite, with IIOIIIC Oregon ash '(Fl'IJXUlllJ latjfolia, FACW) and young western red cedar ~a plicata, FAC) present. Salmonberry (Rubus _,pectabili1, FAC+), OBoberty (Omtlerla ~rociformis, FACU) and Himalayan blackbcffy (Rubus armen/acw, FACU) do,ninate lhe undcrstory, wit& some sword fem (Polyltichum munltum, FACll) 1111d dewbcay (Rubus unin11S, FACU) present Some Douglas spirea (Splra,a douglasii, FACW) borders a stream channel III site. No jwisdictional wetlands JR located on-site. However, two drainages were identified on-site and are shown on the ae:companying lite plan as DraiJlages ">." and "B". Drainage "A" (Siream .. Ai emerges from a piped dtainage system along the northwest slde of 108th Way SE, upstream of the site. Row is ditched_ along 108111 Way SE before turning to cross the central pcnion of the 1ite in a westerly dire¢on. Drainage "A" flowa within a defined channel across the site, flowing through a red alder, big leaf maple, and black cottonwood fomlt with a sal.monbezry, sword fem, ocean spray (HolodUCIII discolor, FACU), and Himslayan blackberry undcrstory. Flow enters a piped system upon reaching the nortbcaJt side of Benson Drive (SR 51S) (sec Figure I) •. Drainage "B" cntcra the. site from a 12-inch storm water outfall at the north property boundary near the west property corner. Toe drainage crossea the western tip of the site in a soulhwesterly dlrcction as unconfined surface sheet flow through a red aldet, black cottonwood, big leaf maple, and Otcgon ash forest Himalayan blaclcbCII')' dominates the unders!Ory, though sword fem, osobcrry, and other shrub and groundcover vegetation is also present. Flow from this drainage also enten a piped systelJI upon reaching Benson Drive, and it appean lhat the flows from. lhe two on-site drainages_ combine within the roadway to emerge on the southwest side of the road into an open channel, behind some apartments, exrending down slope to the west. Our findings regarding these drainages arc consistent with those reporttd by Stephen Conroy, PhD., Senior Ecologist with King County's Department of Development and EnvirolllllClltal Services in his letter to Phil Davidson of Clacemont Development Company, dated August 10, 2000 (attached). Schroeder, 1. January 25, 2008 Page3 ofS In that letter, Dr. Conroy concluded that Drainage "A" (referenced as flowing through Lots 9 and 148) WIIS "a drainage feature that meets the definition of a King County class 3 stream." He indicated that the stteam w11.1 dry throu,Bhout most of the site during hiJ August 8, 2000 site visit and that it was highly unlikely that salmonids migrate to this stream reach durillJ the winter due to steep gradients down slope and lack of suitable habitlll on-site. He noted that the stream channel wu well defined in places, but not in othen. The King County class 3 stream definition in force at the time of Dr. Conroy's letter indicates that he considemi this to be a seasooal stream without salmonid fish we. We conair with Dr. Conroy's findings. The conespondjng classification of this stream unda" cumnt City of Renlon Municipnl Code (RMC) Section 4-3. OS0(LX1Xa)(iv). is class 4. · Dr. Conroy also conclud«i that Drainage "B" (referenced u flowing through Lot 174 in his letter) Wll/l "a drain.age featun: which appears to convey only storm water" and thlll it was not n stream and would not be iegulakd as a sttcam according to then-applicable King County code sections. He indicated that the drainage pathway wu very poody defined and likely only evident , In. response to stonn eVCDIS, and that local topogmphy upslope did not indicate that a chllllllCl was historically prese41. At the time of our site visit, Drainage "B" carried a fair alllOIIDI of flow, perhaps in the range of 0.1 to 0.2 cubic. foot per second (c&), though this wu followiJlg a several-week period of appreciably higher than awrage rainfall during the wettest time of year. The drainage is fed by a roadside ditch extending along the cast side of 106th A venue SB. which collects and concentrates water for a diltmce of nearly 2,000 feet. Histcril:ally, this nmoff would have been consiclcrebly less due to fon:stcd conditions with higher Infiltration capabilities, and would not have been collected In the ditch runnjng along 106111 Avenue to be diJcbargcd at its plCICllt location. Rather, it would have either infiltrated or proceeded more directly down slope along a number of pathways and would not likly have been concentrated enough to form a •tram c:bannel at any one location. Furthermore. in spite of the fllirly high-obsctved flows. a defined channel has failed IO fmn through the Jeaf litter and forest duff along the drainage pathway oo- sitc. Hence. we concur with Dr. Conroy's August 2000 conclusion 1hat Dninage "B" docs not meet the threshold of a jurisdictional sttelm feature. · Upstream of the site, ·in the ditch along the east side of 106th A venue SE, Ibis dmlnage may be conaidered to be a clus 5 water according to RMC Section 4-3-0SO(LXl)(aXv). However such class 5 waters are not regulatory features as defined by the 2006 City of Renton Municipal Code and, as such, do not cmy or have rcauiatory buffers or materially cons!l'llin site development. Class S waters must be non-salmonid-bearing and either a) flow "within an artificially constructed channel where no naturally defined channel previously existed," (as is the case here) and/or b) be "a surficially isolated water body less than one-half (0.5) acte (e.g., pond) not meeting the criteria for a wetland." On-site. Drainage "B" would not even qualify as a c1w 5 water under this definition because it does not flow through a defmcd channel, artificially constructed or otherwise. Drainage "B" was not flagged because it was not detmnined to be a regulated stream feature and he:nce does not have a dcfimd ordinary high water mask. ., ., Schroeder, J, January 25, 2008 Pqe4of.5 We also assessed the area flooded by Drainage "B" for wetland cbaraclerislics. The soil 111 10 inches depth within the flooded area (see Field Sketch, DP-I) wu a brown ( I OYR 413) sandy loam with no redoximorphic 1'ea!um. Black cottonwood, Himalayan blackberry and sword fern dominate the area surrounding the sample point. Though the are.a around the sample plot was inundated by one-half inch of sheet-Oowing water from Drainage "B", lhe area was detamined to not contain juri&dic:tional wetland. The non-hydrophytlc plant assembmJe and non-hydric soil sugests the presence of inWldation and saturated soils does not extend into the growing IICUOl\, a aiteria for jurisdictional wetlands. The site also COlltains otbe.r areas that were saturalcd or had aurfacc KCpllge at the time of our vls!L SoilJ in these areas range from a brown (lOYR 413) sandy iolI!l to a very dark gmyish brown (IOYR 312) sandy barn. with DO mloximorphlc features (see Field Sketch, DPs 2 lhrougb S). Oaoberry, sword fem and dewben'y dominate the areas l1'0Ulld these data points. Soils and YCieution do not meet wetland parametera In any of the areas sampled. 'Ibe ~ of hydrology likewile appem ~ be lhort-lived and likely does not extend into. the srowin& seuon. We presume du:se areu vould not exhibit saturation within the top 10 inches of the soil for a suffic:icnt duration during lhe growing season to be considcml jurisdictional wetland. Local RegulaUo~ . Streams m n,gulatcd under the Critical An,u ·Regi,Jationa section of the RMC. According to RMC 4-3-0SO(L)(S)(a)(I), Draioap "'A", a clua 4 ltrwn within the City of Renton requires a 35-foot buffer, Additionally, "the Reviewing Official may require a building or activity setback from a critical area or baffec to ell81IR adcqwttc protection of the critical area/buffer during constructioo and Ol!IOUl8 maintenance of the activity. A requirement for a setback shall be based on the findings of , critical area n,pon or a peer review required far the activity. (Ord. s 131, 4-25-2oosr (RMC 4-3--0SO(E)C.5)). · The RMC requires that an applicant adjust proposed site plans to avoid and/!)!" minimize impacts to aitical areu and their JCSJ)C!Ctive liuffen. H avoiclBDCe is not r=isonably possible, the standard buffer width of Stream. "A." may be modified 1l5ing one of twO provisions In· the City cocle • RMC 4-3-0SO(L)(SXc) or (d). The minimum buffer width allowed for a class 4 stream is 25 feet under either of these opliolls. Buffer reduction with cmb•DCfflll'!'lt may be approved if tbc applicant demonstrates tlat buffer functions will be maintained, the action will not degrade riparian habitat, and no direct or indirect, short-term or long-term, advcne bnpacts to Stream A will result from a regullled octivity. The sire hu bigh potential for enhancement, jncluding Himalayan blackbcny Bild trash removal, and dense planting with native riparian vegetation. Buffer averagin& may be approved if the applicsnt demonstrates. thllt the reduction in the stunclard buffe.r will rcsu1 t In no net loss of function, the buffer is contiguous and the total buffer area is not reduced. The additional building setback may not be 11,lOdified. The City of Renton may allow th.eon-site crouing of Stn:am "A:' per RMC 4-3-0S0(L)(8)(•)(i). The proposed route must be shown to have the least impact on the stream and buffer area, minimlr.e intenuption of downstream movement of wood and gravel, and should be perpendicular to the flow of Stream "A" where it crossea the strenm and buffer. The City n:quires that such I crossi.og must be designed Maccording to the Washington Department of F'ub and Wildlife Fish Passaa, Dttsign at Road Cu/wrt.s, 1999, and the National Marine F'llherics . ,•· Sch{oedcr. J. January 25, 2008 PageS ofS Service Guidelints for Salmonid Passage at s,,.eam Cromngs, 2000, or equivalent manuals as detmnined by the Responsible Official." Impacts associated with the c:rouing must be mitigated following guidelines in RMC 4-3- 050(L)(3)(c)(ii). "Mitigation to compensate alterations to [Sttcam "A"] and associated buffers shall achieve equivalent oc greater biologic and hydrologic function1 and sholl lnclude mitiplion for adverse impacts upstmun Qt downstream of the development proposal lite. No net loss of riparian habitat or watu body function shall be demon&tlllted." The on-site potential to restore riparian habitat and buffer function through invasive weed removal and dense nail ve plantinp ls high throughout the Stream "A" buffer. State and Federal Regul11Uons Wetlands and streams are also regulated by tile U.S. Army Corps of Engineers (COip,S) under section 404 of the Clean Water Act Any filling of Waters of the United States would likely require notification and pennits from the Corps. Federally permitted aetiona that could affect endangered species (i.e. salmon or bull trout) may also require a biological aucssment stUdy and consultation with the U.S. Fish and Wildlife Service and/or the NatiOIIII Marine Fisheries Service. Application for Corps permits may also· icquire an individual 401 Water Quality Certification and Coastal 1.one Management Consistency determination from Ecology. Please note that the findings of this letter, including ~ classification and resulting buffer width predictions, are sultjcct to lhe verification and agreement of local, s1atc and/or federal regulatory authorities. Please call if you have any questions or if we can provide you with any additional information. Mike Foster Ecologist Enclosures: F".ield Delineation Sbtch Wedand Determh1itlan Dal&Forms Figure 1 -CHP Sle Plan with Waterlbed Company mmkup$ August 10. 2000 Inter from Stephen C. CoMOy,Ph.D. ofKingCouatyDDES,Rcfen:nce AOOP022B ;.:/j !' ..... -~----··,·---·--· ~4~ ffir.1W~c. W.M. CUGJNI PROPERTY -8ENS0N .-ROAD . ·. . l'JNG COIJNlY • .,.....,_ • '° -·• •· •·•-'" .,_, "'$J ' " • • ,,_...'NI\IH · t·~--., ... ~-:·· --~ ~1-· _ :· .:·~ · . · ;· -~ · ... · _ ~~~\-::_; · /. r-~ .-.. .-.. . __ .< .. ·-.. ~. . ·-.. l -• ..~;:,: .~--~~~-• ~ ~ : , · '··· '""''-' ~--... ~-"II::-,, 1 • / ~ . o. :. " · '.• · • . ... . , . -~ ;. ; ; ·;. ·. c: ., ·." ·: ·-:;t"'7 .. '· .. , '• ··=~ .,-.-' , .. ,, . ._, '\. :\ .. -;~ .. . -·. -:it-· -· ... . .-""~ . ·'l'!r--:.··· • ,.,.. .. . . ·• . . t,·· -""'."' ' ~~~;~ :-:-:;A: •·-:· ' /./~~ ,',· '"{-'-'-•-,.,.,.+-•--;_;;,1· ~ a : : ,r'',~ ,Iii:.,, ...... ·. . ··:· • .-. ..... ~~::~ ~' ·. : \ • • • • ·. ' •· . ,· ···-· - -~"'~~·. ..... . ., ... ~ •. , .. ,~ .u ---~ .. •. . ~ . . ... ', • · ·, : . .-: . • ..:r.1,:,•. -·~ ', ~ • ·,. I .••• · · , • /. .. • •.. ·, ·:.· .•. , • .,...,,,.,:·-· •. , ...... ·~ . . -~ t"'CSF'll'JK ·,, L..-\:·._, 1 ·~ i'~?'~:ly_ -. .,~ Drainage 11 8" l ~-·. · · . . .,., . . :,...-.. ~ . .; . . I . . . .. fl./ .,.__., llf~ c,' '-+'• . ·• / ' • : I ~'l )M.., -~~'.'!!!-,_.;.,}.. ....~,: .. J .. ·• ; : . . . ' . . .. ---·--: • ·. ""' --..,, .. ., ~ •l 1-.. ,, , , I i , • \ .-::e-.._.,, ' ,·3~t. . .... ~":Jp9:·--~--:-''{~-.~.----..,.....;u:...~----/~ ·"' · ~"Vt ,.,..::'.'i · s;;,f-.. . -~_:::. ,.\ .... ·~ . . l.lOlml~~;...;.-~--" . ,f .• ......,,..... :-i... •.• ...., .-~ ~ ~ . .,., .. ,~~~ ,, Ffow contained ( 16 ~;·l ~"'!'~';'\. .. · in ttght-line !W ... '-f,;:i , ... ~, .· •• · -·, •~ M?.t, . .,. tnc" ~c ,, ->-.,: '"'" ~--·::,~~ ., .. . ~-~ ·-,. . . .__....~,.,--~,/ .. ,.,,,-!J.J::S ~ _, .• ..., ~•tt.1: .. • ,: ~ ; r~ ,1 \;__ · • 'll~ ' ., .•. •. -"~ .. · i ·~::~;: . ..-.· ., A Q}) • 1,;., , -a:-..... - CUll:D'TIMI. finf' "'lA"t .-CPJH -_...., . ....:::::-=- .. -~ - Agure 1 -CPH Site Plan with Watershed markups. • C .. . · --z- .,.. ... ,... .... ,,.. ......... --s~----... -~ z 5 .. w u :i: ~ 1-z ;; :. oil z 5 .. "' z ii' e z 0 :. iiHHH ;; 'li: '; 'li: • ~ • '; ,: ::; :; ~ ~ =~ : ::: J ~ 01•08(, ttM 'pu• \/ •i1)1i11-',i -1a~J )S lfl9f ~S St % )n'S!>MO'lOl1MN4 J O}JU ~UM 'UOIU3}1 Ond alpf~ IUOA'f' NV'ld NOll\f!>lllW \f:Ul\f l'lf.)1118) :1, -,, '· I j ' ) < Ed~II Frc.: Da•: To: Su .. j«t: Ed : *Fisher, Larry D (DFW)' <lAcry.Fisbcl@dfw.wa.go,·> Monday, September 14, 201511:04 AM *Ed Sewall" ~all~wallwc.com> RE : Renton sile That is correct. The drainage feature appears likely to have been created by stormwater runoff, and an HPA will not be required fo r the project. l..arTy FiSher WOFW Area Habitat Biolosist 1 775 12th Ave NW Suite 201 Issaquah, WA 98027 42S-313-5683 FAX 425-427-0570 Cell: 425-449-6790 <'){{}}>< <'){{}}>< Froffl: Ed Sewall [mailtD:esewall@sewallwc.com] Sent: fflday. Septffllber 11. 2015 10:13 AM To: Asher. Larry D (OFW) Subject: Re: ~ Si~ Page I of 2 Larry. I just wanted to confirm with you that you will not require an HPA for the crossing of the storm drainage feature/stream with a road and footbridge that we looked at on Parcel 2923059148 earlier this week. Thanks! Ed Sewall Sewall Wetland Consulting, Inc. (2S3) 8S!M>S1S Prom: Rsher, Lany D {DFW) S..t: Tuesday. September 08, 2015 7:23 AM To: Ed Sewall Subject: Rf: Renton si~ OK, Ed See you about 1:30. Larry fl'Offl: Ed Sewall [mallto:esewall@sewallwc.com] S..t: Friday. Septelrber 04, 2015 7:51 AM To: Asher, Larry D (OFW) Subject: Re: Rentxln site How about tuesday at 1:30, that will work. I panted right where 108th connects to Benson. Ed From: Asher. \,atJY D CDFWl S.,t: Thu"sday, September 03, 2015 4:20 PM To: E.d Sewall Subject: Rf: Renton si~ Ed: I can meet you ne,ct Tuesday or Thursday, preferably early afternoon, like 1 :30 is preferred . Larry FiSher WDFW Area Habitat Biolosist 1775 12th Ave NW Suite 201 Issaquah, WA 98027 425-313·S683 FAX 425-427~570 Cell: 425-449-6790 <')(OJ>< <'){()}>< 12/21/2015 l'rom: Ed 5ewall (mailto:esewall@sewallwc.com] Sent llusday, Sepllember 03, 2015 1:'48 PM To: Asher, Larry D (Df\,\I) Subject: ~ sill! Larry, Page 2 of2 I want to see if I could meet you on a site in Renton (Parcel 2923059148) that ti& a ditch that looks stream like through the site. It comes oul of the storm drain. I need to know if you would consider this a stream so we know whether to apply for an hpa. lne ditch enters the northeast corner of the sit from road drainage and then goes westerly through the silc and into a pipe . Let me know if and when you could meet me out there. Thanks ! Ed ScwaU (253) 859-0515 12/21/2015 December 22, 2015 Ju st in Lagers A vana Ridge, LLC 9 725 SE 361 " Street , Suite 2 14 Mercer Island, Washington 98040 RE: Habitat Data R e port -A va na Ridge C ity of Renton, Washington SWC Job #15-1 59 Dear Justin , Sewall Wetland Consulting, Inc. ff) Box 880 Phone: 253-S59-0515 Fall Gty, WA cm24 T his report is in reference to the City of Renton's requirements for a Habitat Assessment for the Avana Ridge project. Arn11al #l 5-159 S e wall Wc tlu11d Cu11sulting. inc. D eccm bff 22. 2015 Page 2 The site consists of an itTegular s haped group of 2 parcels with a total area of 3. 78 acres located within the SW ~ of Section 29, Tov,mship 23 North , Range 5 East of the W.M. The site is undeveloped third growth forest. The site is proposed to be deve loped with an apartment complex with associated infrastructure. Under RMC 4 .50, b . Habitat Consen 1ation Areas: Based upon s ubsec tion G6 <f this Section, Habitat Conservation Areas, th e C i ty shall require a habitatl wildl(f'e assessmentf<Jr activities that are located within or ahutting a critical habitat, d efin e d in RMC 4-11-030, or that are {l({jac e nt to a critical habitat. and have th e potential to s ign(fic antly impac t a critical hahitat. Th e assessment shall d e termin e th e extent, f i.m ction and value of th e c ritical habitat and potentialfor impacts and mitiga tion c onsistent ,vith report r e quire m e nts in RMC 4-8-l 20D. 6. Hahitat Conservation A reas: a. Classffication o_{Critical Habitats: H abitats that have a primary associat ion lVith the documented presen ce cf non-salmonid or s almon id species (me subsection Ll o.f this Section and RMC 4-3-090, Shore lin e Mast e r Program Regulations, .f<Jr salmo11id speci es) spe c ie s proposed or listed by the F e d e ral g overnme nt or State of Washington as e ndanger ed, threate ned, sensitive and/or o,f !ocal i1nportance. b. M apping : Critical habitats are ide ntifie d by lists, categories a11d defrnitio11s of species promulgated by the Washington State Departme nt a.ff ish and Wildl(fe (Non -game Data System Special Animal Spe cie.,) as ident(fie d in WAC 232-12-011; in the Priority Habitat a nd Species Program of th e Washington State D ep a rtment o/Fis h and Wildl(fe; or by rules and regulations adopted current~y or h ereafter hy the U.S. Fish and Wildlife Service. c. BtfDe rs: Th e Adminis trator shall re quire th e establis hme nt of buffe r areas for activities in . or adjacent to, habitat c onservation areas l-vh e n need e d to prote ct.fish and wildlife habitats o,/importance. Buffe rs shall consis t ofan undis turbed area ofnative v egetation, or areas ide nt(fie dfor restoration , establis h e d to protect the integrity,fimclions and values of the affected hahitat. Buffe r widths s hall be based on: i . Typ e and intensity of human activity proposed to h e conducted on th e s ite and adjacent s ites. ii. R ecomme ndations containe d within a habitat assessn1ent report. Avanal# 15-1 59 Sewa ll We tland Co11s 11/ting. inc. D ecember 22, 2015 Page 3 iii. Managem ent recommendat ions issued by the Washington Department (f Fish and Wildlife WDFW Priority Habitat Website Map According to the WDFW Priority Habitat Website with Public access layers activated, there are no priority habitats on or near the site. The closest feature is a wetland (purple shading) located 1,200' east of the site No state or federally li sted species are identified or known to use th e site. The wetland has been rated us ing th e City of Renton methodology and is rated as a Category 2 wetland. Our review of the site did not reveal any state or federally listed species on or near the site. WADNR Natural Heritage Program A review of the info1mation on the Washington Depa11ment of Natural Heritage program website did not reveal any hi gh quality or mapped rare plant communities on or near the s ite. 3 .2 Habitat Cover Types Arn11a//U 5-159 S e 1mll Wetland Cons11lti11g Inc . Decemb er 22. 2015 Page 4 The s ite is immature third g ro w th for est ve getated with a mi x of big leaf ma pl e, bitter c h en-y and cotto nwood . U nd e rstor -y sp eci es inc lud e Indi an plum, h azelnut , Hima layan b lackben -y, sword fe rn , a nd creeping blac kbe1Ty . There are several transi e nt camps th at h ave b een rece ntl y used . As a r esult these are as are hi ghl y d egraded with trash , huma n waste and v egetation c learing and trampling . T he strea m passin g thro ugh the s ite h as degraded wat er qua lity a s the prim ary so urce of fl ows t o thi s f eature i s street run o ff a nd sto1111water fa c ility disc harg es . Thi s result s in a h a bitat wa ter source t h at is curre ntly d egrad e d as fa r as water quality. A bove: vegeta tion cover type map qf'th e s ite. 3.2.1 \Vildlife use and patterns T h e s it e can be charact eri zed as an isol ated p atch of immature fo rest w ithin a hi ghl y urb ani zed a rea. It p rov id es ha bitat to a variety of huma n-to ler a nt s pec ies typicall y fo und in areas such a s thi s to include coyote, mule deer, ra cco o n, o possum, east ern g ra y squir re l, Norw ay rat , b a rn o w l, E uropean starling, comm o n crow, fli cker, gar1 er sna k e, pacifi c tree frog, as well a s nu merous song birds and vari o u s b o rrowin g rod ent s t o includ e vo les, m o les and mic e . The road s along t he east and west s ides of the s it e are h eavil y travell ed ro ads w ith s ubstanti a l amo unts of no ise and li g ht. Thi s furthe r red uces the habitat va lue o f thi s are a. Arn11al#l5-l59 S ewall Wetla11d Co11 s11!1i11 g , inc. Decemb er 22. 2015 Page> 5 No state or federally li s ted wildlife sp ecies were noted on or near the s ite. There i s no ev idence of habitat for any state or federally li sted s pecies. 3.1 Proposed habitat alteration The 11011hern half of the site will be cleared for the proposed multi-family development. The habitat to be rem oved is generally low quality immature forest that h as be e n fragmented by s unounding urban land uses. Ther e will be som e lo ss of habitat from thi s project. However, species displaced are common, human tol erant s pecies that w ill mi g rat e to the east to find oth er suita ble h a bitat. 3 .3 CONCLUSION There is no "critical habitat" as defined by Code on or near the site. There are no state, o r federally listed species o n or near the si t e. T here are no rare or unique plant communities o n the site. If yo u ha ve any questions in regards to this report or need additional infomrntion, pl ease feel free to contac t me at (253) 859-0515 o r at esewa ll (a),scwa l I we.com . Sincerely, Se»·a/1 Wetland Consulting, In c. Ed Sewall Senior Wetlands E colo g ist PWS #2 12 RECEIPT EG00 064429 BILLING CONTACT AVA NA R IDGE LLC 96 75 S E 36TH St , 105 MERC E R IS LA ND, WA REFERENCE NUMBER FEE NAME LUA17-00004 1 PLA N -Final PUD Fee Te chnology Fee Prin ted On: J a nua ry 2 6, 2017 Prepared By: J ill Di n g e -- ------~RentOil ® 1055 S Grady Way, Renton, WA 98057 TRANSACTION T Y PE Fee Paym en t Fee Payment Tr ansaction Date: January 26, 2017 PAYMENT METHOD Check #2196 Chec k #21 9 6 SUB TOTAL TOTAL AMOUNT PAID $2 ,5 00 .00 $75.00 $2,575.00 $2,575.00 P age 1 of 1